California Ave SW, Proposed New Residential Construction Project DPD # 3025941 COVER [2.

0] 1
SEATTLE DESIGN REVIEW

Early Design Guidance: March 16, 2017

APPLICATION TEAM
OWNER: ADMIRAL STATION
2715 CALIFORNIA AVE SW
SEATTLE, WA 98116

ARCHITECT: CLARK DESIGN GROUP

PLLC 1401 W GARFIELD ST
SEATTLE, WA 98119

TABLE OF CONTENTS

1 Cover [2.0]
2 Development Objectives [3.0]
PUGET 3 Site Plan [4.0]
SOUND 4 Urban Design Analysis: Aerial Graphic [5.1]
5 Urban Design Analysis: Vicinity Map [5.2]
6 Urban Design Analysis: 9 Block Three- Dimensional View [5.3]
7 Urban Design Analysis: Streetscape [5.4]
8 Urban Design Analysis: Site Photos [5.7]
9 Urban Design Analysis: Neighborhood Context
10 Urban Design Analysis: Section Through Neighborhood
11 Zoning Data [6.0]
12 Design Guidelines: Priority Design Guidelines [7.0]
13 Design Guidelines: Priority Design Guidelines [7.0]
INDUSTRIAL
2715 & 2719 14 Design Guidelines: Conceptual Response [7.0]
California Ave SW DISTRICT WEST 15 Design Guidelines: Conceptual Response [7.0]
16 Design Guidelines: Conceptual Response [7.0]
SCHMITZ 17 Massing Options- Comparison [8.3]
PRESERVE PARK 18 Massing Option A [8.0]
19 Massing Option B [8.0]
20 Massing Option C: Preferred Scheme [8.0]
21 Massing Option Shadow Comparison September 21st [8.9]
22 Landscape Plan
23 Project Images
24 Departures

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DEVELOPMENT OBJECTIVES [3.0] 2

USES AND QUANTITIES Zone: NC2P-40

(Neighborhood Commercial 2 - Pedestrian)
The proposal is a four-story mixed use building with 48 residential units over ground floor commercial
use (2,404 square feet.) There are 1 levels of below grade parking for 46 vehicles that is accessed from the ermitted ses A
alley. There is a roof terrace garden and green house for residential amenity use. Residen al Li e Work Restaurants rinking Establishments Retail Sales ood rocessing and ra Work

FAR (23.47A.013 Table A)

SUMMARY OF DEVELOPMENT OBJECTIVES Allowable FAR (40 Height Limit) 3.25 (x 11,363 SF Lot)
36,927 SF Allowable Area
The project is located in the Admiral Residential Urban Village. The 11,300-square foot site is located
on California Ave SW in the Commercial Core Area and abuts a Single Family Zone to the west across the Proposed FAR for Option C (Preferred Scheme):
alley. The project is located at transition in zones. The topography slopes from east to west with the single Commercial 2,656 SF
family residential structures lower than the site. There are territorial views of Puget Sound and the Olympic Residential Uses 33,713 SF 34,086 Total FAR
Mountains to the west. On the east side of California Ave SW is the Hiawatha Playfield. The level of the Parking/Mech. 22,724 SF
playfield is 8 to 10 feet above the site and is border with mature trees. Total 59,735 SF
Amenity S ace A
The project is a smaller scaled mixed use building that will fit into the existing urban pattern of a 5% residential gross floor area dedicated for Residential Amenity Area
diverse mix of ground floor commercial uses with residences above. The project will complete the urban 33,713 SF * 5% = 1,685 SF Required
edge on California Ave SW and transition through height bulk and scale to the Single Family zone to the 353 SF Provided at L1
east. The site is ideally within walking distances to the neighborhood town center, a park, bus stops and will 3,300 SF Provided at Roof
provide a high quality living experience for residents.
arking Re uirements A
48 parking stalls Required
+ 46 parking stalls Provided

EL. +345.22

EL. +348.35
EL. +344.21

EL. +347.39

344.21(100.00) + 347.39 (113.54) + 348.35 (100.08) + 345.22 (113.63) = 346.29 Average Grade
427.25 Level MAX BUILDING ENVELOPE

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
 RICA
SITE PLAN [4.0] (3) STORY BLDG

SINGLE FAMILY
(2) STORY BLDG SINGLE FAMILY
(1) STORY BLDG WEST COAST ENTERTAINMENT
(1) STORY BLDG

CALIFORNIA AVE SW
5 PLANTER
(2) STORY BLDG

9 SIDEWALK
SINGLE FAMILY STORAGE
(2) STORY BLDG (1) STORY BLDG DECIDUOUS

ALLEY
+343.91 RESIDENTIAL +346.53
STORAGE ENTRANCE
(1) STORY BLDG
COMMERCIAL
SINGLE FAMILY DECIDUOUS
ENTRANCE
(2) STORY BLDG

DECIDUOUS

PROPOSED DEVELOPMENT LOBBY

GARAGE

100-0
ENTRANCE
ENTRANCE

SINGLE FAMILY
(1) STORY BLDG COMMERCIAL LE AL ES R
STORAGE HIAWATHA
ENTRANCE
(1) STORY BLDG PLAYFIELD Parcel 8010100270:
LOTS 6 AND 7, BLOCK 2, REPEAT OF A PORTION OF STEW-
DECIDUOUS
+344.42 +347.48 ARTS FIRST ADDITION TO WEST SEATTLE ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS.
STORAGE 113-0 40-0 40-0
SINGLE FAMILY (1) STORY BLDG MYSTERY MADE CO. ROW ROW
Parcel 8010100280:
(2) STORY BLDG (2) STORY BLDG DECIDUOUS LOTS 8 AND 9, BLOCK 2, REPLAT OF A PORTION OF STEW-
CEDAR ARTS FIRST ADDITION TO WEST SEATTLE, ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS.
PAGE 35, IN KING COUNTY WASHINGTON.

2715 &SINGLE
2719FAMILY
California Ave SW, Seattle, WA 98116
Early Design Guidance
(1) STORY BLDG Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: AERIAL GRAPHIC [5.1] 4

NC2P
-30
LR3 NC2P-40 NC2P-40 LR2
SW ADMIRAL WAY
LR2 RC
LR1

42TH AVE SW

41TH AVE SW

39TH AVE SW

38TH AVE SW
SF 5000 LR3
NC3P-40

SW LANDER ST SW LANDER ST

2715 & 2719 California Ave SW

44TH AVE SW
47TH AVE SW

46TH AVE SW

45TH AVE SW

King Country Parcel Number

8010100270 & 8010100280

CALIFORNIA AVE SW
SF 5000

WALNUT AVE SW
SW STEVENS ST SW STEVENS ST

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: VICINITY MAP [5.2] 5

Lafayette Santuary At
Safeway Admiral
Elementary School

TRAFFIC
SW LANDER ST: ACCESS STREET SIGNAL

Rica
50
55
128
45TH AVE SW: ACCESS STREET

44TH AVE SW: ACCESS STREET SITE

Mystery
Made Co.

CALIFORNIA AVE SW: MINOR ARTERIAL

Hiawatha Park Hiawatha
Community Center
Shared Bike Lanes
West Seattle No Parking
Runner
Time Limit Parking
Bus Routes 50, 55 &182
PCC Bus Stop

50
55 RD
S
O WA ER
128 W
T INI
VIE T. RA
West Seattle High School M

SW STEVENS ST: ACCESS STREET

TRAFFIC
SIGNAL

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: 9 BLOCK THREE- DIMENSIONAL VIEW [5.3] 6

L L EG E ST
SW CO

42TH
AVE S WALN
W UT AVE
SW
AY
IRAL W
W ADM
S

CALI
FOR
NIA A
VE S
W

SITE
T
E RS
D
LAN
SW

44T
HA
VE
SW

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: STREETSCAPE [5.4] 7

R E S E

A West Side of alifornia A e SW

B East Side of alifornia A e SW

R A A E SW
AL
C Looking East from Alley

C D B A

ALLEY
D Looking West from Alley

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: SITE PHOTOS [5.7] 8

E F

A B

D F

C D

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: NEIGHBORHOOD CONTEXT 9

1 2 4
2749 CALIFORNIA AVE SW DPD #3024077 2336 44TH AVE SW DPD #3022305 ELEMENT 42, 2641 42ND AVE SW ADMIRAL HEIGHTS, 2326 CALIFORNIA AVE SW

2
4

SW A RAL WA

A E SW
5
4700 SW ADMIRAL WAY DPD #3017747 SW A RAL WA SW LA ER S

H A E SW
H A E SW
H A E SW
1

AL
R
A A E SW
6
3210 CALIFORNIA AVE SW DPD #3014176 SW HA R S
6

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
URBAN DESIGN ANALYSIS: SECTION THROUGH NEIGHBORHOOD B
10

A A

SF 5000 PL NC2P-40 SF 5000

PL

HIAWATHA
PLAYFIELD

PROPOSED BUILDING

ALLEY 2714 44TH AVE SW

CALIFORNIA AVE SW 2713 44TH AVE SW
(EXISTING RESIDENTIAL) 44TH AVE SW (EXISTING RESIDENTIAL)

R HS H S E SE AA

PL NC2P-40 PL

2735 CALIFORNIA AVE WS

(EXISTING COMMERICAL)

PROPOSED BUILDING
FRESHYS WEST COAST
WEST SEATTLE PACIFIC ENTERTAINMENT
RUNNER ENDODONTICS MYSTERY MADE CO
RICA
SW LANDER ST
LAFAYETTE
ELEMENTARY SCHOOL

EAS WES S E SE

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
ZONING DATA [6.0] 11

Zone NC2P-40 Neighborhood Commercial 2 Pedestrian Designated zone The proposed height is 44 feet and will comply with the required floor to floor height of 13 at street level
Streets California Avenue SW is a Principal Pedestrian Street FAR
Permitted Uses Residential, Live/Work, General Sales and services, Offices 23.47A.013 Lot Area: 11,363 SF
23.47A.004 Max. Mixed Use 3.25 36,927 SF
Max. Single Use 3.0 34,086 SF
The proposed use will be Residential, Retail Sales & Services, Office
Street Level Uses The project complies with Floor Area Ratio limits.
23.47A.005 Residential Uses are limited to 20% max of street-level, street-facing facades in pedestrian zones. On 23.47A.014
principal pedestrian streets, a minimum 80% of the street-level, street-facing faade must be eating/ Setback Requirements
drinking establishments, entertainment uses, food processing and craft work, offices for no more than
30 of faade, retail sales, and general/heavy sales and services. Structures with Residential uses that is across the alley from a lot in a residential zone shall setback
15 feet for portions of structures above 13 feet in height to a maximum of 40 feet. For each portion
The project will comply with Street level uses on California Ave SW of the structure above 40 feet, additional
Street-Level setback at the rate of 2 feet of setback for every 10 feet of height above 40 feet. Half the width of
Development the alley may be counted toward the setback.
Standards
23.74A.008 Blank Faades are limited to Max 20 width and maximum 40% overall of faade width. Facades The project complies with setback requirements at the alley.
shall be located within 10 feet of property line, unless wider sidewalks, plazas, approved landscape or 23.47A.024
open spaces are provided. Between 2 and 8 above sidewalk, min 60% of the street facing faade shall Amenity Area
be transparent. Amenity areas are to equal 5% of the total gross fl oor area in residential use and should meet the
following:
Overhead Weather Protection shall be provided along a minimum of 60% of the street frontage of a Residents to have access to at least one common or private area
structure and shall have the following dimensions: No enclosed areas
Min 6 feet in width, unless there is a conflict with existing or proposed street trees or utility poles. Pro- Minimum horizontal dimension of 10 feet and no less than 250 SF in size
vided over the sidewalk or over walking area within 10 feet immediately adjacent to the sidewalk. Pro Private Balconies: Minimum horizontal dimension of 6 feet and no less than 60 SF in size
jections 6 feet or less: Lower edge shall be 8 feet min. and 12 feet max. above the sidewalk. Projections
more than 6 feet: Lower edge shall be 10 feet min. and 15 feet max. above the sidewalk. The project complies with a mix of outdoor terraces, private balconies and rooftop terrace.
Residential uses at street level shall have a visually prominent pedestrian entry. 23.47A.030
Non-residential uses shall extend an average depth of 30 and minimum of 15 from the street level, Required Parking and Loading
street facing faade. Access to parking shall be from the alley if the lot abuts an improved alley.

The project will comply with Street Level Development Standards on California Ave SW
Structure Height : The project complies with the below grade parking accessed from the alley.
23.47A.012 Base height limit = 40 feet Per 23.54.015: Nonresidential Parking: Sales and services, general = 1 spaces for each 500 square feet
The structure may exceed height limit by 4 feet if a floor to floor height of 13 feet is provided for No parking is required for the fi rst 1,500 SF of each business establishment in pedestri
non-residential uses at street level. an-designated zones
Residential Parking: Multifamily residential uses = 1 spaces per dwelling unit
46 Residential stalls provided

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DESIGN GUIDELINES: PRIORITY DESIGN GUIDELINES [7.0] 12

ur ose E S E
CS1 Natural Systems and Site Features
To support or encourage a pedestrian-oriented shopping area that provides a full range of household and personal Compose the structures massing to enhance solar exposure
goods and services, including convenience and specialty goods, to the surrounding neighborhoods, and that accom- for the project and minimize shadow impacts on adjacent
modates other uses that are compatible with the retail character of the area such as housing or offices, where the structures.
following characteristics can be achieved: Significant Building setbacks and modulations have been
used to increase solar exposure to the site and preserve
1. A variety of small to medium-sized neighborhood-serving businesses; solar exposure to the surrounding area.
2. Continuous storefronts built to the front lot line;
3. An atmosphere attractive to pedestrians;
4. Shoppers can drive to the area, but walk from store to store.

S Architectural onte t and haracter

Contribute to the architectural character of the neighborhood.
S rban attern and orm The project will use brick in keeping with many neighborhood buildings. The street level will use street level win-
Strengthen the most desirable forms, characteristics and patterns of the streets, block faces, and open spaces in the dows with transoms and canopies at entries. The parapet will have varied heights to provide architectural interest.
surrounding area.
The building is sited to complete the urban edge along California Ave SW. The massing has been setback at the alley
and side lot lines to respect the adjacent properties. Windows will not align with adjacent windows to minimize im-
pact on privacy. Decks will not overlook the residential zone to the west.

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DESIGN GUIDELINES: PRIORITY DESIGN GUIDELINES [7.0]

L L E L Street Le el nterac on
L Walkability Encourage human interaction and activity at the street-level with clear connections to building entries and edges.
Create a safe and comfortable walking environment that is easy to navigate and well connected to existing pedestri- The project will create an appropriate setback at the main residential entry. The commercial spaces will be transpar-
an walkways and features. ent and inviting.
The project will incorporate clearly identifiable entire and provide visual and pedestrian access from the sidewalk.
Entries will be well lite and canopies will be provided.

RICA
(3) STORY BLDG

SINGLE FAMILY
(2) STORY BLDG SINGLE FAMILY
(1) STORY BLDG WEST COAST ENTERTAINMENT
(1) STORY BLDG
ES E
ro ect ses and Ac i es

CALIFORNIA AVE SW
Optimize the arrangement of uses and activities on site.

5 PLANTER
The parking and vehicular access has been located to have the(2)least
STORY BLDG
impact on neighboring single family garages on
9 SIDEWALK
SINGLE FAMILY STORAGE
(2) STORY BLDG (1) STORY BLDG
the alley. The parking level has been recessed to minimize the scale of the parking structure. DECIDUOUS

+343.91 +346.53
STORAGE
(1) STORY BLDG

SINGLE FAMILY
(2) STORY BLDG
ALLEY

PROPOSED DEVELOPMENT

SINGLE FAMILY
(1) STORY BLDG
STORAGE HIAWATHA
(1) STORY BLDG PLAYFIELD

+344.42 +347.48

STORAGE
SINGLE FAMILY (1) STORY BLDG MYSTERY MADE CO.
(2) STORY BLDG (2) STORY BLDG DECIDUOUS

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design(1)SINGLE
Guidance
FAMILY
STORY BLDG Meeting - SDCI #3025941 Marc h 16, 20 17
STORAGE
(1) STORY BLDG
DESIGN GUIDELINES: CONCEPTUAL RESPONSE [7.0] 14

UR
BAN
EDG
E

HIA
WA
S THA
ER PAR
K
LA
SW

AL
R
AA
ES
W

AL
LEY
S
LE
A
L
E

A RAL E H RH E R R SS ES R E SES S R A A ER A R S R A A ER A R
AR EL S H HE ER AL RE AREA A AR E R HAS LEAS ASS SE A A ALLE A S E L L ES L SS E LE E R A
A SS LE A L A S LE A L RES E HE A A E R ER ES W WS E E AL AL R A A E SW
ARA ES W LL AL W HA A E W WS

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DESIGN GUIDELINES: CONCEPTUAL RESPONSE [7.0] 15

S R A A ER A R L S REE LE EL ERA S HE H L S ALE L E ES HE S REE PL2 - WALKABILITY

R A E SA A ER ALS RA S ARE ER AL S A ES A A E HAS EE R E W L LE AL ES A LEARL E A LE E R
RAW R E H R R E S RES E AL L SE A S ALLER S ALE SE S LA AL AL R A AL A E ES R A A ESS R S EWAL
AR E ARA E HE H RELA E A A E L S A E WELL L E R ES W H A ES

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DESIGN GUIDELINES: CONCEPTUAL RESPONSE [7.0] 16

E
L
LE A
S
d e strian
e

S R A A ER A R RASH RE L R E SES A RAL E H RH E R R SS ES

ASS SE A A ALLE A S E L L ES AR E R HAS LEAS AR EL S H HE ER AL RE AREA A
RES E HE A A E R ER ES W WS A S LE A L A SS LE A L
W LL AL W HA A E W WS ARA ES

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
MASSING OPTIONS- COMPARISON [8.3] 17

SW LA SW LA SW LA
ER S ER S ER S

W
W
ES

ES
ES
AA

AA
AA
R

R
R
AL

AL
AL
Option A - L Shaped Building Scheme Option 2 - T Shaped Building Scheme Option C - U Shaped Building Scheme - Preferred

Pros Pros Pros

Massing completes the urban edge along California Ave SW, storefronts built to
the lot line provide a variety of small to medium-sized neighborhood-serving
businesses and encourage street level interaction. Central residential Lobby
encourages activity after normal business hours.
Bay windows help create Architectural Character and detail.
Second floor outdoor terrace has best solar orientation.
Cons
Large second floor terrace creates privacy concerns with Single family zone.
The alley vehicular access conflicts with an existing residential garage.
Large width of massing at residential zone does not provide sensitive transition
Provides little relief for future developments to north and south.
Massing completes the urban edge along California Ave SW, storefronts built to
the lot line provide a variety of small to medium-sized neighborhood-serving
businesses and encourage street level interaction. Central residential Lobby
encourages activity after normal business hours.
Bay windows help create Architectural Character and detail.
Cons
Second floor terraces create privacy concerns with Single family zone.
Large width of massing at residential zone does not provide sensitive transition
The alley vehicular access conflicts with an existing residential garage.
Provides little relief for future developments to north and south.
Massing completes the urban edge along California Ave SW, storefronts built to
the lot line provide a variety of small to medium-sized neighborhood-serving
businesses and encourage street level interaction. Central residential Lobby
encourages activity after normal business hours.
Bay windows help create Architectural Character and detail.
Recessed faade with canopy and balconies above highlights the main entry
Provides best for future developments to north and south.
Best location for vehicular entry at alley with least conflicts with residential
garages
Reduces width of masses at alley and provides a better zone transition.
Cons
Small second floor terrace will be in shade in the morning.

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
MASSING OPTION A [8.0] 18

Commercial 2,622 SF
Residential 25,106 SF 48 Units SW LA
Parking 22,724 SF 46 Stalls ER S
Pros
Massing completes the urban edge along California Ave SW,
storefronts built to the lot line provide a variety of small to
medium-sized neighborhood-serving businesses and encourage
street level interaction. Central residential Lobby encourages
activity after normal business hours.

W
Bay windows help create Architectural Character and detail.

ES
Second floor outdoor terrace has best solar orientation.

AA
Cons AL

R
Large second floor terrace creates privacy concerns with Single R A
A ES
W

AL
family zone.
The alley vehicular access conflicts with an existing residential
garage. S REE EW L S HWES AER AL EW L R HWES
Large width of massing at residential zone does not provide
sensitive transition
Provides little relief for future developments to north and south.

PARKING LEVEL P1 GROUND FLOOR LEVELS 2-4

Lobby
Residen al
2715 & 2719 California Ave SW, Seattle, WA 98116 Retail
Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
MASSING OPTION B [8.0] 19

Commercial 2,752 SF
Residential 25,839 SF 48 Units SW LA
Parking 22,724 SF 46 Stalls ER S

Pros
Massing completes the urban edge along California Ave SW,
storefronts built to the lot line provide a variety of small to
medium-sized neighborhood-serving businesses and encourage
street level interaction. Central residential Lobby encourages
activity after normal business hours.
Bay windows help create Architectural Character and detail.

W
ES
Cons

AA
Second floor terraces create privacy concerns with Single family AL

R
zone. R A
A ES
W

AL
Large width of massing at residential zone does not provide
sensitive transition
The alley vehicular access conflicts with an existing residential S REE EW L S HWES AER AL EW L R HWES
garage.
Provides little relief for future developments to north and south.

PARKING LEVEL P1 GROUND FLOOR LEVELS 2-4

Lobby
Residen al
2715 & 2719 California Ave SW, Seattle, WA 98116 Retail
Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
MASSING OPTION C: PREFERRED SCHEME [8.0] 20

Commercial 2,656 SF
Residential 33,086 SF 48 Units
SW LA
Parking 22,724 SF 46 Stalls ER S
Pros
Massing completes the urban edge along California Ave SW,
storefronts built to the lot line provide a variety of small to medium-
sized neighborhood-serving businesses and encourage street level
interaction. Central residential Lobby encourages activity after normal
business hours.
Bay windows help create Architectural Character and detail.

W
ES
Recessed faade with canopy and balconies above highlights the main

AA
entry
Provides best for future developments to north and south. AL
R A

R
Best location for vehicular entry at alley with least conflicts with A ES
W

AL
residential garages
Reduces width of masses at alley and provides a better zone transition.
S REE EW L S HWES AER AL EW L R HWES
Cons
Small second floor terrace will be in shade in the morning.

PARKING LEVEL P1 GROUND FLOOR LEVELS 2-4

Lobby
Residen al
2715 & 2719 California Ave SW, Seattle, WA 98116 Retail
Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST [8.9] 21
OPTION A OPTION B OPTION C (PREFERRED OPTION)
9 AM 9 AM 9 AM

12 PM 12 PM 12 PM

3 PM 3 PM 3 PM

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
LANDSCAPE PLAN 22

GARAGE
(1 STORY BLDG)

GARAGE
(1 STORY BLDG)
SINGLE FAMILY HOMES

GARAGE
(1 STORY BLDG)

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
PROJECT IMAGES

LAR ES R
R E S

BELAY APARTMENTS PUBLIX ARGENS

W ER R E S

JUNCTION FLATS DAKOTA OSBORN

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17
DEPARTURES 24

Departure #1 L E EL EE R A H- L E EL EE R A H RE RE
SMC 23.47A.014.B.3 Setback Abutting a Side or Rear Lot Line of a Residentially-Zoned lot RE RE

Required Setbacks
For a structure containing a residential use, a setback, is required along any side or rear lot line that
abuts a lot in a residential zone, as follows:

a. 15 for portion of structure above 13 feet in height to maximum of 450 feet; and
b. For each portion of a structure above 40 feet in height, additional setback at the rate 2 feet of
setback every 10 feet by which the height of such portion exceeds 40 feet.

he ro ect is re uired to setback at the u er oor We seek design guidance from the R
hether the it ould be more res ec ul to the neighbors to

Reduce the buildings scale by ro iding the u er le el setback ith balconies

Seek a de arture for setback and eliminate balconies and only ro ide gla ing at alley

Departure #2
Street-Level Development Standards 23.74A.008
C4. Overhead weather protection

a. Continuous overhead weather protection (i.e., canopies, awnings, marquees, and arcades)
is required along at least 60 percent of the street frontage of a structure on a principal
pedestrian street.
b. The covered area shall have a minimum width of 6 feet.
c. The overhead weather protection must be provided over the sidewalk, or over a walking area
within 10 feet immediately adjacent to the sidewalk. When provided adjacent to the sidewalk,
the covered walking area must be at the same grade or within 18 inches of sidewalk grade
and meet Washington state requirements for barrier-free access.
d. The lower edge of the overhead weather protection shall be a minimum of 8 feet and
a maximum of 12 feet above the sidewalk for projections extending a maximum of 6 feet. For
projections extending more than 6 feet from the structure, the lower edge of the weather
protection shall be a minimum of 10 feet and a maximum of 15 feet above the sidewalk.

he ro ect is re uired to ha e feet of o erhead eather rotec on urrently the referred

scheme has a total of feet of cano ies at the main building entry and commercial entries We
seek design guidance from the R hether the o erhead eather rotec on should be

E anded to meet the re uirement hich ill co er oten al landsca e areas

Seek a de arture for reduced co erage and maintain lan ng areas

2715 & 2719 California Ave SW, Seattle, WA 98116

Early Design Guidance Meeting - SDCI #3025941 Marc h 16, 20 17