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© DAVID FOSTER ARCHITECTS

DAVID FOSTER ARCHITECTS

DEVELOPER/APPLICANT PETER OTTELE

ARCHITECT/CONTACT DAVID FOSTER ARCHITECTS

SW ALASKA ST SW EDMUNDS ST N CALIFORNIA AVE SW FAUNTLEROY WAY SW
SW ALASKA ST
SW EDMUNDS ST
N
CALIFORNIA AVE SW
FAUNTLEROY WAY SW

4801 FAUNTLEROY WAY SW

EARLY DESIGN GUIDANCE ANALYTIC DESIGN PROPOSAL PACKET

DPD #3020235 JUNE 12, 2015

4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE

ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015

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© DAVID FOSTER ARCHITECTS

TABLE OF CONTENTS

PAGE

SECTION

 

1.

PROPOSAL

 

3

PROJECT LOCATION & DEVELOPMENT OBJECTIVES

 

2.

CONTEXT ANALYSIS

 

4

VICINITY MAP: ZONING

5

VICINITY MAP: URBAN VILLAGE

6

RECENT & ONGOING DEVELOPMENT

7

SURROUNDING USES & STRUCTURES

8

AERIAL VIEW

9

FAUNTLEROY STREETSCAPE

10

EDMUNDS STREETSCAPE

 

3.

EXISTING SITE CONDITIONS

 

11

VIEWS OF THE SITE

12

ZONING / ADJACENT STRUCTURES & USES

13

TOPOGRAPHY & TREE SURVEY

14

SHADOW STUDY

 

4.

EXISTING SITE PLAN

 

15

SURVEY

 

5.

ZONING DATA

 

16

LAND USE CODE SUMMARY

 

6.

DESIGN GUIDELINES

 

17

PRIORITIES FOR THE SITE (APPLICANT’S SELECTION)

 

7.

ARCHITECTURAL CONCEPTS

 

18-19

SCHEME ‘A’

20-21

SCHEME ‘B’

22-23

SCHEME ‘C’ (PREFERRED)

 

8.

SUMMARY OF DEVELOPMENT STANDARD DEPARTURES

 

24

DEVELOPMENT STANDARD DEPARTURES & SCHEME COMPARISON

DAVID FOSTER ARCHITECTS

4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE

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1. PROPOSAL

PROJECT LOCATION & DEVELOPMENT OBJECTIVES

WEST SEATTLE
WEST
SEATTLE
SW ALASKA ST SW EDMUNDS ST SITE CALIFORNIA AVE SW FAUNTLEROY WAY SW 35TH AVE
SW ALASKA ST
SW EDMUNDS
ST
SITE
CALIFORNIA AVE SW
FAUNTLEROY WAY SW
35TH AVE SW

PROJECT LOCATION

The site is located at 4801 Fauntleroy Way SW, one block south of the Fauntleroy-Alaska intersection, between the “Alaska Junction” and the “Fauntleroy Triangle” in West Seattle.

The site is approximately 9,000 square feet, with 120’ of street frontage along SW Edmunds Street and 75’ along Fauntleroy Way SW.

DEVELOPMENT OBJECTIVES

The proposed project will be designed to meet the following development objectives:

Create a project that is economically profitable while adding appropriate density and vibrancy to the neighborhood

Create a range of unit sizes and layouts that provides housing options to a variety of potential users and budgets

Encourage human activity at the sidewalk level along the front facade of the building

Configure plan layouts to provide good natural light to as many units as possible

Four story mixed-use building with 30-40 apartments, 2-8 retail or live-work spaces. Total floor area approx. 29,000 SF

Between 0 and 7 parking spaces

N

area approx. 29,000 SF • Between 0 and 7 parking spaces N DAVID FOSTER ARCHITECTS 4801

DAVID FOSTER ARCHITECTS

4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE

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© DAVID FOSTER ARCHITECTS 2. CONTEXT ANALYSIS VICINITY MAP: ZONING ZONING MAP LEGEND SF5000 LR1 LR2

2. CONTEXT ANALYSIS

VICINITY MAP: ZONING

ZONING MAP LEGEND

SF50002. CONTEXT ANALYSIS VICINITY MAP: ZONING ZONING MAP LEGEND LR1 LR2 LR3 NC2-30 NC3-40 (site) NC3-65

LR1ANALYSIS VICINITY MAP: ZONING ZONING MAP LEGEND SF5000 LR2 LR3 NC2-30 NC3-40 (site) NC3-65 NC3-85 Park

LR2ANALYSIS VICINITY MAP: ZONING ZONING MAP LEGEND SF5000 LR1 LR3 NC2-30 NC3-40 (site) NC3-65 NC3-85 Park

LR3VICINITY MAP: ZONING ZONING MAP LEGEND SF5000 LR1 LR2 NC2-30 NC3-40 (site) NC3-65 NC3-85 Park PROJECT

NC2-30VICINITY MAP: ZONING ZONING MAP LEGEND SF5000 LR1 LR2 LR3 NC3-40 (site) NC3-65 NC3-85 Park PROJECT

NC3-40 (site)MAP: ZONING ZONING MAP LEGEND SF5000 LR1 LR2 LR3 NC2-30 NC3-65 NC3-85 Park PROJECT ZONING The

NC3-65ZONING MAP LEGEND SF5000 LR1 LR2 LR3 NC2-30 NC3-40 (site) NC3-85 Park PROJECT ZONING The site

NC3-85MAP LEGEND SF5000 LR1 LR2 LR3 NC2-30 NC3-40 (site) NC3-65 Park PROJECT ZONING The site is

ParkLEGEND SF5000 LR1 LR2 LR3 NC2-30 NC3-40 (site) NC3-65 NC3-85 PROJECT ZONING The site is zoned

PROJECT ZONING

The site is zoned NC3-40. It is immediately adjacent to NC3-65 zoning to the north, LR3 zoning to the south and east, and NC3-40 zoning to the west.

DAVID FOSTER ARCHITECTS

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10 3 4 19 5 15 1 6 8 11 22 14 18 20 2
10
3
4
19
5
15
1
6
8
11
22
14
18
20
2
17
23
12
16
21
9
13
7

2. CONTEXT ANALYSIS

VICINITY MAP: URBAN VILLAGE

PARKS

1 Junction Plaza Park

2 Planned Park

3 Fauntleroy Place Park

4 West Seattle Golf Course

COMMUNITY

5 West Seattle Family YMCA

6 Fire Station 32

7 Providence Mount St. Vincent

8 Bright Horizons Preschool

9 Highline Medical Center

10 Seattle Lutheran High School

COMMERCIAL

11 California Ave retail

12 Jefferson Square retail

13 Safeway

14 QFC

15 Trader Joes

16 West Seattle Produce Market

17 Whole Foods (coming)

18 L.A. Fitness

19 Bowling Alley

20 Bank of America

21 Broadstone Sky Retail (coming)

RESIDENTIAL

8

Link Apartments

9

Apartments

14

Altamira Apartments

16

The Whittaker Apartments

18

Spruce Apartments

21

Sky Apartments & Live/Work

22

Senior Housing

23

Mural Apartments

URBAN VILLAGE LEGEND

PROJECT SITEHousing 23 Mural Apartments URBAN VILLAGE LEGEND PARKS WEST SEATTLE JUNCTION URBAN VILLAGE PEDESTRIAN AREAS

PARKS23 Mural Apartments URBAN VILLAGE LEGEND PROJECT SITE WEST SEATTLE JUNCTION URBAN VILLAGE PEDESTRIAN AREAS ALASKA

WEST SEATTLE JUNCTION URBAN VILLAGEMural Apartments URBAN VILLAGE LEGEND PROJECT SITE PARKS PEDESTRIAN AREAS ALASKA JUNCTION TRANSIT HUB BIKE ROUTE

PEDESTRIAN AREASPROJECT SITE PARKS WEST SEATTLE JUNCTION URBAN VILLAGE ALASKA JUNCTION TRANSIT HUB BIKE ROUTE OVERLAY ZONING

PARKS WEST SEATTLE JUNCTION URBAN VILLAGE PEDESTRIAN AREAS ALASKA JUNCTION TRANSIT HUB BIKE ROUTE OVERLAY ZONING

ALASKA JUNCTION TRANSIT HUB

BIKE ROUTEURBAN VILLAGE PEDESTRIAN AREAS ALASKA JUNCTION TRANSIT HUB OVERLAY ZONING & TRANSIT The site is located

OVERLAY ZONING & TRANSIT

The site is located within the West Seattle Junction Hub Urban Village overlay zoning boundary and has frequent transit service within 1/4-mile via the Rapid Ride C Line stop at Alaska and California.

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4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE

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2. CONTEXT ANALYSIS

RECENT & ONGOING DEVELOPMENT

2. CONTEXT ANALYSIS RECENT & ONGOING DEVELOPMENT The Whittaker Whole Foods Market & apartments

The Whittaker Whole Foods Market & apartments

The Whittaker Whole Foods Market & apartments Broadstone Sky Apartments Apartments, live/work &

Broadstone Sky Apartments Apartments, live/work & retail

Sky Apartments Apartments, live/work & retail Spruce West Seattle L.A. Fitness, retail & apartments

Spruce West Seattle L.A. Fitness, retail & apartments

Spruce West Seattle L.A. Fitness, retail & apartments Link Apartments Bright Horizons pre-school, restaurant

Link Apartments Bright Horizons pre-school, restaurant & apartments

NEIGHBORING DEVELOPMENT

The existing site is developed only as surface parking. Currently it serves as construction staging for a development in progress directly to the north, a 7-story mixed-use project with 350 apartments and 60,000 SF of retail, including a Whole Foods Market. (The Whitaker, 4755 Fauntleroy Way SW)

Directly west of the Whittaker site, an 8-story mixed-use project to have 135 dwelling units, 16 live/work units, 1,000 square feet of commercial space and 115 below grade parking spaces is also currently in construction. (Broadstone Sky Apartments, 4745 40th Ave SW)

Directly north of the Whittaker site, a 6-story mixed-use project with 216 apartments, a fitness center & retail was recently completed. (Spruce West Seattle, 4555 39th Ave SW)

The Link Apartments, a six-story building directly east of Spruce added 13,000 SF of street retail, 196 residential units, and approximately 170 subterranean parking stalls to the neighborhood when it opened in 2011.

DAVID FOSTER ARCHITECTS

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2. CONTEXT ANALYSIS

SURROUNDING USES & STRUCTURES

2. CONTEXT ANALYSIS SURROUNDING USES & STRUCTURES A Alley looking north: old and new low-rise multi-family

A Alley looking north: old and new low-rise multi-family housing

looking north: old and new low-rise multi-family housing B Alley looking south: single and multi-family housing

B Alley looking south: single and multi-family housing

ALASKA

Alley looking south: single and multi-family housing ALASKA D EDMUNDS FAUNTLEROY B A C C Fauntleroy
Alley looking south: single and multi-family housing ALASKA D EDMUNDS FAUNTLEROY B A C C Fauntleroy
D EDMUNDS FAUNTLEROY
D
EDMUNDS
FAUNTLEROY
B A
B
A
C
C
multi-family housing ALASKA D EDMUNDS FAUNTLEROY B A C C Fauntleroy looking north: apartment buildings D
multi-family housing ALASKA D EDMUNDS FAUNTLEROY B A C C Fauntleroy looking north: apartment buildings D
C Fauntleroy looking north: apartment buildings D Fauntleroy looking south: coming 6-story mixed use development
C
Fauntleroy looking north: apartment buildings
D
Fauntleroy looking south: coming 6-story mixed use development
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
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ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015
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2. CONTEXT ANALYSIS

AERIAL VIEW: NATURAL FEATURES, TRAFFIC FLOWS, BARRIERS, MAJOR BUILDINGS

4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE DAVID FOSTER ARCHITECTS ANALYTIC DESIGN PROPOSAL PACKET JUNE
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
DAVID FOSTER ARCHITECTS
ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015
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N

8

SW EDMUNDS ST

SW HUDSON ST

SW ALASKA ST

SW EDMUNDS ST

SWHUDSON ST

© DAVID FOSTER ARCHITECTS

2. CONTEXT ANALYSIS

FAUNTLEROY STREETSCAPE

 
     
   
      FAUNTLEROY     EDMUNDS     A B  
FAUNTLEROY

FAUNTLEROY

FAUNTLEROY
FAUNTLEROY
FAUNTLEROY
FAUNTLEROY
   

EDMUNDS

 
      FAUNTLEROY     EDMUNDS     A B  
      FAUNTLEROY     EDMUNDS     A B  
 

A

A

B

 
 

SITE 4801 FAUNTLEROY WAY SW

  A B   SITE 4801 FAUNTLEROY WAY SW Apartments Single Family Houses Apartments New Construction

Apartments

Single Family Houses

Apartments

New Construction Mixed-Use

A WEST SIDE OF FAUNTLEROY WAY SW
A WEST SIDE OF FAUNTLEROY WAY SW

DIRECTLY ACCROSS FROM SITE

A WEST SIDE OF FAUNTLEROY WAY SW DIRECTLY ACCROSS FROM SITE Commercial / Retail Parking Commercial

Commercial / Retail

Parking

Commercial / Retail

Apartments

Single Family Houses

Apartments

/ Retail Apartments Single Family Houses Apartments B EAST SIDE OF FAUNTLEROY WAY SW (ACROSS FROM

B EAST SIDE OF FAUNTLEROY WAY SW (ACROSS FROM SITE)

B EAST SIDE OF FAUNTLEROY WAY SW (ACROSS FROM SITE) DAVID FOSTER ARCHITECTS 4801 FAUNTLEROY WAY

DAVID FOSTER ARCHITECTS

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ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015

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SW EDMUNDS ST

SW EDMUNDS ST

2. CONTEXT ANALYSIS

EDMUNDS STREETSCAPE

SITE 4801 FAUNTLEROY WAY SW

ANALYSIS EDMUNDS STREETSCAPE SITE 4801 FAUNTLEROY WAY SW A PAN SOUTH SIDE OF EDMUNDS EDMUNDS A

A PAN SOUTH SIDE OF EDMUNDS

SITE 4801 FAUNTLEROY WAY SW A PAN SOUTH SIDE OF EDMUNDS EDMUNDS A FAUNTLEROY New Construction
EDMUNDS A FAUNTLEROY
EDMUNDS
A
FAUNTLEROY
New Construction Mixed-Use New Construction Mixed-Use DIRECTLY ACCROSS FROM SITE Commercial EDMUNDS B B PAN
New Construction Mixed-Use
New Construction Mixed-Use
DIRECTLY ACCROSS FROM SITE
Commercial
EDMUNDS
B
B
PAN NORTH SIDE OF EDMUNDS
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
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ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015
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SW EDMUNDS ST
SW 40TH ST
SW EDMUNDS ST
FAUNTLEROY

3. EXISTING SITE CONDITIONS

VIEWS OF THE SITE

EDMUNDS A EDMUNDS B FAUNTLEROY FAUNTLEROY
EDMUNDS
A
EDMUNDS
B
FAUNTLEROY
FAUNTLEROY
OF THE SITE EDMUNDS A EDMUNDS B FAUNTLEROY FAUNTLEROY A VIEW OF SITE FROM EDMUNDS B

A VIEW OF SITE FROM EDMUNDS

B FAUNTLEROY FAUNTLEROY A VIEW OF SITE FROM EDMUNDS B VIEW OF SITE FROM FAUNTLEROY EDMUNDS
B VIEW OF SITE FROM FAUNTLEROY
B VIEW OF SITE FROM FAUNTLEROY
EDMUNDS C C VIEW OF SITE FROM ALLEY 4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
EDMUNDS
C
C
VIEW OF SITE FROM ALLEY
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
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ANALYTIC DESIGN PROPOSAL PACKET JUNE 15, 2015
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FAUNTLEROY

© DAVID FOSTER ARCHITECTS

3. EXISTING SITE CONDITIONS

ZONING / ADJACENT STRUCTURES & USES

SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking
SITE CONDITIONS ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking

ZONING LEGEND

SF5000ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND LR1 12 LR2 11 Parking LR3 NC3-40 (site)

ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking LR3 NC3-40
ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking LR3 NC3-40
ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking LR3 NC3-40
ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking LR3 NC3-40
ZONING / ADJACENT STRUCTURES & USES ZONING LEGEND SF5000 LR1 12 LR2 11 Parking LR3 NC3-40
LR1 12 LR2 11 Parking LR3 NC3-40 (site) NC3-65 NC3-85 4 Park Parking 3 1
LR1
12
LR2
11
Parking
LR3
NC3-40 (site)
NC3-65
NC3-85
4
Park
Parking
3
1
Parking
Parking
2
5
EDMUNDS
EDMUNDS
13
7
6
8
9
10
FAUNTLEROY
FAUNTLEROY

USE LEGEND

Single-family13 7 6 8 9 10 FAUNTLEROY FAUNTLEROY USE LEGEND Townhouse Multi-family Commercial Mixed-Use Park 1

Townhouse6 8 9 10 FAUNTLEROY FAUNTLEROY USE LEGEND Single-family Multi-family Commercial Mixed-Use Park 1 Highline Medical

Multi-familyFAUNTLEROY FAUNTLEROY USE LEGEND Single-family Townhouse Commercial Mixed-Use Park 1 Highline Medical Center &

CommercialFAUNTLEROY USE LEGEND Single-family Townhouse Multi-family Mixed-Use Park 1 Highline Medical Center & Apartments 2

Mixed-UseUSE LEGEND Single-family Townhouse Multi-family Commercial Park 1 Highline Medical Center & Apartments 2 Broadstone

ParkSingle-family Townhouse Multi-family Commercial Mixed-Use 1 Highline Medical Center & Apartments 2 Broadstone Sky

1 Highline Medical Center & Apartments

2 Broadstone Sky Apartments

3 Whole Foods + Apartments (in construction)

4 West Seattle Produce

5 Consignment store

6 Thunderbird Apartments

7 Fauntleroy Terrace Condos

8 Fauntleroy Landing Apartments

9 Apartments

10 Dorchester Apartments

11 Bank of America

12 Les Schwab Tire Center

13 Bella Mente Early Learning Center

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3. EXISTING SITE CONDITIONS

TOPOGRAPHY & TREE SURVEY

270 EDMUNDS 270 280 290 TOPOGRAPHY & TREES The proposed site has negligable elevation change
270
EDMUNDS
270
280
290
TOPOGRAPHY & TREES
The proposed site has negligable elevation change and
no significant vegetation. A 10” Holly and 12” Fir are
located near the south-east corner of the site on an
adjacent lot.
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
DAVID FOSTER ARCHITECTS
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310 300
280
290
FAUNTLEROY
300
310
320

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3. EXISTING SITE CONDITIONS

SHADOW STUDY

3. EXISTING SITE CONDITIONS SHADOW STUDY DECEMBER 21ST 10:00 AM DECEMBER 21ST NOON DECEMBER 21ST 2:00

DECEMBER 21ST 10:00 AM

SITE CONDITIONS SHADOW STUDY DECEMBER 21ST 10:00 AM DECEMBER 21ST NOON DECEMBER 21ST 2:00 PM DAVID

DECEMBER 21ST NOON

DECEMBER 21ST 2:00 PM DAVID FOSTER ARCHITECTS © DAVID FOSTER ARCHITECTS
DECEMBER 21ST 2:00 PM
DAVID FOSTER ARCHITECTS
© DAVID FOSTER ARCHITECTS
2:00 PM DAVID FOSTER ARCHITECTS © DAVID FOSTER ARCHITECTS MARCH/SEPTEMBER 22ND 10:00 AM MARCH/SEPTEMBER 22ND NOON

MARCH/SEPTEMBER 22ND 10:00 AM

© DAVID FOSTER ARCHITECTS MARCH/SEPTEMBER 22ND 10:00 AM MARCH/SEPTEMBER 22ND NOON MARCH/SEPTEMBER 22ND 2:00 PM

MARCH/SEPTEMBER 22ND NOON

MARCH/SEPTEMBER 22ND 10:00 AM MARCH/SEPTEMBER 22ND NOON MARCH/SEPTEMBER 22ND 2:00 PM JUNE 21ST 10:00 AM JUNE

MARCH/SEPTEMBER 22ND 2:00 PM

AM MARCH/SEPTEMBER 22ND NOON MARCH/SEPTEMBER 22ND 2:00 PM JUNE 21ST 10:00 AM JUNE 21ST NOON JUNE

JUNE 21ST 10:00 AM

22ND NOON MARCH/SEPTEMBER 22ND 2:00 PM JUNE 21ST 10:00 AM JUNE 21ST NOON JUNE 21ST 2:00

JUNE 21ST NOON

22ND 2:00 PM JUNE 21ST 10:00 AM JUNE 21ST NOON JUNE 21ST 2:00 PM N 4801

JUNE 21ST 2:00 PM

N
N

4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE

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4. EXISTING SITE PLAN

SURVEY

LEGAL DESCRIPTION ALTA/ACSM LAND TITLE SURVEY LOTS 1 THROUGH 3, INCLUSIVE, BLOCK 4, NORRIS’ ADDITION
LEGAL DESCRIPTION
ALTA/ACSM LAND TITLE SURVEY
LOTS 1 THROUGH 3, INCLUSIVE, BLOCK 4, NORRIS’
ADDITION TO WEST SEATTLE, ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 14 OF PLATS, PAGE 93,
RECORDS OF KING COUNTY, WASHINGTION.
SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
LEGEND
4801 FAUNTLEROY WAY SW EARLY DESIGN GUIDANCE
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ALTA/ACSM LAND TITLE SURVEY
PAAR DEVELOPMENT

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5. ZONING DATA

LAND USE CODE SUMMARY

ZONING SUMMARY

Lot Area

9000 SF

Lot Dimensions

75’ x 120’

Zoning

NC3-40

Overlays

West Seattle Juntion Hub Urban Village

Existing Land Uses

Parking

Permitted Uses

Mixed-use, Residential, Office, Commercial

Prohibited Uses

Per 23.42A.005.D residential usees are generally permitted anywhere in NC3 structures, but may not occupy in aggregate more than 20% of street-level, street-facing facade. Access to residential use is limited to 20% of the pedestrian street-facing facade length.

Street-level non-residential

Blank facades:

-maximum 20’ in width between 2’ and 8’ above sidewalk -limited to 40% of each street facade

10’ maximum setback unless providing wider sidewalks, plazas, or approved landscaping/open space

Transparency:

-minimum 60% of facade area between 2’ and 8’ above sidewalk to be transparent -shall allow unobstructed views into structure (live/work units may have display windows w/ minimum 30” depth)

13’ minimum floor to floor height

30’ average, 15’ minimum commercial depth

Street-level residential

At least one street-level street-facing facade to have a visually prominent pedestrian entry

Floors of dwelling units along the street-level streetfacing facade to be located at least 4’ above or 4’ below sidewalk grade or be set back at least 10 feet from the sidewalk

Structure Height

40’-0”

44’-0”

Base height limit

If residential use at street level located 4’ above grade

Pitched roofs, parapets, fire walls, open railings, planters, skylights, clerestories, or greenhouses may extend an additional 4 feet

Stair and elevator penthouses, solar collectors, screened mechanical equipment less than 20% of roof area may extend an additional 15 feet

Floor Area Ratio

3.0

maximum, any single-use

3.25

maximum, mixed-use

1.5

minimum for 40’ structure in Urban Village

FAR Exemptions

Areas below the lower of existing or finished grade

Setbacks

None (no adjacent residential zones)

Amenity Area

Minimum 5% of total residential gross square footage up to 50% of the lot area required as amenity space;

includes decks, balconies, terraces, roof gardens, plazas, play areas, sport courts, and courtyards; parking & driveways not included (Maximum of 1350 SF required based on maximum residential area of 29,000 SF)

Access to at least one amenity area required for all residential units

Common amenity areas minimum dimensions: 250 SF, 10’-0”

Private amenity areas minimum dimensions: 60 SF, 6’-0”

Parking Quantity

No parking is required in Urban Villages with frequent transit service within 1/4 mile

Parking Requirements

Bicycle Parking

Landscaping

Street trees

Parking access shall be from the alley and shall be separated from street-level street facing facades by another permitted use.

1 space per 4 dwelling units or 0.75 spaces per small efficiency dwelling unit

Must achieve a Green Factor score of 0.3 or greater as defined per 23.47A.016

Required for new construction

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6. DESIGN GUIDELINES

PRIORITIES FOR THE SITE (APPLICANT’S SELECTION)

Contex and Site

Public Life

Design Concept

CS1. Natural Systems and Site Features

PL2. Walkability

DC1. Project Uses and Activities

B. Sunlight and Natural Ventilation

C. Topography

The building will take advantage of its corner location to maximize daylighting and nautral ventilation.

CS2. Urban Pattern and Form

A. Location in the City and Neighborhood

B. Adjacent Sites, Streets, and Open Spaces

C. Relationship to the Block

D. Height, Bulk, and Scale

The site is on the edge of a dense urban neighborhood, part of the Juntion Hub Urban Village.

CS3. Architectural Context and Character

A. Emphasizing Positive Neighborhood Attributes

B. Local History and Culture

The neighborhood is developing into a vibrant, walkable community and this project should continue the procress.

A. Accessibility

B. Safety and Security

C. Weather Protection

D. Wayfinding

Storefront and lobby entrances to will be easy to identify from the sidewalk.

PL3. Street Level Interaction

A. Entries

B. Retail Edges

C. Residential Edges

Facade to incorporate transparency, detailing, and material choices for pedestrian-friendliness.

PL4. Active Transit

A. Entry Locations and Relationships

B. Planning Ahead for Bicyclists

C. Planning Ahead for Transit

Residents and visitors will have access to multiple transit options within 0.25 miles from site, and bike parking and storage available within the building.

A. Arrangement of Interior Uses

B. Vehicular Access and Circulation

C. Parking and Service Uses

Vehicle access from the alley is separated from pedestrian access on Fauntleroy Avenue and Edmunds Street.

DC2. Architectural Concept

A. Massing

B. Architectural and Façade Composition

C. Secondary Architectural Features

D. Scale and Texture

E. Form and Function

Arrangement of retail, live-work, apartments, and amenity areas are legible through the building massing, and located appropriately relative to the Fauntleroy/Edmunds street heirarchy.

DC3. Open Space Concept

A. Building-Open Space Relationship

B. Open Spaces Uses and Activities

C. Design

The design takes advantage of opportunities for common outdoor amenity space at the roof level and private terraces at bulding step-back locations.

DC4. Exterior Elements and Materials

A. Exterior Elements and Finishes

B. Signage

C. Lighting

D. Trees, Landscape and Hardscape Materials

Materials, site lighting, and signage that is durable and appropriately scaled to be specified.

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7. ARCHITECTURAL CONCEPT ‘A’

ZONING CODE COMPLIANT BASELINE SCHEME W/ GROUND FLOOR COMMERCIAL AND APARTMENTS

step back for powerline clearance rooftop amenity w/ city views step back for powerline clearance
step back
for powerline
clearance
rooftop amenity
w/ city views
step back for
powerline clearance
retail @ sidewalk level

MASSING SCHEME ‘A’

SW EDMUNDS ST RESIDENTIAL LOBBY WITH UNITS ABOVE COMMERCIAL UNIT 6 RESIDENTIAL ABOVE COMMERCIAL UNIT
SW EDMUNDS ST
RESIDENTIAL LOBBY
WITH UNITS ABOVE
COMMERCIAL UNIT 6
RESIDENTIAL ABOVE
COMMERCIAL UNIT 5
RESIDENTIAL ABOVE
COMMERCIAL UNIT 4
RESIDENTIAL ABOVE
COMMERCIAL UNIT 3
RESIDENTIAL ABOVE
COMMERCIAL UNIT 2
RESIDENTIAL ABOVE
BIKE
STORAGE
& MAIL
SOLID WASTE STORAGE
COMMERCIAL UNIT 1
RESIDENTIAL ABOVE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
N
ALLEY
FAUNTLEROY WAY SW

SITE PLAN SCHEME ‘A’

OPPORTUNITIES CONSTRAINTS Higher density = more units of affordable shared housing ◦ ◦ Fair housing
OPPORTUNITIES
CONSTRAINTS
Higher density = more units of affordable
shared housing
◦ Fair housing requirements apply
◦ Heavy traffic on Fauntleroy
◦ Great views of city from upper levels
Power lines on Edmunds require approx. 13’
clearance
◦ Good light due to corner location
◦ Scale/bulk not optimal
◦ South property line modulation
STREET VIEW SCHEME ‘A’
ALLEY VIEW SCHEME ‘A’
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7. ARCHITECTURAL CONCEPT ‘A’

ZONING CODE COMPLIANT BASELINE SCHEME W/ GROUND FLOOR COMMERCIAL AND APARTMENTS

EDMUNDS FAUNTLEROY
EDMUNDS
FAUNTLEROY

1ST FLOOR PLAN SCHEME ‘A’

SCHEME ‘A’ SUMMARY *CODE COMPLIANT BUILD-OUT

44 apartment units

5 retail spaces

Total Floor Area

Proposed parking spaces

24,370 sf

4,840 sf

29,250 sf

none

RESIDENTIALProposed parking spaces 24,370 sf 4,840 sf 29,250 sf none COMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK)

COMMERCIALparking spaces 24,370 sf 4,840 sf 29,250 sf none RESIDENTIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION

COMMERCIAL (LIVE-WORK)24,370 sf 4,840 sf 29,250 sf none RESIDENTIAL COMMERCIAL RESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE

RESIDENTIAL (LIVE-WORK)29,250 sf none RESIDENTIAL COMMERCIAL COMMERCIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY SOLID WASTE

CIRCULATIONCOMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) COMMON AMENITY PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦

COMMON AMENITYCOMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted

PRIVATE AMENITYRESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted Floor Area

SOLID WASTE STORAGE/MECH(LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY ◦ Permitted Floor Area (mixed-use: 9,000 x 3.25 FAR) ◦

Permitted Floor Area

(mixed-use: 9,000 x 3.25 FAR)

Permitted Residential Area

(9,000 x 3.0 FAR)

29,250 sf

27,000 sf

Residential Area (9,000 x 3.0 FAR) 29,250 sf 27,000 sf 2ND FLOOR PLAN SCHEME ‘A’ 4TH

2ND FLOOR PLAN SCHEME ‘A’

3.0 FAR) 29,250 sf 27,000 sf 2ND FLOOR PLAN SCHEME ‘A’ 4TH FLOOR PLAN SCHEME ‘A’

4TH FLOOR PLAN SCHEME ‘A’

FLOOR PLAN SCHEME ‘A’ 4TH FLOOR PLAN SCHEME ‘A’ 3RD FLOOR PLAN SCHEME ‘A’ ROOF PLAN

3RD FLOOR PLAN SCHEME ‘A’

FLOOR PLAN SCHEME ‘A’ 3RD FLOOR PLAN SCHEME ‘A’ ROOF PLAN SCHEME ‘A’ DAVID FOSTER ARCHITECTS

ROOF PLAN SCHEME ‘A’

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7. ARCHITECTURAL CONCEPT ‘B’

ENTRY COURTYARD SCHEME W/ REDUCED MASSING AND CORNER RETAIL

split massing into 2 bldgs rooftop amenity w/ city views terraces live/work entry courtyard commercial
split
massing
into 2 bldgs
rooftop
amenity
w/ city
views
terraces
live/work
entry courtyard
commercial @ street corner

MASSING SCHEME ‘B’

SW EDMUNDS ST ENTRY COURTYARD COMMERCIAL UNIT 6 RESIDENTIAL ABOVE COMMERCIAL UNIT 5 RESIDENTIAL ABOVE
SW EDMUNDS ST
ENTRY COURTYARD
COMMERCIAL UNIT 6
RESIDENTIAL ABOVE
COMMERCIAL UNIT 5
RESIDENTIAL ABOVE
COMMERCIAL UNIT 4
RESIDENTIAL ABOVE
RESIDENTIAL
COMMERCIAL UNIT 3
RESIDENTIAL ABOVE
COMMERCIAL UNIT 2
RESIDENTIAL ABOVE
BIKE PARKING
RESIDENTIAL
RESIDENTIAL
COMMERCIAL UNIT 1
RESIDENTIAL ABOVE
SOLID WASTE
STORAGE/MECH
N
ALLEY
FAUNTLEROY WAY SW

SITE PLAN SCHEME ‘B’

OPPORTUNITIES CONSTRAINTS ◦ Entry courtyard encourages neighbor interaction ◦ Fair housing requirements apply ◦
OPPORTUNITIES
CONSTRAINTS
◦ Entry courtyard encourages neighbor
interaction
◦ Fair housing requirements apply
◦ Restricted glazing openings on south wall
◦ Massing superior to scheme ‘A’
◦ Great city views from rooftop amenity space
STREET VIEW SCHEME ‘B’
ALLEY VIEW SCHEME ‘B’
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7. ARCHITECTURAL CONCEPT ‘B’

ENTRY COURTYARD SCHEME W/ REDUCED MASSING AND CORNER RETAIL

EDMUNDS FAUNTLEROY
EDMUNDS
FAUNTLEROY

1ST FLOOR PLAN SCHEME ‘B’

SCHEME ‘B’ SUMMARY

31 apartment units

6 retail spaces

Total Floor Area

Proposed parking spaces

22,512 sf

5,778 sf

28,290 sf

none

RESIDENTIALProposed parking spaces 22,512 sf 5,778 sf 28,290 sf none COMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK)

COMMERCIALparking spaces 22,512 sf 5,778 sf 28,290 sf none RESIDENTIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION

COMMERCIAL (LIVE-WORK)22,512 sf 5,778 sf 28,290 sf none RESIDENTIAL COMMERCIAL RESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE

RESIDENTIAL (LIVE-WORK)28,290 sf none RESIDENTIAL COMMERCIAL COMMERCIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY SOLID WASTE

CIRCULATIONCOMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) COMMON AMENITY PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦

COMMON AMENITYCOMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted

PRIVATE AMENITYRESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted Floor Area

SOLID WASTE STORAGE/MECH(LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY ◦ Permitted Floor Area (mixed-use: 9,000 x 3.25 FAR) ◦

Permitted Floor Area

(mixed-use: 9,000 x 3.25 FAR)

Permitted Residential Area

(9,000 x 3.0 FAR)

29,250 sf

27,000 sf

Residential Area (9,000 x 3.0 FAR) 29,250 sf 27,000 sf 2ND FLOOR PLAN SCHEME ‘B’ 4TH

2ND FLOOR PLAN SCHEME ‘B’

3.0 FAR) 29,250 sf 27,000 sf 2ND FLOOR PLAN SCHEME ‘B’ 4TH FLOOR PLAN SCHEME ‘B’

4TH FLOOR PLAN SCHEME ‘B’

FLOOR PLAN SCHEME ‘B’ 4TH FLOOR PLAN SCHEME ‘B’ 3RD FLOOR PLAN SCHEME ‘B’ ROOF PLAN

3RD FLOOR PLAN SCHEME ‘B’

FLOOR PLAN SCHEME ‘B’ 3RD FLOOR PLAN SCHEME ‘B’ ROOF PLAN SCHEME ‘B’ DAVID FOSTER ARCHITECTS

ROOF PLAN SCHEME ‘B’

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7. ARCHITECTURAL CONCEPT ‘C’

MIX OF LIVE-WORK, RETAIL, AND APARTMENTS W/ STREET MODULATION

*PREFERRED SCHEME

roof lines vary city views terraces live/work units retail along Edmunds 2-story live/work lofts @
roof lines vary
city
views
terraces
live/work units
retail
along Edmunds
2-story live/work
lofts @ sidewalk
level
live/work
corner massing
for visual interest

MASSING SCHEME ‘C’

SW EDMUNDS ST LIVE WORK 1 LIVE WORK 2 LIVE WORK 3 LIVE WORK 4
SW EDMUNDS ST
LIVE WORK 1
LIVE WORK 2
LIVE WORK 3
LIVE WORK 4
LIVE WORK 5
LIVE WORK 6
PARKING 1
LIVE WORK 7
BELOW BLDG
ADA VAN PARKING
BELOW BLDG
COURTYARD FOR UNIT ACCESS
UNITS
19-21ABOVE
PARKING 3
COMMERCIAL UNIT 1
RESIDENTIAL UNITS 1-2 ABOVE
SOLID
BELOW BUILDING
WASTE
RESIDENTIAL
STORAGE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
UNITS 3-6
& MECH
UNITS 15-18
UNITS 11-14
UNITS 7-10
PARKING 4
BELOW BLDG
COMMERCIAL UNIT 2
PARKING 5
BELOW BLDG
PARKING 6
BELOW BLDG
N
ALLEY
FAUNTLEROY WAY SW

SITE PLAN SCHEME ‘C’

OPPORTUNITIES CONSTRAINTS ◦ Parking for live/work units provided ◦ Fair housing requirements apply ◦ Mix
OPPORTUNITIES
CONSTRAINTS
◦ Parking for live/work units provided
◦ Fair housing requirements apply
◦ Mix of small + large apartments
◦ No openings on south property line
◦ Commercial on Fauntleroy
◦ Mixed ownership model (fee simple + rentals)
◦ Good daylight options for all units
◦ Best modulation of the 3 schemes
VIEW FROM FAUNTLEROY & EDMUNDS SCHEME ‘C’
VIEW FROM EDMUNDS & ALLEY SCHEME ‘C’
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7. ARCHITECTURAL CONCEPT ‘C’

MIX OF LIVE-WORK, RETAIL, AND APARTMENTS W/ STREET MODULATION

*PREFERRED SCHEME

EDMUNDS FAUNTLEROY
EDMUNDS
FAUNTLEROY

1ST FLOOR PLAN SCHEME ‘C’

OPEN OPEN
OPEN
OPEN

2ND FLOOR PLAN SCHEME ‘C’

SCHEME ‘C’ SUMMARY *PREFERRED SCHEME

7 live/work units

Proposed parking spaces:

21 apartment units 2 retail spaces Total Floor Area

11,532 sf

13,882 sf

950 sf

27,064 sf

6

RESIDENTIALTotal Floor Area 11,532 sf 13,882 sf 950 sf 27,064 sf 6 COMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL

COMMERCIALArea 11,532 sf 13,882 sf 950 sf 27,064 sf 6 RESIDENTIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION

COMMERCIAL (LIVE-WORK)sf 13,882 sf 950 sf 27,064 sf 6 RESIDENTIAL COMMERCIAL RESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE

RESIDENTIAL (LIVE-WORK)sf 27,064 sf 6 RESIDENTIAL COMMERCIAL COMMERCIAL (LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY SOLID WASTE

CIRCULATIONCOMMERCIAL COMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) COMMON AMENITY PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦

COMMON AMENITYCOMMERCIAL (LIVE-WORK) RESIDENTIAL (LIVE-WORK) CIRCULATION PRIVATE AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted

PRIVATE AMENITYRESIDENTIAL (LIVE-WORK) CIRCULATION COMMON AMENITY SOLID WASTE STORAGE/MECH ◦ Permitted Floor Area

SOLID WASTE STORAGE/MECH(LIVE-WORK) CIRCULATION COMMON AMENITY PRIVATE AMENITY ◦ Permitted Floor Area (mixed-use: 9,000 x 3.25 FAR) ◦

Permitted Floor Area

(mixed-use: 9,000 x 3.25 FAR)

Permitted Residential Area

(9,000 x 3.0 FAR)

29,250 sf

27,000 sf

Residential Area (9,000 x 3.0 FAR) 29,250 sf 27,000 sf 4TH FLOOR PLAN SCHEME ‘C’ 3RD

4TH FLOOR PLAN SCHEME ‘C’

3.0 FAR) 29,250 sf 27,000 sf 4TH FLOOR PLAN SCHEME ‘C’ 3RD FLOOR PLAN SCHEME ‘C’

3RD FLOOR PLAN SCHEME ‘C’

FLOOR PLAN SCHEME ‘C’ 3RD FLOOR PLAN SCHEME ‘C’ ROOF PLAN SCHEME ‘C’ DAVID FOSTER ARCHITECTS

ROOF PLAN SCHEME ‘C’

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8. SUMMARY

DEVELOPMENT STANDARD DEPARTURES & SCHEME COMPARISON

DEVELOPMENT STANDARD DEPARTURES & SCHEME COMPARISON SCHEME ‘A’ Zoning code compliant baseline scheme w/

SCHEME ‘A’ Zoning code compliant baseline scheme w/ ground floor commercial and apartments

baseline scheme w/ ground floor commercial and apartments SCHEME ‘B’ Entry courtyard scheme w/ reduced massing

SCHEME ‘B’ Entry courtyard scheme w/ reduced massing and corner retail

Entry courtyard scheme w/ reduced massing and corner retail SCHEME ‘C’ Mix of live-work, retail, and

SCHEME ‘C’ Mix of live-work, retail, and apartments w/ street modulation

PROPOSAL

29,250 SF

4

44 apartment units

stories

28,290 SF

stories

4

31 apartment units

27,064 SF

4

21 apartment units

stories

5

retail spaces

6

retail spaces

7

live/work units

no parking spaces

no parking spaces

2

retail spaces

 

6

parking spaces

DEVELOPMENT STANDARD DEPARTURES

No development standard departures requested

No development standard departures requested

No development standard departures requested

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