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4747 CALIFORNIA

E A R LY D E S I GN 04.20.2017
GU I DA N C E #3 0 3 2 0 5 2
07.19.2018
THIS PAGE IS INTENTIONALLY LEFT BLANK
table of contents

3.0 PROPOSAL 6.0  EXISTING SITE CONDITIONS


Project Information . . . . . . . . . . . . . . . . . . 4 Site Photographs . . . . . . . . . . . . . . . . . . . 22
Project Goals . . . . . . . . . . . . . . . . . . . . . 5 Preliminary Site Plan . . . . . . . . . . . . . . . . . 23

4 . 0   C O N T E X T A N A LY S I S COMMUNITY OUTREACH
Zoning & Overlay Designations . . . . . . . . . . . 6
Letter from the Owner . . . . . . . . . . . . . . . . 24
Zoning Summary . . . . . . . . . . . . . . . . . . . 7
Community Outreach . . . . . . . . . . . . . . . . . 26
Transportation & Street Characteristics . . . . . . . 10
Sun Path & Site Views . . . . . . . . . . . . . . . . 11
7. 0   D E S I G N G U I D E L I N E S
Neighborhood Gateways . . . . . . . . . . . . . . . 12
Design Guidelines . . . . . . . . . . . . . . . . . . . 30
Surrounding Uses . . . . . . . . . . . . . . . . . . 13
Community Nodes & Structures . . . . . . . . . . . 14
Alaska Junction Plan . . . . . . . . . . . . . . . . . 16
8.0  ARCHITECTURAL CONCEPTS
Massing Options Overview . . . . . . . . . . . . . . 32
Streetscapes . . . . . . . . . . . . . . . . . . . . . 18
Massing Concept 01 . . . . . . . . . . . . . . . . . . 34
Massing Concept 02 . . . . . . . . . . . . . . . . . 40
5.0  RESE ARCH & OBSERVATIONS
Massing Concept 03 . . . . . . . . . . . . . . . . . 46
Retail Entries . . . . . . . . . . . . . . . . . . . . . 20
Sun/Shadow Analysis . . . . . . . . . . . . . . . . . 58
Back Alley Entries . . . . . . . . . . . . . . . . . . . 21

9.0 LANDSCAPE
Landscape Concepts . . . . . . . . . . . . . . . . . 62
3.0 PROPOSAL

SITE
CA
SITE LIF
OR
NIA

KA
LAS
A

PROJE C T I NFOR M A T I ON DEVEL OP M ENT OBJ EC TI VES


ADDRESS: 4747 CALIFORNIA AVE SW The basic program includes:
PROJECT #: 3031135
EDG #: 3032052-EG • 6 STORIES OF APARTMENTS OVER 1 STORY OF RETAIL
• +/- 74 RESIDENTIAL UNITS
ARCHITECT: LANDSCAPE ARCHITECT: DEVELOPER:
• +/- 45 RESIDENTIAL PARKING STALLS
ANKROM MOISAN ARCHITECTS KAREN KIEST LANDSCAPE ARCHITECTS WESTSIDE LOCAL LLC
• +/- 5,000 SF COMMERCIAL AREA AT STREET LEVEL
1505 5TH AVE, STE 300 111 WEST JOHN ST, STE 306 ONE UNION SQUARE
SEATTLE, WA 98101 SEATTLE, WA 98119 600 UNIVERSITY ST, STE 2018
206.576.1600 206.323.6032 SEATTLE, WA 98101
CONTACT: MICHAEL WILLIS CONTACT: KAREN KIEST 206.623.8880
CONTACT: NICK MILLER

4 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
3.0 PROPOSAL

PROJECT GOALS

1. MAINTAIN THE CHARACTER


AND STREETSCAPE CONTINUITY

The design team recognizes and appreciates the historic


retail building patterns along California Avenue. In order
to create an uninterrupted one story massing to match
the height of the existing buildings at street level, the
residential portion of the building has been setback 10’.
The proposed design compliments the scale of the historic
storefronts, while providing amenity space and open terrace
to overlook the street activity below.

2. BECOME AN ANCHOR

The intersection of California and Edmunds is one of the


gateways to the commercial core of West Seattle. While
the project site is not directly on the corner it will be the
first tall building on the west side of the street. The intent is
to create an attractive building massing as viewed from the
South and North approach along California, and an engag-
ing pedestrian presence at the street level.

3. CREATE A QUALITY RETAIL EXPERIENCE

Most of the new Mixed-use Multi-Family projects in the


neighborhood are designed with the retail as an empty shell
for a future undetermined tenant. This project is unusual in
that the primary retail tenant, Jack Miller of Husky Deli, is
the building owner and involved in every detail of planning
and design. Husky Deli has been serving West Seattle since
1932. The building and retail has been designed with the
goal of serving the community well into the next century.

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
5
4.0 CONTEXT ANALYSIS

WES T SE AT TLE NEIGHBORHOOD MAP

The project site is located in NC3P-85 Zone within the


West Seattle Junction Urban Village. The West Seattle
Junction Design Guidelines will apply to this project.
There are no Overlay Districts. California Ave SW is
classified as a Principal Pedestrian Street.

The project site is bordered by NC2-65 to the West


of the alley.

ADMIRAL

ALKI

GENESEE

SEAVIEW TO LINCOLN PARK

WESTWOOD
GATEWOOD & SOUTH
CENTRAL &

DELRIDGE

6 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS

Zoning Summary

NC1-40 LR2 KING COUNTY PARCEL NUMBER


1495300085
1495300100

CROSS STREETS
California Ave SW & SW Edmunds St
SF 5000
ZONING CODE
SMC 23.47A Commercial & 23.54 Parking

DESIGN GUIDELINES
Seattle Design Guidelines
West Seattle Junction Neighborhood Design Guidelines

LR2 LR3 NC2-65 NC2-40 LR2 LR3 ZONING CLASSIFICATION


NC3P-85
LR2
URBAN VILLAGE
West Seattle Junction Urban Village

NC3-65 LR3 LR2 NC3-65 SITE AREA


NC3P-85

Total Lot Area = 11,700 sf


LR3 RC

SF 5000 LR2 STREET CLASSIFICATION


NC3P-85
NC3P-65 California Ave SW ‘Principal Pedestrian Street’
NC3P-65
NC2-40

NC2-65

NC3P-85 NC3P-40 FAR


(4.75) 4.5 Single Use Max FAR
NC3P-65
NC3-85

NC3-40 5.5 Combined Use FAR


NC3-85
(4.75) PARKING
SITE
LR2 Parking not required if lot is within an Urban Village
SF 5000
NC3-65 NC3-65
LR2 NC3-40
LR3 WEST SEATTLE JUNCTION URBAN VILLAGE BOUNDARY
LR2 LR3

LR2
SF 5000

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
7
4.0 CONTEXT ANALYSIS

De tailed zoning

SMC 23.47A.004 Permitted Uses SMC 23.47A.008 Street Level Height: SMC 23.47A.013 Floor Area Ratio SMC 23.54.015 Required parking
•• Mix-use, Residential, Live-work, Office, Commercial Height provisions for new structures or new additions to •• 4.5 Single use max FAR Parking not required if lot is within an Urban Village.
existing structures. Non-residential uses at street level shall •• 6 Combined use max FAR
have a floor-to-floor height of at least 13 feet.
SMC 23.47A.005 Street Level Uses •• The following gross area is not counted toward maximum SMC 23.54.035 Loading Berth Requirements
In all NC and C zones residential uses may occupy in the FAR: Each loading berth shall be not less than ten (10) feet in width
aggregate no more than 20% of the street level street facing SMC 23.47A.008 Overhead weather protection: - All underground stories or portions of stories; and shall provide not less than fourteen (14) feet vertical
façade in the following locations: •• Continuous overhead weather protection required along - All portions of a story that extend no more than clearance.
•• In a pedestrian designated zone, facing a designated at least 60 percent of the street frontage of a structure on 4 feet above existing or finished grade, whichever is lower, • 35’ can be reduced to 25’ if the director can determine
principal pedestrian street a principal pedestrian street excluding access; that the vehicles will not extend the property line because
•• Within a zone that has a height limit of 85 feet or higher. •• Covered area shall have a min. width of 6 feet of site design.
•• Along designated principal pedestrian streets, one or •• Overhead weather protection must be provided over SMC 23.47.014 Setback Requirements
more of following uses are required along 80 percent sidewalk or walking area within 10 feet immediately SMC 23.54.015 Bicycle Parking:
•• Front: No
of street-level, street-facing facade in accordance with adjacent to sidewalk. When provided adjacent to sidewalk,
•• Rear: No Residential: One space per four units
standards provided in subsection 23.47A.008.C. covered walking area must be at same grade or within
18 inches of sidewalk grade and meet Washington state •• Sides: No
requirements for barrier-free access. •• Powerline Setbacks: None SMC 23.54.040 Waste & Recyclable Materials
SMC 23.47A.008 Blank Facades
•• Lower edge of overhead weather protection shall be min. 8 •• Setback requirement for loading adjacent to an alley.
•• Blank Segments max. 20’ in length between 2ft and 8ft feet and max. of 12 feet above the sidewalk for projections Where access to a loading berth is from the alley, and truck Residential: > 100 units = 575 sf + 4 sf for each additional unit
above sidewalk. extending a maximum of 6 feet. For projections extending loading is parallel to the alley, a setback of 12’ is required above 50
•• Total of all blank facades shall not exceed 40% of the more than 6 feet from the structure, the lower edge of the for the loading berth, measured from the centerline of the • For 51-100 units = 375 SF +4SF for each additional unit
width of the façade along the street weather protection shall be a min. of 10 feet and a max. of alley. This setback must be maintained up to a height of above 50
15 feet above the sidewalk. 12 feet.
• For development with more than 100 dwelling units, the
SMC 23.47A.008 Transparency •• Adequate lighting for pedestrians shall be provided. required minimum area for storage space may be reduced
•• 60% of the street façade between 2’ and 8’ above the Lighting may be located on facade of the building or on SMC 23.47.016 Landscaping Standards by 15 percent, if the area provided as storage space has a
sidewalk shall be transparent. For purposes of calculating overhead weather protection. minimum horizontal dimension of 20 feet.
Green Factor Score of .5 or greater is required
60 percent of a structure's street-facing facade, the width • For developments with nine dwelling units or more, the
of a driveway at street level, not to exceed 22 feet, may SMC 23.47A.012 Structure Height minimum horizontal dimension of required storage space
be subtracted from the width of the street-facing facade SMC 23.47.024 Amenity Area
Height Limit: 85' is 12 feet;
if the access cannot be provided from an alley or from a •• Amenity space equivalent to 5% of the res. gross area shall
Additional Building Height Information: • If located outdoors, the storage space shall be screened
street that is not a designated principal pedestrian street. be provided, no more than 50% of which shall be enclosed.
•• 85’-0” + 4’-0” for parapets, open railing, planters, skylights, from public view and designed to minimize light and glare
See section for additional requirements
clerestories impacts.
SMC 23.47A.008 Depth Provisions: •• All residents shall have access to at least one common or
•• 85’-0” + 7’-0” for solar collectors with unlimited coverage • For larger than 2 cubic yard containers and all compacted
private amenity area
Non-residential uses shall extend an average depth of at least refuse; direct access shall be provided from the street,
•• 85’ + 16’ for stair and elevator penthouses •• Amenity areas shall not be enclosed
30 feet and a minimum depth of 15 feet from the street-level min. 10’ access route, 21’ overhead clearance if accessed
street-facing facade. •• 85’-0” + 15’-0” for solar collectors and mechanical •• Common amenity areas shall have a min. horizontal through the structure
equipment dimension of 10 feet and min. 250 sf.
•• Provided roof features do not exceed 20% of roof area, •• Private balconies and decks shall have a min. 60 sf and no
or 25% with stair/penthouses and mechanical equipment horizontal dimension less than 6’.
•• Rooftop areas excluded near communication utilities,
parking and driveways excluded

8 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS
MAXIMUM ZONING ENVELOPE

15’ additional height allowed for


various elements
total coverage may not exceed
25% of roof area
smc. 23.47A.012

85’ max height


from average grade plane
Measured per
smc 123.86.006

E
NU
E
AV
A
R NI
FO
LI
CA
ED
MU
ND
SS
TR
EE
T

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
9
4.0 CONTEXT ANALYSIS

TR ANSPORTATION & S TREE T


CHARACTERISTICS
The site is located along multiple bus routes and located
within blocks of the future Alaska Junction Light Rail
Station.

Site
SW GENESEE ST
major bus stops

SW
SW AVALON WAY

AY
Principal Arterials*

GL

W
EN

OY
NW

ER
MINOR Arterials*

TL
AY

UN
CALIFORNIA AVE SW

FA
SW OREGON ST

SW
shared bike path marked with sharrows E
SIT
M
RO

F
future LIGHT RAIL

K
AL
W
TE
Bus rapid transit corridor**

INU
SW ALASKA ST

5M
*Per Seattle Arterial Classifications Planning Map
**Per SDOT Seattle Transit Master Plan

FAUNTLEROY WAY SW
49TH AVE SW

35TH AVE SW
site

SW EDMUNDS ST

SW
AY
W
E
IN
SK
ER

10 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS

SUN PATH SITE VIEWS SITE VIEWS & SUN PATH

Site analysis has helped shape the three massing options


presented in this book. Solar orientation, and view
corridors have been carefully considered and balanced
when planning for building amenity locations, and
outdoor terraces.

The preferred concept takes advantage of mountain &


sound views, while also making strong visual connections
to California Ave. Amenity spaces and terraces are well
positioned to receive as much solar exposure as possible.

SW ALASKA ST SW ALASKA ST

N W
NTO
CALIFORNIA AVE SW

CALIFORNIA AVE SW

DOW
PUGET SOUND
site site

SW EDMUNDS ST SW EDMUNDS ST

IER
IN
RA
Sun Capture
21 JUNE 2018: SUNRISE 5:12 AM. SUNSET 9:11 PM

22 DECEMBER 2018: SUNRISE 7:55 AM, SUNSET 4:21 PM

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
11
4.0 CONTEXT ANALYSIS
NE IGHBO R HOOD GA T E WA YS
1

EGON
SW OR

4
FA
UN
2 GL W TLE
EN AY R
N SW OY
W
AY
SKA ST
SW ALA
SW

CALI
FORN
3

IA AV
44TH AV

E
SITE
E SW

S
DMUND
SW E

4 3

SW
AY
EW
IN
SK
ER

12 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS

S U RROU NDI NG U S ES

BAR / NIGHTLIFE
RESTAURANTS / CAFES
ART INSTITUTIONS

OFFICE

MIXED-USE RESIDENTIAL

RETAIL

SITE

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
13
4.0 CONTEXT ANALYSIS

Community nodes & STRUCTURES

12
13 11

09
10

14

02
14
01 07 16
08
05
15

03 06 04

SITE

CAL
IFOR
NIA
AVE
SW

14 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS

0 1 E A SY STR E E T R E C O R D S 0 2 J UN C TION PLA ZA PA RK 0 3 H USKY D E LI 04 BAK ERY NO UVEAU 05 TALARICO’S PIZZERIA 06 NOR T H W E ST AR T & F R AM E

0 7 J U NCT I O N 4 7 APAR T M E N T S 0 8 FA RME RS MA RKE T 09 TRADER JO E’S 10 LA F ITNES S 11 W. S EATTLE G OLF COU R SE

1 2 W E ST S E AT T L E B R ID GE 1 3 WE ST SE A TTLE STA D IUM 14 QF C 15 S UMMER F ES T 16 4730 APARTMENTS

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
15
4.0 CONTEXT ANALYSIS

ALASKA junction CHASE

PRIMARY COMMERCIAL DISTRICT KEY BANK

JUNCTION TOWER
EDWARD JONES
INVESTMENTS
California Avenue between SW Edmunds and SW
Oregon is the primary commercial zone for all

SW EDMUNDS ST
of West Seattle. In recent years there has been
several mid-rise mixed-use structures built on the ALLEY

SW ALASKA ST
east side of the street.

TECHNICAL ANALYSIS INC.


(FORMER BANK)
SITE

GREAT HARVEST
PLAYHOUSE &
ART & FRAME

RESTAURANT

ARTS WEST

PHARMACA
NORTHWEST

KEY BANK
NOUVEAU

BREAD CO.
TAQUERIA
GUAYMOS

GALLERY
VALLARTA
BAKERY

MASHIKO

TAVERN
POGGIE
PUERTO

BIN 41
HUSKY
DELI
CALIFORNIA AVE SW
YEAR-ROUND
SUNDAY FARMER’S
MARKET

SOUND CHIPOTLE
THAI RESTAURANT
GREAT AMERICAN

CREDIT UNION

THUNDER ROAD
CURIOUS KIDS
BUS STOP
DINER & BAR

ELLIOTT BAY
BREWERY &

TALARICO’S
TOY STORE
STARBUCKS
BANG BAR

CLEANER

PIZZERIA
FALAFEL

GUITARS

DENTAL
OFFICE
SMOKE
SALAM
DRY

PUB
CO.
SHARED BIKE PATH

4700 CALIFORNIA APARTMENTS


4730 CALIFORNIA APARTMENTS

SW ALASKA ST
SW EDMUNDS ST

ALLEY ENTRANCE WEST SEATTLE


PERFORMING
ARTS A LA MODE

THROUGH-BLOCK
ALLEY
CONNECTION

US BANK MURAL APARTMENTS JUNCTION 47 APARTMENTS

16 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
SW ALASKA ST

SW ALASKA ST
CUPCAKE ROYALE

JUNCTION
EASY STREET

PLAZA PARK
RECORDS &
CAFE
WASHINGTON
MANAGEMENT COMPANY

JAK’S GRILL
OPTIX
BANK
WELLS FARGO

PEGASUS BOOK EXCHANGE

MATADOR RUSSELL’S JEWELRY

TERJUNG’S

ALASKA HOUSE
MAHARAJA CUISINE
OF INDIA

ALLEY
ALLEY

CLICK!

NEXT TO NATURE

VILLAGE WOODWORKS
CALIFORNIA AVE SW

WEST 5

LEISURE BOOKS
FLEURT

DISCOVERY SHOP
MENASHE & SONS
JEWELERS
AZUMA SUSHI

CARMELIA’S
ZAMBOANGA
AUTOMOTIVE
REPAIR
WINDERMERE REAL WILD ROSE’S
ESTATE

CAPERS

COMPUTER REPAIR IN TANDEM


MIDWIFERY
PECADO BUENO

PIZZERIA CREDO PELLEGRINI

TOUCH TECH
ANTIQUE MALL
A-PLUS HEARING AID

JAN’S BEAUTY SUPPLY


KAMEI

VAIN

LEE’S ASIAN

THE BEER JUNCTION


WEST SEATTLE
CYCLERY

BE’S RESTAURANT
SENIOR CENTER
CREDIT UNION

VERIZON WIRELESS
THE AJ
APARTMENTS

BELLEVUE RARE COINS


CHASE
APARTMENTS
APARTMENTS

SW OREGON ST

SW OREGON ST
EARLY DESIGN GUIDANCE
4747 CALIFORNIA | PROJECT #3032052
4.0 CONTEXT ANALYSIS

17
4.0 CONTEXT ANALYSIS

streetscapes

02 CALIF ORNI A AVE FAC I NG E A ST

SITE

85’

SW EDMUNDS ST
SW ALASKA ST

20’

OPPOSITE PROJECT SITE

4700 CALIFORNIA APARTMENTS 4730 CALIFORNIA APARTMENTS

SW EDMUNDS ST
SW ALASKA ST

STARBUCKS TALARICO’S ELLIOTT BAY DENTAL CHIPOTLE SOUND THUNDER ROAD CURIOUS KIDS DRY FALAFEL SMOKE BANG BAR GREAT AMERICAN
PIZZERIA BREWERY & OFFICE CREDIT UNION GUITARS TOY STORE CLEANER SALAM CO. THAI RESTAURANT DINER & BAR
PUB

18 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
4.0 CONTEXT ANALYSIS

streetscapes - OPTION 3

01 C A L IFO R NIA AVENUE FACING WEST

SITE

85’

ZONING ENVELOPE
SW EDMUNDS ST

SW ALASKA ST
20’

CALIFORNIA AVE SW
PROJECT SITE

TECHNICAL ANALYSIS INC.

SW ALASKA ST
(FORMER BANK)
BAKERY NORTHWEST PUERTO MASHIKO HUSKY TAQUERIA POGGIE ARTS WEST GREAT PHARMACA KEY BANK
NOUVEAU ART & FRAME VALLARTA DELI GUAYMOS TAVERN PLAYHOUSE & HARVEST
BIN 41
RESTAURANT GALLERY BREAD CO.

CALIFORNIA AVE SW

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
19
5.0 SITE RESEARCH & OBSERVATIONS

RE TAIL ENTRIES
The sidewalks in the junction are narrow. To compensate
many retail entries are setback from the sidewalk. This helps
with pedestrian flow, and provides great window display
space for the shops.

20 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
5.0 SITE RESEARCH & OBSERVATIONS

BAC K AL L EY ENTRI ES
The West Seattle Junction has a unique tradition of alley
entrances. They are often considered the second front
door, with as many as 50% of customers entering the
retail and restaurants from the alley. Despite this fact,
the alley is still used for deliveries and waste pick up.
While the entries are marked with signage, they are
simple entrances, and the alley facade design is primarily
utilitarian with minimal transparency.

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
21
6.0 EXISTING SITE CONDITIONS

SITE PHOTOGRAPHS

22 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
LEGAL DESCRIPTION
PARCEL NO. 1495300085
38 NORTHWEST DAVIS,
SUITE 300
LOTS 17, 18 AND 19, BLOCK 1, CENTRAL PARK PORTLAND, OR 97209
6.0 EXISTING SITE CONDITIONS
1/18/2018 4:16:50 PM
ADDITION TO WEST SEATTLE, ACCORDING TO THE T 503.245.7100
16 PLAT THEREOF RECORDED IN VOLUME 14 OF
LEGAL DESCRIPTION
T 1505 5TH AVE, SUITE 300
LO
1/18/2018 4:16:50 PM PARCEL #1495300045
PLATS, PAGE 5, IN KING COUNTY, WASHINGTON; SEATTLE, WA 98101

EAVE
MILLER JOSEPH
WOOD SUNSCREEN 30 MIN PARKING
T 206.576.1600

LEGAL
P R E L I M I N A RDESCRIPTION
FF EL=312.7' 8" DEC

PARTY WALL
N 88°47'10" W 117.03' PARTY WALL
SITUATE IN THE CITY OF SEATTLE, COUNTY OF PARCEL
1014NO. Y SITE PLAN
1495300085
HOWARD STREET
SAN FRANCISCO, CA 94103
BLDG COR
117.0'
KING, STATE OF WASHINGTON. T 415.252.7063
38 NORTHWEST DAV
SUITE 300
LOTS 17, 18 AND 19, BLOCK 1, CENTRAL PARK
0.1'S, 0.1'E OF PROP COR
BLDG COR
PARCEL NO. 1495300085
12.4'

SLEEPERS IN
0.1'S, 0.1'E
© ANKROM MOISAN ARCHITECTS, INC. PORTLAND, OR 9720
PARCEL NO. 1495300100 ADDITION TO WEST SEATTLE, ACCORDING TO THE
OF PROP COR
SEATTLE SIGN T 38
503.245.7100
NORTHWEST DA
7
T1 6
3.6' BLDG COR

T1 PLAT
LOTSTHEREOF RECORDED IN 1,
VOLUME 14PARK
OF SUITE 300
HCP

17, 18 AND 19, BLOCK CENTRAL


0.1'E OF PROP LINE

LO LO
1505 5TH AVE,OR
SUITE
5.2'

PARCEL #1495300045 PORTLAND, 972


LOT 20 IN BLOCK 1 OF CENTRAL PARK ADDITION PLATS, PAGETO 5, WEST
IN KING COUNTY, WASHINGTON; SEATTLE, WA 98101

EAVE
MILLER JOSEPH
ADDITION SEATTLE, ACCORDING TO THE
FF EL=312.5'
ENTRANCE SIGN T 503.245.7100
30 MIN PARKING
T 206.576.1600
TO WEST SEATTLE,8" AS PER PLAT RECORDED IN
WOOD SUNSCREEN
6 PLAT THEREOF RECORDED IN VOLUME 14 OF
T1
BLDG COR HCP
3.6'

CALIFORNIA AVE SW
FF EL=312.7' DEC
ON PROP LINE
1505 5TH AVE, SUIT
LO
RE HOURS

EAVE
PARCEL #1495300045
SIGN
PARTY WALL VOLUME 14 OF PLATS, PAGE 5, RECORDS OF KING SITUATE IN THE
PLATS, PAGE 5,CITY OF SEATTLE,
IN KING COUNTY,COUNTY OF
WASHINGTON; 1014 HOWARD
SEATTLE, STREE
WA 98101

EAVE
N 88°47'10" W MILLER JOSEPH

100.03'
BLDG ON PROP LINE 117.03' PARTY WALL
SAN FRANCISCO, CA 9
BLDG
WOOD SUNSCREEN
COR
COUNTY AUDITOR; 30 MIN PARKING
KING, STATE OF WASHINGTON. T 206.576.1600
T 415.252.7063

53.0'
FF EL=312.7' 117.0' 8" DEC

(PUBLIC RIGHT OF WAY)


0.1'S, 0.1'E OF PROP COR

655.02'
Y
SITUATE IN THE CITY OF SEATTLE, COUNTY OF
BLDG COR
1014 HOWARD STR

12.4'
PARTY WALL 0.1'S, 0.1'E
SLEEPERS IN N 88°47'10" W 117.03' © ANKROM MOISAN ARCHI
SITUATE IN THE CITY OF SEATTLE, COUNTY OF
PARTY WALL
PARCEL NO. 1495300100
100.13'

OF PROP COR
SAN FRANCISCO, CA
75.10'

KING, STATE OF WASHINGTON.


SEATTLE SIGN
8

N 02°16'35" E
T1 7

N 02°16'35" E
T 415.252.7063
T1
BLDG
3.6' BLDG COR
COR
PARCEL 0.1'S,
117.0'
KING, BLDG
STATE OF WASHINGTON.
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0.1'E OF
0.1'E PROP
OF LINECOR
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75.03'
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FF EL=309.3'
#1495300085

12.4'
0.1'S, 0.1'E
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FF EL=312.5'
SEATTLE SIGN
BIKE RACK
OF PROP COR LOT 20 INNO.
PARCEL BLOCK 1 OF CENTRAL PARK ADDITION
1495300100
© ANKROM MOISAN ARC
N 02°16'04" E

ENTRANCE SIGN
8,783 SQ FT BLDG COR
7 TO WEST SEATTLE, AS PER PLAT RECORDED IN
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STORE HOURS ON PROP LINE

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5.2'
FF EL=309.3'
SIGN VOLUME 14BLOCK
LOT 20 IN OF PLATS,
1 OFPAGE 5, RECORDS
CENTRAL OF KING
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100.03'
FF EL=312.5'
BLDG ON PROP LINE

COUNTY AUDITOR;
ENTRANCE SIGN

20' BLDG COR


SLEEPERS SIGN
TO WEST SEATTLE, AS PER PLAT RECORDED IN

53.0'
3.6' BLDG COR ON PROP LINE

AVE SW
EXISTINGALLEY
BUILDINGS
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(PUBLIC RIGHT OF WAY)


ON PROP LINE

655.02'
STORE HOURS 3.

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40'

100.03'
BLDG ON PROP LINE
SITUATE
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THE CITY OF SEATTLE, COUNTY OF
100.13'

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FF EL=312.5'
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N 02°16'35" E
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N 02°16'35" E
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53.0'
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75.03'
25 #1495300085
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4747 CALIFORNIA AVE SW, SEATTLE, WA 98116


BIKE RACK
SITUATE IN THE CITY OF SEATTLE, COUNTY OF
100.13'
75.10'
N 02°16'04" E

BLDG COR
18 8,783 SQ FT

N 02°16'35" E
0.1'E OF PROP LINE
T 0.20PARCEL
ACRES KING, STATE OF WASHINGTON.

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57.5'

3.9' BLDG COR ON PROP LINE


9.4'

EXISTING BUILDINGS
0.1'W OF PROP LINE BLDG COR 0'
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0.1'W OF PROP LINE

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FF EL=312.0' PARCEL 40'
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4747 CALIFORNIA
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4747 CALIFORNIA AVE SW, SEATTLE, WA 98116


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0.1'W OF PROP LINE 8" DEC ROW
9
BLDG COR FF EL=312.5'

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N 88°49'16" W

4747 CALIFORNIA AVE SW, SEATTLE, WA 98116


HB MANAGEMENT
8" EVG BOL 4.0' 117.02' '

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0.23'N, 0.99'W OF PROP CAR 0.3'W

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BLDG COR 0.1'W OF PROP LINE
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4.5' K+MARY
0.1'W OF PROP K LINE 0.07PARCEL
ACRES BLDG COR
ACCESS DWY

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4.4'
#1495300100 0.1'W OF PROP LINE
0
8" DEC

T2
FF EL=311.7' BOL BLDG COR
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OF PROP COR BLDG COR
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SOLID YELLOW 0.1'W OF PROP LINE 0.07 ACRES
117.0' OF PROP
BLDGCORCOR
EXISTING SITE PLAN
4.4' 8" EVG 4.0'
8" EVG

0.6'
8" EVG 8" EVG 0.1'W OF PROP LINE 8" DEC
FF EL=311.7' PARK BLDG COR 2HR PARK ON LUM
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0.3'N, 0.1'W Y
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OF PROP COR BLDG COR
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0.1'N
0.1'N, 0.1'W N
BLDG HT=15.8' N 88°49'59" W 117.02'
117.0'
HCP
OF PROP COR
8" EVG 4.0'
8" EVG

0.6'
FOUND TACK/LEAD 8" EVG 8" EVG
21 PROJECT STATUS
PARK 2HR PARK ON LUM
0.23'N, 0.99'W OF PROP CAR 8" EVG PA

T
Y
ST

LO
12 PST

47474747
AT
FOUND TACK/LEAD IO
N PARKING SIGN
N 88°49'59" W PARCEL #1495300105

NARY SITE PLAN


0.11'S, 1.99'W OF PROP CAR 117.02' HCP

HUTSON JACK K+MARY K

ACCESS DWY
FOUND TACK/LEAD
1
T2
0.23'N, 0.99'W OF PROP CAR

FOUND TACK/LEAD
12
LO DATE: 01.18.2018
0.11'S, 1.99'W OF PROP CAR
SOLID YELLOW
PARCEL #1495300105
HUTSON JACK
SOLID YELLOWK+MARY K
PROJECT #: 174630

ACCESS DWY
EXISTING SITE P
TRUE
SITE
SOLID YELLOW
SOLID YELLOW

EXISTING SITE
PROJECT STATU

1 PRELIMINARY SITE PLAN 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
DATE: 23
PROJECT STATU
01.

PRELIMINARY SITE PLAN


1" = 20'-0"

TRUE
PROJECT #:
DATE: 01
LETTER FROM THE OWNER

24 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
LETTER FROM THE OWNER
THE HE ART AND SOUL OF husk y DELI AND THE wes t se at tle JUNCTION
BY JACK MILLER

It’s been more than three months since the news broke about our plan to build a new building so that we can move Husky We have been talking with the Junction Neighborhood Organization (JuNO) about our plan, and they want us to put to-
Deli four doors south in the West Seattle Junction. Since then, I’ve been truly honored to hear so many positive reactions. gether a building that sets a good example for future new buildings on that side of the Junction. That makes perfect sense
It’s also been a good chance to hear the questions people have about the project. I hope this little article will provide some to me. We are planning something with good neighborhood qualities and hopefully anything built after us will follow suit.
answers and perspective for anyone who is interested.
My biggest concern is that Husky will continue on in our family and serve the overall family of West Seattle – that we can
Our goal, of course, is to keep Husky Deli going in the Junction and to give the next generations of our family a chance to maintain the traditions started by my grandfather 86 years ago, that we can update everything but still keep it cool, and
shape it in their own image and make it a success. that my kids can have the chance to feel like it’s theirs, too, so that they will put their heart and soul into it.

Many people know that Husky has been around since 1932, when my grandfather, Herman Miller, bought a tiny grocery store The Junction is all about heart and soul. It’s about actively local ownership, where you can meet the people who own and
called Edgewood Farms that operated in what is now the card section of Northwest Art & Frame. Right away, he put in an run the stores, where there’s an active business association that puts on really good activities, and easy transit (even light
ice-cream machine in the front window, and then a soda fountain. Fresh-sliced meats and cheeses soon followed, and by rail, which will come sooner than we think). It’s also about the common feeling that it’s our main neighborhood business
the end of World War II, my dad, John, and my uncles had turned it into a full-fledged deli. district – the hub of our small town in the big city.

My dad moved Husky two doors north to our present location in 1969, three years after I started working here. In 1975, when Throughout West Seattle, a lot of older folks who have lived here forever have sold their homes for huge amounts of money
he had a heart attack, I left college to fill in, and I’ve been here ever since. Just like society, Husky has evolved, and now we to younger families who moved in from all over the country. They were not originally West Seattle kids, but they really want
focus on ready-made convenience foods while still keeping the traditional deli, ice cream and specialty items. My kids have to embrace West Seattle, and the character of the Junction, and want to be a part of it.
lived through all this and are grown up now, Kate (and husband Tom), John, and Tony – run a lot of the business day to day.
Just like me, they love Husky, they love the Junction, and they’re the future. All of that sort of seeped into me as I grew up. My dad wanted us at Husky all the time. Even if we were running around in
the backroom, he wanted us close-by. We helped make ice cream in the middle of the night. He had us running back and
But the future isn’t the exact footprint where we are now. Anyone who comes into Husky knows that we still look a lot like forth with ice-cream scoopers getting people cones because he wanted us active in it all.
1969 and that the structure needs some basic work, from the cramped restrooms to the up-and-down flooring to every-
thing in between. My brother, Joe, who owns the building, has no plan to develop it anytime soon, and with the new Seattle We are blessed in the fact that we have been here long enough that we are a big part of the community.
minimum wage and other increasing costs, and being a small business we will be unable to shut down our business for an
extended period of time to remodel. At the same time, we all agree that we need the ability to serve the ever-growing West When we move a few doors down the street, it might be a new building, but it’s going to be the same people. It’s become a
Seattle population by updating and streamlining the Husky. huge comfort zone for me, being in West Seattle with all these people that we know. I know my kids agree, and I trust that
West Seattle will feel the same way.
To make that happen, we are looking to move four doors south to where Sleepers furniture store and Bikram Yoga (which
some of you remember was Junction Feed & Seed) are located. Those two buildings have a lot of the same big challenges Thanks for reading this. If you have any questions or comments about our project, I would love to hear from you. Drop in
that the current Husky building has. The buildings are in bad shape from top to bottom, and they are not landmark historical the store and say hi anytime.
buildings worth saving.

So our plan is to start anew. The only way we see for us to put together enough capital for my children to create the Husky
of the future and to stay in the Junction is to tear down these two buildings and construct a taller one on that combined
site, with apartments on the top to help pay for the new Husky down below.

On first thought, this plan might not sound like something that would reflect the Junction’s low-scale character. We all have
seen other tall buildings recently go in and start to create the feeling of a narrow corridor. That’s not what I want to create,
and I don’t think it’s what most people want in the Junction. We think it’s important to keep, as much as possible, the feel-
ing of our small-town, downtown West Seattle. So we want to create something different that really focuses on the Husky’s
shop space instead of the upper levels.

The apartments above the store are set back to minimize the visual impact along California Avenue, and retain the historical
retail storefront height. The project will contain a commercial kitchen and ice cream plant so we can continue to prepare our
own food and make ice cream on site. (And yes, we will make sure that the beautiful Eric Grohe mural on the south side of
the yoga building gets either reproduced or replaced with and updated mural on our new structure.)

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
25
COMMUNITY ENGAGEMENT

WES T SE AT TLE BLOG - COMMUNIT Y FORUM


The West Seattle Blog has become the de facto community forum for the neighborhood. Whether it’s checking in on
breaking news, or finding out about the latest restaurant opening, the blog is the place West Seattle goes for trusted local
reporting and discussion. On June 2nd Jack Miller of Husky Deli, published his essay on the Blog. From the nearly 100
comments, we have complied and responded to a range of them here touching on the most common themes.

IN RESPONSE TO WS4LIFE & TH:

The quanity of parking is the same in all three options. There will be 45 onsite parking options for each of the three con-
cepts.

26 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
COMMUNITY ENGAGEMENT

IN RESPONSE TO ROSE TINT, RICO MALONEY, JORDAN, S:

We are excited for this project as well! Our team includes a number of life-long West Seattle residents, and we are dedicat-
ed to continuing the vibrancy of California Avenue.

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
27
COMMUNITY ENGAGEMENT

IN RESPONSE TO WSEATTLITE, ABCGIRL, JOAN & HEARTLESS:

While the proposed building is 7 stories, the design team has gone to great lengths to retain the “small community vibe”.
In the preferred option the upper residential portion of the building is set toward the alley away from California Street to
minimize shadows, and emphasize the continuous one-story height at street level. West Seattle is changing, but you may
find comfort in the fact that the owners, development team, and designer are all longtime West Seattle residents, and care
deeply about making a contribution, that honors our neighborhood history, and can take us into the next generaton.

28 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
COMMUNITY ENGAGEMENT

IN RESPONSE TO NICK NUSSBAUM & CID:

The Early Design Guidance meeting is for massing only which is why the images of the building appear stark. The design
team will work closely in the next phase of the project to pick exterior materials that continue the current feel and patterns
of the Junction.

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
29
7.0 Priority Design GUIDELINES

CS2 URBAN PAT TERN + FORM CS2 URBAN PAT TERN + FORM CS2 urban pat tern + form C S 3 A RCHI T EC T UR A L C ON T E X T + CH A R AC T ER
CS2.B.2 CONNECTION TO THE STREET CS2.C.2 RELATIONSHIP TO THE BLOCK CS2.III.ii HEIGHT BULK AND SCALE (WS) CS3.A.1 FITTING OLD AND NEW TOGETHER
Identify opportunities for the project to make a strong Mid-Block sites: Look to the uses and scales of adjacent The massing prescribed by the Neighborhood Commercial Create compatibility between new projects and existing
connection to the street and carefully consider how the buildings for clues about how to design a mid-block development standards does not result in a mixed-use architectural context through building articulation, scale and
building will interact with the public realm. building. Continue strong street-edge where it is already development that is compatible with the existing context. proportion, roof forms, detailing, fenestration, and or the use of
present, and respond to datum lines created by adjacent The arrangement of architectural elements, materials complimentary materials.
CS2.I.II. STREETSCAPE COMPATIBILITY (WS) buildings at the first three floors. and colors should aid in mitigating height bulk and scale,
Provide recessed entires and ground-related small open CS3.A.3 ESTABLISHED NEIGHBORHOODS
particularly at the upper levels.
spaces as appropriate breaks in the street wall. In existing neighborhoods with a well defined architectural
character, site and design new structures to complement or be
PROJECT DESIGN RESPONSE PROJECT DESIGN RESPONSE PROJECT DESIGN RESPONSES compatible with the architectural style and siting patterns of
This project is dedicated to a successful street-scape The West side of California ave is remarkably consistent. The West Seattle Supplemental Design Guidelines call for neighborhood buildings.
experience. With the residential entry recessed 30’+ The parapet height is +20’. When talking with a strong two-story building base. While we acknowledge
there is an opportunity to extend the storefront into the neighborhood stakeholders, we have received feedback that this massing approach is suitable to many areas in PROJECT DESIGN RESPONSES
property, providing 35% more retail frontage. The entry that maintaining the small town scale and character of West Seattle, it is not at all appropriate for this site. The The design team has studied nearby structures and
court will create a break in the street-wall and provide an the street should be the top design priority. Our preferred design team strongly recommends a 1-story base to has included many neighborhood design feature in the
area for customer seating. In addition to the connection massing concept, continues the strong street-edge and create continuity with the neighbors. The upper levels of preferred massing concept including:
at the street-level, the setback above level one provides matches the parapet height of the existing buildings on the proposed concept are modulated, and balconies are • Recessed entries
a terrace for residents to overlook and enjoy the street the street. provided to convey a residential scale and feel. Instead • Consistent parapet height
activity below. of setting back the top level, level two is inset to create a • Alley entrance
break from the retail below. A connection between the • Continuous canopy coverage
upper and lower levels is made though consistent materials • Planters
and detailing. • Large windows at the retail frontage
(WS) GUIDELINES SPECIFIC TO THE WEST SEATTLE JUNCTION NEIGHBORHOOD DESIGN SUPPLEMENT

30 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
7.0 PRIORITY DESIGN GUIDELINES

3'-0"

11'-6"
8'-6"
SOUND & MOUNTAIN VIEWS

1'-4"

9'-10"
8'-6"

TYPE IIIA
9'-10"
8'-6"
40'-0"

85'-0"
9'-10"
8'-6"

75'-0"
65'-0"
20'-0"

9'-10"
8'-6"

9'-8"
VIEWS TO CALIFORNIA

8'-6"
6'-0"

3'-0"

TYPE IA
BETWEEN 8' - 12'

14'-0"
11'-0"
CHARGEABLE FAR FAR EXEMPT

10 %

4'-0"

8'-6"
20 %

11'-0"
10 %

6%

7'-0"

7'-1"
AMENITY ROOM LOCATIONS

P L1 C O N N E C T I V I T Y P L 3 s t r e e t- l e v e l i n t e r a c t i o n d c1 P r o je c t u s e s a nd A c t i v i t ie s DC2 architectural concept (WS)


PL1.I.iii HUMAN ACTIVITY (WS) PL3.C RETAIL EDGES DC1.A ARRANGEMENT OF INTERIOR USES DC2.I.I ARCHITECTURAL CONCEPT AND
When a setback is not appropriate or feasible, consider 2. Gathering Places: Maximize the use of any interior or CONSISTENCY
maximizing street level open spaces with recessed entires 1. Porous Edge: Engage passersby with opportunities to exterior gathering spaces by considering the following: New multi-story developments are encouraged to
and commercial display windows that are open and interact visually with the building interior using glazing • Location at the crossroads of high levels of pedestrian consider methods to integrate a building’s upper and
inviting. and transparency. Create multiple entires where possible traffic lower levels. New mixed-use buildings are encouraged to
and make a physical and visual connection between • Proximity to nearby or project-related shops and building the commercial level as well as one to two levels
people on the sidewalk and activities in the building. services above out to the front and side property lines to create a
• Amenities that compliment the building design and more substantial base.
2. Visibility: Maximize visibility into the building interior offer safety and security
and merchandise displays. Consider fully operational 4. Views and Connections: Locate interior uses and
glazed wall-sized door that can be completely opened activities to take advantage of views and physical
to the street, increased height in lobbies and or special connections to exterior spaces and uses, particularly
lighting for displays. activities along sidewalks, parks or other public spaces.
PROJECT DESIGN RESPONSES
Architectural consistency is important for this site, but
PROJECT DESIGN RESPONSES PROJECT DESIGN RESPONSES is at odds with the above guideline to provide a multi-
The preferred options provides three retail bays to honor The residential amenity spaces have been organized to level “substantial base”. The preferred concept provides
PROJECT DESIGN RESPONSE the rhythm of the existing storefront pattern. A high degree take advantage of views to California Ave. to the East and architectural consistency with a highly active and clearly
All entries at the street level will be recessed, with an of transparency is provided. The street level retail will be the mountains and sound to the South and West. defined one-story base. The upper and lower portions of
additional entry court provided for the main residential highly active with multiple opportunities for pedestrian/ Each amenity space has an associated outdoor terrace. the building are integrated through residential activity at
entrance. retail interaction. Level 2, consistent materials and common details.

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
31
8.0 ARCHITECTURAL CONCEPTS

CONCEPT 1 - CALIFORNIA AVE. ELEVATION


RESIDENTIAL ENTRY TOWER PROVIDES INTEGRATION,
BUT DOES NOT FIT THE SCALE AND CHARACTER OF
THE STREET.

CONCEPT 2 - CALIFORNIA AVE. ELEVATION


MASSING CONFORMS TO WEST SEATTLE DESIGN
GUIDELINES, BUT DOES NOT HONOR THE SCALE
AND CHARACTER OF THE SITE.

CONCEPT 3 - CALIFORNIA AVE. ELEVATION


BASE OF THE BUILDING IS CONSISTENT WITH
STREET SCALE, RESIDENTIAL ENTRY IS RECESSED.
UPPER RESIDENTIAL IS SETBACK AND MODULATED.

32 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

C oncep t 1: C O UR T YA R D Concept 2: 2-STORY base C ONC EP T 3: THE S ETBAC K (P REFE RRED)


85,000 GSF 85,000 GSF 85,000 GSF
54 STUDIOS 60 STUDIOS 21 STUDIOS
35 1-BEDROOMS 23 1-BEDROOMS 53 1-BEDROOMS
89 APARTMENTS 83 APARTMENTS 74 APARTMENTS
45 RESIDENTIAL PARKING STALLS 45 RESIDENTIAL PARKING STALLS 54 RESIDENTIAL PARKING STALLS

OPPORTUNITIES OPPORTUNITIES OPPORTUNITIES


•• SOUTH-FACING COURTYARD •• FOLLOWS DESIGN GUIDELINES •• 1-STORY RETAIL CONTINUITY
•• INCREASED SIDEWALK AREA •• LARGE AMENITY TERRACE OVERLOOKING CALIFORNIA AVE
•• HIGHEST UNIT COUNT CONSTRAINTS •• RESIDENTIAL MASSING SETBACK FROM STREET
•• BASE OUT OF SCALE WITH CONTEXT •• TAKES ADVANTAGE OF VIEWS
CONSTRAINTS •• DOES NOT FIT ARCHITECTURAL CHARACTER OF •• PROGRAM DRIVES THE FORM
•• NARROW COURTYARD ALASKA JUNCTION NEIGHBORHOOD
•• RESIDENTIAL LOOMS OVER SIDEWALK •• DEEP UNITS ON LEVEL 2, LIMITING NATURAL LIGHT CONSTRAINTS
•• LIMITS NATURAL LIGHT INTO RETAIL •• FORM DOESN’T FOLLOW FUNCTION / PROGRAM •• LOWER UNIT COUNT

NO DEPARTURES NO DEPARTURES NO DEPARTURES

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
33
8.0 ARCHITECTURAL CONCEPTS

C ONC EPT 1 - COU R T YA R D

The design team initially set a goal to have as many south-


facing units as possible. Because the south façade of the
building is located along a shared property line, a strategy
emerged to create a south facing courtyard. This resulted in
the following design features. The residential units above the
retail at level 1, pushed out to the east property line to make
room for the courtyard. While no setback is required along
California, this creates a very solid shear face to the building
along the retail edge, which we felt is inappropriate and
unprecedented for California Avenue. To counter the move
at the residential floors the Retail façade is set back five feet, INTERIOR COURTYARD RESIDENTIAL ENTRY TOWER
providing a wider sidewalk for the retail. A precedent for a
street-level setback can be found one block to the north of
our site at the Next to Nature Pet Supply Store.

The residential entry is located at the northeast corner of


the site, and its associated vertical massing creates an iconic
element helping to create the southern gateway to the heart
of the junction retail neighborhood.

While there are benefits to widening the sidewalk, there are


also some significant challenges to this concept. The project
will be the first tall building on the west side of the street, but
ultimately it is an infill building and not a gateway to the retail
core, that will be the responsibility of the building to the South
of our site. Although the concept prioritized and activates the
pedestrian experience, it pays very little respect to the existing
pattern and form of the neighborhood.
RESIDENTIAL ENTRY TOWER RECESSED RETAIL STOREFRONT

34 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
RESIDENTIAL ENTRY IDENTIFIED
8.0 ARCHITECTURAL CONCEPTS
WITH TOWER ELEMENT

MASSIN G CO N CEPT 1

TIAL
E S IDEN
R ARD
RTY
COU
E SW
AV
NIA
I FOR
L
CA

5’ IN
SET
RET
AIL

SW
EDM
UND
SS
T

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
35
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 1

RESIDENTIAL ENTRY

RAMP TO PARKING BELOW

CALIFORNIA AVE.
ALLEY

LOADING

5’

UTILITY RETAIL

EXAMPLE OF RECESSED RETAIL,


APARTMENTS ABOVE ARE AT THE PROPERTY LINE

GROUND FLOOR PLAN

36 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 1

24' 25'-6" 16'-10" 25'-6" 24'

6'-1"

10'
56'-10"
10"
400 SF 400 SF 400 SF

23'-9"
570 SF 570 SF

10'
17'-10"
16'-8"
400 SF 400 SF

23'-9"
570 SF 570 SF 735 SF

19'-8"
400 SF 400 SF

17'-1"
23'-9" 570 SF 400 SF 400 SF 570 SF

11'-11"
6'-1"

24' 23'-6" 20'-10"

TYP I C AL RESI D ENT I AL P LAN R OOF PL AN

117' 117' 117'

1700 SF

12'
19'-6"

9'-6" 9'-6" 9'-6" 9'-6"


2900 SF

TYPE IIIA
100'

100'

100'

11'

TYPE I
LOADING
3600 SF

23' 14'
9'
LE VEL P2 P L A N LEV EL P 1 P LAN L E VE L 1 PL AN WE ST-E AST SE CTION

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
37
8.0 ARCHITECTURAL CONCEPTS

MA SSING CONCE PT 1 1

1
2
CALIFORNIA

2 3 4

4 EDMUNDS 3

K E Y PLAN
N O RT HE AS T C O R N E R

38 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSIN G CO N CEPT 1

ZONING ENVELOPE

BUILDING BEYOND

PROPOSED MASSING

CALIFORNIA AVENUE SW

BUILDING ACROSS THE STREET

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
39
8.0 ARCHITECTURAL CONCEPTS

CONCEPT 2 - TWO-STORY BASE

Concept 2 is developed directly from the recommended


massing in the West Seattle Junction Neighborhood
Design Guidelines. These guidelines recommend, but
do not prescribe, a strong two-story base and a distinct
setback above 65’ to delineate a penthouse level. We
like this massing. But not for our site. This type of
massing scheme has been successfully deployed at the
two recent mixed use projects at the corner of Alaska
and Fauntleroy, (The Spruce & The Whitaker). Here the
strong base element matches the scale and speed of
Fauntleroy at that major intersection, helping to negotiate
the transition between the West Seattle Freeway offramp
and the Eastern edge of the retail core. The same massing
does not work in the heart of the pedestrian core. In this
massing scheme the residential entry is located on the
northeast corner of the site to allow retail to fill in to the
south, drawing pedestrian traffic toward the end of the
block.

IMAGES ILLUSTRATE STRONG TWO STORY BASE, AND SET BACK TOP AS PRESCRIBED BY THE WEST SEATTLE DESIGN GUIDELINES

40 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 2

R
LOO
OP F
ED T
ESS
REC

E
DL
MID

E
AS
RYB
TO
OS
TW

E SW
AV
N IA
I FOR
L
CA

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
41
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 2

RESIDENTIAL ENTRY

LOADING

CALIFORNIA AVE.
UTILITY

RETAIL
ALLEY

RAMP TO PARKING

STRONG TWO STORY BASE, RECESSED RESIDENTIAL ENTRY

GROUND FLOOR PLAN

42 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 2
9'-8" 23'-11" 16'-11" 23'-11" 31'-11" 10'-8" 9'-8" 23'-11" 16'-11" 23'-11" 31'-11" 10'-8" 9'-8" 23'-11" 16'-11" 23'-11" 31'-11" 10'-8"

3'
3'
10'

10'

10'
515 SF 515 SF

15'-8"

15'-8"

15'-8"
515 SF
440 SF 440 SF 440 SF
16'

16'

16'
577 SF 530 SF

15'-8"
15'-8"

15'-8"
400 SF 570 SF 400 SF 570 SF 400 SF 570 SF 400 SF 41'

440 SF 440 SF 440 SF


24'

24'

24'
400 SF

15'-8"
15'-8"

15'-8"
577 SF 530 SF

20'
15'-8"

15'-8"

15'-8"
440 SF 577 SF 440 SF 530 SF 440 SF 400 SF
24'

24'
24'
530 SF 735 SF
15'-8"

15'-8"

15'-8"
400 SF 570 SF 577 SF 400 SF 570 SF 400 SF 570 SF 400 SF
440 SF 440 SF 440 SF
16'-1"

16'-1"

16'
15'-8"

15'-8"
515 SF 515 SF
18'-6"
9'-11"

9'-11"

10'
3'

3'
23'-11" 16'-11" 23'-11" 42'-5" 23'-11" 16'-11" 23'-11" 31'-11" 23'-11" 16'-11" 23'-11" 31'-11"

LO WER LE V E L R E S I DE N T I A L P L A N TYP I C AL RESI D ENT I AL P LAN UPPE R L E VE L R E SIDE NTIAL PL AN R OOF PL AN

117' 117' 117'


10'-8"

12'
18'-8"
1700 SF

10'

TYPE IIIA
10'
10'
10'
100'

100'

100'

LOADING

10'
81'-4"

TYPE I
10'
2900 SF 5000 SF

13'
9'
9'
LE VEL P2 P L A N LEV EL P 1 P LAN L E VE L 1 PL AN WE ST-E AST SE CTION

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
43
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 2 1

2 1
CALIFORNIA

2 3 4

4 EDMUNDS 3

K E Y PLAN

44 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSIN G CO N CEPT 2

ZONING ENVELOPE
BUILDING BEYOND

PROPOSED MASSING

CALIFORNIA AVENUE SW

BUILDING ACROSS THE STREET

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
45
8.0 ARCHITECTURAL CONCEPTS

CONCEPT 3 - THE VILLAGE (PREFERRED)

The preferred concept is based on respecting the pattern,


scale, and character of the surrounding neighborhood. From
the West Seattle Design Guidelines: “The massing prescribed
by the Neighborhood Commercial development standards
does not result in mixed-use development that is compatible
with the existing context.” The design team agrees!

The signature move of the preferred scheme is to setback


the residential units as far as possible from California. The
voluntary setback results in the following positive features:
• It allows the retail base to maintain a continuous height
along California Avenue.
• It provides an amazing second story common amenity
terrace to overlook the activities of the street below, This
is part of the West Seattle Grand Parade route, as well as
part of the Summer-fest Area.
• It helps mitigate the effect of the height of the residential
mass and shadow on California. The North-South façade
is enlivened with additional modulation and balconies.
We recognized the public benefit of the recessed retail in
Concept 1, and have included a similar feature at the northeast
corner of our site to act as a residential entry and spill out
from the retail tenant to activate the sidewalk and entice
pedestrians from north of the site.

Concept 3 honors the history and character of this special


street while providing homes for the next generation of West
Seattleites.
IMAGES ILLUSTRATE ONE STORY BASE WITH RESIDENTIAL SET BACK

46 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

RRACE
ITY TE
AMEN
VIEWS
+ M O UNTAIN
SOUND

10’ SET SE
BACK BA
AIL
RET
OUS
INU
CO
NT
SW
E
AV
IA
O RN
LIF
CA

RESID
ENTIA
L ENTR
Y

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
47
HB MANAGEMENT HB MANAGEMENT

8.0 ARCHITECTURAL CONCEPTS


CONCEPT INTERPRETATION: RESIDENTIAL
CONCEPT
INSPIRA T I ONINSPIRATION: VILLAGE I NTERP RETATI ON

DESIGN FEATURES
OF INTEREST:

HIGH CONTRAST
HORIZONTAL BANDING
DESIGN FEATURES SLIDING SHUTTERS
OF INTEREST: LARGE GLAZING
VERTICAL WOOD SIDING
HIGH CONTRAST CLEAN LINES
SHINGLES & SHUTTERS BALCONIES: VILLAGE
HALF TIMBER
HORIZONTAL BANDING
CHEERFUL
VEGETATION
COMMUNAL SEATING
UNIQUE CHANDELIER
TRANSPARENT STOREFRONT
CENTRAL SERVICE COUNTERS

48 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
CONCEPT INTERPRETATION: RETAIL 8.0 ARCHITECTURAL CONCEPTS
RETAI L P REC EDENTS

RESIDENTIAL
DESIGN FEATURES
OF INTEREST:

HIGH CONTRAST
ACTIVE/STRONG BASE
PERMEATED CORNER
CHEERFUL
TRANSPARENT STOREFRONT
COMMUNAL SEATING
CENTRAL SERVICE COUNTERS
UNIQUE LIGHTING

RETAIL

RETAIL

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
49
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

ENTRY COURT

ENTRY COURT LOOKING OUT TOWARD STREET

GROUND FLOOR PLAN

50 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

3'-2" 27' 15'-7" 15'-7" 15'-7" 27'-1" 13' 30'-1" 15'-7" 15'-7" 15'-7" 30'-1" 10' 117'

5'-2"

10'
10'
590 590 590 590

16'
425 425 425 425 425 425

16'
460 425 425 425 460

27'-3"
46'-9"
12'
575 575 575 575

24'
525 525

24'
8'-9"

13'-0"

20'
100'
12'-10"

24'
575 575 575

24'
525 525
735 SF

590 590 590 590 590 590 590 590 590


14'

460 460

16'
12'

10'
5'-2"
23'-4" 23'-4"

LE VEL 2 LEV EL 3- 6 L E VE L 7 R OOF PL AN

117' 117' 117'


40'
15'-0" 31'-4" 24'-0" 30'-1"

15'
TRANSFORMER RESIDENTIAL
20% RAMP DN TO PARKING LOBBY
28'-8"

1200 SF
LEASING
OFFICE

'
R19
MAIL ROOM &
ELEC. 5'x7' WATER
MITIGATION
PACKAGE ROOM
WORK ROOM
ROOM
WASTE +
R30'
RECYCLING

LOADING
RETAIL

CALIFORNIA AVENUE
33'-11"
25'

STORAGE & STAGING


770 SF 2200 SF
COMMERCIAL
R41'

ALLEY
100'

100'

100'
STAGING
CHUTES FROM
RESIDENTIAL
FLOORS ABOVE
29'

WC WC

LOADING
COMMERCIAL
KITCHEN
1100 SF
RETAIL
16'-4"

2600 SF

L E V E L P 2 P LAN LE VE L P1 PL AN L E VE L 1 PL AN

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
51
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 - BUILDING SECTION


MAX ZONING HEIGHT

3'-0"

11'-6"
AMENITY

8'-6"
1'-4"

9'-10"
RESIDENTIAL

8'-6"

TYPE IIIA
9'-10"
RESIDENTIAL

8'-6"
40'-0"

85'-0"
9'-10"
RESIDENTIAL

8'-6"

75'-0"
65'-0"

20'-0"

9'-10"
RESIDENTIAL

8'-6"

9'-8"
RESIDENTIAL AMENITY

8'-6"
6'-0"

3'-0"

TYPE IA
ALLEY

BETWEEN 8' - 12'


RESIDENTIAL LOBBY

14'-0"
11'-0"
CHARGEABLE FAR FAR EXEMPT RETAIL
CALIFORNIA AVE.
10 %
4'-0"

8'-6"
20 %

11'-0"
PARKING

10 %

6%
7'-0" PARKING

PARKING
7'-1"

52 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 - STREET SECTION

ZONING ENVELOPE
BUILDING BEYOND

PROPOSED MASSING PROFILE


PREFERRED OPTION

CALIFORNIA AVENUE SW
PLANTER
TERRACE

BUILDING ACROSS THE STREET

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
53
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

CALIFORNIA

EDMUNDS

K E Y PLAN

54 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

CALIFORNIA
EDMUNDS

KE Y PL AN

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
55
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

CALIFORNIA

EDMUNDS

K E Y PLAN

56 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

MASSING CONCEPT 3 (PREFERRED)

CALIFORNIA
EDMUNDS

KE Y PL AN

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
57
8.0 ARCHITECTURAL CONCEPTS

SUN/SHAD OW A NA LYS I S - EQ U I N OX
MARCH/SEPT 22 - 9AM MARCH/SEPT 22 - 12PM MARCH/SEPT 22 - 3PM
CONCEPT 1
CONCEPT 2
CONCEPT 3

58 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
8.0 ARCHITECTURAL CONCEPTS

S U N/ S HADOW ANALYS I S - SUMMER SO LST ICE


JUNE 21 - 9AM JUNE 21 - 12PM JUNE 21 - 3PM

CONCEPT 1
CONCEPT 2
CONCEPT 3

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
59
8.0 ARCHITECTURAL CONCEPTS

SUN/SHAD OW A NA LYS I S - W I N T ER SO L ST I C E
DECEMBER 21 - 9AM DECEMBER 21 - 12PM DECEMBER 21 - 3PM
CONCEPT 1
CONCEPT 2
CONCEPT 3

60 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
9.0 landscape

ST REET SCAPE
STREETSCAPE
STREETSCAPE

parking parking
access access active retail edge
active retail edge
lobby lobby
support existing
support
west existing
side retail
west side retail

bikes

S W C A LI F O R N I A S T Rbikes
EET

S W C A LI F O R N I A S T R E E T
A C T I V E A LLE Y

A C T I V E A LLE Y

commercial commercial

active retail edge

active retail edge


new new
tree tree

sidewalk/retail
sidewalk/retail
shuffle shuffle

I II II ^I ^
0 16
0 32
16 N32 N Tofino better bike
Tofino
rack
better bike rack

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
61
9.0 landscape

PODIUM
PODIUM

private terraces

corner podium amenity corner podium amen


S W C A LI F O R N I A S T R E E T

AVE
W C A LI F O R N
SCALIFORNIA TREET
I A SSW
A LLE Y
perimeter bioretention planter perimeter bioretentio

private terraces corner amenity

perimeter bioretention planter

I I I ^
private terraces 0 16 32 N private terraces

62 4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
9.0 landscape

ROOF
ROOF ROOF

TREET

S W C A LI F O R N I A S T R E E T
fire and view fire and view

I A SSW
AVE
W C A LI F O R N
A LLE Y

A LLE Y

SCALIFORNIA
Specimen Specimen
Tree Tree

dogspot dogspot
corner amenity
corner amenity specimen tree
specimen tree
on upper on upper
roof roof

fire and view fire and view

I II II ^I ^
0 16
0 32
16 N32 N dogspot on upper
dogspot
roofon upper roof

4747 CALIFORNIA | PROJECT #3032052


EARLY DESIGN GUIDANCE
63
PORTLAND SEATTLE SAN FRANCISCO
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Portland, OR 97209 Seattle, WA 98101 Nothing shown here may be reproduced in any way
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