avalon place transitional resources 2970 sw avalon way ... · continues south of sw andover street,...
TRANSCRIPT
EAR
LY D
ESIG
N G
UID
AN
CE
for
AV
ALO
N P
LAC
E
2988
SW
Ava
lon
Way
Seat
tle,
WA
981
26Th
e K
eim
igA
sso
ciat
es
216
A S
tree
t N
W
Au
bu
rn, W
A 9
8001
MU
P #
30
08
00
2
Earl
y D
esi
gn G
uid
ance
AV
ALO
N P
LAC
E
OW
NER
:Tr
ansi
tio
nal
Res
ou
rces
29
70
SW
Ava
lon
Way
Seat
tle,
WA
98
12
6
IND
EX:
Sit
e D
esc
rip
tio
n…
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Ne
igh
bo
rho
od
Co
nte
xt…
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Sit
e N
eig
hb
orh
oo
d…
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.
Ne
igh
bo
rho
od
Ch
ara
cte
rist
ics…
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Ma
p S
ho
win
g B
us
Sto
ps
an
d R
ou
tes…
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Ma
p S
ho
win
g P
ed
est
ria
n M
ove
me
nt…
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Sit
e D
eve
lop
me
nt
Ob
ject
ive
s……
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.
De
sig
n R
evie
w G
uid
elin
es…
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Pro
po
sed
Alt
ern
ati
ve 1
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.
Pro
po
sed
Alt
ern
ati
ve 2
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.
Pro
po
sed
Alt
ern
ati
ve 3
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Pro
s a
nd
Co
ns…
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.
Pre
ferr
ed
Alt
ern
ati
ve …
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1 2 3 4-6
7 8 9 10
-12
13
14
15
16
17
-18
The
Ke
imig
Ass
oci
ate
sA
VA
LON
PLA
CE
Earl
y D
esi
gn G
uid
ance
The
Ke
imig
Ass
oci
ate
s
•Th
e si
te p
osi
tio
ned
at
2988
SW
Ava
lon
Way
is lo
cate
d b
etw
een
exi
stin
g su
pp
ort
ive
ho
usi
ng
op
erat
ed b
y Tr
ansi
tio
nal
R
eso
urc
es a
nd
th
e m
ain
off
ices
fo
r Ti
llicu
m V
illag
e R
etai
l Sal
es. T
wo
sin
gle-
fam
ily r
esid
enti
al lo
ts a
bo
un
d t
he
sou
th
pro
per
ty li
ne
wit
h T
illic
um
Vill
age.
•Th
e 80
00 s
qu
are
foo
t si
te h
as a
sin
gle
resi
den
tial
str
uct
ure
bu
ilt in
194
6 u
nd
er t
he
ow
ner
ship
of
Tran
siti
on
al
R
eso
urc
es t
hat
is c
urr
entl
y u
sed
as
sup
po
rtiv
e h
ou
sin
g.
•Th
e p
arce
l fro
nts
on
SW
Ava
lon
Way
loca
ted
alo
ng
the
east
bo
un
dar
y. A
n u
nd
evel
op
ed p
ub
lic r
igh
t-o
f-w
ay a
lley
is
loca
ted
alo
ng
the
wes
t p
rop
erty
lin
e.
Acc
ess
:•T
he
site
is b
ord
ered
on
th
e ea
st b
y SW
Ava
lon
Way
wh
ich
ser
ves
as t
he
maj
or
acce
ss t
o t
he
site
. SW
Ava
lon
Way
is a
m
ajo
r ar
teri
al a
nd
has
a m
od
erat
e fl
ow
of
veh
icu
lar
traf
fic
thro
ugh
ou
t th
e d
ay a
nd
maj
or
flo
w d
uri
ng
dai
ly p
eak
ho
urs
. SW
Ava
lon
Way
pro
vid
es g
oo
d a
cces
s to
pu
blic
tra
nsp
ort
atio
n.
•As
Ava
lon
Way
tra
vels
no
rth
, it
con
nec
ts w
ith
SW
Sp
oka
ne
Stre
et a
nd
th
e W
est
Seat
tle
Bri
dge
wit
hin
¼ m
ile.
Trav
elin
g so
uth
, Ava
lon
Way
cu
rves
to
th
e w
est
con
nec
tin
g in
to a
co
mm
erci
al h
ub
at
35th
Stre
et S
W a
nd
fu
rth
er c
on
nec
tin
g w
ith
Fa
un
tler
oy
Way
SW
to
SW
Ala
ska
Stre
et a
nd
th
en C
alif
orn
ia A
ve S
W, t
he
mai
n c
om
mer
cial
dis
tric
t fo
r W
est
Seat
tle.
•Th
e ar
ea is
ped
estr
ian
fri
end
ly w
ith
exi
stin
g w
alka
ble
acco
mm
od
atio
ns.
Th
e la
ck o
f a
des
ign
ated
cro
ssw
alk
at S
W
Ava
lon
Way
an
d S
W A
nd
ove
r St
reet
pre
sen
ts a
min
or
ob
stac
le b
ut
Met
ro B
us
sto
ps
on
th
e ea
st s
ide
are
wel
l use
d.
Pro
ject
:
Ava
lon
Pla
ce2
98
8 S
W A
va
lon
Wa
y
Se
att
le, W
A
98
12
6
Ow
ne
r:Tr
an
siti
on
al
Re
sou
rce
s
29
70
SW
Ava
lon
Wa
y
Se
att
le, W
A
98
12
6
Pro
ject
Te
am
:
Arc
hit
ect
:
The
Kei
mig
Ass
oci
ates
21
6 A
Str
ee
t N
W
Au
bu
rn,
WA
9
80
01
Ph
on
e:
(25
3)9
39
-32
32
VIC
INIT
Y M
AP
Earl
y D
esi
gn G
uid
ance
1
Exis
tin
g Si
te:
2964
2992
2950
2940
3022
US
E
AD
DR
ES
SS
tru
ctu
ral
En
gin
ee
rin
g:
Ru
per
t En
gin
eeri
ng
P.O
. B
ox
83
6
Au
bu
rn,
WA
9
80
71
(25
3)8
33
-77
76
Civ
il E
ng
ine
eri
ng
:R
up
ert
Engi
nee
rin
gP.
O.
Bo
x
83
6
Au
bu
rn,
WA
9
80
71
(25
3)8
33
-77
76
Lan
dsc
ap
e A
rch
ite
ct:
Eagl
e D
esig
n
So
uth
Ho
lly
Str
ee
t
Se
att
le, W
A
98
11
8
(20
6)8
17
-76
46
AV
ALO
N P
LAC
E
2980 29
882970
SITE
DES
CR
IPTI
ON
PR
OJE
CT
SITE
TILL
ICU
M V
ILLA
GE
AV
ALO
N W
AY
MU
TUA
L H
OU
SIN
G
TRA
NSI
TIO
NA
L R
ESO
UR
CES
PU
BLI
C S
TOR
AG
E
CO
ND
OM
INIU
MS
OLA
HA
IR S
ALO
N
REV
O C
AFÉ
2988
2992
2980
2970
2964
3022
2950
2940
Pro
ject
Sit
e
2 T
he
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce
NEI
GH
BO
RH
OO
D C
ON
TEX
T
Zon
ing:
•Th
e n
eigh
bo
rho
od
has
a v
arie
ty o
f ex
isti
ng
use
s ra
ngi
ng
fro
m s
ingl
e fa
mily
ho
mes
to
con
do
s an
d m
ult
ifam
ily d
evel
op
men
t,fr
om
smal
l co
mm
erci
al e
stab
lish
men
tsto
th
e la
rge
Pu
blic
Sto
rage
faci
lity
and
th
e N
UC
OR
Ste
el P
lan
t lo
cate
d in
th
e n
ort
hea
st q
uad
ran
t.
•Th
e si
ngl
e fa
mily
are
a zo
ned
SF5
000
is lo
cate
d w
est
and
so
uth
wes
t o
f th
e si
te.
•Th
e p
rop
erti
es d
irec
tly
to t
he
sou
th a
nd
no
rth
are
C1-
40,
the
sam
e as
th
e si
te, a
nd
co
nta
ins
a m
ix o
f sm
all b
usi
nes
s en
terp
rise
s an
d P
ub
lic S
tora
ge.
AV
ALO
N P
LAC
E
•Th
e st
eel c
om
pan
y is
loca
ted
on
1G
2U/8
5 zo
ned
pro
per
ty t
o t
he
no
rth
east
, acr
oss
SW
A
valo
n W
ay a
nd
is s
epar
ated
fro
m t
his
nei
ghb
orh
oo
d b
y lim
ited
acc
ess
and
ele
vati
on
ch
ange
s.
•Th
e d
evel
op
men
t to
th
e so
uth
, alo
ng
SW A
valo
n W
ay, i
s a
mu
ltif
amily
zo
ne
(MF)
an
d h
as a
m
ix o
f n
ew a
nd
old
er a
par
tmen
t/co
nd
o u
ses.
Th
ese,
alo
ng
wit
h t
he
sin
gle
fam
ily
resi
den
ces,
are
loca
ted
in t
he
Wes
t Se
attl
e Ju
nct
ion
wit
hin
th
e U
rban
Vill
age
area
.
•Th
e p
rop
erty
to
th
e so
uth
east
acr
oss
30th
Ave
SW
, wh
ich
inte
rsec
ts S
W A
valo
n W
ay a
t th
e SW
An
do
ver
Stre
et in
ters
ecti
on
, is
zo
ned
L-1
an
d is
a m
ix o
f o
lder
res
iden
ces
and
m
ult
ifam
ily u
ses.
Th
is a
rea
is r
emo
ved
fro
m w
hat
wo
uld
be
con
sid
ered
th
e p
rim
ary
nei
ghb
orh
oo
d w
ith
its
loca
tio
n d
ow
nh
ill a
nd
acr
oss
SW
30th
Ave
wh
ich
see
ms
to c
reat
es a
p
hys
ical
an
d e
mo
tio
nal
bar
rier
.
Pri
mar
y ar
ea o
f fo
cus
SW AVALON WAY
Lege
nd
for
the
Zon
ing
Map
Zon
ing
map
Aer
ial V
iew
of
the
pro
ject
sit
eN
ort
h
IG2U
/85
Ind
ust
rial
Co
mm
erci
al
Ind
ust
rial
Gen
eral
1
Ind
ust
rial
Gen
eral
2
Sin
gle
Fam
ily 5
000
Sin
gle
Fam
ily 7
200
Res
iden
tial
Sm
all L
ot
Co
mm
erci
al
Mix
of
Res
iden
ces
& M
ult
ifam
ily
SF50
00
C1-
40
MR
L1
PR
OJE
CT
SITE
IND
UST
RIA
L
1. N
UC
OR
Ste
el P
aln
t
SER
VIC
ES
2. L
un
a P
ark
Caf
é A
valo
n G
lass
wo
rks
3. B
riti
sh A
uto
Cen
ter
Java
Bea
n
7.
24 H
ou
r Fi
tnes
s
CO
MM
UN
ITY
8. L
ibra
ry
9. Y
ou
th &
Fam
ily C
ente
r
6.
7-11
KFC
Taco
Tim
eSt
arb
uck
s
AER
IAL
PH
OTO
SH
OW
ING
TH
E IM
MED
IATE
NEI
GH
BO
RH
OO
D
SW B
RA
DFO
RD
ST
SW C
HA
RLE
STO
WN
ST
SW O
RLE
AN
S ST
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 3
Site
Ne
igh
bo
rho
od
:•T
he
site
islo
cate
din
the
SWA
valo
nW
ayn
eigh
bo
rho
od
of
incr
easi
ng
mu
ltif
amily
con
do
min
ium
pro
ject
sto
the
sou
th.
•An
old
er,w
elle
stab
lish
ed,w
ellm
ain
tain
edsi
ngl
efa
mily
resi
den
tial
nei
ghb
orh
oo
d(c
on
stru
cted
fro
mth
eea
rly
1930
’s)
exis
tsto
the
wes
tan
dso
uth
wes
t.
•A
dja
cen
tto
the
pro
ject
site
isTr
ansi
tio
nal
Res
ou
rces
’su
pp
ort
ive
ho
usi
ng
un
its
and
sup
po
rtfa
cilit
ies
toth
en
ort
han
dth
eN
UC
OR
Stee
lFa
cilit
yto
the
east
and
no
rth
east
acro
ssSW
Ava
lon
Way
.
•Th
ear
easl
op
esd
ow
nfr
om
the
we
sth
eig
hts
of
the
resi
den
tial
area
con
tin
uin
gea
stto
the
low
lan
ds,
alo
ng
the
Lon
gfe
llow
Wat
ersh
edto
Del
rid
geW
aySW
.A
valo
nW
ayd
eclin
esto
war
ds
the
no
rth
toac
cess
the
SWSp
oka
ne
Stre
etan
dth
eW
est
Seat
tle
Bri
dge
or
clim
bs
furt
her
wes
to
nSW
Ad
mir
alW
ayto
war
ds
the
com
mer
cial
area
so
fW
est
Seat
tle.
4.
Pet
Car
e C
ente
rO
la H
air
salo
nC
on
do
min
ium
s R
evo
Caf
é
5.
Pu
blic
Sto
rage
AV
ALO
N P
LAC
E
A
9.8.
6.
7.
2. 3. 4. 5.
1.
NO
RTH
4Th
e K
eim
igA
sso
ciat
es
Earl
y D
esi
gn G
uid
ance
Ne
igh
bo
rho
od
Ch
arac
teri
stic
s:
•Th
e ar
chit
ectu
ral s
tyle
s va
ry d
ram
atic
ally
wit
hin
th
e n
eigh
bo
rho
od
ran
gin
g fr
om
larg
er a
par
tmen
t/co
nd
o b
uild
ings
to
th
e m
ixed
use
old
er r
evit
aliz
ed s
tru
ctu
res
ho
usi
ng
sin
gle
ten
ant
use
s su
ch a
s ar
t an
d c
raft
sh
op
s, a
uto
rep
air,
co
ffee
h
ou
ses
and
eat
erie
s to
sin
gle
fam
ily h
ou
sin
g.
•Th
e re
sid
enti
al p
ort
ion
loca
ted
in t
he
up
per
hig
hla
nd
are
a m
ix o
f o
lder
, wel
l mai
nta
ined
ho
use
s o
f d
esig
ns
that
var
y w
ith
age
, w
hic
h h
ave
bee
n c
on
stru
cted
at
a sm
alle
r si
ze a
nd
are
ap
pro
pri
atel
y p
rese
rved
. Th
ese
ho
mes
are
a v
ital
p
iece
of
the
nei
ghb
orh
oo
d p
rovi
din
g a
con
tin
ued
sen
se o
f co
mm
un
ity
wit
h t
hei
r d
esig
n a
nd
sca
le.
•Th
e sm
all b
usi
nes
ses
are
clu
ster
ed b
eyo
nd
Pu
blic
Sto
rage
loca
ted
no
rth
of
Tran
siti
on
al R
eso
urc
es. T
hes
e se
rve
as a
ga
ther
ing
po
int
for
the
nei
ghb
orh
oo
d w
ith
in w
alki
ng
dis
tan
ce o
f th
e p
roje
ct.
•Th
e co
nce
ntr
atio
n o
f m
ult
ifam
ily u
nit
s b
egin
s to
clu
ster
at
the
sou
th a
nd
wes
t si
de
of
the
smal
l co
mm
erci
al a
rea
and
co
nti
nu
es s
ou
th o
f SW
An
do
ver
Stre
et, t
hen
alo
ng
bo
th s
ides
of
SW A
valo
n W
ay o
n t
o S
W 3
5thSt
reet
.
•Th
e d
esig
n o
f th
ese
mu
ltif
amily
pro
ject
s ra
nge
fro
m t
he
1960
’s s
tyle
of
bu
ildin
g to
new
er c
on
tem
po
rary
det
ails
. Th
ese
dev
elo
pm
ents
co
nti
nu
e as
Ava
lon
cu
rves
wes
t an
d t
rave
ls t
o t
he
fast
fo
od
co
nve
nie
nce
sto
re d
evel
op
men
t at
th
e SW
35th
Stre
et in
ters
ecti
on
.
Top
ogr
aph
y an
d V
iew
s:
•Th
e n
eigh
bo
rho
od
are
a sl
op
es u
p f
rom
th
e o
ff r
amp
fro
m S
W S
po
kan
e St
reet
at
SW A
valo
n W
ay in
a s
ou
thw
est
dir
ecti
on
. SW
Ava
lon
Way
co
nti
nu
es t
o c
limb
up
pas
t th
e p
roje
ct s
ite
and
beg
ins
to le
vel o
ff a
t th
e m
ult
ifam
ily/c
on
do
ar
ea lo
cate
d s
ou
th o
f th
e si
te o
n S
W A
valo
n W
ay.
•Th
e te
rrai
n s
lop
es f
rom
Ava
lon
Way
wes
t u
p t
o t
he
sin
gle
fam
ily a
rea
pro
vid
ing
a n
ort
hea
st v
iew
to
war
d D
ow
nto
wn
Se
attl
e. T
he
ho
usi
ng
area
is o
rien
ted
to
ben
efit
fro
m t
erri
tori
al v
iew
s in
to t
he
Lon
gfel
low
Cre
ek d
rain
age
bas
in t
o t
he
east
.
The
nei
ghb
orh
oo
d s
lop
es
up
fro
m t
he
off
ram
p t
o S
W
An
do
ver
Stre
etN
eigh
bo
rin
g co
nd
om
iniu
ms
sou
th o
f th
e si
te
Nei
ghb
ori
ng
resi
den
ces
wes
t an
d
sou
thw
est
of
the
site
No
rth
east
vie
w t
ow
ard
s D
ow
nto
wn
Sea
ttle
AV
ALO
N P
LAC
E
LUN
A P
AR
K C
AFÉ
&A
VA
LON
GLA
SSW
OR
KS
PET
CA
RE
CEN
TER
& C
ON
DO
MIN
IUM
SR
EVO
CA
FÉ &
OLA
HA
IR S
ALO
N
PU
BLI
C S
TOR
AG
E
THE
PR
OP
OSE
D S
ITE
& A
VA
LON
WA
Y
MU
TUA
L H
OU
SIN
G
7-11
TAC
O T
IME
KFC
STA
RB
UC
KS
DEL
RID
GE
PLA
YFI
ELD
SOC
IAL
HEA
LTH
SER
VIC
ES
& K
IDN
EY C
ENTE
R
YO
UN
GST
OW
N
CU
LTU
RA
L A
RT
CEN
TER
DEL
RID
GE
CO
MM
UN
ITY
CEN
TER
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 5
AV
ALO
N P
LAC
E
Co
mm
un
ity
Act
ivit
ies:
THE
STR
EETS
CA
PE
SW A
ND
OV
ER W
AY
& 3
2THA
VE
SW A
VA
LON
WA
Y S
OU
THO
F SI
TE
6Th
e K
eim
igA
sso
ciat
es
Earl
y D
esi
gn G
uid
ance
NO
RTH
OF
SW
AV
ALO
N W
AY
& S
W
MA
NN
ING
STR
EET
NEA
R T
HE
SPO
KA
NE
STR
EET
OFF
RA
MP.
AV
ALO
N P
LAC
E
NO
RTH
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 7
Bu
s St
op
acr
oss
th
e st
reet
fro
m P
roje
ct S
ite
A
Map
sh
ow
ing
Bu
s St
op
s an
d R
ou
tes
AV
ALO
N P
LAC
E
PR
OJE
CT
SITE
No
rth
Bu
s St
op
in f
ron
t o
f P
ub
lic S
tora
ge
Bu
s St
op
acr
oss
th
e st
reet
nea
r Sp
oka
ne
Stre
et o
ff r
amp
SW A
dm
iral
Way
SW A
lask
a St
reet
8Th
e K
eim
igA
sso
ciat
es
Earl
y D
esi
gn G
uid
ance
AV
ALO
N P
LAC
E
STA
RB
UC
KS
SAFE
WA
Y
STA
RB
UC
KS
BA
RTE
LLSU
PER
CU
TSTH
E U
PS
STO
RE
YO
UN
GST
OW
N C
ULT
UR
AL
AR
T C
ENTE
R
WA
RD
RO
BE
CLE
AN
ERS
KFC
DEL
RID
GE
PLA
YFI
ELD
DEP
AR
TMEN
T O
F SO
CIA
L H
EALT
H
AN
D S
ERV
ICES
DEL
RID
GE
CO
MM
UN
ITY
CEN
TER
MA
P S
HO
WIN
G P
EDES
TRIA
N M
OV
EMEN
T A
LON
G M
AJO
R A
CTI
VIT
IES
AT
35TH
AV
E SW
AN
D S
W A
VA
LON
WA
YA
T S
W A
LASK
A A
ND
FA
UN
TLER
OY
WA
Y
AT
DEL
RID
GE
WA
Y S
W
AT
DEL
RID
GE
WA
Y S
W
Pro
ject
Sit
e
SW A
lask
a St
reet
SW G
enes
ee S
tree
t
SW A
nd
ove
r St
reet
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 9
Loca
tio
n:
•298
8 SW
Ava
lon
Way
. Th
e p
arce
l is
loca
ted
ad
jace
nt
to a
lrea
dy
esta
blis
hed
Ava
lon
Way
Mu
tual
H
ou
sin
g fa
cilit
ies
and
th
e Tr
ansi
tio
nal
Res
ou
rces
co
rpo
rate
off
ices
. Th
e si
te lo
t is
8000
squ
are
feet
.
Zon
ing:
•Th
e si
te is
zo
ned
C1-
40.
SEPA
Re
vie
w:
•Th
e p
roje
ct w
ill r
equ
ire
a SE
PA r
evie
w t
o s
ecu
re a
Fin
al D
eter
min
atio
n o
f N
on
-Sig
nif
ican
ce.
Pe
rmit
ted
Use
:•T
he
C1-
40 z
on
e al
low
s fo
r th
e d
evel
op
men
t o
f a
Co
mm
un
ity
Spac
e o
n t
he
low
er f
loo
r to
ac
com
mo
dat
e u
se b
y th
e lo
cal m
enta
l hea
lth
co
mm
un
ity
and
16
stu
dio
ap
artm
ent
un
its
on
th
e u
pp
er f
loo
r to
acc
om
mo
dat
e su
pp
ort
ive
ho
usi
ng
resi
den
ts.
He
igh
t:•T
he
C1-
40 z
on
e al
low
s a
max
imu
m h
eigh
t o
f 44
fee
t b
ased
on
mee
tin
g cr
iter
ia c
on
tain
ed in
Se
ctio
n23
.47A
.01
2 o
f th
e Se
attl
e M
un
icip
al C
od
e .
•Th
is s
ecti
on
req
uir
es a
min
imu
m 1
3 fo
ot
flo
or
to f
loo
r 1st
sto
ry h
eigh
t w
ith
mu
lti-
pu
rpo
se u
se a
t st
reet
leve
l. Th
is a
dd
itio
nal
hei
ght
do
es n
ot
allo
w a
n a
dd
itio
nal
sto
ry b
eyo
nd
th
e n
um
ber
th
at
cou
ld b
e b
uilt
un
der
th
e o
ther
wis
e h
eigh
t lim
its
allo
win
g a
4 st
ory
str
uct
ure
. •T
he
hei
ght
can
fu
rth
er b
e in
crea
sed
by
an a
dd
itio
nal
5 f
eet
for
pit
ched
ro
of
slo
pes
ove
r 1:
3 p
er
sub
sect
ion
s C
.
Lot
Co
vera
ge:
•Th
e fl
oo
r ar
ea r
atio
(FA
R)
for
the
site
is 3
.25
un
der
th
e C
1-40
des
ign
atio
n.
SITE
DEV
ELO
PM
ENT
OB
JEC
TIV
ES
Setb
acks
:A
s p
er S
ecti
on
23.
471.
014
of
the
Seat
tle
Mu
nic
ipal
Co
de:
•Th
e fr
on
t ya
rd s
etb
ack
is z
ero
.•T
he
sid
e ya
rd s
etb
acks
are
no
t re
qu
ired
ad
jace
nt
to o
ther
C1
zon
es p
arce
ls.
•Th
e re
ar y
ard
is r
equ
ired
to
be
15 f
eet
mea
sure
d f
rom
th
e ce
nte
r lin
e o
f th
e al
ley
acro
ss f
rom
re
sid
enti
al z
on
ed p
arce
ls. O
ne-
hal
f th
e al
ley
wid
th is
a p
art
of
the
req
uir
ed s
etb
ack.
•E
aves
an
d g
utt
er p
roje
ctio
ns
can
be
18 in
ches
into
req
uir
ed s
etb
acks
. •T
he
stre
et le
vel f
açad
e m
ust
be
wit
hin
10
feet
of
the
fro
nt
pro
per
ty li
ne.
Par
kin
g:•T
he
par
kin
g w
ill b
e sh
ared
wit
h t
he
exis
tin
g d
evel
op
ed p
arki
ng
spac
es a
t th
e Tr
ansi
tio
nal
R
eso
urc
es s
ite
loca
ted
at
2970
SW
Ava
lon
Way
an
d a
cces
sed
by
the
exis
tin
g A
lley
righ
t-o
f-w
ay.
•Th
e re
sid
ents
of
this
fac
ility
do
no
t ge
ner
ally
ow
n m
oto
r ve
hic
les
and
par
kin
g fo
r th
e fa
cilit
y m
eets
th
e n
eces
sary
req
uir
emen
t o
f 16
sp
aces
, 1 p
er e
very
4 u
nit
s.
•Th
e n
um
ber
of
exis
tin
g sp
aces
are
ad
equ
ate
to s
up
po
rt t
he
exis
tin
g an
d t
he
pro
po
sed
re
sid
enti
al u
nit
s.
Lan
dsc
apin
g:•T
he
site
will
be
lan
dsc
aped
wit
h d
rou
ght
tole
ran
t m
ater
ials
an
d ir
riga
ted
to
th
e gr
eate
st e
xten
t p
oss
ible
wit
h c
olle
cted
an
d s
tore
d r
ain
wat
er.
•Lan
dsc
apin
g ar
ea a
nd
pla
nts
are
cal
cula
ted
un
der
Sec
tio
n 2
3.47
A.0
16
of
the
Seat
tle
Mu
nic
ipal
Co
de
and
are
add
ed u
p t
oge
ther
to
det
erm
ine
the
Gre
en A
rea
Fact
or,
set
by
Ch
art
A s
ub
sect
ion
23.
47A
.01
6, w
hic
h
exce
eds
0.3
for
this
pro
ject
as
req
uir
ed.
•Str
eet
tree
s w
ill b
e p
rovi
ded
in a
pla
nti
ng
stri
p o
r p
lace
d a
s ap
pro
pri
ate
and
ap
pro
ved
by
the
Pla
nn
ing
Dir
ecto
r o
f th
e C
ity
of
Seat
tle.
De
par
ture
s:1.
Par
kin
g: S
ince
res
iden
ts a
t th
is f
acili
ty d
o n
ot
gen
eral
ly o
wn
a m
oto
r ve
hic
le, p
arki
ng
for
the
faci
lity
will
b
e sh
ared
wit
h t
he
exis
tin
g p
arki
ng
at t
he
adja
cen
t Tr
ansi
tio
nal
Res
ou
rces
Ava
lon
Way
Mu
tual
Ho
usi
ng
and
will
be
bas
ed o
n a
dep
artu
re r
equ
est.
2.O
pen
Sp
ace:
Th
e p
rim
ary
op
en s
pac
e fo
r th
e re
sid
ents
will
be
at g
rad
e w
ith
th
e si
te t
op
ogr
aph
y an
d i
n
add
itio
n w
ill b
e sh
ared
wit
h t
he
adja
cen
t A
valo
n W
ay M
utu
al H
ou
sin
g to
th
e n
ort
h.
3.G
arb
age:
Th
e b
uild
ing
curr
entl
y p
rovi
des
ou
tsid
e sp
ace
for
tras
h a
nd
rec
ycle
sto
rage
fo
r re
sid
ents
.
Inst
ead
of
pro
vid
ing
a n
ew g
arb
age
area
, th
e ex
isti
ng
garb
age
area
fo
r ad
jace
nt
Ava
lon
Way
Mu
tual
H
ou
sin
g w
ill b
e ex
pan
ded
. A
n e
mp
loye
e w
ou
ld b
e re
qu
ired
to
tak
e th
e m
ater
ials
to
th
e p
ick
up
po
int
at
the
adja
cen
t b
uild
ing.
AV
ALO
N P
LAC
E
IND
UST
RIA
L ZO
NE
CO
MM
ERC
IAL
ZON
E
SIN
GLE
FA
MIL
Y Z
ON
E
MU
LTI-
FAM
ILY
ZO
NE
MIX
OF
OLD
ER R
ESID
ENC
ES A
ND
M
ULT
IFA
MIL
Y U
SES
Zon
ing
map
10
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce
DE
SIG
N R
EV
IEW
GU
IDE
LIN
ES
PR
OJE
CT
RES
PO
NSE
TO
CR
ITER
IA
A-1
Res
po
nd
ing
to S
ite
Ch
arac
teri
stic
s:
•Th
e p
roje
ct d
evel
op
men
t w
ill t
ake
adva
nta
ge o
f th
e si
te t
op
ogr
aph
y
as t
he
stru
ctu
re is
bu
ilt in
to t
he
slo
pe.
•Th
e re
tain
ing
of
the
sid
e sl
op
eso
f th
e si
te w
ill p
rovi
de
a se
con
d
leve
l are
a w
her
e th
e liv
ing
un
its
star
t co
rres
po
nd
ing
to t
he
exis
tin
g ad
jace
nt
sup
po
rtiv
e h
ou
sin
g u
nit
s an
d a
gar
den
are
a w
hic
h a
llow
s
cro
ss c
om
mu
nic
atio
n w
hile
mai
nta
inin
g a
sep
arat
e id
enti
ty.
•Th
e si
te d
epth
allo
ws
the
livin
g u
nit
s to
ori
ent
tow
ard
the
sou
ther
n
exp
osu
re w
hile
th
e co
nto
urs
allo
w t
he
livin
g u
nit
s to
sta
rt a
t a
crea
ted
an
d e
xten
ded
leve
l gro
un
d a
rea.
•Th
e h
eigh
t o
ver
the
com
mu
nit
y sp
ace
allo
ws
the
livin
g ar
eas
abo
ve
faci
ng
SW A
valo
n W
ay t
o h
ave
pri
vacy
an
d v
isu
al a
cces
s to
th
e st
reet
wit
h v
iew
s o
f th
e Se
attl
e D
ow
nto
wn
,Sea
ttle
Wat
erfr
on
t, E
llio
t B
ay
and
th
e w
ater
shed
bas
in o
f Lo
ngf
ello
w C
reek
.
A-2
Str
eets
cap
e C
om
pat
ibili
ty:
•Th
e b
uild
ing
is d
esig
ned
to
ref
lect
th
e am
bia
nce
of
the
resi
den
tial
nei
ghb
orh
oo
d, c
on
tin
uin
gth
e rh
yth
m a
nd
fla
vor
of
the
adja
cen
tTr
ansi
tio
nal
Res
ou
rces
fac
ility
. Th
e b
uild
ing
will
ref
lect
its
stre
et
pre
sen
ce y
et r
etai
n a
dis
tin
ct c
har
acte
r o
f it
s o
wn
fo
r th
e re
sid
ents
iden
titi
es.
A-3
En
tran
ce V
isib
le f
rom
th
e St
reet
:
•Th
e p
roje
ct’s
low
er f
loo
r h
as a
co
mm
un
ity
spac
e in
ten
ded
fo
r th
e
loca
l men
tal h
ealt
h c
om
mu
nit
y liv
ing
thro
ugh
ou
t th
e lo
cal
nei
ghb
orh
oo
d. A
s su
ch t
he
mai
n lo
wer
fo
cal i
den
tity
is t
he
entr
y to
this
sp
ace
fro
m t
he
stre
et a
nd
th
e sm
all c
ou
rtya
rd.
•Th
e ar
ea la
nd
scap
ed a
nd
har
dsc
aped
app
rop
riat
ely
pro
vid
es
iden
tity
th
at le
ads
to t
he
acce
ss fo
r re
sid
ents
to
th
e u
pp
er f
loo
rs.
This
is a
mo
re p
riva
te a
nd
sec
lud
edac
cess
as
it s
up
po
rts
thes
e
ind
ivid
ual
’s p
riva
cy a
nd
min
dse
t.
A-4
Hu
man
Act
ivit
y:
•Th
e p
roje
ct is
po
siti
on
ed t
o p
rom
ote
inte
ract
ion
bet
wee
n r
esid
ents
an
d t
he
surr
ou
nd
ing
com
mu
nit
y an
d t
o e
nh
ance
co
op
erat
ion
an
d
livin
g ex
per
ien
ces
wit
h t
he
adja
cen
t re
sid
ents
livi
ng
in t
he
sim
ilar
sup
po
rtiv
e fa
cilit
y at
Ava
lon
Way
Mu
tual
Ho
usi
ng.
•Th
e in
ten
t o
f th
e co
mm
un
ity
spac
e at
th
e fi
rst
flo
or
is t
o p
rovi
de
a ga
ther
ing
pla
ce f
or
resi
den
ts o
f th
e lo
cal m
enta
l hea
lth
co
mm
un
ity
allo
win
g th
em t
o in
tera
ct a
nd
hav
e a
gro
win
g n
etw
ork
of
sup
po
rt.
A-5
Res
pec
t fo
r A
dja
cen
t Si
tes:
•Th
e co
mm
un
ity
spac
e cr
eate
d o
n t
his
sit
e w
ill s
erve
bo
th o
nsi
te
resi
den
ces
and
th
e ex
isti
ng
loca
l men
tal h
ealt
h c
om
mu
nit
y.
•Th
e d
esig
n e
nco
ura
ges
bo
th t
he
gro
up
s to
co
me
toge
ther
wit
hin
th
e si
te w
hile
als
o p
rom
oti
ng
the
ind
ivid
ual
ism
of
each
dis
tin
ct g
rou
p.
•Th
e b
uild
ing
is s
itu
ated
to
allo
w b
oth
th
e in
tera
ctio
n a
nd
sep
arat
ion
o
f gr
ou
ps
and
act
ivit
y.
•Wit
h d
ue
resp
ect
for
the
oth
er d
evel
op
ed p
rop
erti
es s
urr
ou
nd
ing
it,
the
pro
ject
is d
esig
ned
to
bec
om
e an
en
com
pas
sin
g el
emen
t w
ith
th
e co
mm
un
ity
pro
vid
ing
pro
tect
ion
fo
r ad
jace
nt
nei
ghb
orh
oo
d
pri
vacy
.
•Th
e si
te t
op
ogr
aph
y p
reve
nts
intr
ud
ing
on
to t
he
nei
ghb
orh
oo
d
spac
es w
ith
ob
ject
ion
able
sca
le o
r ac
tivi
ty.
•Th
e h
um
an a
ctiv
ity
is p
rim
arily
fo
cuse
d a
way
fro
m t
he
adja
cen
t ex
isti
ng
pro
per
ties
an
d d
esig
ned
fo
r in
tera
ctio
n w
ith
th
e n
ort
h
pro
per
ty. T
he
des
ign
ele
men
ts o
f th
e st
ruct
ure
are
sel
ecte
d t
o r
efle
ct
the
styl
es t
hat
alr
ead
y su
rro
un
d t
he
site
.
A-6
Tra
nsi
tio
n b
etw
een
Res
iden
ce a
nd
Str
eet:
•Th
e lo
wer
flo
or
spac
e fr
on
tage
on
SW
Ava
lon
Way
is in
ten
ded
to
be
use
d b
y th
e lo
cal m
enta
l hea
lth
co
mm
un
ity
to b
eco
me
a fo
cus
and
id
enti
ty f
or
this
su
pp
ort
ive
ho
usi
ng
dev
elo
pm
ent.
•It
is n
ot
inte
nd
ed t
hat
th
e tr
ansi
tio
nal
sp
ace
bet
wee
n t
he
stre
et a
nd
th
e b
uild
ing
be
a la
rge
pla
za f
or
con
greg
atio
n, b
ut
an in
viti
ng
elem
ent
to e
nco
ura
ge q
uie
t co
nte
mp
lati
ve c
on
nec
tio
n b
etw
een
th
e co
mm
un
ity
spac
e w
ith
in t
he
loca
l men
tal h
ealt
h c
om
mu
nit
y.
•Th
e re
sid
ence
s w
ith
in t
his
co
mp
lex
will
hav
e a
spac
e to
sep
arat
e th
emse
lves
fro
m t
he
grea
ter
stre
et a
ctiv
ity
wit
h t
he
tran
siti
on
to
a
mo
re p
eace
ful e
nvi
ron
men
t b
y th
e lo
cati
on
of
entr
y.
•Th
e liv
ing
un
its
loca
ted
ab
ove
th
e co
mm
un
ity
spac
e ar
e el
evat
ed
hig
h e
no
ugh
ab
ove
th
e st
reet
act
ivit
y to
pro
vid
e p
riva
cy a
nd
sti
ll, a
s d
esir
ed, r
elat
e vi
sual
ly t
o s
tree
t ac
tivi
ty a
s an
imp
ort
ant
reco
gniz
ed
elem
ent
in c
om
mu
nit
y lif
e an
d in
tera
ctio
n.
AV
ALO
N P
LAC
E
GA
THER
ING
AR
EA F
OR
TH
E P
RO
PO
SED
SU
PP
OR
TIV
E H
OU
SIN
G
RES
IDEN
TS A
ND
NEI
GH
BO
RIN
G A
VA
LON
WA
Y M
UTU
AL
HO
USI
NG
TEN
AN
TS.
SHA
RED
OU
TSID
E G
AR
DEN
AR
EA.
THE
STR
EETS
CA
PE
CO
MPA
TIB
ILIT
Y
CO
MM
UN
ITY
R
OO
M O
N T
HE
MA
IN F
LOO
R
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 1
1
A-7
Res
iden
tial
Op
en S
pac
e:
•Th
e p
rim
ary
op
en s
pac
es d
evel
op
ed f
or
the
resi
den
ts o
ccu
rs o
n t
he
seco
nd
leve
l. Th
is s
pac
e w
ill b
e at
gra
de
wit
h t
he
site
to
po
grap
hy
and
ca
n r
elat
e w
ith
th
e ad
jace
nt
Ava
lon
Way
Mu
tual
Ho
usi
ng
to t
he
n
ort
h.
•Th
e tr
ansi
tio
n p
rovi
des
a c
om
mu
nit
y d
eck
area
wh
ich
co
nn
ects
in
to
a n
atu
ral a
rea
of
pla
nti
ngs
th
at f
low
s in
to t
he
exis
tin
g la
rger
gar
den
ar
ea n
ext
do
or.
•Eac
h le
vel h
as a
cces
s b
alco
nie
s si
x fe
et w
ide
that
pro
vid
es e
ach
flo
or
of
resi
den
ts a
co
ngr
egat
ing
spac
e b
etw
een
livi
ng
un
its
for
inte
ract
ion
.
A-8
Par
kin
g an
d V
ehic
ula
r A
cces
s:
•Th
e m
ajo
rity
of
resi
den
ts d
o n
ot
ow
n v
ehic
les
and
eit
her
use
s p
ub
lic
tran
spo
rtat
ion
rea
dily
ava
ilab
le a
t th
e si
te o
r ar
e sh
utt
led
by
the
staf
f in
th
e o
rgan
izat
ion
’s v
an.
•Par
kin
g w
ill b
e sh
ared
wit
h t
he
par
kin
g at
th
e ex
isti
ng
pro
per
ties
o
wn
ed b
y Tr
ansi
tio
nal
Res
ou
rces
.•T
he
par
kin
g is
acc
esse
d f
rom
th
e ex
isti
ng
dev
elo
ped
alle
y ri
ght-
of-
way
an
d is
alr
ead
y in
pla
ce.
•Bas
ed o
n u
se a
nd
nee
ds
and
th
ou
ghtf
ul c
on
sid
erat
ion
th
e ex
isti
ng
par
kin
g h
as b
een
cal
cula
ted
an
d d
eter
min
ed t
o m
eet
the
tota
l Tr
ansi
tio
nal
Res
ou
rces
dev
elo
pm
ent
nee
ds
at it
s cu
rren
t lo
cati
on
.
A-9
: N
ot
a P
art
of
this
Pro
ject
A-1
0: N
ot
a P
art
of
this
Pro
ject
B-1
Hei
ght
Bu
lk a
nd
Sca
le C
om
pat
ibili
ty:
•Th
e p
roje
ct d
esig
n c
on
sid
ers
the
exis
tin
g n
eigh
bo
rho
od
d
evel
op
men
t su
rro
un
din
g th
e si
te a
nd
min
dfu
lly w
ork
s to
ad
just
th
e h
eigh
ts o
f th
e co
mp
lex
to t
ake
adva
nta
ge o
f th
e si
te t
op
ogr
aph
y an
d
mai
nta
in t
he
inte
grit
y o
f th
e ad
jace
nt
resi
den
tial
co
mm
un
ity
wh
ere
the
ho
use
s ge
ner
ally
hav
e a
low
er p
rofi
le a
nd
are
sm
all i
n c
har
acte
r.•T
he
pro
ject
mo
du
late
s th
e fa
cad
es t
o p
rese
nt
a vi
sual
bre
ak in
th
e o
vera
ll b
ulk
wo
rkin
g w
ith
th
e m
assi
ng
to a
chie
ve a
s co
mp
atib
le a
sc
ale
as p
oss
ible
on
a s
mal
l sit
e to
ref
lect
th
e su
rro
un
din
g co
mm
un
ity.
•T
he
scal
e an
d d
esig
n e
lem
ents
are
sel
ecte
d t
o p
rovi
de
hu
man
ity
to
the
pro
ject
siz
e an
d h
um
an in
tera
ctio
n.
•Th
e co
nce
pt
has
bee
n d
evel
op
ed t
o c
on
tin
ue
the
ple
asan
t tr
ansi
tio
n
bet
wee
n t
he
mu
ltif
amily
use
s o
f Tr
ansi
tio
nal
Res
ou
rces
an
d s
ingl
e fa
mily
co
mm
un
ity
clo
se b
y.
C-1
Arc
hit
ectu
ral
Co
nte
xt:
•Th
e ar
chit
ectu
ral c
har
acte
r o
f th
e n
eigh
bo
rho
od
var
ies
sign
ific
antl
y b
etw
een
th
e st
eel p
lan
t an
d c
om
mer
cial
use
s to
th
e n
ort
h, t
he
apar
tmen
t an
d c
on
do
co
mp
lexe
s to
th
e so
uth
an
d s
ingl
e fa
mily
n
eigh
bo
rho
od
to
th
e w
est.
•T
he
pro
ject
is d
esig
ned
to
th
e gr
eate
st e
xten
t p
oss
ible
to
res
pec
t th
e ch
arac
ter
in s
cale
, ch
ose
n m
ater
ials
an
d d
esig
n e
lem
ents
so
th
at it
will
p
rese
nt
a th
ou
ghtf
ul a
nd
mea
nin
gfu
l mas
sin
g w
ith
its
det
ails
an
d
fen
estr
atio
ns.
C-2
Arc
hit
ectu
ral
Co
nce
pt
and
Co
nsi
sten
cy:
•Th
e co
nfi
nes
of
the
site
wit
h it
s si
ze a
nd
to
po
grap
hy
ten
ds
to d
icta
te
the
limit
ed o
pti
on
s fo
r co
nsi
der
atio
n a
nd
to
mee
t th
e p
rogr
am n
eed
s o
f th
e o
wn
er a
nd
res
iden
ts’ l
ivin
g en
viro
nm
ent.
•I
t is
th
e p
roje
ct’s
du
ty t
o e
nh
ance
th
e liv
ing
op
po
rtu
nit
ies
of
the
resi
den
ts p
rovi
din
g ea
ch w
ith
a m
anag
eab
le a
rran
gem
ent
that
p
rom
ote
s th
eir
ind
epen
den
t liv
ing
po
ten
tial
s. T
he
des
ign
do
es
acco
mp
lish
th
is w
ith
its
layo
ut
and
co
nfi
gura
tio
n.
•Th
e p
roje
ct is
to
pro
vid
e a
des
ign
th
at is
en
viro
nm
enta
lly s
up
po
rtiv
e,
gree
n t
o t
he
fulle
st e
xten
t p
oss
ible
wit
h b
ud
get
con
stra
ints
, th
at
pro
mo
tes
hea
lth
y liv
ing
pat
tern
s, is
su
stai
nab
le a
nd
is o
per
atio
nal
an
d
man
agem
ent
sen
siti
ve.
•Th
e d
esig
n o
f th
e p
roje
ct is
co
mp
atib
le w
ith
th
e n
eigh
bo
rho
od
an
d
the
com
mu
nit
y’s
asp
irat
ion
s an
d p
rom
ote
s th
e w
ell b
ein
g an
d v
alu
es o
f th
e p
op
ula
tio
n.
•Th
e p
roje
ct d
oes
pre
sen
t it
self
in c
har
acte
r, r
hyt
hm
an
d n
atu
re t
o
bec
om
e a
mea
nin
gfu
l, u
sefu
l, su
pp
ort
ive
asp
ect
of
the
nei
ghb
orh
oo
d,
its
nei
ghb
ors
an
d r
esid
ents
.
C-3
Hu
man
Sca
le:
•Th
e d
esig
n w
ith
th
e m
assi
ng,
sep
arat
ion
, fen
estr
atio
ns,
slo
pin
g as
pec
ts o
f th
e si
te t
op
ogr
aph
y an
d s
tep
pin
g o
f th
e b
uild
ing
leve
ls
pro
vid
es t
he
hu
man
sca
le c
har
acte
rist
ics
nee
ded
to
pro
mo
te t
he
vita
lity
and
sen
siti
viti
es f
or
the
resi
den
ts a
nd
co
mm
un
ity.
C-4
Ext
erio
r Fi
nis
h M
ater
ials
:
•Th
e d
esig
n c
rite
ria
is t
o u
se m
ater
ials
th
at a
re e
nvi
ron
men
tally
se
nsi
tive
to
pro
mo
te a
hea
lth
y liv
ing
envi
ron
men
t, a
re e
asily
an
d
inex
pen
sive
ly m
ain
tain
ed a
nd
pro
mo
te s
ust
ain
abili
ty.
•Th
e se
lect
ed c
ho
ices
will
be
du
rab
le w
ith
a h
isto
ry o
f b
ein
g m
anag
eab
le a
nd
are
co
mp
atib
le w
ith
th
e su
rro
un
din
g co
mm
un
ity
styl
es a
nd
des
ign
s th
rou
gho
ut
the
nei
ghb
orh
oo
d.
AV
ALO
N P
LAC
E
PAR
KIN
G T
O B
E SH
AR
ED W
ITH
TH
E EX
ISTI
NG
P
RO
PER
TIES
OW
NED
BY
TR
AN
SITI
ON
AL
RES
OU
RC
ES.
CO
MPA
TIB
ILIT
Y W
ITH
TH
E SU
RR
OU
ND
ING
C
OM
MU
NIT
Y S
TYLE
S A
ND
DES
IGN
S.
CO
MPA
TIB
LE E
XTE
RIO
R F
INIS
H M
ATE
RIA
LS.
12
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce
D-1
Ped
estr
ian
Op
en S
pac
e an
d E
ntr
ance
:
•Th
e d
esig
n p
rovi
des
a v
arie
ty o
f o
pp
ort
un
itie
s to
co
nn
ect
wit
h v
ario
us
asp
ects
of
the
pro
ject
, ad
jace
nt
livin
g u
nit
s an
d o
pen
sp
aces
for
a se
ries
o
f p
osi
tive
inte
ract
ion
s am
on
gst
resi
den
ts.
D-2
Bla
nk
Wal
ls:
•An
y o
bse
rvab
le b
lan
k w
alls
will
be
soft
ened
wit
h m
ater
ial c
ho
ices
an
d
gree
ner
y to
pre
ven
t th
e m
on
oto
ny
that
can
occ
ur.
D-3
: N
ot
a p
art
of
this
Pro
ject
D-4
: N
ot
a P
art
of
this
Pro
ject
D-5
: N
ot
a P
art
of
this
Pro
ject
D-6
Scre
enin
go
fD
um
pst
ers,
Uti
litie
san
dSe
rvic
eA
reas
:
•Th
ed
um
pst
eris
tob
elo
cate
dat
the
nei
ghb
ori
ng
Ava
lon
Way
Mu
tual
Ho
usi
ng
toco
nso
lidat
ea
pic
kup
po
int
toa
sin
gle
man
agea
ble
loca
tio
n.
•Th
eco
mp
lex
will
feat
ure
are
fuse
dro
p-o
ffp
oin
tse
clu
ded
fro
mvi
ewto
acco
mm
od
ate
the
resi
den
ts.
The
garb
age
and
recy
clin
gw
illth
enb
etr
ansf
erre
dfr
om
this
area
toth
ep
icku
pp
oin
tb
yap
po
inte
din
div
idu
als.
•Se
rvic
esar
eto
be
loca
ted
bel
ow
grad
ean
d/o
rsc
reen
edas
app
rop
riat
e.Th
eel
ectr
ical
and
fire
pro
tect
ion
dev
ices
will
be
pro
per
lyen
clo
sed
wit
hex
teri
or
acce
ss.
D-7
:P
erso
nal
Safe
tyan
dSe
curi
ty:
•Th
elo
cati
on
of
pro
ject
atth
est
reet
sid
e,se
par
atio
no
fen
tran
ces
and
adeq
uat
elig
hti
ng
will
pro
vid
ean
enh
ance
dfe
elin
go
fse
curi
tyan
dsa
fety
for
the
resi
den
ts.
D-8
:Tr
eatm
ent
of
Alle
ys:
•Th
eu
nim
pro
ved
alle
yto
the
wes
to
fth
ep
roje
ctis
curr
entl
yu
sed
by
the
resi
den
tial
com
mu
nit
yto
acce
ssth
eir
pro
per
ties
.D
ue
toa
con
tin
ued
stee
psl
op
ean
yal
ley
imp
rove
men
tw
ou
ldh
arm
acce
ssto
the
nei
ghb
ori
ng
pro
per
ties
and
wo
uld
no
tb
eb
enef
icia
lfo
rth
ep
roje
ct.
D-9
:N
ot
aP
art
of
this
Pro
ject
D-1
0C
om
mer
cial
Ligh
tin
g:
•Th
ep
roje
ctw
illin
clu
de
app
rop
riat
ele
vels
of
ligh
tin
gto
crea
tevi
sual
stre
etin
tere
stan
dp
rovi
de
ase
nse
of
secu
rity
.
E-3
Lan
dsc
ape
Des
ign
toA
dd
ress
Spec
ialC
on
dit
ion
s:
•Eve
n t
ho
ugh
th
e si
te is
urb
an w
ith
a s
tree
t p
rese
nce
, th
e d
esig
n
will
pro
vid
e a
con
nec
tio
n t
o n
atu
re.
•M
any
nat
ive
and
som
eo
rnam
enta
lsp
ecie
sw
illb
ep
lan
ted
.Th
ese
spec
ies
will
incl
ud
e:St
agh
orn
Sum
ac,
Vin
eM
aple
,W
eep
ing
Yello
wC
edar
,H
azel
nu
t,Sa
lal,
Kin
nik
inn
ick,
Ore
gon
Gra
pe,
Sno
wb
erry
,W
axM
yrtl
e,O
cean
spra
y,Sw
ord
Fern
,M
ock
Ora
nge
and
Wild
Gin
ger
top
rovi
de
inte
rest
inte
xtu
re,
colo
ro
ffl
ow
ers
and
folia
ge,
dec
idu
ou
san
dev
ergr
een
s,th
us
pro
vid
ing
an
atu
ralf
ragr
ance
for
the
sett
ing.
•No
n-n
ativ
e sp
ecie
s w
ill i
ncl
ud
e D
aylil
y, D
ogw
oo
d, C
lean
thes
, H
eave
nly
Bam
bo
o, L
ilac,
Bu
tter
fly
Bu
sh, a
nd
Dav
idii
Vib
urn
um
.
•M
any
of
the
pro
po
sed
pla
nti
ngs
will
pro
vid
e h
abit
at fo
r b
ird
s an
d
bu
tter
flie
s w
hic
h w
ill e
nco
ura
ge r
esid
ents
to
fee
l mo
re c
on
nec
ted
w
ith
nat
ure
pro
mo
tin
g th
eir
wel
l bei
ng.
•Co
nse
rvat
ion
of
reso
urc
es a
nd
su
stai
nab
ility
dri
ve t
he
des
ign
of
bo
th t
he
lan
dsc
apin
g an
d ir
riga
tio
n.
The
nat
ive
and
no
n-n
ativ
e p
lan
ts p
rop
ose
d f
or
this
sit
e ar
e d
rou
ght
tole
ran
t an
d w
ill r
equ
ire
littl
e m
ain
ten
ance
.
•A t
rick
le ir
riga
tio
n s
yste
m w
ill b
e p
rovi
ded
wh
ich
will
red
uce
wat
er
usa
ge o
vera
ll. T
his
typ
e o
f ir
riga
tio
n r
edu
ces
was
te c
ause
d b
y ev
apo
rati
on
an
d o
vers
pra
y o
n a
reas
ad
jace
nt
to la
nd
scap
ing.
•Th
e sp
ecie
s o
f p
lan
t se
lect
ed w
ill b
eco
me
self
-su
stai
nin
g w
ith
in a
fe
w y
ears
an
d w
ill r
equ
ire
alm
ost
no
ad
dit
ion
al w
ater
exc
ept
in
seve
re p
erio
ds
of
dro
ugh
t.
•In
stea
d o
f u
sin
g m
ass
pro
du
ced
to
pso
il fo
r la
nd
scap
ing,
it is
p
rop
ose
d t
o in
corp
ora
te a
4”
dep
th o
f o
rgan
ic c
om
po
st in
to t
he
exis
tin
g so
ils, w
hic
h w
ill a
dd
org
anic
mat
ter
to t
he
soil
and
hel
p
reta
in w
ater
.
•A 3
” d
epth
of
nat
ura
l mu
lch
ove
r th
e so
il w
ill h
elp
ret
ain
so
il m
ois
ture
an
d w
ill r
edu
ce r
equ
ired
mai
nte
nan
ce b
y re
du
cin
g w
eed
gr
ow
th.
•Th
ere
are
man
y b
enef
its
to w
ell d
esig
ned
lan
dsc
apin
g. W
ith
pla
nts
an
d a
nim
als
chan
gin
g w
ith
sea
son
s, t
he
site
will
co
nti
nu
ally
exc
ite
the
sen
ses
wit
h v
ario
us
flo
wer
ing
spec
ies
and
fra
gran
ces.
•Per
son
al b
enef
its
incl
ud
e st
ress
rel
ief
and
a f
eelin
g o
f b
ein
g a
par
t o
f a
big
ger
wo
rld
, th
us
fin
din
g se
ren
ity
wit
hin
on
e’s
envi
ron
men
t.
•Th
e sp
aces
pro
vid
ed f
or
gath
erin
g w
ill f
eel i
nvi
tin
g an
d e
nco
ura
ge
peo
ple
to
gat
her
ou
tsid
e w
ith
eac
h o
ther
an
d in
tera
ct w
ith
th
e si
te.
•Th
een
tran
ces
will
be
illu
min
ated
mak
ing
them
iden
tifi
able
toth
ear
ea,t
hu
sad
din
gin
tere
st.
•All
ligh
tin
gw
illm
inim
ize
glar
ean
dlim
itp
rop
erty
line
spill
ove
r.
D-1
1C
om
mer
cial
Tran
spar
ency
:
•Th
elo
wer
flo
or
will
feat
ure
glaz
ing
toal
low
visi
bili
tyfr
om
the
stre
etin
toth
ein
teri
or
acti
viti
esth
ereb
ycr
eati
ng
inte
ract
ion
bet
wee
nth
ein
sid
e/o
uts
ide
elem
ents
.
D-1
2R
esid
enti
alEn
trie
san
dTr
ansi
tio
ns:
•Th
een
trie
sin
toea
chap
artm
ent
un
itis
ind
ivid
ual
tocr
eate
au
niq
ue
sen
seo
fo
ccu
pan
cy.
•Acc
ess
toea
chliv
ing
leve
lis
by
stai
ro
rel
evat
or.
•Ea
chle
vel
has
op
enar
eas
toal
low
inte
ract
ion
bet
wee
nth
ere
sid
ents
.
•Th
eap
pro
ach
toth
em
ain
resi
den
tial
acce
ssis
secu
rean
dp
riva
te.
E-1
Lan
dsc
apin
gto
Rei
nfo
rce
Des
ign
Co
nti
nu
ity
wit
hA
dja
cen
tSi
tes:
•Th
esi
tela
nd
scap
ing
will
be
nat
ive
dro
ugh
tto
lera
nt,
visu
ally
ple
asin
g,an
du
sefu
lto
the
resi
den
ts.
•It
isex
pec
ted
tob
eco
nsi
sten
tw
ith
the
adja
cen
tga
rden
area
of
the
exis
tin
gA
valo
nW
ayM
utu
alH
ou
sin
gd
evel
op
men
t.
•Th
ela
nd
scap
ean
dh
ard
scap
ed
etai
lat
the
stre
etle
vel
entr
yw
illp
rovi
de
agr
een
and
nat
ura
ltr
ansi
tio
nfr
om
the
stre
etto
the
bu
ildin
g.
•Th
ep
roje
ctw
illse
lect
pla
nts
tob
eco
mp
atib
lew
ith
the
ne
igh
bo
rsto
the
sou
than
dw
est
and
will
no
tin
terr
up
tth
eex
isti
ng
form
ula
tio
no
fth
ese
site
s.
E-2
Lan
dsc
apin
gto
Enh
ance
the
Bu
ildin
gan
d/o
rSi
te:
•In
asu
pp
ort
ive
ho
usi
ng
dev
elo
pm
ent,
the
lan
dsc
apin
gis
mo
reim
po
rtan
tth
anfo
ro
ther
typ
ical
mu
lti-
un
ith
ou
sin
gp
roje
cts.
•Th
ep
lan
isto
pro
vid
eas
mu
cho
pp
ort
un
ity
tosp
end
tim
ein
the
ou
tdo
or
spac
esas
po
ssib
lean
dto
pro
vid
eas
man
yd
iffe
ren
tan
dsp
ecia
lfea
ture
sas
po
ssib
lefo
rth
ere
sid
ents
toen
joy.
•A
rch
itec
tura
lfe
atu
res,
such
asth
eo
utd
oo
rd
ecks
on
vari
ou
sle
vels
of
the
bu
ildin
g,p
rovi
de
spac
esfo
rre
sid
ents
of
each
leve
l.
•Th
etr
ansi
tio
nal
spac
eb
etw
een
the
bu
ildin
gan
dth
est
reet
pro
vid
esa
pu
blic
spac
efo
rre
sid
ents
and
ped
estr
ian
sto
inte
ract
and
get
toge
ther
atth
eco
mm
un
ity
leve
l.In
all
of
thes
esp
aces
lan
dsc
apin
gw
illp
rovi
de
inte
rest
on
seve
rall
evel
sd
uri
ng
ever
ych
angi
ng
seas
on
.
AV
ALO
N P
LAC
E
The
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imig
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ate
sEa
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sign
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idan
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MA
N S
CA
LEEX
TER
IOR
FIN
ISH
MA
TER
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Exis
tin
g U
nd
ev
elo
pe
d
14
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ceA
VA
LON
PLA
CE
A-4
SHA
RED
INTE
RA
CTI
ON
SPA
CE
A-6
TRA
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TIO
N B
ETW
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R
ESID
ENC
E A
ND
STR
EET
SHA
RED
PA
RK
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A-8
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SC
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NIN
G O
F TH
E D
UM
PST
ERS
D-1
2
RES
IDEN
TIA
L A
CC
ESS
AN
D T
RA
NSI
TIO
NS
SHA
RED
OR
GA
NIC
G
AR
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RES
IDEN
TIA
L O
PEN
SPA
CES
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LCO
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S
SHA
RED
GA
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G T
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NST
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HO
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UN
IT
EXIS
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G
TILL
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LAG
E
SHED
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LCO
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ND
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KS
AS
RES
IDEN
TIA
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SPA
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RO
OF
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OM
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T. P
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ISH
MA
TER
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tin
g U
nd
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elo
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d
Alle
y
16
The
Ke
imig
Ass
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ate
sEa
rly
De
sign
Gu
idan
ceA
VA
LON
PLA
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PR
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1.C
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ITS
TO T
HE
NO
RTH
2.C
ON
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DA
TES
THE
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ITS
FUR
THER
FR
OM
TH
E N
EIG
HB
OR
’S P
RIV
AC
Y
3.
MEE
TS B
UD
GET
CO
NST
RA
INTS
1.EX
TEN
DS
UN
ITS
INTO
A L
OW
ER M
ASS
2.
ALL
OW
S U
PP
ER R
OO
F D
ECK
OV
ER S
EVER
AL
UN
ITS
TO
ALL
OW
MO
RE
UN
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TO S
EE T
ERR
ITO
RIA
L V
IEW
S
ALT
ER
NA
TIV
E 2
ALT
ER
NA
TIV
E 1
(PR
EF
ER
RE
D A
LTE
RN
AT
IVE
)
1.A
LLO
WS
FOR
UP
PER
EX
TER
IOR
DEC
K O
VER
SEV
ERA
LU
NIT
S
ALT
ER
NA
TIV
E 31.
REQ
UIR
ES E
ASE
MEN
T TO
ALL
OW
JO
INT
USE
OF
AD
JAC
ENT
LAN
DSC
AP
E G
AR
DEN
AR
EA
1.U
SES
MO
RE
LAN
D T
O A
CC
OM
MO
DA
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HE
SAM
E FU
NC
TIO
N A
ND
CR
EATE
S TH
E SA
ME
NU
MB
ER O
F U
NIT
S
2.
MO
RE
EXC
AV
ATI
ON
AN
D R
ETA
ININ
G W
ALL
S
3.
UN
ITS
INTR
UD
E IN
TO N
EIG
HB
OR
’S P
RIV
AC
Y
4.
MO
RE
EXP
ENSI
VE
1. H
AR
DER
TO
MEE
T TH
E LA
ND
SCA
PE
REQ
UIR
EMEN
TS
2.
REQ
UIR
ES M
OR
E EX
CA
VA
TIO
N
3.
INTR
UD
ES F
UR
THER
INTO
SU
RR
OU
ND
ING
NEI
GH
BO
RS
PR
IVA
CY
4.
MO
RE
EXP
ENSI
VE
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ce 1
7A
VA
LON
PLA
CE
PR
EFER
RED
ALT
ERN
ATI
VE
EAST
ELE
VA
TIO
N
WES
T EL
EVA
TIO
N
SOU
TH E
LEV
ATI
ON
NO
RTH
ELE
VA
TIO
N
(CO
LOR
SC
HEM
E)
18
The
Ke
imig
Ass
oci
ate
sEa
rly
De
sign
Gu
idan
ceA
VA
LON
PLA
CE
PR
EFER
RED
ALT
ERN
ATI
VE
(SPA
CE
MA
SSIN
G)
PLA
NFR
ON
T V
IEW
FR
OM
SW
AV
ALO
N W
AY
REA
R V
IEW
FR
OM
WES
T LO
OK
ING
EA
STA
ERIA
L V
IEW
FR
OM
SW
AV
ALO
N W
AY
N