764 belmont pl e, seattle, wa 98102 · 1 proposal description 2 context analysis 3 neighborhood...

764 Belmont Pl E,Seattle, WA 98102

EARLY DESIGN GUIDANCE764 Belmont Pl E, Seattle, WA 98102Cleave Architecture + DesignDPD# 3029674| January 31, 2018

1 PROPOSAL DESCRIPTION

2 CONTEXT ANALYSIS

3 NEIGHBORHOOD ANALYSIS

4 SITE PHOTOS

6 SITE PHOTOS

6 SURVEY

7 PROPOSED SITE PLAN

8 PROPOSED LANDSCAPE PLAN

9 PROPOSED LIGHTING PLAN

10 PROPOSED DESIGN - TOWNHOUSE 1,2&3 1ST AND 2ND FLOOR PLAN

11 PROPOSED DESIGN - TOWNHOUSE 1,2&3 3RD AND ROOF FLOOR PLAN

12 PROPOSED DESIGN - TOWNHOUSE 4,5&6 1ST AND 2ND FLOOR PLAN

13 PROPOSED DESIGN - TOWNHOUSE 4,5&6 3RD AND ROOF FLOOR PLAN

14 RENDERED ELEVATIONS - TOWNHOUSE 1,2&3




18 RENDERED PERSPECTIVES

19 RENDERED PERSPECTIVES

20 WINDOW PRIVACY STUDY

21 SHADOW STUDY

22 DESIGN GUIDELINES


PROJECT PROGRAM

Seattle Vicinity Map

ADDRESS: 764 Belmont Pl E, Seattle, WA 98102ZONE: LR3SDCI #s: 3025202PARCEL: 2163900070OWNER: Genesee ST LLCCONTACT: Moon Zhang (Cleave Architecture + Design)

PROJECT INFORMATION

The proposed site's current use is a single family residence. The lot is approximately 4,021 sf located middle-block ofBelmont Pl E in an LR3 zone. This proposal is to construct (6) Townhouses. Each of the proposed structures will be 3stories.

The proposed project will achieve a 4-star Built Green certification to maximize building sustainability and performance.

The project is located in the Capital Hill district which is a diverse area of South lake Union and Eastlake with manyneighborhood shops, dining and services within walking and biking distance. We are proposing a pedestrian friendlydesign (through the use of engaging shapes, color and abundant tiered landscaping). This proposal will increase thedensity to what it is zoned for. Quality construction and landscape design will add to the sense of community with amodern architectural solution.

PROJECT OBJECTIVES

Neighborhood Vicinity Map

LOT SIZE: 4,021 SFAPPROX FAR: 4,365 - lower FARAMENITY AREAS: 1,520 sfPARKING: 0 parkingBUILDING TYPE: TownhousesUNIT COUNT: 6UNIT SIZES: 1,025 sf gross heated # OF STORIES: 3


ZONE: LR3OVERLAY: Capitol Hill(Urban Center Village)STREETS: 764 Belmont Pl E.SITE: Located on middle end of Belmont Pl E between Bellevue Pl E. and Belmont Ave E.

In the Lowrise 3 zone with surrounding SF 5000 and LR3 zone.

ZONING INFORMATION

Seattle Zoning Map

To the north of the subject property is a duplex with garages. To the south of the subject property is (9)apartment building. To the east is a a duplex with garages.

Businesses and amenities are concentrated at the Broadway E and E Roy St. The neighborhood is served byfreeway I-5. The lake union is few blocks away.The grade on the site is slope up 8ft to the east in 9ft then fairly flat for the rest.

PROJECT CONTEXT

Aerial Vicinity Map


A 766 Belmont Pl E (Duplex) neighboring project site at north

NEIGHBORHOOD CONTEXT & INSPIRATION:

This neighborhood is comprised of a mix of residential buildings -single family residences, apartment and townhouse . Theneighborhood also includes a variety of businesses andamenities. Schools, auto care, airport, coffee shops and manyother small businesses are available within walking distance. I-5travels between Vancouver, BC to Oregon.The architectural styles present in the neighborhood are diverseincluding traditional, craftsman, contemporary, modern etc. Themodern design of the proposed buildings fit into the existingeclectic mix of styles.

B

C

D

VICINITY MAP

F

G

E

E

737 Belmont PL E (9 units Apartment)

cross street site

A

766 Belmont Pl E (Duplex) neighboring

project site at north

B

766 Belmont Pl E (9 units Apt.)

neighboring project site at south

C

763 Boylston Ave E (Townhouse)

neighboring project site at east

D

747 Belmont PL E (26 units Condominium)

cross street site

766 Belmont Pl E (9 units Apt.) neighboring project site at south

763 Boylston Ave E (Townhouse) neighboring project site at east

747 Belmont PL E (17 units Condominium) cross street site

740 Belmont PL E (5 units Apt.) neighboring project site at south

747 Belmont PL E (26 units Condominium) cross street site

737 Belmont PL E (9 units Apartment) cross street site

GF

747 Belmont PL E (17 units Condominium)

cross street site


740 Belmont PL E (5 units Apt.)

neighboring project site at south

E

A

B

C

D

F

G

STREET VIEW PANORAMA - BELMONT PL E, FACING ACROSS FROM SUBJECT SITE

STREET VIEW PANORAMA - BELMONT PL E, FACING SUBJECT SITE

SUBJECT SITE

ACROSS FROM SUBJECT SITE


EXISTING SINGLE FAMILY HOUSE ENTRANCE

SUBJECT SITE

PHOTO TOOK ON JAN. 22ND

KING COUNTY RECORD PHOTO

SITE VIEW PANORAMA


STREET TREE AT SIDEWALK

SURVEY


N 89°24'10" W 67.00'

N 00°37'14" E 60.01'

N 00°37'14" E 60.01'

3" DEC

14" EVG

35" C

ED

38" C

ED

30" C

ED

N 89°24'01" W 67.00'

Front

Entrance

Front

Entrance

Front

Entrance

Front

Entrance

Front

Entrance

Front

Entrance

TH 1

TH 2

TH 3

TH 4

TH 5

TH 6

304.0

[email protected]":10

W/ 36" GR

30

6.8

31

0.5

9'-0" FSB 20'-6" 10'-0" 20'-6"7'-0" RSB

5'-0

"

SS

B1

6'-8

"1

6'-8

"1

6'-8

"

5'-0

"

SS

B

304.0

304.0

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

2'-0

"

3" DEC

7R

@7":10

W/ 36" G

R

310.5

310.5

310.5

300.0

300.0

7R

@7":10

W/ 36" G

R

7R

@7":10

W/ 36" G

R

300.0

300.5

300.5

300.5

PROPOSED SITE PLAN

SCALE: 1/16" = 1'-0"

SIZE: 4,021 SF


Motion Sensing

Pathway Lights

N 00°37'14" E 60.01'

N 00°37'14" E 60.01'

TH 1

TH 2

TH 3

TH 4

TH 5

TH 6

PROPOSED LIGHTING PLAN

SCALE: 1/16" = 1'-0" EARLY DESIGN GUIDANCE764 Belmont Pl E, Seattle, WA 98102Cleave Architecture + DesignDPD# 3029674| January 31, 2018

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

16

'-8

"1

6'-8

"

20'-6"

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

50

'-0

"

A

1

B

2

3

4

EA

VE

A

BO

VE

EA

VE

A

BO

VE

EA

VE

A

BO

VE

16

'-8

"

UP DN

BEDROOM

12'-0" x 9'-1"

BATHROOM

5'-0" x 9'-1"

LIN

W/D

UP DN

BEDROOM

12'-0" x 9'-0"

BATHROOM

5'-0" x 9'-0"

LIN

W/D

16

'-8

"1

6'-8

"

20'-6"

A B

2

3

4

BATHROOM

5'-0" x 9'-0"

W/D

EA

VE

UP DN

BEDROOM

12'-0" x 9'-0"

LIN

EA

VE

EA

VE

1

16

'-8

"

50

'-0

"

1, 2 &

3

FIRST FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)

Bedrooms: 2Bathrooms: 2Heated: 1,025 sf

TOWNHOUSE UNIT 1, 2 &3


SECOND FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)

16

'-8

"1

6'-8

"

20'-6"

5'-0" x 4'-0"

DN

UP

MASTER

BEDROOM

12'-0" x 12'-6"

MASTER

BATHROOM

5'-0" x 9'-2"

DS

UP

MASTER

BATHROOM

5'-0" x 9'-2"

MASTER

BEDROOM

12'-0" x 12'-4"

LIN

EXTERIOR STAIRS

5'-0" x 4'-0"

DN

LIN

EXTERIOR STAIRS

1

4

"/FT SL

1

4

"/FT SL

DS

5'-0" x 4'-0"

LIN

A B

2

3

4

UP

MASTER

BEDROOM

12'-0" x 12'-4"

MASTER

BATHROOM

5'-0" x 9'-2"

DN

EXTERIOR STAIRS

1

4

"/FT SL

DS

1

16

'-8

"

50

'-0

"

16

'-8

"1

6'-8

"

20'-6"

ROOF DECK

20'-6" x 16'-8"

ROOF DECK

20'-6" x 16'-8"

ROOF DECK

20'-6" x 16'-8"

DN

DN

EXTERIOR STAIRS

EXTERIOR STAIRS

DN

EXTERIOR STAIRS

3

4

A B

2

1

16

'-8

"

50

'-0

"

1

4

"/FT SL

1

4

"/FT SL

1

4

"/FT SL

1, 2 &

3



TOWNHOUSE UNIT 1,2 & 3:

THIRD FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)

ROOF PLAN

SCALE: 1/8" = 1'-0"

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

16

'-8

"1

6'-8

"

20'-6"

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

UP

UTILITY

LIVING

KIT

CH

EN

DINNING

50

'-0

"

A

1

B

2

3

4

EA

VE

A

BO

VE

EA

VE

A

BO

VE

EA

VE

A

BO

VE

16

'-8

"

UP DN

BEDROOM

12'-0" x 9'-1"

BATHROOM

5'-0" x 9'-1"

LIN

W/D

UP DN

BEDROOM

12'-0" x 9'-0"

BATHROOM

5'-0" x 9'-0"

LIN

W/D

16

'-8

"1

6'-8

"

20'-6"

A B

2

3

4

BATHROOM

5'-0" x 9'-0"

W/D

EA

VE

UP DN

BEDROOM

12'-0" x 9'-0"

LIN

EA

VE

EA

VE

1

16

'-8

"

50

'-0

"

4, 5 &

6

FIRST FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)


TOWNHOUSE UNIT 4, 5 & 6:


SECOND FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)

16

'-8

"1

6'-8

"

20'-6"

5'-0" x 4'-0"

DN

UP

MASTER

BEDROOM

12'-0" x 12'-6"

MASTER

BATHROOM

5'-0" x 9'-2"

DS

UP

MASTER

BATHROOM

5'-0" x 9'-2"

MASTER

BEDROOM

12'-0" x 12'-4"

LIN

EXTERIOR STAIRS

5'-0" x 4'-0"

DN

LIN

EXTERIOR STAIRS

1

4

"/FT SL

1

4

"/FT SL

DS

5'-0" x 4'-0"

LIN

A B

2

3

4

UP

MASTER

BEDROOM

12'-0" x 12'-4"

MASTER

BATHROOM

5'-0" x 9'-2"

DN

EXTERIOR STAIRS

1

4

"/FT SL

DS

1

16

'-8

"

50

'-0

"

16

'-8

"1

6'-8

"

20'-6"

ROOF DECK

20'-6" x 16'-8"

ROOF DECK

20'-6" x 16'-8"

ROOF DECK

20'-6" x 16'-8"

DN

DN

EXTERIOR STAIRS

EXTERIOR STAIRS

DN

EXTERIOR STAIRS

3

4

A B

2

1

16

'-8

"

50

'-0

"

1

4

"/FT SL

1

4

"/FT SL

1

4

"/FT SL

4, 5 &

6



TOWNHOUSE UNIT 4, 5 & 6:

THIRD FLOOR PLAN

SCALE: 1/8" = 1'-0"

(341.7 SF / UNIT)

ROOF PLAN

SCALE: 1/8" = 1'-0"

TH UNIT 1, 2 &3 WEST ELEVATION


DARK GRAY HARDIEPANEL SIDING- 4x8 SHEETS

CEDAR SIDING

BLACK VINYLWINDOWS, TYP

WARM WHITE HARDIEEAVE - 4x8 SHEETS

STEEL RAILING

STEEL RAILING

WARM ORANGEENTRY DOOR

WARM YELLOWENTRY DOOR

BLACK VINYL WINDOWS, TYP

DARK GRAY HARDIE PANELSIDING - 4x8 SHEETS

GRAY LAP SIDING

WARM REDENTRY DOOR

ORANGE ARCHITECTURESCREEN

TH UNIT 1, 2 &3NORTH ELEVATION

764 Belmont Pl E

UNIT 1, 2, 3

UNIT 4, 5 & 6

SILVER STEEL RAILING LEAF / STAMPED CONCRETE ADDRESS SIGNAGE

DECK PLANTER


BALCK VINYLWINDOWS, TYP

WARM WHITEHARDIE EAVE- 4x8 SHEETS

STEEL RAILING



WARM GRAY LAP SIDING


WARM GRAYLAP SIDING

TH 1, 2 &3 SOUTH ELEVATIONTH 1, 2 &3 EAST ELEVATION

TH UNIT 1, 2 &3 WEST ELEVATION


LIGHT GRAY HARDIEPANEL SIDING- 4x8 SHEETS

CEDAR SIDING

BLACK VINYLWINDOWS, TYP

WARM WHITE HARDIEEAVE - 4x8 SHEETS

STEEL RAILING

STEEL RAILING

WARM ORANGEENTRY DOOR

WARM YELLOWENTRY DOOR


WARM GRAY HARDIE PANELSIDING - 4x8 SHEETS

DARK GRAY LAP SIDING

WARM REDENTRY DOOR

ORANGE ARCHITECTURESCREEN

TH UNIT 1, 2 &3NORTH ELEVATION

DECK PLANTER


BALCK VINYLWINDOWS, TYP

WARM WHITEHARDIE EAVE- 4x8 SHEETS

STEEL RAILING

WARM GRAY HARDIEPANEL SIDING- 4x8 SHEETS


DARK GRAY LAP SIDING

WARM GRAY HARDIEPANEL SIDING- 4x8 SHEETS

DARK GRAYLAP SIDING

TH 4, 5 & 6 SOUTH ELEVATIONTH 4, 5 & 6 EAST ELEVATION

SOUTH VIEW OF TOWNHOUSES VIEW OF TOP ROOF DECK

WEST VIEW OF FRONT


VIEW OF NORTH FROM NEIGHBOR'S PERSPECTIVE

VIEW OF SIDE FROM NEIGHBOR'S TOWNHOUSE PERSPECTIVE


Window Overlap Privacy Study

The windows of the proposed townhouses and

single family home have been thoughtfully

designed to minimize the views into and from

the neighboring buildings, as well as from unit to

unit, in order to protect privacy of all occupants.

Windows and doors of neighboring buildings are

highlighted with dashed outlines.

NORTH: To the north is (2) 3-story duplex. The

only four window on this facade is small look

onto landscaped side yard.

SOUTH: To the south is existing apartment. The

only three window on this facade is high small

widows look onto the south side of the

townhouse.

EAST: To the east is existing duplex. We use

very minimum windows to protect privacy.

EAST DUPLEX WINDOW LOOKING AT PROPOSED

BACK OF TOWNHOUSE

Existing duplex facing proposed north facade

Existing Apt.facing proposed south facade


NORTH EXISTING APT. WINDOW LOOKING

AT PROPOSED TOWNHOUSE

SOUTH DUPLEX WINDOW LOOKING

AT PROPOSED TOWNHOUSE

Existing neighbor duplex

facing proposed east facade

WINTER SOLSTICE: DECEMBER 20

SUMMER SOLSTICE: JUNE 21

8AM

NOON

4PM


8AM

NOON

4PM

Capitol Hill Design Guidelines - Preliminary Guidance Responses

Proposed Adjustments

23.45.518 A Setbacks:

( Depends on zoning decisions for the entry steps in

the front 3ft additional setback or not )

Required: Between proposed (2) structure 10 ft

Proposed : 7 ft


CS1-C. Topography:

There is 12ft slope up from street to east property line and also sloped

8ft in first 9ft. We proposed using stamped leaf patten concrete wall

with bioretention planters to break the blank concrete facade.

I have dropped the front structure to only 4ft above the street level.

Back structure is 6ft higher than front structure to provide light and

natural ventilation.

Will maintain the proposed front setback as it relates well to the

existing structure to the north & south.

CS3-A. Emphasizing Positive Neighborhood Attributes

Provide similar proportions, scale, building modulation, massing and

architectural features and incorporates architectural elements such as

cornice lines and entry features to preserve the neighborhood's

architectural qualities and pedestrian scale.

At entry we provide colorful entry door and silver steel railing system

with stamped leaf patten concrete wall and bioretention planters.

PL3.A. ENTRIES:

The project is proposing to use durable and sustainable materials.

Lap and hardie siding will consist of natural cement board, natural cedar

siding to defining the way the street facing façade takes its design cues

from the existing building but in a contemporary way with materials and

color

DC2.B. Architectural and Facade Composition

Provided bench in front setback.

Bike rack provided in between the structures.

Deck planter and bench provided on the roof deck.

DC3.B. Open Spaces Uses and Activities:

DC4.D.Trees, landscape and Hardscape materials

See sheet 8 for landscape plan.

SITE RECONNAISSANCE

1. ROW Improvements

The project is proposing to use durable and sustainable materials.

Lap and hardie siding will consist of natural cement board, natural cedar

siding to defining the way the street facing façade takes its design cues

from the existing building but in a contemporary way with materials and

color

DC2.B. Architectural and Facade Composition

NOTES

SDOT Urban Forestry requires protection and retention of existing trees in the

right-of-way unless specifically exempted. Urban Forestry suggests improving the

growing conditions of the planting strip at the base of trees. New/replacement sidewalk:

See Seattle Right of Way Improvements Manual (ROWIM) as well as the City of Seattle

Standard Plan 420, 421 and 422. Repair and replace as needed, per ADA

Ordered an arborist report.

2. Street Trees and trees on site

3. Existing structure on site Remove existing structure on site.

4. Conditions effecting access: Safety hazards, topography. Elevating the entry area of the proposed townhouse unit, providing a

setback from the sidewalk, and landscaping to indicate the transition to

provide security and privacy for residential buildings through the use of

a buffer between the development and the street or neighboring

buildings.

764 belmont pl e, seattle, wa 98102 · 1 proposal description 2 context analysis 3 neighborhood...

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