# 301 6671 - 825 14th ave - sdr set - seattle · 825 14th ave central district, seattle, wa early...

825 14TH AVE Central District, Seattle, WA EARLY DESIGN GUIDANCE PACKET

PLAYHOUSE DESIGN GROUPApril 1, 2014 | DPD# 301 6671

Playhouse Design GroupDPD # 301 6671 | April 1, 2014

EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA

PROPOSAL DESCRIPTION CONTEXT ANALYSIS & ZONING INFORMATION TRANSPORTATION

NEIGHBORING BUILDINGS STREET VIEW PANORAMAS

SURVEYPROPOSED DESIGN - SITE PLAN PROPOSED DESIGN - BLDG A FLOOR PLANS PROPOSED DESIGN - BLDG A FLOOR PLANS

PROPOSED DESIGN - BLDG A FLOOR PLANSPROPOSED DESIGN - BLDG A FLOOR PLANS

PROPOSED DESIGN - BLDG B FLOOR PLANS PROPOSED DESIGN - BLDG B FLOOR PLANS

PROPOSED DESIGN - BLDG A ELEVATIONS PROPOSED DESIGN - BLDG A ELEVATIONS

PROPOSED DESIGN - BLDG B ELEVATIONSPROPOSED DESIGN - BLDG B ELEVATIONS

NORTH NEIGHBORS - WINDOW STUDY SOUTH NEIGHBORS - WINOW STUDY

CAR BACKING MANEUVERS AMENITY AREAS + FRONT & REAR PRIVATE YARDS RENDERED ELEVATIONS - MATERIAL STUDY RENDERED ELEVATIONS - MATERIAL STUDY

LANDSCAPE PLANSRENDERED - SHADOW STUDY

PROJECT VIEWSPROJECT VIEWS

PROJECT VIEWS

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DESIGN GUIDELINESPRESUBMITTAL MEETING NOTES

2930

14 th AVE

NO

RTH

NO

RTH

E CHERRY ST.12 th AVE

E MADISSON ST

SEATTLE U

DOW

NTO

WN

CAPITOL HILL-RESTAURANTS

Playhouse Design GroupDPD # 3016671 | April 1, 2014


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Seattle Vicinity Map

PROJECT PROGRAM

BUILDING TYPE: 4 Townhouses (2 structures)ZONING : LR-2UNIT COUNT: 4 (2 in each structure)UNIT SIZES: Approximately 1400 sfABV.-GROUND STORIES: 3 + Penthouse PARKING STALLS: 3 + Guest (12th Avenue(Urban Center Village))APPROX FAR: 6142 sf (FAR of 1.2 used), Priority GreenLOT SIZE: 5 119 sf

PROJECT OBJECTIVES

The proposed site’s current use is a 1 story SFR with raised basement proposed for demo. The Lot is approximately 5119 square feet in LR2 zone, urban center village. The property is located between E Columbia St. and E Marion St on 14th Avenue. The project proposed will demolish the existing single family structure and construct 2 structures, each with 2 town-houses (total 4 units). The proposed structures will be three stories tall with three one car garages and one open guest parking spot . The proposed project is to achieve a minimum of 4-Star Build Green certifi cation to maximize building sustainability perfor-mance. 12th Avenue(Urban Center Village) areas are in a higher dense living with many neighborhood shopping, dining and services within walking distance. We are proposing a pedestrian friendly design to accommodate the sense of community with a modern architectural solution.

Neighborhood Vicinity Map

12th AVE & E MADISSON ST.

PROJECT INFORMATION

ADDRESS: 825 14th Ave, Seattle, WA 98122DPD #: 3016671 \ 6394770OWNER: Jarrett Johnson (LLJ Ventures, LLC)APPLICANT: Playhouse Design Group, LLCCONTACT: A. Buttrey

VIEWS TO DOWNTOWN FROM PROPOSED SITE

12th AVE & BROADWAY

DPD GIS Map showing Detailed Zoning Site

SITE

14 th AVE NW

E COLUMBIA ST.

DOW

NTO

WN

E MARION ST.



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2

ZONING INFORMATION

ZONE: LR2OVERLAY: 12th Avenue(Urban Center Village)TRANSIT: -STREETS: 14th Ave (Arterial) The site faces 14th Ave to the East and is located in lowrise LR2 zone. The neighbour’s lot to the North is a Single Family Home in LR2 zone, the lot to the South being a Parking Lot in LR3 Zone. Across the street from our site is LR1 zone, fi lled with single family homes. The site is located in the vicinity of 12th Ave (Urban Center Village).

SITESITE

SEATTLE CITY BUS MAPBus 2, 12

2

SITEto d

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NORTH

12



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BIKE ROUTES MAP

The proposed project is located in an area with access to sever-al public transit routes within 1/2 mile radius. Seattle is building a network of neighborhood greenways, a safer pedestrian walk or bike street, which helps the growth of local shopping and services. Central District is also the main focus that will provide the future Seattle Greenways.

3

bike routes

SITE

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3

OURSITE



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VICINITY MAP

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TOWNHOMES , CRAFTSMEN STYLE

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SIMILAR TOWNHOMES COUPLE BLOCKS NORTH 14TH AVE

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BB VIEW

VIEW VIEWVIEW

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TOWNHOMES ONE BLOCK NORTH

SOUTH NEIGHBOURS (PARKING LOT)

NORTH NEIGHBOURS (SFR)

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8

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6 7 8 9

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NORTH

NORTH

OURSITE

1

14 TH AVE

PARKING LOT SFR

# 831

14 TH AVE

OURSITE

1

PARKING LOT

14 TH AVE

SINGLE FAMILY HOMES ACCROSS STREET

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OURSITE

VIEW B - B : LOOKING EAST

VIEW C - C : SOUTH NEIGHBOURS(PARKING LOT)

VIEW D - D : LOOKING WEST(DOWNTOWN VIEWS)

OURSITE



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6 SURVEY



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PROPOSED SITE PLAN

7

14th

Ave

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PP.FACILITY

PROPOSEDRESIDENCE

LEGEND

PERMEABLEPAVING

ASPHALT/CONCRETE

VEHICLE ENTRANCE

10'-0

"D

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NEW CURB CUT

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SIGHTTRIANGLE

TREETO BEREMOVED

TREETO BEREMOVED

EXISTINGHOUSETO BEREMOVEDEXISTING

GARAGETO BEREMOVED

PEDESTRIAN ENTRANCE

SIGHTTRIANGLE

5'-0" SY

30'-0

"

5'-0" SY

6'HFENCE

40'-0" BLDG A LENGTH40'-0" BLDG B LENGTH

3'-0" BALCONY

11'-0" RY

2'-6" EAVE 4'-0" BALCONY 4'-0" BALCONY

7'-0" FY

5'-0" SY

10'-0

"

8'-0

"

5'-0" SY

2'X6'GARBAGE

GUEST PARKING9' X 16'

512"

2'-612"

22'-0

"

5'-0

"

DNDN

[email protected]":10

W/ 36" H

R

RAMP

2'X6'GARBAGE

2'X6'GARBAGE

2'X6'GARBAGE

3'-6"

16'-6"

26'-6" BACKING

40'-0" BLDG A LENGTH40'-0" BLDG B LENGTH

3'-0" BALCONY

10'-11" RY

2'-6" EAVE 4'-0" BALCONY7'-01

2" FY

3'-6"

16'-6"

14'-0" 16'-712" 9'-41

2"

4'-712"10'-61

2"

15'-2"

3'-0

"

3'-0

"

5'-0

"

9'-0

"

16'-0"

24'-6" BACKING

ENTR. A

5'-0

"5'

-0"

15'-6" P.P.F

VEHICLE ENTRANCE

VEHICLE ENTRANCE

VEHICLE ENTRANCE

GATE

GATE

5'-5

"

2'-0" 2'-0" ( 4' BALCONY)

1'-0"

ENTR. B

TREETO BEREMOVED

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WA

LLLU

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LUMBER RET. WALL

BLDG - BUNIT A

1ST FLOOR = 297 SF HEATED GARAGE = 191 SF UNHEATED2ND FLOOR = 551 SF HEATED (27 SF BALCONY)3RD FLOOR = 551 SF HEATED (27 SF BALCONY)ROOF TOP TERRACE = 508 SFBALCONY = 54 SF

TOTAL HEATED = 1 400 SFTOTAL EXT. WALLS = 1 740 SF

UNIT B

1ST FLOOR = 297 SF HEATED GARAGE = 191 SF UNHEATED2ND FLOOR = 551 SF HEATED (27 SF BALCONY)3RD FLOOR = 551 SF HEATED (27 SF BALCONY)ROOF TOP TERRACE = 508 SFBALCONY = 54 SF


BLDG B - TOTAL HEATED = 2 800 SF - TOTAL EXT.WALLS = 3, 480 SF - TOTAL ROOF TOP TERRACES + BALCONY = 1026 SF - TOTAL GARAGE (UNHEATED) = 382 SF

BLDG - AUNIT A1ST FLOOR = 296 SF HEATED2ND FLOOR = 452 SF HEATED (68 SF BALCONY)3RD FLOOR = 452 SF HEATED (67 SF BALCONY)PENT. = 46 SF HEATEDROOF TOP TERRACES = 634 SFBALCONY = 135 SF


UNIT B1ST FLOOR = 65 SF HEATED GARAGE = 210 SF UNHEATED2ND FLOOR = 649 SF HEATED (45 SF BALCONY)3RD FLOOR = 649 SF HEATED (53 SF BALCONY)PENT. = 46 SF HEATEDROOF TOP TERRACES = 370 SFBALCONY = 98 SF


BLDG A - TOTAL HEATED = 2 655 SF - TOTAL EXT.WALLS = 3, 078 SF - TOTAL ROOF TOP TERRACES + BALCONY = 1237 SF - TOTAL GARAGE (UNHEATED) = 210 SF

OWNER'S NAME: JARRETT JOHNSON / LLJ VENTURES LLC. & BRIAN BALLINGER / TAHQUITZ LLC.

OWNER'S ADDRESS: 1916 23rd Ave S, Seattle, WA 98144

ADDRESS: 825 14TH AVE, Seattle, WA 98122

PROJECT DESCRIPTION

LEGAL DESCRIPTION

ASSESSOR'S PARCEL NUMBER

PROJECT ADDRESS:

SITE STATISTICS

ZONE: LR-2LOT SIZE 5,119 S.F.DESIGN PROPOSAL: 4 TOWNHOMES (2 STRUCTURES) PER S.R.C

23.45.510 FARALLOWED: 5,119 SF x 1.2 ( PRIORITY GREEN) = 6,142.8 SFPROPOSED: 6, 135 SF ( SEE SHEET A1.1) (A= 2,930 SF + B= 3,205 SF)

23.45.512 DENSITY ALLOWED - NO LIMIT PROPOSED : 4 UNITS ( 2 BLDGS)

23.45.514 HEIGHT - ALLOWED: 30 FT AVG GRADE - BLDG "A" - 234.9 '

MAX H. ALLOWED - 234.9' - BLDG "B" - 203.14' MAX H. - 233.14'23.45.518 SETBACKS

- FRONT REQ'D: 7 FT MIN PROPOSED: 7 FT- REAR REQ'D: 7 FT MIN PROPOSED: 11 FT- SIDE REQ'D: 5 FT MIN PROPOSED: 5' (NORTH)

5' (SOUTH)

DISTANCE BETWEEN BUILDINGS - 10' MIN REQUIRED - 16'-6" PROPOSED

BACKING DISTANCE - 24'-6" (FROM THE GUEST PARKING) (3'-6" MAX OVERHANG OF HEATED SP.)

23.45.522 AMENITY SPACEREQUIRED: 25% x 5 119 SF = 1, 280 SF

(50% @GROUND PRIVATE = 640 SF )

D.4 PROVIDED: GROUND = 649 SF / SEE A1.1 TOTAL ROOF DECKS = 2 020 SF/ SEE A1.1

TOTAL AMENITY PROVIDED: SEE A1.1

23.45.524 LANDSCAPING

A1. SEE LANDSCAPING PLAN - SHEET L1 & L22. GREEN FACTOR REQ'D 0.6 PROVIDED 0.6

23.45.527 WIDTH & DEPTH IN LR2 ZONE

A WIDTH ALLOWED: 90' PROVIDED: 30'

B1 DEPTH / FACADE LENGTH: ALLOWED 83.2' (128' LOT DEPTH X 65% = 83.2' MAX)

PROVIDED: BLDG A - 40' (+ 4' max uncovered balcony) BLDG B - 40' (+ 4' max uncovered balcony) -------------------- TOTAL A+B : 80'

23.45.529 DESIGN STANDARDS A-G ADDRESSED; SEE PLANS AND ELEVATIONS,

ALL STANDARDS HAVE BEEN MET

23.45.534 LIGHT & GLARE STANDARDS A EXTERIOR LIGHTING SHALL BE SHIELDED AND

DIRECTED AWAY FROM ADJACENT PROPERTIES

23.54.015 PARKING J REQUIRED: 12th Avenue(Urban Center Village)

FREQUENT TRANSIT - NO 50% CARS/ UNIT = MIN 2 CARS REQ.

PROVIDED: 3 PARKING GARAGES + 1 GUEST PARKING23.54.040 SHARED STORAGE SPACE FOR SOLID WASTE

PROVIDED: 2'x6' (4) INDIVIDUAL PADS / UNIT @ GROUND LEVEL (SCREENED) SITE PLAN

SCALE: 18" = 1'-0"

GRAPHIC SCALE

18" = 1'-0"

8' 16'8'4'6' 2'

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UP

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W.H.

MAINENTRANCE

UNIT A

MAINENTRANCE

UNIT B

1 CAR GARAGE10'-0" x 19'-0"

192 SF

RECYCLE X 2 UNITS

BEDROOM12'-0" x 11'-0"

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BUILDING LN. ABOVE

BUILDING LN. ABOVE

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BOVE

BATH9'-8" x 5'-9"

D2

W/D

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B A

GUEST PARKING9' X 16'

OPENPARAPET

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DN

[email protected]":10W/ 36" HR


W/ 36" H

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PROPERTY LINE

BIO PLANTER

METAL SCREEN - VERTICAL PLANTS

EAVE

LN

. ABO

VE

20'-2" 3'-0"

8"

3'-0" 13'-2"

19'-512" 3'-81

2" 16'-2"

40'-0"

1'-0

"9'

-01 2"

111 2"

5'-6

1 2"5'

-0"

512"

512"

2'-6"

1'-0"

9'-0

"4'

-1"

2'-0" 14'-0"

11'-0

"11

'-0"

2'-6

1 2"

25'-0

"

2'-0"

3'-512"

7'-3" 7'-512" 51

2" 4'-612"

8"

6'-912" 4'-5" 4'-111

2"

15'-2" 12'-0" 9'-412"

23'-2" 16'-2"

40'-0"

5'-0

"

1'-0

"4'

-51 2"

3'-2

"

512"

2'-0

"

512"

5'-0

"

512"

3'-0

"

17'-0

"

2'-6

1 2"

512"

22'-0

"

25'-0

"

4'-0"

4'-0"

BUILDING A - 1ST FLOOR PLAN



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DINING

LIVING10'-0" x 12'-0"

PWDR7'-6" x 3'-0"

PWDR7'-6" x 3'-0"

BALCONY15'-7" x

3'-6"

45 SF

R

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DINING

LIVIN

G15'-2" x 19'-0"

KITCHEN13'-9" x 13'-0"

UP

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tvtv

W/DKITCHEN10'-0" x 12'-0"

BALCONY 18'-6" x

3'-6"

68 SF

3'-0

"

BCDEF

ABEF CD

5

3

1

4

5

1

6

4

FULL WALL

36" PA

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1' CU

RB

+ RA

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EAVE 43 SF

A

36" PARAPET

FULL WALL

2

FULL W

ALL

OPEN TOBELOW

1' CU

RB

36" PARAPET/ OVERFRAMING FULL WALL

FULL W

ALL 36"

PARAPET

7'- 6" OVERFRAMING from F.F.1' CURB

FULL WALL / wood siding

FULL WALL / wood siding 36" OVERFRAMING/ WOOD SIDING

36" O

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RFR

AM

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/ W

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IDIN

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512"

4'-0" 7'-4" 4'-8" 3'-0" 3'-812" 3'-0" 4'-81

2" 8'-0" 512"

23'-2" 16'-2"

512"

8"4'-0" 4'-0"

40'-0"

512"

3'-0" 7'-3" 3'-6"

512"

3'-6" 5'-0"

3"

3'-0" 7'-1112" 4'-6"

512"

3'-612"

4'-0"

18'-2" 5'-0"

8"

16'-2"

4'-0"

40'-0"

23'-2" 16'-2"

512"

8'-2

"4'

-51 2"

3'-6

1 2"

2'-0

"

2'-0

"3'

-0"

6'-0

"

512"

2'-0

"

612"

512"

512"

13'-1

"14

'-0"

30'-0

"

512"

612"

4'-0

"

512"

4'-0

"

612"

5'-5

1 2"3'

-2"

512"

2'-0

"

512"

5'-0

"

512"

2'-0

" 612"

512"

2'-6

1 2"

17'-0

"9'

-61 2"

20'-0

"10

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30'-0

"

BUILDING A - 2ND FLOOR PLAN



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BUILDING A - 3RD FLOOR PLAN

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BCDEF A

MASTERBEDROOM13'-11" x 11'-5"

16R

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HR

DN

UP

14R

@7.

75":1

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/ 36"

HR

BEDROOM13'-2" x 11'-3"

16R

@7.

5":1

0W

/ 36"

HR

DN

UP

14R

@7.

75":1

0W

/ 36"

HRBATH

10'-0" x 5'-0"

BALCONY14'-7" x

3'-6"

53 SF

WIC5'-3" x 5'-2"

MASTER BATH8'-6" x 7'-8"

MASTERBEDROOM15'-8" x 10'-0"

WIC5'-0" x 8'-3"

SHOWER 5'-0" x 3'-9"

BATH 9'-0" x 8'-3"

BALCONY19'-0" x

3'-6"

67 SF

BEF CD

5

3

1

4

5

1

6

4

6

0 0

FULL WALLS

36" RA

ILING

DE

SK

D2

36" RA

ILING

BALCONY13'-6" x

3'-6"

42 SF

2

FULL WALL / wood siding

512" 3'-61

2"

512"

4'-0" 7'-4" 4'-8" 3'-0" 3'-812" 3'-0" 4'-81

2" 8'-0"51

2"

23'-2" 16'-2"8" 4'-0"

40'-0"

512"

512"

8'-2

"4'

-51 2"

3'-6

1 2"

2'-0

"2'

-10"

6'-2

"

512"

2'-0

"61

2"512"

2'-6

1 2"11

'-0"

2'-5

1 2"8'

-61 2"

4'-6

1 2"

10'-0

"

30'-0

"

14'-0

"2'

-0"

13'-1

"

512"

3'-612"

512"

3'-0" 7'-3" 3'-6"

512"

3'-6" 5'-0" 11'-212" 4'-6"

512"

512"

18'-2" 5'-0" 8" 16'-2"

16'-1012"

40'-0"

4'-0" 3'-612"

612"

4'-0

"

512"

4'-0

"

612"

5'-5

1 2"3'

-2"

512"

2'-0

"

512"

5'-0

"

512"

2'-0

"

612"

512"

4'-6

1 2"5'

-0"

17'-0

"2'

-61 2"

512"

30'-0

"

ROOF TOP TERRACE26'-1" x 19'-0"

UNIT A370 SF

DN

14R

@7.

75":1

0W

/ 36"

HR

DN

14R

@7.

75":1

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/ 36"

HR

ROOF TOP TERRACE29'-0" x 23'-0"

UNIT B634 SF

EAVE + 1' CURB

CDF

5

1

4

5

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2

4

D3 C1

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42" P

AR

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42" PA

RA

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42" PA

RA

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42" PARAPET42" PARAPET

42" RA

ILING

42" RAILING 42" PARAPET

42" PARAPET

B A

3

EA

VE

+ 1

' CU

RB

2

42" P

AR

AP

ET

1' C

UR

B

EA

VE

+ 1

' CU

RB

wood siding

woo

d si

ding

woo

d si

ding

wood siding

woo

d si

ding

23'-512" 3'-81

2"

8"

3'-812" 12'-51

2" 512" 3'-61

2"

27'-2" 16'-2" 4'-0"

13'-6

1 2"

512"

2'-0

"51

2"11

'-0"

2'-6

1 2"51

2"

30'-0

"

4'-0"

4'-0"

3'-512" 15'-2" 4'-61

2"

8"

16'-712" 3'-61

2"

23'-2" 20'-2"

40'-0" 4'-0"

512"

3'-0

"12

'-81 2"

4'-3

1 2"

10'-0

"20

'-0"

512"

30'-0

"

BUILDING A - ROOF TOP PLAN

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1 STEP UP


W.H

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1 C

AR

GA

RA

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10'-0

" x 1

9'-0

"

191

SF

BE

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M12

'-7" x

10'

-0"

BA

TH11

'-9" x

3'-3

"

ME

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EAVE LN. ABOVE

BALCONY LN. ABOVE

MA

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EX

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6" GAP

CE

FD

1 32

32

19'-0

"

UP

14R

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HR

1 STEP UP


W.H

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1 C

AR

GA

RA

GE

10'-0

" x 1

9'-0

"

191

SF

BE

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M12

'-7" x

10'

-0"

ME

TAL

STA

IR

EAVE LN. ABOVE

BALCONY LN. ABOVE

MA

INE

NTR

AN

CE

UN

IT A

EX

ITU

NIT

B

6" GAP

CE

FD

123

123

CLO

SE

T

BA

TH11

'-9" x

3'-3

"

1'-5

1 2"4'

-0"

19'-1

1"11

'-11 2"

32'-5

"4'

-1"

36'-6

"

1'-5

1 2"

4'-0

"19

'-11"

11'-1

1 2"

32'-5

"4'

-1"

36'-6

"

512"

3'-0"6"6'-6"6"3'-0"

3"

10'-1112"3'-3"

512"

15'-0"

4"

512"

3'-0" 6" 6'-6" 6" 3'-0"

3"

10'-1112" 3'-3"

512"

15'-0"

4"

30'-0"

9" 9'-6"

812"

3'-3"

512"

4"

14'-612"

9"9'-6"

812"

3'-3"

512"

4"

14'-612"

29'-1"


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6'-1

112"

6'-0

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2"3'

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3'-6

1 2"3'

-51 2"

32'-5

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-7"

40'-0

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4'-1

1 2"

2'-6

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-51 2"

4'-0

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2"6'

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6'-1

112"

3'-6

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3'-5

1 2"

32'-5

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40'-0

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4'-1

1 2"

2'-6

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512"

3'-0" 6" 6'-6" 6" 3'-0" 3"

4"51

2" 10'-1112" 3'-3"

15'-0"

512"

3'-0"6"6'-6"6"3'-0"3"

4"51

2"10'-1112"3'-3"

15'-0"

30'-0"

11" 3'-0" 6'-7" 11" 3'-0"

4"

3"3'-3"10'-111

2"

512"

15'-0"

11"3'-0"6'-7"11"3'-0"

4"

3"3'-3" 10'-111

2"

512"

15'-0"

30'-0"

BUILDING B- 1ST FLOOR PLAN BUILDING B- 2ND FLOOR PLAN



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5'-0

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312"

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512"

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1 2"7'

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2'-6

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40'-0

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32'-5

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1'-5

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512"

5'-0

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8'-0

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4'-0

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512"

19'-1

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40'-0

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32'-5

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512"

3'-0"6"3'-0"6"3'-0"6"3'-0"3"

10'-1112"3'-3"4"

15'-0"

512"

512"

3'-0" 6" 3'-0" 6" 3'-0" 6" 3'-0" 3"

10'-1112" 3'-3" 4"

15'-0"

30'-0"

11" 3'-0" 6'-7" 11" 3'-0" 3"

4"3'-3"10'-1112"

512"

15'-0"

11"3'-0"6'-7"11"3'-0"3"

4" 3'-3" 10'-1112"

512"

15'-0"

30'-0"


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14'-212"

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11'-7"

EAVE LINE ABOVE

3'-1"

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42" PARAPET

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42" PARAPET

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32'-5

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32'-5

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11'-5" 3'-0" 3"

4"3'-3"10'-1112"51

2"

15'-0"

11'-5"3'-0"3"

4" 3'-3" 10'-1112" 51

2"

15'-0"

30'-0"

11" 3'-0" 6'-7" 11" 3'-0" 3"

4"3'-3"10'-1112"

512"

15'-0"

11"3'-0"6'-7"11"3'-0"3"

4" 3'-3" 10'-1112"

512"

15'-0"

30'-0"BUILDING B- ROOF TOP PLANBUILDING B- 3RD FLOOR PLAN



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BUILDING A- NORTH ELEVATION

BUILDING A- SOUTH ELEVATIONPlayhouse Design GroupDPD # 301 6671 | April 1, 2014


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8'-0

"1'

-0"

T.O.R.EL - x

1st FLOOREL - x

8'-0

"1'

-0"

1'-0

"9'

-0"

3rd FLOOREL - x

28'-0

"

2nd FLOOREL - x

1'-0

"

T.O.R.EL - x

3'-6

"

8'-0

"

DRIVEWAY

2'-0

"

GARAGE LEVEL ENTR.

1st FLOOREL - x

8'-0

"1'

-0"

9'-0

"1'

-0"

8'-0

"1'

-0"

28'-0

"

2nd FLOOREL - x

3rd FLOOREL - x

T.O.R.EL - x

3'-6

"

8'-0

"1'

-0"

T.O.R.EL - x

open

2'-0

"

BIOPLANTER

BUILDING A- EAST ELEVATION BUILDING A- WEST ELEVATION



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8'-0

"8'

-0"

9'-0

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28'-0

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1st FLOOREL - x

3rd FLOOREL - x

1'-0

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3'-6

"1'

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T.O.R.EL - x

1'-0

"

T.O.R.EL - x

1'-0

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7'-0

"

2nd FLOOREL - x

10' DRIVEWAY

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F.G. BIOPLANTER 1st FLOOR

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1'-0

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3rd FLOOREL - x

8'-0

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28'-0

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8'-0

"9'

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1'-0

"

T.O.R.EL - x

T.O.R.EL - x

3'-6

"

2nd FLOOREL - x

7'-0

"2'

-0"

OPENSPACE

MAIN ENTRANCE LEVEL

RAMPSTAIRS



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1'-6

"1'

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1st FLOOREL - x

2'-0

"8'

-0"

3'-9

1 2"

1'-0

"

2nd FLOOREL - x

T/O INTERMEDIATE FL.EL - x


8'-9

1 2"6'

-5"

TOP OF DECORATIVEFRAME

T.O.REL - x

28'-0

"

1'-0

"

3'-1

1 2"

1st FLOOREL - x

8'-0

"

1'-0

"

2nd FLOOREL - x

2'-0

"

9'-5

1 2"



6'-5

"

1'-6

"

TOP OF DECORATIVEFRAME

28'-0

"

T.O.REL - x

UNIT AUNIT B

WALK WALK

8'-0

"

T.O.R.EL - x

1st FLOOREL - x

3rd FLOOREL - x

UNIT A

1st FLOOREL - x

1'-0

" 8"

8'-0

"9'

-0"

1'-0

"1'

-0"

2'-4

"

3'-6

"

28'-0

"

T.O.R.EL - x

2nd FLOOREL - x

8'-0

"

1'-0

"

2'-4

"8"

1'-0

"

9'-0

"

1'-0

"

8'-0

"

3rd FLOOREL - x

2nd FLOOREL - x

3'-6

"

28'-0

"

UNIT B

WALK WALK

GRAPHIC SCALE

14" = 1'-0"

4' 8'4'2'BLDG B - WEST ELEVATIONSGRAPHIC SCALE

14" = 1'-0"

4' 8'4'2'BLDG B - EAST ELEVATIONS



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19'-11"

2'-7

"

9'-0

"8'

-0"

1st FLOOREL - x

1'-0

"1'

-0"

1'-0

"28

'-0"

8'-0

"

3rd FLOOREL - x

3'-6

"

1st FLOOREL - x

3'-0

"

2nd FLOOREL - x

3'-0

"21

'-0"

3'-9

1 2"

T.O.R.EL - x

1'-0

"8'

-0"

8'-9

1 2"

2nd FLOOREL - x 1'

-0"


T.O.REL - x


28'-0

"

6'-5

"

T/O RAISED STAIRS/PENTHOUSE - EL - x 2'

-0"11"

UNIT A

28'-0

"

1'-0

"

8'-0

"

1st FLOOREL - x

1'-0

"1'

-0"

9'-0

"

3'-6

"

8'-0

"1'

-0"

3'-0

"

19'-11"

3'-0

"

2nd FLOOREL - x

3rd FLOOREL - x

T.O.R.EL - x

1'-0

"

21'-0

"

1st FLOOREL - x

8'-0

"3'

-91 2"

8'-9

1 2"

T.O.REL - x

2nd FLOOREL - x


28'-0

"


6'-5

"2'

-7"

T/O RAISED STAIRS/PENTHOUSE - EL - x

11"

2'-0

"

UNIT B

BLDG B - SOUTH ELEVATIONS

BLDG B - NORTH ELEVATIONS



18

NORTH NEIGHBOURS PRIVACY WINDOWS STUDY (SINGLE FAMILY HOUSE)

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SOUTH NEIGHBOURS PRIVACY WINDOWS STUDY (PARKING LOT )

Playhouse Design GroupDPD # 3016671 | April 1st, 2014

EARLY DESIGN GUIDANCE825 14th Ave , Central District, Seattle, WA

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VEHICULAR ACCESS:

The access to the two structures is made through a 10’ driveway

located at the North side of the lot, with access from 14th Ave.

The distance between Buildings is 26’-6” with a minimum of 24’-6”

for backing maneuvers.

The backing diagram shows how all cars can safely back-up,

wheel stoppers will be installed at the edge of all walkways.


EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA

21

AM

EN

ITY

PRIVATE AMENITY AREA (BLDG A)- FRONT YARD- 4’ privagy green fence to be planted along the street line and the driveway- a tall sight triangle to be installed to mark driveway(decorative plants to be planted on the sight triangle)

PRIVATE AMENITY AREA (BLDG B)- REAR YARD - tall trees to be planted along property lines - privacy fence to be installed between the two units and at property lines

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CEDAR SIDING

4” x 8” WHITE HARDIE PANELS

4” x 8” DARK HARDIE PANELSSCREENED RECYCLE

PLANTERS

WOOD SIDING

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METAL RAILING INSERTSPlayhouse Design Group

DPD # 3016671 | April 1st, 2014


GRASSCRETE DRIVEWAY PROPOSED MATERIALS - BUILDING A

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LANDSCAPE

MAGNOLIA

Maiden Hair Grass Boston Ivy CHEYENNE PRIVEYPlayhouse Design Group

DPD # 3016671 | April 1st, 2014

EARLY DESIGN GUIDANCE825 14th Ave,Central District, Seattle, WA

Notes:-See soil amendment detail for soil specifications.-See biorentention planter detail for bioretention specifications.-All planting beds to receive minimum 3-4" of mulch.

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SPRING EQUINOX: MARCH 20

8 AM

NOON

4 PM

SUMMER SOLSTICE: JUNE 21

8 AM

NOON

4 PM

FALL EQUINOX: SEPTEMBER 23

8 AM

NOON

4 PM

WINTER SOLSTICE: DECEMBER 21

8 AM

NOON

4 PM



Street level pedestrian entrances1

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SHARED MAILBOXES COVERED LARGE ENTRY BUILDING A

GUEST PARKING AT LOWER PARKING LEVEL

HOUSE NUMBERS & ATTRACTIVE WALKWAYS(LANDSCAPE LIGHTING)

BUILDING B - ENTRANCES6

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23

1

4 5

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77777888888

999

9

BUILDING A - VERTICAL PLANTS ON METAL SCREEN AT NORTH PARKING WALL

BUILDING B - EAST MAIN ENTRANCES ARE COVERED - A STEP IS MARKING THE ENTRANCES - SIDE YARD GATES ARE PROVIDED

CEDAR SIDING

METAL RAILING 4’x8’ WHITE HARDIE PANELS

4’x8’ DARK HARDIE PANELS



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BUILDING B BUILDING A

BUILDING A+B SOUTH RENDERINGS



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29 DESIGN GUIDELINES

CS2 URBAN PATTERN AND FORM : A. LOCATION IN THE CITY & NEIGHBIRHOOD: The project is located in the heart of First Hill on 14th Avebetween E Columbia St. & E Marion St. B. ADJACENT SITES, STREETS, AND OPEN SPACES: In a short walking distance you can reach (North) the heart of Capitol Hill shops & restaurants and (West) Seattle Univer-sity and shortly Downtown. The lot has great views to downtown from the upper levels. 14th Ave is a busy street used to get to Madisson Street.

PL2 WALKABILITY : A. ACCESSIBILITY : The site is accessible from the East (14th Ave) through a shared driveway betwen the two proposed units & pedestrian walkways on the side yards.

PL3 STREET LEVEL INTERACTION : C. RESIDENTIAL EDGES : The site is located next to a vacant parking lot to the south and a single family residence at the North. Accross the street there are single family residences, in the back of the lot and adjacent streets or North 14th Ave multifamily townhomes.

DC2 ARCHITECTURAL CONCEPT: B. ARCHITECTURAL & FACADE COMPOSITION : The proposed contemporary design is a great addition for the neighborhood that is becoming more and more cosmopolitain. The South side of both buildings is well thought so that when you turn on 14th Ave you see the building presence in an har-monious way of interconnecting volumes, shapes and materials. A cube is delineating from the main structure on Bldg A and a painting shaped overframing, enclosing a window gives shape to Bldg B. The North of both buildings are designed to respect the privacy of adjacent neighbors. Building A has 2nd and 3rd fl oor overhanging above the driveway and the East side large balconies and metal railing inserts ,inspired from industrial archi-tecture found in the neighborhood.

D. SCALE & TEXTURE: The treatment of the proposed facades is made of no more than 2 non-colors (black/white) + 1 accent color (wood siding) that gives texture to the buildings. The proposed development is in the scale of the neighborhood and zone building codes. Bldg. A has 3 storyes, a roof top terrace with a penthouse, a raised access to garages while Building B does not have a penthouse level so that the view to downtown is unobstructed.

DC3 OPEN SPACE CONCEPT : A. BUILDING OPEN SPACE RELATIONSHIP: Building A has a private patio proposed in the front yard that is screened by a 4’ tall green fence and accessible to the lower bedroom. Private balcony and roof top decks are created for the better quality of living and connection with the outdoors. The en-trance to Building A is inset, a large overhang above makes the common entry patio created a generous welcoming entry space connecting to all accesses. Building B has private gates on both sides that lead to private rear yards enclosed by trees, vegetation & privacy fence. Roof top terraces are also provided along with balconies that offer views towards downtown.

DC4 EXTERIOR ELEMENTS AND MATERIALS : A. TREES, LANDSCAPE AND HARDSCAPE MAT.: A professional landscape architect is contracted for this proj-ect. Privacy fence is proposed along 14th Ave made of living plants along with tall magnolia trees and shrubs on the South side. At the North blank garage wall, a crawling vine is proposed on a metal mesh wall. Driveways and all pavements will be made of Grasscrete permeable material that leaves grass grow over while the private rear yards of building B are enclosed in native vegetation and tall magnolias. ...................................................................................................1 ROW IMPROVEMENTS (PAR) : At the end of construction work, the public right of way will be restored as it initially was with added elements that will increase the streetscape treatment. The existing curb cut will be fi lled and slightly moved 3’ north so that the anouncing sight triangles can be installed. A variety of plants will be planted on the new created sight triangles while grass and low shrubs will be planted on the 2’ line of the row green space. There will be a 3’min. concrete walkway.

2 TREES: Please see attached arborist report. We are saving 3 trees on the site and removing 3.

# 301 6671 - 825 14th ave - sdr set - seattle · 825 14th ave central district, seattle, wa early...

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