drb recommendation meeting: june 7, 2018 ......per design review board recommendation at edg meeting...

DRB RECOMMENDATION MEETING: JUNE 7, 2018

DESIGN REVIEW SDCI 3024332 - 4800 40th AVE SW

9 BLOCK THREE-DIMENSIONAL VIEW 1VICINITY PLAN 2STREETSCAPE 3NEIGHBORHOOD CONTEXT 4AERIAL GRAPHIC 5SECTION THROUGH NEIGHBORHOOD 6ZONING DATA 7STEPPING MASSING 8ZONING DEPARTURE #1 9CORNER TREATMENT 10FACADE DEPTH AT MASONRY 11COMMERCIAL FACADE 12ALLEY CORNER AND SIDEWALK 13ZONE TRANSITION 14ZONE TRANSITION 15LIVE WORK 16LIVE WORK 17LIVE WORK 18LEVEL 1 PLAN 19PLANS 20PLANS 21BUILDING SECTIONS 22STREET LEVEL LANDSCAPE PLAN 23ROOF LEVEL LANDSCAPE PLAN 24PLANTS 25ELEVATIONS AND MATERIALS 26ELEVATIONS AND MATERIALS 27ELEVATIONS AND MATERIALS 28MATERIAL BOARD 29EXTERIOR LIGHTING 30EXTERIOR LIGHTING 31SIGNAGE 32EXTERIOR ELEMENTS 33CORNER VIEW 35

TABLE OF CONTENTS

OWNER:APPLICANT TEAM PROJECT DESCRIPTION

ARCHITECT:

LANDSCAPEARCHITECT:

3 M 40 LLC3835 W MARGINAL WAY SWSEATTLE, WA 98106

The proposed project consists of 56 residential units located on 4 levels above grade and 4 live-work units. The lobby, live work and commerical (5,656 SF) uses are located on L1, residential units on L2-L4, and one level of below grade parking (44 parking stalls) located on P1 accessed from the alley. There is a roof terrace and green house for residential amenity use. CLARK | BARNES

1401 W Garfield StreetSeattle, WA 98119

KAREN KIEST LANDSCAPE ARCHITECTS111 W JOHN ST. SUITE 306SEATTLE, WA 98119

TABLE OF CONTENTS

B

SW EDMUNDS ST

EXISTING

EXISTING

EXISTING PROPOSED

PROPOSED

PROPOSED

SW ALASKA ST

SW OREGON ST

FAUNTLEROY WAY SW

FAUNTLEROY WAY SW

41ST AVE SW

ALLE

Y

ALLE

Y

40TH

AVE

SW

9 BLOCK THREE-DIMENSIONAL VIEW

1

SW EDMUNDS ST ACCESS STREET

40TH

AVE

SW

PRI

NCI

PAL

ART

ERIA

L

FAU

NTL

ERO

Y W

AY S

W C

OLL

ECTO

R AR

TERI

AL

38TH

AVE

SW

CO

LLEC

TOR

ARTE

RIAL

41ST

AVE

SW

PRI

NCI

PAL

ART

ERIA

L

42N

D A

VE S

W P

RIN

CIPA

L A

RTER

IAL

CALI

FORN

IA A

VE S

W M

INO

R AR

TERI

AL

SITE

SW ALASKA ST ACCESS STREET

ALLE

Y

ALLE

Y

ALLE

Y

FAUNTLEROY APARTMENTS

PROPOSED BUILDING

PROPOSED BUILDING

MULTI-FAMILYAPARTMENTS

ADORN MEANT

WHITTAKERAPARTMENTS

WEST SEATTLEPRODUCE MARKET

SUITE ARRANGEMENTS

MASCONIS LODGE

WHITTAKERAPARTMENTS

BANK OF AMERICA

SOUND ANDFROG

FARMERS INSURANCE

SWEDISH PEDIATRICS

CITY WATCHAPARTMENTS

MULTI-FAMILYAPARTMENTS

SAFEWAY

US BANK

ELEGANT NAILS

BRIDGESTONE

COURTESY TIRE

PHO THAN BROTHERS

FALAFEL SALAM

Q CLEANERS

CURIOUS KIDSTUFF

CHIPOTLE MEXICAN GRILL

SOUND CREDIT UNION

ELLIOT BAYBREWEY & PUB

A LA MODE PIES

STARBUCKS

UPS STORE

CIGARLAND

SUPERCUTS

PAPA MURPHY’SPIZZA

GNC

DREAM DINNER

BARTELL DRUGS

JUNCTION 47APARTMENTS

FRESH BISTRO

WALFLOWER CUSTOMFRAMING

QFC

FARMERS INSURANCE

LES SCHWAB TIRE CENTER

SEATTLE FIRESTATION 32

CHACO CANYON ORGANIC CAFE

FAUNTLEROYLANDING

APARTMENTS

ALLE

Y

ALLE

YAL

LEY

ALLE

Y

22128

375055773 50

55773

116118119

116118119

50 55C LINE

3750 55C LINE

VICINITY PLAN

2

A

C

D

B

D

A

C

B

4801 FAUNTLEROY WAY SWHEIGHT 40’

SDCI #: 3020235

NORTH SIDE OF SW EDMUNDS STREET

WEST SIDE OF 40TH AVE SW

EAST SIDE OF 40TH AVE SW

PROJECT SITE

PROJECT SITE

SOUTH SIDE OF SW EDMUNDS STREET

SITE NTS

40TH

AVE

SW

SW EDMUNDS ST

FAU

NTL

ERO

Y W

AY S

W

ALLE

Y

SITE

STREETSCAPE

3

JUNCTION 47

THE WHITTAKER

4754 FAUNTLEROY WAY SW

4801 FAUNTLEROY WAY SWBROADSTONE SKY

4730 CALIFORNIA

SITE

SPRUCE WEST SEATTLE

1

1

2

2

6

6

4

4

5

3 5

3

7

7

The project site, located at the southeast corner of the SW Edmunds St. and 40th Ave SW. The site is also located at the southern edge of the West Seattle Junction Urban Village. The Seattle 2035 neighborhood plan has targeted this area to aid in creating ’a small-town community with its own distinct identity comprised of a strong single family residential community and a vibrant mixed-use business district serving the surrounding residential core.’

The site is near the intersection of Fauntleroy Way SW and SW Alaska St. which is the first major hub when entering West Seattle from the West Seattle Bridge. This hub area has seen major density development and our site is on the buffer between the commercial and residential zones. SW Edmunds St. borders our site to the north and is “an important pedestrian connector” between the major thoroughfares of California Ave and Fauntleroy Way SW. This is a commercial corner that needs to aid in the transition from the commercial area of the Alaska-Fauntleroy hub to the north and the residential zone to the south by targeting future densities and establishing human scale elements, interest and activity along the street frontage.

NEIGHBORHOOD CONTEXT

4

LR2

LR2

LR1

LR3 LR3

NC3-40

NC3-40

NC3-40

NC3-40NC3P-40

NC3-85(4.75)

NC3-85(4.75)

NC3-85

NC3-65

NC3-65

NC3-65

NC3-65

NC3P-65

NC3-65

NC3-85

NC3P-85

NC3P-85

NC2-40

NC2-65

NC2-65RC

NC2-65

NC3P-65NC3P-85

SF 5000

SF 5000

SF 5000

SF 5000

40TH

AVE

SW

41ST

AVE

SW

42N

D AV

E SW

CALI

FORN

IA A

VE S

W

LEW

IS P

L SW

ERSKIN

E WAY S

W45TH

AVE

SW

44TH

AVE

SW

SW HUDSON ST

SW EDMUNDS ST

SW ALASKA ST

FAU

NTL

ERO

Y W

AY S

W

38TH

AVE

SW

37TH

AVE

SW

36TH

AVE

SW

35TH

AVE

SW

LR2 4800 40TH AVE SWKing County Parcel Number

6126601010

West Seattle Junction Hub Urban Village Boundary

Important Pedestrian Connector

AERIAL GRAPHIC

5

4809 40TH AVE SW(EXISTING RESIDENTIAL)


4801 FAUNTLEROY WAY SW40’ HEIGHT

(DPD # 3020235) PROPOSED BUILDING

40TH AVE SWALLEYFAUTLEROY WAY SW

PROPOSEDBUILDING

SF 5000NC3P-40LR3 PLPL

THE WHITTAKERAPARTMENTS


MASONIC LODGE

PROPOSEDBUILDING

SW EDMUNDS ST4820 40TH AVE SW

(EXISTING RESIDENTIAL)

NC3-85 (4.75) NC3P-40 LR2PLPL

B B

A

A

A

NORTH-SOUTH SITE SECTION A-A

EAST-WEST SITE SECTION B-B

SECTION THROUGH NEIGHBORHOOD

6

ZONE

STREETS PERMITTED USES

NC3 - 40 (Neighborhood Commercial 3)West Seattle Junction (Hub Urban Village)

SW Edmunds ST & 40th Ave SW

Residential, Commercial, Live-Work Units (23.47A.004)

Street-Level Development Standards 23.47A.008 Blank Facades are limited to Max 20’ width and maximum 40% overall of facade width. Facades shall be located within 10 feet of property line, unless wider sidewalks, plazas, approved landscape or open spaces are provided. Between 2’ and 8’ above sidewalk, min 60% of the street facing façade shall be transparent.

Residential uses at street level shall have a visually prominent pedestrian entry.

Non-residential uses shall extend an average depth of 30’ and minimum of 15’ from the street level, street facing façade.

For live work uses, the portion of the unit in which business is conducted should be situated between the street and residential portion of the unit, shall extend the width of the unit and shall extend a minimum depth of 15’ into the unit.

The project will comply with Street level uses along SW Edmunds St. and 40th Ave SW.

Base height limit = 40 feetThe structure may exceed height limit by 4 feet if a floor to floor height of 13 feet is provided for non-residential uses at street level.

The proposed height is 44 feet and will comply with the required floor to floor height of 13 at street level

Lot Area: 19,556 SFMax. Mixed Use 3.25 Max FAR: 63,557 SF

The project complies with Floor Area Ratio limits.

Structures with Residential uses that is across the alley from a lot in a residential zone shall setback 15 feet for portions of structures above 13 feet in height to a maximum of 40 feet. For each portion of the structure above 40 feet, additionalsetback at the rate of 2 feet of setback for every 10 feet of height above 40 feet. Half the width of the alley may be counted toward the setback. A 15’ setback triangle is required at commercial sites that abut a residential site.

The project complies with setback requirements.

Amenity areas are to equal 5% of the total gross floor area in residential use and should meet the following:Residents to have access to at least one common or private area. No enclosed areasMinimum horizontal dimension of 10 feet and no less than 250 SF in sizePrivate Balconies: Minimum horizontal dimension of 6 feet and no less than 60 SF in size

The project complies with a mix of outdoor terraces, private balconies and rooftop terrace.

Access to parking shall be from the alley if the lot abuts an improved alley.

The project complies with the below grade parking accessed from the alley.

STREET-LEVEL DEVELOPMENT STANDARDS23.47A.008

STRUCTURE HEIGHT:23.47A.012

FAR23.47A.013

SETBACK REQUIREMENTS23.47A.014

AMENITY AREA23.47A.024

PARKING LOCATION ACCESS23.47A.032

Based on the recommendations from the board, we are seeking a departure to maintain the corner block element as a focal point and ease the transition between the taller zones to the north and the LR zone to the south.

ZONING DATA

7

EDG MASSING CURRENT MASSING

AERIAL VIEW FROM NORTHWEST

"What We Heard"

We simplified the building form to reinforce the corner as a focal point of the building. The terraces along 40th Ave. SW have been extended to the south facade to further step down the scale along this pedestrian street and ease the massing against the neighboring townhomes. By doing this we are able to establish a gateway point in the transition between the much taller zones north of our site to the smaller, LR zones, to the south. Per the board’s recommendation, we have asked for a departure that would allow us to shift the building mass back to the alley.

• CS2-C-1 Corner Sites • CS2-II-i Reinforce Street Corners• CS2-C Relationship to the Block• CS2-D-4 Massing Choices• DC2-I-ii Cohesive Architectural Concept

• "In order to reconcile the competing corners and simplify the form", the architect should request a departure to allow us to continue the stepping along 40th all the way to the southern property edge.

• The overall stepped massing of the building.• A departure which would allow us to remove some mass from the

southern edge of the 40th Ave facade and place it along the alley.

THE BOARD WAS SUPPORTIVE OF:

THE BOARD REQUESTED:

OUR SOLUTION

DESIGN GUIDELINES REFERENCED:

STEPPING MASSING

8

DEVELOPMENT STANDARD – NC3-40

23.47A.14B Setback requirements for lots abutting or across the alley from residential zones.

ZONING DEPARTURE

REQUIREMENT

Required Side Setbacks Above 13 Feet when adjacent to residential zone= 15 feet

PROPOSED

Per Design Review Board recommendation at EDG meeting held 3/16/17, we propose eliminating the required setback on East façade directly adjacent the LR zone.

DIFFERENCE

6.5’ feet of side setback along the 75’ of south property line that is directly adjacent to the LR zone.

CONSIDERATIONS

Elimination of the required setback does the following;• The shift of building mass to the alley façade from the 40th Ave SW façade allows for the extension of the building terraces to the south.• The reduced bulk along at the southern edge of our 40th Ave façade steps down the scale to the LR zone to the south.• The reduced side setback will maintain a constant edge at the alley.

THE PROPOSED DESIGN SHIFTS THE BUILDING BULK BACK FROM 40TH AVE. SW AND CREATES A CONTINUOUS ALLEY FACADE.

AREA OF CURRENT ALLEY SETBACK

BUILDING MASS TO BE SHIFTED BACK

DEVELOPMENT STANDARD – NC3-4023.47A.14B Setback requirements for lots abutting or across the alley from residential zones.

REQUIREMENTRequired Side Setbacks Above 13 Feet when adjacent to residential zone = 15 feet

PROPOSED Per Design Review Board recommendation at EDG meeting held 3/16/17, we propose eliminating the required setback on East façade directly adjacent the LR zone.

DIFFERENCE6.5’ feet of side setback along the 75’ of south property line that is directly adjacent to the LR zone.

CONSIDERATIONSElimination of the required setback does the following;

• The shift of building mass to the alley façade from the 40th Ave SW façade allows for the extension of the building terraces to the south.

• The reduced bulk along at the southern edge of our 40th Ave façade steps down the scale to the LR zone to the south.

• The reduced side setback will maintain a constant edge at the alley.

ZONING DEPARTURE #1

9

CORNER VIEW

"What We Heard"

We have updated both our massing and materiality to create a much more cohesive building. Instead of three, seemingly separate facade treatments we have created a cohesive facade that wraps the two street facades with subtle differences that reflect the use at the street level. Adding the brick to the live work facade aided in not only strengthened and further grounding the public street fronts but also allowed for the upper elements to feel lighter. This change in scale and materiality from the two story block to the lighter upper floors breaks the scale of the project and eases transition from 85'/65' zone north to the LR zone to the south.

• CS2-C Relationship to the Block • CS2-D-4. Massing Choices

• Further resolution of the building as it turned the corner onto 40th Ave SW.

• Our preferred massing option (option "C" shown below).



OUR SOLUTION


EDG MASSING CURRENT MASSING

CORNER TREATMENT

10

8"

11'-0

"

3'-0" 3'-0"

6'-0" 10'-5"

7'-9"

5'-5"

1'-6"

P002

STREET SECTIONS

7'-0"

9'-4" 6'-3"

13'-1"

18'-0"

8'-2"

P014

LIVE/WORK STREET SECTION

3'-1

0"

7'-0"

P016

SECTION (LW)"What We Heard"

Per the board’s recommendation, we have further refined our commercial facade articulation to enhance the pedestrian experience. We have maintained the two-story brick facade at both street frontages. The facades have been broken up into more appropriately and humaney scaled bays which echo architectural cues we observed in prominent West Seattle commercial facades. The finely textured brick bays house transparent commercial entries that allow for unencumbered views into the space. These storefront entry bays set into the brick are constructed of metal panel and glass storefront and windows, durable materials for the commercial frontage.

The three commercial entries along Edmunds are recessed off of the sidewalk which has been widened from 7'-0" to 10'-0" to create a more gracious pedestrian pathway and opportunity for the commercial space to utilize some of this outdoor space.

• CS2-C-1 Corner Sites• CS2-C Relationship to the Block• CS2-D-4. Massing Choices• CS3-I Architectural Context• PL3-C Retail Edges• DC2-D Scale and Texture• DC4-A Exterior Elements and Finishes

• Reinforcing the strong commercial street frontage• Enhance pedestrian environment• Maintain masonry depth that reinforces commercial edge.

• The two story masonry façade at the street level which created a "strong street wall".

• Setting back the storefronts from the street to provide rhythm and depth.



OUR SOLUTION


PRO

PERT

Y LI

NE

SECTION - ALONG EDMUNDSCOMMERCIAL "BAY" RENDERING

RETAIL

RESIDENTIAL

ENTRY DEPTH

RESIDENTIAL

RESIDENTIAL

BRICK FACADE DEPTH

BRICK TO STOREFRONT

DEPTH

FACADE DEPTH AT MASONRY

11

COMMERCIAL FACADE

12

ALLEY EXITING STUDY DIAGRAM

EXSITING ALLEY CONDITION

"What We Heard"

While we have kept the façade up at the property line to reinforce the board's preferred "strong street edge", we have proposed pushing the sidewalk along Edmunds out to closer align with the street position to the west. This provides a wider physical buffer between the alley corner and the road as well as enhanced visibility for those exiting onto the street. Cars entering the alley, at the west edge, are now given a wider view angle and space to ensure safety of themselves and pedestrians along Edmunds. Cars exiting alley against the adjacent building also have been provided a wider viewing range with respect to pedestrians coming from the west, along our project.

These changes are part of our continued coordination with SDOT.

• DC2-A-1 Site Characteristics and Uses

• The study of the alley corner to ensure visibility for vehicles exiting the alley


OUR SOLUTION


LINE OF EXISTING CURB

10'-0" WIDENED

SIDEWALK

7'-0" EXISTING

SIDEWALK

6'-0" PLANTING STRIP

NEW EDGE OF CURB

(AS SHOWN IN SIP DRAWINGS

15'-0" VIEW RANGE FOR CARS

ENTERING ALLEY

15'-0" VIEW RANGE FOR CARS

EXITING ALLEY

4801 FAUNTLEROY WAY SW\(UNDER CONSTRUCTION)

4801 FAUNTLEROY WAY SW\(UNDER CONSTRUCTION)

4800 40TH AVE. SWALLEY

ALLEY

SW EDMUNDS ST.

SW EDMUNDS ST.

4800 40TH AVE. SW

16'-0"

16'-0"

ALLEY CORNER AND SIDEWALK

13

10'-2

"

4'-0"

6'-0" 11'-1"

16'-8"

10'-2

"9'-6"6'-2"

15' SETBACK FROM LR ZONE

5’-0” 4’-0”

P004

Unnamed

PLPL

"What We Heard"

Per the board’s guidance, we have kept the 5’ bio-retention planter at the southern edge of the property as a buffer between developments. The planter has been designed to meet the property line as a low element and provide a landscape setback between the recessed live work space and the neighbors entry.

Based on public comments and the board's guidance we have designed the planter to step up to between 3’ and 4' above grade at the building face to create a slightly taller landscape buffer against the neighboring development's fence line. The planter will step as it extends east toward the alley to maintain a well human-scaled relationship to the adjacent property.

Beyond the planter, we have pulled back the railing on the southern L2 terrace and are proposing planters at the building edge to create even more textured green buffer between our project and the townhomes to the south. This tiered landscape zone will ensure appropriate privacy is maintained.

• CS2-D-4 Massing Choices • PL3-B-1 Security and Privacy • DC2-D Scale and Texture

• Study the way the bio retention planter meets the street so as to enhance the pedestrian experience.

• Exploring creating taller greenspace at the zone transition (based on public comments)

• Looking at creating an opaque rail at the edge of the level 2 balcony to create more privacy.

• The bio-retention at the southern property line being used as a landscape buffer between the two zones.

• Terracing the building along 40th to help the transition to the townhomes.



OUR SOLUTION


PEDESTRIAN VIEW FROM NORTH

PEDESTRIAN VIEW LOOKING OF PLANTER SECTION THROUGH SOUTH PROPERTY LINE

TOWNHOUSE SIDE YARD

PRO

PERT

Y LI

NE

RAISED PLANTER

PLANTER & PRIVACY SCREEN

SETBACK REQUIREMENT

PRIVATE TERRACE

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

ZONE TRANSITION

14

P001

Unnamed

WINDOW STUDY ALONG ZONE TRANSITION

ZONE TRANSITION

15

LIVE WORK

16

10'-7"

15'-6"

20'-5"

2'-1

"

P017

Unnamed

"What We Heard"

Much like our approach to the commercial facade along Edmunds, the live work facade along 40th has been designed with a facade articulation what echoes architectural cues taken from successful Junction buildings. The scale here is smaller in scale than that of Edmunds which helps to further break down the scale as we transition to the LR zone.

We have maintained the low planting as a buffer between the public walkway and private unit entries, as suggested by the board. The increase in transparency of the live work bays, provides greater visual connection between the sidewalk and the work zones inside these units, while setting back the facade and entries makes these spaces slightly more private than the commercial spaces along Edmunds.

Inside the units, "work" spaces have been oriented toward the public street with more private "live" spaces pushed further into the building.

• CS3-I Architectural Context • PL1-B-1 Pedestrian Infrastructure• PL3-B-3 Buildings with Live/Work Uses

• Information on Interior Programming of Live/Work Units

• The treatment of the live/work massing and articulation that "created a successful transition into the surrounding residential neighborhood".

• Low plantings at the street that allowed for visibility into the commercial areas of the live work units.



OUR SOLUTION


LIVE WORK

RESIDENTIAL

RESIDENTIAL

PRO

PERT

Y LI

NE

SECTION A - LIVE WORK

LIVE WORK

17

8"

11'-0

"

3'-0" 3'-0"

6'-0" 10'-5"

7'-9"

5'-5"

1'-6"

P002

STREET SECTIONS

7'-0"

9'-4" 6'-3"

13'-1"

18'-0"

8'-2"

P014

LIVE/WORK STREET SECTION

3'-1

0"

7'-0"

P016

SECTION (LW)

P015

LIVE

WO

RK P

LAN

SECTION B - LIVE WORK, LOWEST CONDITION

LIVEWORK

277.0'

277.0'276.25'

279.83'

276.25'

278.75'

LIVE WORK PLANS

A B

15' W

ORK

ARE

A

LOBBY

ACCESSIBLE ROUTE

LIVE WORK 01 LIVE WORK 02 LIVE WORK 03 LIVE WORK 04

43'+

LIV

E W

ORK

UN

IT D

EPTH

PRO

PERT

Y LI

NE

LIVE WORK

18

DNUP

DNUP

128'-10"

149'

-8"

"01-'021"2-'8

"7-'21"7-'82

"4-'301"0-'5 5'

-0"

23'-0

" 1'-0

"

8'-6

"10

'-6"

7'-1

1"93

'-9"

16'-0"

P005

PLANS LEVEL 1

1 LEVEL 1 - 3/64" = 1'-0"

COMMERICALSPACE 1

TRASHGYM

ELEC.

RESIDENTIAL LOBBY

RESIDENTIAL ENTRY

SW EDMUNDS ST.

40TH

AVE

. SW

.

ALLE

Y

LIVE WORK

LIVE WORK

LIVE WORK

LIVE WORK15' TRIANGLE SETBACK

275.73'

GARAGE ENTRY

COMMERICALSPACE 2

COMMERICALSPACE 3

LEVEL 1

274.75

274.75'281.23'

LEVEL 1 PLAN

19

DNUP

UPDN

UPDN

DNUP

128'-10"

41'-2

"91

'-11"

7'-6

"3'

-10"

103'

-6"

6'-1

0"23

'-5"

16'-0

"

41'-3"

7'-3

"

102'

-0"

6'-1

0"

"0-'611"4-'541

'-2"

12'-10"

P006

PLANS LEVEL 2-3

DNUP

UPDN

UPDN

DNUP

128'-10"

41'-2

"91

'-11"

7'-6

"3'

-10"

103'

-6"

6'-1

0"23

'-5"

16'-0

"

41'-3"

7'-3

"

102'

-0"

6'-1

0"

"0-'611"4-'5

41'-2

"

12'-10"

P006

PLANS LEVEL 2-3

RESIDENTIAL

RESIDENTIAL TERRACEBIO-RETENTION PLANTER

RESI

DEN

TIAL

TER

RACE

RESIDENTIAL TERRACE

RESIDENTIAL

LR ZONE

MIN

. 15'

SETB

ACK

LR ZONE

LEVEL 2 LEVEL 3

PLANS

20

ME

DN

DNDNUP

DNUP

19'-2

"

25'-8"

19'-10"

"7-'78"3-'14

7'-3

"

95'-1

0"6'

-10"

23'-0

"

111'-1"

"2-'14"11-'19

17'-9"

P007

LEVEL 4 & ROOF PLAN

ME

DN

DNDNUP

DNUP

19'-2

"

25'-8"

19'-10"

"7-'78"3-'14

7'-3

"

95'-1

0"6'

-10"

23'-0

"

111'-1"

"2-'14"11-'19

17'-9"

P007

LEVEL 4 & ROOF PLAN

RESIDENTIAL

ROOF TOP TERRACE

RESI

DEN

TIAL

TER

RACE

LR ZONE LR ZONE

PLANS

LEVEL 4 ROOF

21

R 14' - 0"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

P003

BUILDING SECTIONS

R 14' - 0"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

P003

BUILDING SECTIONS

PLPL

PL PL

R 14' - 0"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

P003

BUILDING SECTIONS

R 14' - 0"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

10'-2

"10

'-2"

10'-2

"13

'-0"

11'-6

"

P003

BUILDING SECTIONS

PLPL

PL PL

SECTION A-A

SINGLE-FAMILYRESIDENTIAL

40TH AVE SW 275.73'NW CORNER

274.75'NE CORNER

274.75'NE CORNER

281.23'SW CORNER

PARKING

PARKING PARKING

RETAIL

ALLEY

TOWNHOMES(LR ZONE)

EDMUNDS

POWER LINE

CLEARANCE

SETBACK

SETBACK AGAINST

ADJACENT LR-ZONE

BUILDING BEYONDUNDER CONSTRUCTION

RESIDENTIAL RESIDENTIAL

LIVE WORK




RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIALRESIDENTIAL

RESIDENTIAL

RESIDENTIAL

THE WHITTAKER(BEYOND)85' ZONE

SECTION B-B

BUILDING SECTIONS

22

SPACINGCOND.SIZECOMMON NAMEBOTANICAL NAME

PLANT LISTSYMBOL

DROUGHT TOLERANT PLANTS PERGREEN SEATTLE GREEN FACTOR PLANT LIST

DROUGHT TOLERANT PLANT REFERENCES:- SUNSET WESTERN GARDEN BOOK- GREAT PLANT PICKS,

ELISABETH C. MILLER BOTANICAL GARDEN

***

R.O.W. TREES

'COMMEMORATION' MAPLEACER SACCHARUM'COMMEMORATION' **

- APPROVED BY BEN ROBERTS/SDOT URBAN FORESTRY 06/19/2017

PER PLANB&B

30" O.C.CONT.5 GAL.JAPANESE HOLLYILEX CRENATA **

FLASHFIRE MAPLEACER SACCHARUM'JFS-CADDO2' **


PER PLANB&B

EXISTING TREE, TO BE PRESERVED AND PROTECTED PER CITY OF SEATTLE STD PLAN 132GROUNDCOVERS

ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.

75% BEACH STRAWBERRY25% SWORD FERN

75% FRAGARIA CHILOENSIS*25% POLYSTICHUM MUNITUM*

18" O.C.CONT.1 GAL.HORSETAILEQUISETUM HYEMALE

18" O.C.CONT.1 GAL.CREEPING LILYTURFLIRIOPE SPICATA

36" O.C.CONT.5 GAL.BOXLEAF HONEYSUCKLELONICERA PILEATA

24" O.C.CONT.5 GAL.'AMBER' FLOWER CARPET ROSEROSA 'AMBER' FLOWER CARPET

PIERIS JAPONICA 'CAVATINE'* 24" O.C.CONT.5 GAL.DWARF LILY OF THE VALLEY

HEMEROCALLIS 'STELLA D'ORO'* CONT.1 GAL.'STELLA D'ORO' DAY LILY PER PLAN

PER PLANCONT.1 GAL.'LUCIFIER' CROCOSMIACROCOSMIA X 'LUCIFER'

SARCOCOCCA CONFUSA CONT.5 GAL.SWEET BOX 24" O.C.

CONT.CONT.

1 GAL.1 GAL.

50% EPIMEDIUM25% 'PEACH BLOSSOM' ASTILBE

25% SWORD FERN

50% EPIMEDIUM ALPINUM **25% ASTILBE X ARENDSII 'PEACH

BLOSSOM'25% POLYSTICHUM MUNITUM **

18" O.C.18" O.C.

18" O.C.CONT.1 GAL.

DRYOPTERIS ERYTHROSORA CONT.1 GAL.AUTUMN FERN PER PLAN

SHRUBS & PERENNIALS

24" O.C.CONT.5 GAL.'GULF STREAM' HEAVENLY BAMBOONANDINA DOMESTICA 'GULF STREAM' **

30" O.C.CONT.5 GAL.'WINTER GEM' JAPANESE BOXWOODBUXUS MICROPHYLLA JAPONICA 'WINTER GEM' **

T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT

T T T T T T T T T T T T T T T

6'-0

"3'

8' TYP.

±25'

3'-6

" TO

F.O

.C.,

TYP.

21'-0"26', TYP.

SW EDMUNDS STREET

40TH

AV

ENUE

SW

BIORETENTION PLANTERSON SOUTH WALL, TYP.

PROPERTY LINE

NEW STREET TREE, ACERSACCHARUM 'COMMEMORATION'/ 'COMMEMORATION' MAPLE, PER

BEN ROBERTS/SDOT 6/19/2017

BIKE RACK,TYP.

EX. TREE, 24" DIA. ACER RUBRUM /RED MAPLE TO BE RETAINED PER

BEN ROBERTS / SDOT 6/19/2017.OWNER HAS REQUESTED REMOVAL.

TBD

INSTALL TREE PROTECTION ANDMULCH AT EX. TREE

OVERHEAD POWER TOBE RELOCATED NEARBY

COMM. VAULT, REF. CIVIL

PROPOSED STREET LIGHT,REF. CIVIL

BIORETENTION, TYP, IN R.O.W.EXCEPT AT BED WITH EX.

TREE, REF CIVIL

EX. TREE, 18" DIA. ACER RUBRUM /RED MAPLE TO BE REMOVED

NEW STREET TREE, ACER SACCHARUM'JFS-CADDO2' / FLASHFIRE MAPLE, PER


W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

AeccDbAlignmentStationLabeling (AeccLand110)AeccDbAlignment (AeccLand110)

DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A

LANDSCAPE PLAN1ST FLOOR,RENDERED

SHEET NO:

ISSUE:

REVISIONS:

DATE:DWN BY:JOB NO.BP NO.SITE PL NO.

1401 West Garfield St

Seattle, Washington 98119

T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/

111 west john street suite 306seattle washington 98119206 323 6032

www.kk-la.com

Karen KiestLandscape Architects

0 16'8'

scale 1/8" = 1' - 0"

LANDSCAPE PLAN - 1ST FLOOR14'

STREET LEVEL LANDSCAPE PLAN

| | | ^ 0 10 20 N

commercial spillover

Nor

th: S

W E

dmun

ds S

treet

terraces at live-works

Wes

t: 40

th A

venu

e SW

live-

wor

ks

at grade bioretention planter

sout

h: b

iore

tent

ion

plan

ter

generous planter w/ walkoff

STREET LEVEL LANDSCAPE PLAN

23

ROOF LEVEL LANDSCAPE PLAN

sedums with grasses trees in pots


PLANT LISTSYMBOL




***

R.O.W. TREES



PER PLANB&B




PER PLANB&B


ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.











CONT.CONT.

1 GAL.1 GAL.


25% SWORD FERN



18" O.C.18" O.C.

18" O.C.CONT.1 GAL.


SHRUBS & PERENNIALS



T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT


W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP


DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A


SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"


| | | ^ 0 10 20 N

PEBBLE MULCH

SITE FURNITURE

GREEN ROOF TRAYS

METAL EDGING

PLANTERS

MULCH

APPIAN WAY PEDESTAL SYSTEMBY ABBOTSFORD CONCRETE PRODUCTS 1.800.663.4091

7/8" DIA CLEAN-WASHED GRANITE, AVAIL. FROM QUARRY S/E, INC.,525 SOUTH FRONT STREET, SEATTLE, WA 98108 206.522.8670,2" MIN. DEPTH, 4" MAX. DEPTH

OWNER FURNISHED

ADVANCED VEGETATIVE ROOF SYSTEM (AVRS)24"X24" TRAYS BY COLUMBIA GREENTECHNOLOGIES, INC. 503.684.9123.INSTALL PER MFG. INSTRUCTION.

MEGEOEDGE ALUMINUM RESTRAINT, AVAIL. FROMCOLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123. SEE DETAIL 5/L103 FOR INSTALLATION

SQUARE PLANTER, WILSHIRE COLLECTION, 48" L X 48" W X 36" HTFLAT BLACK, FIBERGLASS PLANTERBY TOURNESOL SITEWORKS 800.542.2282

4" DEPTH

RIGHT-OF-WAY PLANTING AREAS (NON-BIORETENTION:(PER COS STD PLAN 142)

LANDSCAPE NOTES:

ON-GRADE TOPSOIL:

MULCH:

GREEN ROOF TRAY TOPSOIL:

RIGHT-OF-WAY BIORETENTION SOILS & GRADING:

1. PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE.2. ALL PROPOSED PLANTING AREAS SHALL BE WATERED WITH AN IN-GROUND,

AUTOMATIC IRRIGATION SYSTEM, WITH EXCEPTION OF MULCH BEDS ATEXISTING TREES.

3. SEE COS STD PLANS 100 SERIES FOR ADDITIONAL PLANTING REQUIREMENTSAND DETAILS.

1. ALL SOIL AREAS DISTURBED OR COMPACTED DURING CONSTRUCTION, ANDNOT COVERED BY BUILDINGS OR PAVEMENT, SHALL BE AMENDED WITHCOMPOST AS DESCRIBED BELOW.

2. SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDEDLAYER, TO PRODUCE 12-INCH DEPTH OF UN-COMPACTED SOIL, EXCEPTWHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINEDBY THE ENGINEER.

3. COMPOST SHALL BE TILLED IN TO 8 INCH DEPTH INTO EXISTING SOIL ORPLACE 8 INCHES OF COMPOST-AMENDED SOIL.

4. PLANTING BEDS SHALL RECEIVE 3" OF COMPOST TILLED INTO 8" DEPTH, ORMAY SUBSTITUTE 8" OF IMPORTED SOIL CONTAINING 35-40% COMPOST BYVOLUME. MULCH AFTER PLANTING WITH 2-4 INCHES OF ARBORIST WOODCHIP MULCH OR APPROVED EQUAL.

5. SETBACKS: TO PREVENT UNEVEN SETTLING, DO NOT COMPOST-AMENDSOILS WITHIN 3 FEET OF UTILITY INFRASTRUCTURES (POLES, VAULTS, METERS,ETC.). WITHIN ONE FOOT OF PAVEMENT EDGE, CURBS AND SIDEWALKS SOILSHOULD BE COMPACTED TO APPROXIMATELY 90% PROCTOR TO ENSURE AFIRM SURFACE.

6. REFER TO CITY OF SEATTLE STANDARD SPECIFICATIONS:8-02 TOPSOIL TYPE B.9-14.1 TOPSOIL TYPE A - IMPORTED, TOPSOIL TYPE B - REUSED AMENDED SITESOIL. PLANTING SOIL, ARBORIST WOOD CHIP MULCH, AND COMPOSTEDMATERIAL (MULCH).

1. BARK MULCH: PACIFIC GARDEN MULCH, CEDAR GROVECOMPOST, OR APPROVED EQUAL, AND SHALL BE NO LESS THAN 2OR MORE THAN 4 YEARS OLD. DEPTH 4", EXCEPT WHERE NOTEDOTHERWISE AND AT GREEN ROOF TRAYS.

1. TOPSOIL: TWO-WAY MIX, AVAILABLE AT CEDAR GROVECOMPOSTING, MAPLE VALLEY, WA, (877) 764-5748, OR APPROVEDEQUAL.

2. PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES,GRAVEL, STICKS, ETC.

3. PLACEMENT: TOPSOIL MINIMUM DEPTH 8". SPREAD APPROX. 1/2 THETHICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIXTHOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREADREMAINDER TO MEET REQUIRED GRADES. HOLD 3" BELOWADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS.

1. TOPSOIL: 'GREEN ROOF SOIL MIX', AVAILABLE AT CEDAR GROVECOMPOSTING, MAPLE VALLEY, WA (877) 764-5748, OR APPROVEDEQUAL. WEIGHT OF SOIL MUST BE UNDER 45 LB/CU FT. SATURATEDDENSITY.

2. PLACEMENT: MINIMUM DEPTH 5-1/4". PROVIDE COVER OVER ALLTRAY EDGES WITHIN PLANTING AREA. SEE PLANS FOR ADDITIONALSOIL DEPTH.

1. REF CIVIL DWGS.

4TH FLOO

R TERRAC

E

2ND FLOOR TERRACE

3RD FLO

OR TERRA

CE

3RD FLOOR TERRACE

BBQ

RAIL LOCATION,VERIFY W/ ARCH

SMALL TREE IN LIGHTWEIGHTPLANTER, TYP.

METAL EDGING, TYP.

PAVERS ON PEDESTAL, TYP.

PEBBLE MULCH, TYP.

GREEN ROOF. MOUND SOIL TO 24" HT. THIS AREA



ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

4TH FLOO

R TERRAC

E

2ND FLOOR TERRACE

3RD FLOOR TERRACE

3RD FLO

OR TERRA

CE

DN

L1.1A

LANDSCAPE PLANON STRUCTURE,

RENDERED

SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"

LANDSCAPE PLAN - ON STRUCTURE14'

PEBBLE MULCH

SITE FURNITURE

GREEN ROOF TRAYS

METAL EDGING

PLANTERS

MULCH

APPIAN WAY PEDESTAL SYSTEMBY ABBOTSFORD CONCRETE PRODUCTS 1.800.663.4091

7/8" DIA CLEAN-WASHED GRANITE, AVAIL. FROM QUARRY S/E, INC.,525 SOUTH FRONT STREET, SEATTLE, WA 98108 206.522.8670,2" MIN. DEPTH, 4" MAX. DEPTH

OWNER FURNISHED

ADVANCED VEGETATIVE ROOF SYSTEM (AVRS)24"X24" TRAYS BY COLUMBIA GREENTECHNOLOGIES, INC. 503.684.9123.INSTALL PER MFG. INSTRUCTION.

MEGEOEDGE ALUMINUM RESTRAINT, AVAIL. FROMCOLUMBIA GREEN TECHNOLOGIES, INC.503.684.9123. SEE DETAIL 5/L103 FOR INSTALLATION

SQUARE PLANTER, WILSHIRE COLLECTION, 48" L X 48" W X 36" HTFLAT BLACK, FIBERGLASS PLANTERBY TOURNESOL SITEWORKS 800.542.2282

4" DEPTH

RIGHT-OF-WAY PLANTING AREAS (NON-BIORETENTION:(PER COS STD PLAN 142)

LANDSCAPE NOTES:

ON-GRADE TOPSOIL:

MULCH:

GREEN ROOF TRAY TOPSOIL:

RIGHT-OF-WAY BIORETENTION SOILS & GRADING:

1. PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE.2. ALL PROPOSED PLANTING AREAS SHALL BE WATERED WITH AN IN-GROUND,

AUTOMATIC IRRIGATION SYSTEM, WITH EXCEPTION OF MULCH BEDS ATEXISTING TREES.

3. SEE COS STD PLANS 100 SERIES FOR ADDITIONAL PLANTING REQUIREMENTSAND DETAILS.

1. ALL SOIL AREAS DISTURBED OR COMPACTED DURING CONSTRUCTION, ANDNOT COVERED BY BUILDINGS OR PAVEMENT, SHALL BE AMENDED WITHCOMPOST AS DESCRIBED BELOW.

2. SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDEDLAYER, TO PRODUCE 12-INCH DEPTH OF UN-COMPACTED SOIL, EXCEPTWHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINEDBY THE ENGINEER.

3. COMPOST SHALL BE TILLED IN TO 8 INCH DEPTH INTO EXISTING SOIL ORPLACE 8 INCHES OF COMPOST-AMENDED SOIL.

4. PLANTING BEDS SHALL RECEIVE 3" OF COMPOST TILLED INTO 8" DEPTH, ORMAY SUBSTITUTE 8" OF IMPORTED SOIL CONTAINING 35-40% COMPOST BYVOLUME. MULCH AFTER PLANTING WITH 2-4 INCHES OF ARBORIST WOODCHIP MULCH OR APPROVED EQUAL.

5. SETBACKS: TO PREVENT UNEVEN SETTLING, DO NOT COMPOST-AMENDSOILS WITHIN 3 FEET OF UTILITY INFRASTRUCTURES (POLES, VAULTS, METERS,ETC.). WITHIN ONE FOOT OF PAVEMENT EDGE, CURBS AND SIDEWALKS SOILSHOULD BE COMPACTED TO APPROXIMATELY 90% PROCTOR TO ENSURE AFIRM SURFACE.

6. REFER TO CITY OF SEATTLE STANDARD SPECIFICATIONS:8-02 TOPSOIL TYPE B.9-14.1 TOPSOIL TYPE A - IMPORTED, TOPSOIL TYPE B - REUSED AMENDED SITESOIL. PLANTING SOIL, ARBORIST WOOD CHIP MULCH, AND COMPOSTEDMATERIAL (MULCH).

1. BARK MULCH: PACIFIC GARDEN MULCH, CEDAR GROVECOMPOST, OR APPROVED EQUAL, AND SHALL BE NO LESS THAN 2OR MORE THAN 4 YEARS OLD. DEPTH 4", EXCEPT WHERE NOTEDOTHERWISE AND AT GREEN ROOF TRAYS.

1. TOPSOIL: TWO-WAY MIX, AVAILABLE AT CEDAR GROVECOMPOSTING, MAPLE VALLEY, WA, (877) 764-5748, OR APPROVEDEQUAL.

2. PREPARATION: LOOSEN SUBGRADE SOIL TO MINIMUM DEPTH OF 8INCHES W/CULTIMULCHER OR SIMILAR EQUIPMENT. REMOVE STONES,GRAVEL, STICKS, ETC.

3. PLACEMENT: TOPSOIL MINIMUM DEPTH 8". SPREAD APPROX. 1/2 THETHICKNESS OF PLANTING SOIL MIX OVER LOOSENED SUBGRADE. MIXTHOROUGHLY INTO TOP 4-INCHES OF SUBGRADE. SPREADREMAINDER TO MEET REQUIRED GRADES. HOLD 3" BELOWADJACENT PAVED WALKS, CURBS, AND PLANTER WALLS.

1. TOPSOIL: 'GREEN ROOF SOIL MIX', AVAILABLE AT CEDAR GROVECOMPOSTING, MAPLE VALLEY, WA (877) 764-5748, OR APPROVEDEQUAL. WEIGHT OF SOIL MUST BE UNDER 45 LB/CU FT. SATURATEDDENSITY.

2. PLACEMENT: MINIMUM DEPTH 5-1/4". PROVIDE COVER OVER ALLTRAY EDGES WITHIN PLANTING AREA. SEE PLANS FOR ADDITIONALSOIL DEPTH.

1. REF CIVIL DWGS.

4TH FLOO

R TERRAC

E

2ND FLOOR TERRACE

3RD FLO

OR TERRA

CE

3RD FLOOR TERRACE

BBQ


SMALL TREE IN LIGHTWEIGHTPLANTER, TYP.

METAL EDGING, TYP.

PAVERS ON PEDESTAL, TYP.

PEBBLE MULCH, TYP.

GREEN ROOF. MOUND SOIL TO 24" HT. THIS AREA



ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

4TH FLOO

R TERRAC

E

2ND FLOOR TERRACE

3RD FLOOR TERRACE

3RD FLO

OR TERRA

CE

DN

L1.1A

LANDSCAPE PLANON STRUCTURE,

RENDERED

SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"

LANDSCAPE PLAN - ON STRUCTURE14'

narrow but generous terrace around the fire

ROOF LEVEL LANDSCAPE PLAN

24

PLANTS

Equisetum hyemaleHorsetail

Rosa ‘Amber’/ Flower Carpet Amber Groundcover Rose

SHRU

BS

Lonicera pileataPrivet Honeysuckle

AC

CEN

TSTR

EES


PLANT LISTSYMBOL




***

R.O.W. TREES



PER PLANB&B




PER PLANB&B


ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.











CONT.CONT.

1 GAL.1 GAL.


25% SWORD FERN



18" O.C.18" O.C.

18" O.C.CONT.1 GAL.


SHRUBS & PERENNIALS



T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT


6'-0

"3'

8' TYP.

±25'

3'-6

" TO

F.O

.C.,

TYP.

21'-0"26', TYP.

SW EDMUNDS STREET

40TH

AV

ENUE

SW


PROPERTY LINE



BIKE RACK,TYP.



TBD






TREE, REF CIVIL




W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP


DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A


SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

1606/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"


Sarcococca Ruscifolia Fragrant Sweet Box

Pieris japonica ‘Cavatine’‘Cavatine’ Japanese Andromeda


PLANT LISTSYMBOL




***

R.O.W. TREES



PER PLANB&B




PER PLANB&B


ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.











CONT.CONT.

1 GAL.1 GAL.


25% SWORD FERN



18" O.C.18" O.C.

18" O.C.CONT.1 GAL.


SHRUBS & PERENNIALS



T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT


6'-0

"3'

8' TYP.

±25'

3'-6

" TO

F.O

.C.,

TYP.

21'-0"26', TYP.

SW EDMUNDS STREET

40TH

AV

ENUE

SW


PROPERTY LINE



BIKE RACK,TYP.



TBD






TREE, REF CIVIL




W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP


DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A


SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

1606/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"


Buxus microphylla ‘Winter Gem’ Winter Gem Japanese Boxwood

Nandina ‘Gulf Stream’‘Gulf Stream’ Heavenly Bamboo

Ilex crenata ‘convexa’Japanese Holly


PLANT LISTSYMBOL




***

R.O.W. TREES



PER PLANB&B




PER PLANB&B


ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.











CONT.CONT.

1 GAL.1 GAL.


25% SWORD FERN



18" O.C.18" O.C.

18" O.C.CONT.1 GAL.


SHRUBS & PERENNIALS



T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT


6'-0

"3'

8' TYP.

±25'

3'-6

" TO

F.O

.C.,

TYP.

21'-0"26', TYP.

SW EDMUNDS STREET

40TH

AV

ENUE

SW


PROPERTY LINE



BIKE RACK,TYP.



TBD






TREE, REF CIVIL




W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP


DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A


SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"


Crocosmia ‘Lucifer’Crocosmia

Hemerocallis “Stella d’Oro”“Stella d’Oro” Daylily

Dryopteris erythsoraAutum Fern

Liriope spicataCreeping Lilyturf


PLANT LISTSYMBOL




***

R.O.W. TREES



PER PLANB&B




PER PLANB&B


ACCENT PERENNIALS

18" O.C.18" O.C.

CONT.CONT.

1 GAL.1 GAL.











CONT.CONT.

1 GAL.1 GAL.


25% SWORD FERN



18" O.C.18" O.C.

18" O.C.CONT.1 GAL.


SHRUBS & PERENNIALS



T

T

T

T

T

T

T

T

T

T

T

T

T

T

TT

TT


6'-0

"3'

8' TYP.

±25'

3'-6

" TO

F.O

.C.,

TYP.

21'-0"26', TYP.

SW EDMUNDS STREET

40TH

AV

ENUE

SW


PROPERTY LINE



BIKE RACK,TYP.



TBD






TREE, REF CIVIL




W

W

SSSS

SSSS

SSSS

W W

WW

WW

WW

WW

WW

WW

WW

WW

WW

W WW W

W W

W WW W

W

W

W

WWW

W W

42

GG

GG

GG

GG

GG

GG

GG

G

G G G

6' TALL BFNC

CC

OH

PO

HP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHP OHP

OHP

OHP

OH

PO

HP

OH

PO

HP

OH

PO

HP

OHP

OHP

OHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP

OHPOHP


DN

UP

DN

UP

DN

DN

DN

DN

DN

UP

DN

UP

DN

DN

DN

DN

L1.0A


SHEET NO:

ISSUE:

REVISIONS:




T:206.782.8208 F:206.782.7818

CD

G

LP

CL

Go

up

rn

giD

es

MUP 06/23/2017

4800

40T

H A

VEN

UE

SW48

00 4

0TH

AVE

NU

E SW

, SEA

TTLE

, WA,

981

16

06/23/2017

3024332

KK / DH

STATE

OF WASH I NGTON

NO

.8.

KAREN S KIEST

5 0 EXP

LICENSED

LANDSCAPE ARCHITEC

T

.

12 10

20

/

17/


www.kk-la.com


0 16'8'

scale 1/8" = 1' - 0"


Acer saccharum ‘JFS-CADDO2’‘Flashfire’ Maple

Acer saccharum Commemoration’Commemoration Maple

BIO

RETE

NTIO

N

PLANTS

25

P009

NORTH ELEVATION - RENDERED

NORTH ELEVATION

5 5

1

3

3

2

2

4

4

4

6

HARDIE PANEL SIDING 5/16"DRIFT OF MIST SW 9166

TAYLOR METALS DARK BRONZE

MUTUAL MATERIALS BRICKCOAL CREEK

HARDIE PANEL SIDING 5/16"SEALSKIN SW7675

NICHIHA VINTAGEWOODCEDAR

BLACK WINDOWS

51 32 4 6

ELEVATIONS AND MATERIALS

26

P012

WEST ELEVATION - RENDERED

WEST ELEVATION

5

5

5

3 3 2

4

6

HARDIE PANEL SIDING 5/16"DRIFT OF MIST SW 9166



HARDIE PANEL SIDING 5/16"SEALSKIN SW7675


BLACK WINDOWS

51 32 4 6

VENT SHROUDS SHOWN HERE.

ALL OTHER UNIT VENTING IS CURRENTLY

DESIGNED TO RUN VERTICALLY TO THE ROOF.


27

P010

EAST ELEVATION - RENDERED

P011

SOUTH ELEVATION - RENDERED

EAST ELEVATION

SOUTH ELEVATION

HARDI PANEL SIDING 5/16"DRIFT OF MIST SW 9166



HARDI PANEL SIDING 5/16"SEALSKIN SW7675


BLACK WINDOWS

5

5

11

1

3

3

2

4

44

4

6

6

6


28

MATERIAL BOARD

29

3. EXTERIOR SCONCE2. RECESSED WALL LIGHT

4. STRING LIGHTS LEVEL 1 LEVEL 2

1. RECESSED CANOPY LIGHT

13

3

3

3

EXTERIOR LIGHTING

30

LEVEL 3 LEVEL 4 ROOF

43

3

33

3

EXTERIOR LIGHTING

31

P009


P012


2 - LIVE WORK / COMMERCIAL SIGNAGE

1 - BUILDING SIGNAGE

1

1

2 2 2

2 2 2 2

SIGNAGE

32

P009


P012


2 - WOOD DECK DIVIDER

1 - METAL AND WOOD CANOPY

1

1 1 1 1

1 1

2

2

2

2

2

2

2

2

2

22

1

1 1 1 1 1 1 1 1

WOOD

SLATS

POWDER

COATED

METAL FRAME

EXTERIOR ELEMENTS

33

JUNE 21

9 AM 12 PM 3 PM

SEPTEMBER 21

DECEMBER 21

SHADOW STUDY

34

CORNER VIEW

35

drb recommendation meeting: june 7, 2018 ......per design review board recommendation at edg meeting...

Documents