9223 & 9217 16th ave sw streamlined design … & 9217 16th ave sw streamlined design review...

303 Nickerson St.Seattle, WA 98109

206.632.1818www.ryanrhodesdesigns.com

9223 & 9217 16th Ave SW S T R E A M L I N E D D E S I G N R E V I E W11/17/16



S T R E A M L I N E D D E S I G N R E V I E W9223 & 9217 16th Ave SW 98106

DCI Project # 3025717ii TABLE OF CONTENTS

P R O J E C T I N T R O D U C T I O NPROJECT INFORMATION

FIVE MILE RADIUS / ONE MILE RADIUSHALF MILE RADIUS

500 FT RADIUS

pg 1

pg 2pg 3pg 4

V I C I N I T Y M A P S

18TH AVENUE SW STREET ELEVATIONSCONTEXT PHOTOS

SITE SURVEYSITE PHOTOSINSPIRATION

pg 5pg 6 - pg 7pg 8pg 9 pg 10

N E I G H B O R H O O D C O N T E X T

DESIGN GUIDELINESRENDERED PERSPECTIVES

SITE PLANFLOOR PLANS

ELEVATIONSWINDOW PLACEMENT

LANDSCAPING PLANLIGHTING PLAN

pg 11pg 12pg 13pg 14 - 17pg 18 - 21pg 22pg 23pg 24

D E S I G N

921718 AVE SW UNIT A

921718 AVE SW UNIT B

922318 AVE SW UNIT A

922318 AVE SW UNIT B

921718 AVE SW UNIT C

921718 AVE SW UNIT D

922318 AVE SW UNIT C

922318 AVE SW UNIT D




DCI Project # 30257171 PROJECT INFORMATION

9 2 2 3 & 9 2 1 7 1 6 T H AV E S W P R O J E C T I N F O :

Project # 6553560Parcel # 935290-0025 & 935290-0030Development Objectives: COMBINE LOTS 5&6. REMOVE EXISTING SFRs & GARAGE. CONSTRUCT FOUR NEW TOWNHOMES TO YIELD EIGHT UNITS TOTAL

Legal Description: LOTS 5 & 6, INCLUSIVE, BLOCK 1, WHITE CENTER, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 20 OF PLATS, PAGE 65, RECORDS OF KING COUNTY, WASHINGTON.

EXCEPT THE EAST 5 FEET THEREOF CONVEYED TO THE CITY OF SEATTLE FOR STREET.

Perspective looking northwest from 16th Avenue SW.

Z O N I N G S U M M A R Y :

Address: 9223 & 9217 16th Ave SW 98106Base Zone: LR3 - RCUrban Village Overlay: Westwood-Highland Park (Residential Urban Village)

Combined Lot Area: 9,867 sfFAR: 9,867 (1.4) Table A for 23.45.510 - Built Green 4 Star =13,813.8 sf allowable / 4 proposed buildings = 3,453.5 sf per building / 3 floors = 1,151.2 sf per floor

Frequent Transit: No

Parking (AUTO): Table B for 23.54.015.I.I (1 parking spot per unit proposed)

Density: 1/1600 or UnlimitedBuilding Height: Table A for 23.45.514 = 30 feet (plus bonus)Setbacks: Front = 5’-0” min / 7’-0“ avg Rear = 5’-0” min / 7’-0” avg Sides 5'-0" (facades < 40') Sides 5'-0” min / 7' avg (facades > 40')




DCI Project # 30257172 VICINITY MAPone mile radius north

BRACE POINT

CHIEF SEALTH HIGH SCHOOL

DELRIDGE

WHITE CENTER

WESTCREST PARK

FAUNTLEROY PARK

WESTWOOD VILLAGE

ROXHILL PARK

HIGHLAND PARK

PLAYGROUND

WHITE CENTERPARK

NORTH SHOREWOOD

PARK

PROJECT LOCATION

ONE MILE RADIUS

ON

E MILE RADIUS

3 5 t h A v e SW

HUGHESPLAYGROUND

5 MILE RADIUS

99

S W B a r t o n S t

S W R o x b u r y S t

S W T h i s t l e S t

509

509

509

35th

Ave

SW

Del

ridg

e W

ay S

W

9th

Ave

SW

16th

Ave

SW

WEST SEATTLE

GEORGETOWN

WHITE CENTER

ALLENTOWN

COLUMBIA CITY

HARBOR ISLAND

SEATTLE

90

5

5

509

99

north

FAUNTLEROYFERRY

99

DELRIDGE

midrise commercial

neighborhood commercial

C2-65

NC2-40

industrial bufferIG2 U/85

gen. industrialIB U/85

single family 7200 SF

single family 5000 SF

SF 7200

SF 5000

low-rise 1,2,3LR 1,2,3Zoning Map Legend:

P R O J E C T L O C AT I O N M A P S ( N T S )

9217 &9223




DCI Project # 30257173 VICINITY MAPhalf mile radius north

0.5

MIL

E R

AD

IUS

PROJECT LOCATION

WESTWOOD VILLAGE

SHOPPING CENTER

WESTCREST PARK

0.5 MILE RA

DIU

S

King County Metro

A map showing a half mile radius from the site. Small businesses encompass Delridge Way SW, two blocks away from our project location. South of SW Cambridge St along 16th Ave SW, more retail shops and restaurants can be found. To the west resides Westwood Village Shopping Center which includes retail businesses such as a Marshalls, QFC, a Barnes and Nobles, a Staples, and more. To the east of the site is Westcrest Park which offers a nice viewpoint of the city and open green space for recreational and leisurely activities. There are also plenty of bus stops within walking distance shown along Delridge Way SW and SW Roxbury St that bring residents to and from Downtown Seattle and Tukwila.

N E I G H B O R H O O D C O N T E X T - a e r i a l v i e w( N T S )




DCI Project # 30257174 VICINITY MAP500 ft radius north

S W C a m b r i d g e S t

S W B a r t o n S t

2

2

2

2

2 2

2

22

255

5 5

5

2

2

2

2

2

2

2 2

2

22

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332 3

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44

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5

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69

9

D e l r i d g e Wa y SW

500 FT RADIUS

500 FT RADIUS

18th

Ave

SW

18th

Ave

SW

17th

Ave

SW

16th

Ave

SW

15th

Ave

SW

14th

Ave

SW

1

N E I G H B O R I N GB U I L D I N G S & U S E S :

Project Location

Single Family Residence

Townhouses

Apartment Building

Two-Family Residence (single story)

Small Business

Church

Westwood Christian Community Ctr

The Salvation Army

One can see from this diagram that the majority of the surrounding buildings are made up of a combination of single family residences, townhomes, and apartment buildings. Also within the 500 ft radius shown is a Salvation Army, a church, the Westwood Christian Community Center, and three auto body repair shops.

Bus stops are located, fairly equidistantly, adjacent to the north at SW Barton St.as well as to the south on SW Cambridge St. Bus 60 goes to Westwood Village. Bus 128 goes as far as Southcenter in Tukwila.

The zoning map on pg 2 shows a commercial zoning overlay south of SW Cambridge St which is also within walking distance. There are many retail shops and restaurants here along 16th Ave SW.




DCI Project # 30257175 NEIGHBORHOOD CONTEXT16th avenue street elevations

PROJECT LOCATION

9223 & 9217 16th AVE SW

Prado Transmission & Auto Repair@ corner of SW Cambridge & 16th Ave SW

SFR masonry thrift shop in between a SFR and a duplex

(2) different typologies of multi-family housing

Westwood Christian Community Centertownhomes built in 2010 on opposite side of street

Auto & Break Services@ corner of SW Barton and 16th

S T R E E T E L E VAT I O N - l o o k i n g e a s t f r o m 1 6 t h A v e S W( N T S )

S T R E E T E L E VAT I O N - l o o k i n g w e s t f r o m 1 6 t h A v e S W( N T S )




DCI Project # 30257176 NEIGHBORHOOD CONTEXTcontext photos

A

DC

C

D

A

Bprojectlocation

B Older looking apartment building and two-story home directly north of site.9229 & 9225 16th Ave SW. Masonry LR3 RC (Residential Commercial) “God’s Body Shop” and one-story duplex, south of the site.

Recently developed townhomes across the street from project location. Built in 2010.Offers visual interest from street in terms of choice of materials, projecting balconies, combination of flat and pitched roofs. Landscaping and walkways at street level create warm, welcoming atmosphere.

Westwood Christian Community Center takes up a significant portion of 16th Ave SWbetween SW Barton and SW Cambridge. Offers Christian Bible studies, youth group activities, and prayer for community members.

R E F E R E N C E M A P :( N T S )

Much of Seattle is becoming redeveloped in an attempt to create more density to meet its increasing housing demands. Typically, as architects, we strive to make our designs fit within the existing site and neighborhood conditions. However, context is difficult to blend in with in this situation because the area is in a transition. 16th Ave SW is predominantly comprised of older apartment buildings, single family residences, and small businesses. Massing, scale, type, age, and appearance vary significantly in the neighboring sites. One thing we noticed about the existing conditions is how spacious 16th Ave SW feels due to the wide street, bike lane, and parking lanes on both sides.




DCI Project # 30257177 NEIGHBORHOOD CONTEXTcontext photos

A

C D

F G H

E

B

D

E

B

HF

G

AC

projectlocation

Salvation Army building @ corner of SW Barton and 16th Ave SW, recently renovated in 2004 to include a community center, gymnasium, and chapel.

Existing two-family home @ corner lot of SW Barton and 16th Ave SW. Modest in appearance.

View from 17th Ave SW of a single family residence in foreground. Notice height differentiation of newer townhome buildings in background.

Example of double corridor, three-story, multi-familyhousing @ SW Cambridge & 16th Ave SW.

Autobody shop @ corner of Cambridge St. Doesn’t add much visual appeal to the neighborhood.

TAM Industries (skylight manufacturer) on corner of SW Cambridge St. & 16th Ave SW.

Larger apartment building built in 1970s. Flat facades, monochromatic color, bland texture.

Existing small auto repair shop @ corner of SW Barton and 16th Ave SW as a result of LR3-RC zoning.

The photos on this page show the wide variety of building typologies, massing, use, height and scale. Because of existing site surroundings, our proposed townhouse buildings will become a sort of precedent for the neighborhood’s potential. By creating spaces for public interaction, utilizing entrances to the site from the alley and the street, and using high quality materials with pops of color, our townhome development will become a desirable and aesthetically pleasing micro-community within the neighborhood. Future developments will aim to achieve similar attributes of our proposed design, further bettering the area.





DCI Project # 30257178 SITE SURVEYexisting site conditions north

T O P O G R A P H I C & B O U N D A R Y S U R V E Y( N T S )




DCI Project # 30257179 SITE PHOTOSexisting site conditions

A

A

B

C

D

E

FB

C

D

E

F

A

B

C

D

F

E

View of alley from SW Barton St.

Gravel portion of alley. Existing garage to be demolished.

Alley is dedicated to parking / rear entrance.

Red fence along rear lot line of 9223 16th Ave SW. Existing SFR behind God’s Body Shop.

Existing SFR @ 9223 16th Ave SW from street, (to be demolished).

Existing SFR @ 9217 16th Ave SW from street, (to be demolished).


SW Cambridge St.

SW Barton St.




DCI Project # 302571710 INSPIRATION

A

B

C

D

E

F

G

H

A

E F G H

B C D

Projecting covered balconies with warm cedar slats/railing.

Mailbox and address number are clearly visible from street.

Trash hidden from view of street (faces alley).

Entry is clear and prominent from street.

Colorful metal cladding, warm cedar slats, and an inviting trellis at entrance from street. Photos were taken from recently developed townhome buildings blocks away from our project location. Our buildings will look similar to these in terms of modernity and style. Shared semi-private entrance from street.

Architectural concrete at ground level.

Warm slat fence, modern roof and choice of materials, large windows, and landscaping.




DCI Project # 302571711 PRELIMINARY GUIDANCE & SITE RECONNAISANCE CHECKLIST

C O N T E X T A N D S I T E P U B L I C L I F E

CS2: URBAN PATTERN AND FORM LOCATION IN THE CITY AND NEIGHBORHOOD; ADJACENT SITES, STREETS, AND OPEN SPACES; RELATIONSHIP TO THE BLOCK; HEIGHT, BULK, AND SCALE

DESIGN INITIATIVE: Delridge is becoming a more desirable place for people to live. However, the neighborhood containing our site is in transition in terms of development. The structures surrounding the site consist of a mix of single-family and multi-family residences between 1 and 3 stories as well as a Community Center with two large parking lots to the north and south, and two fairlyunattractive auto repair shops (one to the north and one to the south). The newest building on the street would appear to be the townhomes across from our site which were built in 2010. We can draw inspiration from them in terms of matching their height, and having similar landcaping, however our proposed townhouse development is of a different mass and typology, therefore, they will not look the same. Nevertheless, our intention is to design a townhome community that will help to improve the surrounding area, aesthetically, and will act as an example for which future developers can follow. We are proposing (4) three story buildings, each with usable roof deck areas. The fact that our site is located between an alley and a residential street makes for easy access to the front and rear buildings without disturbing much of the existing topography/site conditions. It also allows us to provide parking off the alley, away from 16th Ave SW, which puts automobiles to the rear of the lot and allows for a more pedestrian friendly and dynamic street frontage. Because we are proposing 4 buildings which will divide the site up into quadrants and the fact that there is access from the street and the alley, primary and secondary paths of social interaction are created for the residents, depending on how they choose to enter/exit/meander the site. A drawing of existing site conditions, indicating topography and other physicalfeatures, location of structures, and prominent landscape elements on the site can be found on page 8. A preliminary site plan including proposed structures, open spaces, and vehicular circulation can be found on page 13. A preliminary landscape plan can be found on page 23.

DESIGN INITIATIVE: Currently, our design allows for the public areas of the house to look out onto the street, courtyard, and alley, allowing for an abundance of natural light and views. Parking will be located towards the rear of the lot off the alley, away from 16th Ave SW to minimize congestion and to allow for the safety and security of the residents’ vehicles. 16th Ave SW is a fairly wide and open arterial street. There are parking lanes on both sides of it and the existing buildings aren‘t taller than 3 stories. Their heights combined with their front yard setbacks make the street feel spacious. We are proposing simple massing with subtle projections, modest fenestration, natural colors and materials. The two units’ stairs share the building‘s party wall which allows us to have a bold centerpiece of fenestration surrounded by warm cedar. Aside from the lively ‘architectural statement’ along 16th Ave SW, the courtyard is also a big part of the residents’ daily experiences. For this reason, we’ve focused on creating a highly textured, human-scale experience as one traverses the site through the use of secondary architectural elements such as warm wooden trellises and planter walls, graphic address numerals, planted walkways, and unique paving patterns in the courtyard spaces.

DESIGN INITIATIVE: As mentioned earlier, our site is located between an alley and a residential street so access from both sides of the property will be provided. We are proposing parking for the residents to the rear of the lot, off the alley. This will be considered a more private entrance. Visitors and passersby may access the site at the front of the lot off 16th Ave SW. A directory and clearly visible address numbers on the buildings themselves will be provided to direct circulation through the site. The double access common entry feature of our site, from both the alley and 16th Ave SW, and how we plan to orient the four buildings so that they divide the site into quadrants, will create an open interior courtyard area for residents to interact and use as amentity space. Trash and recycling receptacles will be located out of sight in the sideyards in screened enclosures. The courtyard is fairly large and has a direct view to the street and to the alley. It’s openness and visibility from all sides will enhance the resident’s safety and security while providing a strong connection to the community. All the building entrances face East furthering the strong connection to the street (ie. eyes on the street). Primary entrances to each resident’s unit will either face 16th Ave SW or the courtyard. Both are very open and inviting. We also plan to utilize the roof top areas as amentity space, exclusive to the residents to ensure privacy.

PL2: WALKABILITY A. ACCESSIBILITY B. SAFETY AND SECURITY D. WAYFINDING

PL1: OPEN SPACE CONNECTIVITY A. NETWORK OF OPEN SPACES C. OUTDOOR USES AND ACTIVITIES

DC1: PROJECT USES AND ACTIVITIES A. ARRANGEMENT OF INTERIOR USES C. PARKING AND SERVICE USES

DC2: ARCHITECTURAL CONCEPT MASSING; ARCHITECTURAL AND FACADE COMPOSITION; SECONDARY ARCHITECTURAL FEATURES; SCALE AND TEXTURE; FORM AND FUNCTION.

DC3: OPEN SPACE CONCEPT BUILDING-OPEN SPACE RELATIONSHIP; OPEN SPACES USES AND ACTIVITIES; DESIGN

DC4: EXTERIOR ELEMENTS AND MATERIALS A. EXTERIOR ELEMENTS AND FINISHES

D E S I G N C O N C E P T




DCI Project # 302571712 RENDERED PERSPECTIVES

16TH AVE SW STREET PERSPECTIVE LOOKING EAST PERSPECTIVE VIEW OF COURTYARD

16TH AVE SW STREET PERSPECTIVE LOOKING SOUTHWEST

In regards to the previous ‘Design Guidelines’ page, these rendered images help to visually explain our design initiatives. The height and massing of our proposed townhomes compliment the neighborhood as well as our material choices and fenestration.

There are two main intersecting pathways that tie each unit entrance from the alley to the street.The perspective of the courtyard gives a general idea of how residents can interact with one another in this space.

DESIGN INITIATIVES:

40'-0" 40'-0"18'-1"

30'-0

"10

'-0"

30'-0

"5'-

0"5'-

0"

18'-3"8'-0" ROW 7'-0" 35'-0" ROW

℄16

AVE

SW

INDICATES APPROXIMATE EXTENT OF EXISTINGSFR AND DETACHED GARAGE TO BE REMOVED

8'-0"

8'-0"

8'-0"

8'-0"

8'-0"

8'-0"

8'-0"

8'-0"

6' HIGH WOODEN FENCE ALONG BOTH SIDEYARDS

2'x6' TRASH 2'x6' TRASH

1

2

3

4

5

6

7

8

INDICATES PERMEABLE CONCRETE PAVERS



6' HIGH WOODEN FENCE AROUND TRASH AREA (typ)

384386

382

382 384386

BENC

HBE

NCH

BENC

HBE

NCH

9217 16 AVE SWBUILDING 'A'

AVE. GRADE 383.02'

9217 16 AVE SWBUILDING 'B'

AVE. GRADE 386.57'

9223 16 AVE SWBUILDING 'C'

AVE. GRADE 383.65'

9223 16 AVE SWBUILDING 'D'

AVE. GRADE 385.85'

℄AL

LEY

SITE PLANSCALE: 3/32" = 1'-0" north




DCI Project # 302571713 SITE PLANnorth


1

2

5

7

8



3

4

6

BENC

HBE

NCH

BENC

HBE

NCH

up

BED 112'-0"x11'-9"

BATH 15'-4"x7'-6"

LAUNDRY5'-4"x7'-6"

ENTRY

BED 112'-0"x11'-9"

ENTRY

LAUNDRY5'-4"x7'-6"

BATH 15'-4"x7'-6"

up

BATH 15'-4"x7'-6" ENTRYBED 1

12'-0"x11'-9"

LAUNDRY5'-4"x7'-6"

BED 112'-0"x11'-9"

ENTRY

LAUNDRY5'-4"x7'-6"

BATH 15'-4"x7'-6"

up

up

up

BED 112'-0"x11'-9"

BATH 15'-4"x7'-6"

LAUNDRY5'-4"x7'-6"

ENTRY

BED 112'-0"x11'-9"

ENTRY

LAUNDRY5'-4"x7'-6"

BATH 15'-4"x7'-6"

up

BATH 15'-4"x7'-6" ENTRYBED 1

12'-0"x11'-9"

LAUNDRY5'-4"x7'-6"

BED 112'-0"x11'-9"

ENTRY

LAUNDRY5'-4"x7'-6"

BATH 15'-4"x7'-6"

up

up

382

382 384386

INDICATES APPROXIMATE EXTENT OF EXISTINGSFR AND DETACHED GARAGE TO BE REMOVED

℄AL

LEY

16 A

VE S

W

384386

GROUND FLOOR PLANSCALE: 3/32" = 1'-0" north




DCI Project # 3025717



14 GROUND FLOOR PLANnorth

A B

C D

LIVING

KITCHEN9'-0"x12'-3"

11'-6"x14'-0"

DINING11'-0"x14'-0"

up

dn

LIVING11'-6"x14'-0"

DINING11'-0"x14'-0"

KITCHEN9'-0"x12'-3"

dn

up

KITCHEN9'-0"x11'-3"

KITCHEN9'-0"x11'-3"

LIVING15'-6"x14'-0"

LIVING15'-6"x14'-0"

DINING11'-0"x9'-0"

DINING11'-0"x9'-0"

up

dn

dn

up

LIVING

KITCHEN9'-0"x12'-3"

11'-6"x14'-0"

DINING11'-0"x14'-0"

up

dn

dn

upLIVING

11'-6"x14'-0"

DINING11'-0"x14'-0"

KITCHEN9'-0"x12'-3"

KITCHEN9'-0"x11'-3"

KITCHEN9'-0"x11'-3"

LIVING15'-6"x14'-0"

LIVING15'-6"x14'-0"

DINING11'-0"x9'-0"

DINING11'-0"x9'-0"

up

dn

dn

up

SECOND FLOOR PLANSCALE: 3/32" = 1'-0" north




DCI Project # 302571715 SECOND FLOOR PLANnorth

A B

C D

dnup

11'-6"x10'-6"BED 3

10'-0"x10'-6"

MASTER BED

dn

MASTER BED

up

11'-6"x10'-6"BED 3

10'-0"x10'-6"

dnup

dnup

11'-6"x10'-6"BED 3

10'-0"x10'-6"

11'-6"x10'-6"BED 3

10'-0"x10'-6"

MASTER BED

MASTER BED

dnup

dnup

11'-6"x10'-6"BED 3

10'-0"x10'-6"

11'-6"x10'-6"BED 3

10'-0"x10'-6"

MASTER BED

MASTER BED

dnup

11'-6"x10'-6"BED 3

10'-0"x10'-6"

MASTER BED

dn

MASTER BED

up

11'-6"x10'-6"BED 3

10'-0"x10'-6"

THIRD FLOOR PLANSCALE: 3/32" = 1'-0" north




DCI Project # 302571716 THIRD FLOOR PLANnorth

A B

C D

14":12min

14":12min

ROOF PLANSCALE: 3/32" = 1'-0" north




DCI Project # 302571717 ROOF PLANnorth

A B

C D

AVERAGE GRADE383.65'

30'-0" HEIGHT LIMIT413.65'

4'-0" PARAPETBONUS @ 417.65'

10'-0" PENTHOUSEBONUS @ 423.65

T.O. SLAB @ 384.03'

T.O. SECOND LEVEL @ 393.18'

T.O. THIRD LEVEL @ 403.32'

T.O. PENTHOUSE @ 421.23'

T.O. ROOF DECK @ 413.23'

8'-0"

9'-0"

8'-0"

8'-0"





T.O. SLAB @ 383.69'





8'-0"

9'-0"

8'-0"

8'-0"

A

AA

A

B

B

CC DDD

D

3'-0"1'-

6"

1x4 WOOD TRIM BANDw/ 24 ga METAL PARAPETCAP (typ)

CABLE RAILING

54 TRIM (typ)









5 4 TRIM (typ)

T.O. SLAB @ 387.37'





A

8'-0"

9'-0"

8'-0"

8'-0"

A

T.O. SLAB @ 387.83'





8'-0"

9'-0"

8'-0"

8'-0"

B

C

A

A

B

C

54 TRIM (typ)

C

3'-0"

SMOOTH BLACKPANEL

A

B

C

D

CEMENTITIOUS PANELS (WHITE)

VERTICAL CEDAR T&G

SMOOTH PANEL (BLACK)

STEEL BOX RIB (BLACK)

ea

st

ele

va

tio

ns

SCAL

E: 3/

32" =

1'-0

"




DCI Project # 302571718 ELEVATIONS

A B

C D

A B

C D

N

N

east

B L D G D B L D G B

B L D G C B L D G A

SCUPPER w/ OVERFLOW &4" Ø DOWNSPOUT (typ)









T.O. SLAB @ 387.83'





8'-0"

9'-0"

8'-0"

8'-0"

T.O. SLAB @ 383.69'





8'-0"

9'-0"

8'-0"

8'-0"

A

A

A

A

D

B

B

C

C D

CABLE RAILING

1x4 WOOD TRIM BANDw/ 24 ga METAL PARAPET

CAP (typ)

54 TRIM (typ)

B

CEDAR FENCING AROUNDTRASH STORAGE

SMOOTH BLACK TRIM




10'-0" PENTHOUSEBONUS @ 426.14'

T.O. SLAB @ 387.45'





8'-0"

8'-0"

8'-0"

9'-0"





T.O. SLAB @ 384.03'





8'-0"

9'-0"

8'-0"

8'-0"

A

A

A

A

B

B

B

C

C

D

D

1'-6"

3'-0" 3'-6"

3'-0"

3'-0"

36" AFF HANDRAIL no

rth

ele

va

tio

ns

SCAL

E: 3/

32" =

1'-0

"





B L D G D

B L D G C

B L D G B

B L D G A

A B

C D

A B

C D

N

N

north









T.O. SLAB @ 384.03'





8'-0"

9'-0"

8'-0"

8'-0"

T.O. SLAB @ 387.37'





8'-0"

9'-0"

8'-0"

8'-0"

A

A

A

A

B

B

C

C

D

D

B





8'-0"

9'-0"

8'-0"

8'-0"

T.O. SLAB @ 383.69'









T.O. SLAB @ 387.83'





8'-0"

9'-0"

8'-0"

8'-0"

A

A

A

A

BB

B

B

C

C

D

D

so

uth

ele

va

tio

ns

SCAL

E: 3/

32" =

1'-0

"





B L D G A

B L D G B

B L D G C

B L D G D

A B

C D

A B

C D

N

N

south

adjacent buildingin background

adjacent buildingin background








8'-0"

9'-0"

8'-0"

8'-0"

T.O. SLAB @ 383.69'






T.O. SLAB @ 384.03'





8'-0"

9'-0"

8'-0"

8'-0"

AA

B

BB

B

C C C

C

54 TRIM (typ)





T.O. SLAB @ 387.83'





8'-0"

9'-0"

8'-0"

8'-0"





T.O. SLAB @ 387.45'





8'-0"

9'-0"

8'-0"

8'-0"

AAB

B BB

1x4 WOOD TRIM BANDw/ 24 ga METAL PARAPET

CAP (typ)

A

B

C

D

CEMENTITIOUS PANELS (WHITE)

VERTICAL CEDAR T&G

SMOOTH PANEL (BLACK)

STEEL BOX RIB (BLACK)

we

st

ele

va

tio

ns

SCAL

E: 3/

32" =

1'-0

"





B L D G A B L D G C

B L D G B B L D G D

A B

C D

A B

C D

N

N

west

INDICATES BUILDING ANDFENESTRATION EXTENT

OF BUILDING D

INDICATES BUILDING ANDFENESTRATION EXTENTOF BUILDING B


OF BUILDING C


OF BUILDING D




DCI Project # 302571722 WINDOW RELATIONSHIP DIAGRAM

A B

C D

A B

C D

N

N

14":12min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

1 4":12

min

382

382 384386

384386

LANDSCAPE PLANSCALE: 3/32" = 1'-0" north



23 LANDSCAPING PLAN S T R E A M L I N E D D E S I G N R E V I E W9223 & 9217 16th Ave SW 98106

DCI Project # 3025717north

TREES:PALISADE AMERICAN HORNBEAM /“CARPINUS CAROLINIANA 'CCSO'”

SHRUBS:DEER FERN / “BLECHNUM SPICANT”

FEATHER REED GRASS / “CALAMAGROSTIS X ACUTIFIORA”

VARIEGATED JAPANESE SEDGE / “CAREX OSHIMENSIS ‘EVERGOLD’”

SKY PENCIL JAPANESE HOLLY / “ILEX CRENATA ‘SKY PENCIL’”

HEAVENLY BAMBOO / “NANDINA DOMESTICA ‘GULF STREAM’ TM”

MOUNT VERNON LAUREL / “PRUNUS LAUROCERASUS‘MOUNT VERNON’”

SWEETBOX / “SARCOCOCCA HUMILIS”

VEGETATIVE WALL:VARIEGATED CLIMBING HYDRANGEA / “HYDRANGEA ANOMALA PETIOLARIS ‘MIRANDA’”

SEDUM MIXETERA SEDUM TILES1-800-459-3142

LANDSCAPING PLAN LEGEND:

14":12min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

14":12min

1 4":12

min

14":12min

14":12min

1 4":12

min

382

382 384386

384386

LIGHTING PLANSCALE: 3/32" = 1'-0" north



24 LIGHTING PLAN S T R E A M L I N E D D E S I G N R E V I E W9223 & 9217 16th Ave SW 98106

DCI Project # 3025717north

UP DOWN LIGHT

LIGHTING PLAN LEGEND:

DIRECTIONAL WELL LIGHT

NOTE:RECESSED CAN LIGHTS ARE TO BE LOCATED WITHIN EACH UNIT’S RECESSED ENTRY (typ.)

RECESSED CAN LIGHT

EXTERIOR WALL MOUNTED LIGHT

HALF-MOON PARAPET LED LIGHT

9223 & 9217 16th ave sw streamlined design … & 9217 16th ave sw streamlined design review...

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