- Proposed New Residential Construction Project (SDCI #3024352) 1 SEATTLE DESIGN REVIEW Date of EDG Meeting Early Design Guidance Meeting 1 PROJECT SUMMARY The proposed project consists of 74 residential units located on 6 levels above grade and 3 Live-Work Units. The lobby, amenities, residential and commercial uses are located on L1, residential units on L2-L6, and the one level of below grade parking located on P1. The proposed project is voluntarily implementing HALA and is applying for a contract re-zone from NC3P-40 to NC3P- 65, allowing for a maximum building height of 65 and FAR of 4.75. 6416 15TH AVE NW TABLE OF CONTENTS SALMON BAY DOWNTOWN BALLARD DOWNTOWN SEATTLE 5 MILES 1 Zoning Analysis 2 Intentionally Blank 3 Existing Site and Development Potential 4 Existing Site Plan 5 Site and Development Potential 6 Neighborhood Context 7 Site Analysis 8 Context and Local Impact - Section through Neighborhood 9 Context and Local Impact - Adjacent Properties 10 Intentionally Blank 11 Zoning Analysis 12 Intentionally Blank 13 Massing Option - Comparison 14 Massing - Option A 15 Massing - Option A 16 Massing - Option B 17 Massing - Option B 18 Massing - Option C 19 Massing - Option C 20 Massing - Option C 21 Massing Option Sun Comparison 22 Relevant Design Guidelines 23 Relevant Design Guidelines 24 Departures 25 Intentionally Blank 26 Clark Design Group - Project Images 27 Pryde + Johnson - Project Images Early Design Guidance Meeting - SDCI #3024352 - EDG Meeting
2 ZONING ANALYSIS 3 Zone: Contract Rezone: NC3P - 40 (Neighborhood Commercial 3 Pedestrian) Ballard Hub Urban Village, Frequent Transit NC3P - 65 (Neighborhood Commercial 3 Pedestrian) Principal Pedestrian Street: 15th Avenue NW & NW 65th Street Permitted Uses (23.47A.004) Residential, Commercial, Live-Work Units LR1 NC2P-40 LR2 LR1 SF 5000 Setback Requirements (23.47A.014) B.1. Setback is required where a lot abuts the intersection of a side lot line and front lot line of a lot in a residential zone. The required setback forms a 15 triangular area. B.3.a. 15 Setback for portions of structures above 13 in height to a max. of 40 feet B.3.b. For each portion of a structure above 40 in height, additional setback at the rate of 2 of setback for every 10 by which the height of such portion exceeds 40 feet. LR2 NC2P-40 6416 15th Ave NW King County Parcel Number 2767600610 INTENTIONALLY BLANK 65 MAX HEIGHT LR1 NC3P-40 LR3 LR2 SF 5000 NC3P-65 2 SETBACK EVERY 10 ABOVE 40 15 SETBACK TO 13-40 15 CORNER SETBACK Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting
EXISTING SITE PLAN 4 SITE PLAN & DEVELOPMENT POTENTIAL 5 BALLARD HIGH SCHOOL 30 R.O.W BUS LINE 150.67 15 15E D LINE 159.6 3 DEDICATION 158.5 REQUIRED FOR R.O.W IMPROVEMENTS AUSUM VAPOR MORTGAGE BAY EQUITY TRAFFIC SIGNAL COMMERCIAL CORNER 6416 15TH AVE NW PROJECT SITE : MINOR ARTERIAL CENTRAL BALLARD HUB URBAN VILLAGE BOUNDARY 20 17 100.00 156.8 150.67 154.7 100.02 MAE PLOY BALLARD CROSSFIT TONY S TERIYAKI 15TH AVE NW: PRINCIPAL ARTERIAL WALT S AUTO CARE CENTER DRY CLEANING SALON APARTMENT NW 64TH ST: ACCESS STREET APARTMENT 14TH AVE NW: COLLECTOR ARTERIAL VIEW TOWARDS MT. RAINIER Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Scale 1/64 = 1-0
6 NEIGHBORHOOD CONTEXT 7 SITE ANALYSIS The project site, located at the southeast corner of 15th Avenue NW and NW 65th Street intersection, sits directly across the street from Ballard High School. The site is also located at the northeast corner of the Ballard Hub Urban Village. The Seattle 2035 neighborhood plan has targeted this area to provide to a community with housing types that range from single-family to moderate-density multifamily. 15th Avenue NW is a principal arterial that is one of the primary vehicular and transit corridors to downtown Seattle. The corridor has seen moderate density development around the Market Street NW intersection. Future light rail transit expansion studies have identified two stops in Ballard to be located at Market Street and NW 65th Street. The commercial corner at the intersection of NW 65th Street and 15th Ave NW needs to target future densities and establish human scale elements, interest and activity along the street frontage. A South Side of NW 56th Street 2 PROJECT SITE 3 1 Belay Apartments 1 B North Side of NW 56th Street 4 2 7016 15th Ave NW SDCI #3016160 4 3 6700 15th Ave NW 6 1701 NW 65th St 8 C East Side of 17th Street 5 A B PROJECT SITE 7 CD 5 1511 NW 63rd St 6 1427 NW 65th ST SDCI #3020654 Early Design Guidance Meeting - SDCI #3024352 - EDG Meeting 7 1916 23rd Ave South SDCI #3016656 6301 15th Ave NW SDCI 8 D West Side of 17th Street Early Design Guidance Meeting - SDCI #3024352 - EDG Meeting
CONTEXT & LOCAL IMPACT - SECTION THROUGH NEIGHBORHOOD 8 B A 9 CONTEXT & LOCAL IMPACT - ADJACENT PROPERTIES A B LR3 NC3P-65 (CONTRACT REZONE) PL NC3P-40 PL 150-8 4-6 15-1 65-0 2-6 40-0 MAX HEIGHT (LR3) 10-1 E PROPOSED 1427 40 HEIGHT (SDCI #3020645) A 1439 (EXISTING RESIDENTIAL) F B 6421 15TH AVE NW (EXISTING COMMERCIAL) 1431 (EXISTING) 15TH AVE NW EAST-WEST SITE SECTION A-A NC3P-65 (CONTRACT REZONE) LR2 PL 100-0 6-2 NC3P-40 PL F 18-1 65-0 D 3-0 DEDICATION 15-1 PROPOSED E 40-0 MAX HEIGHT (NC3P-40) BALLARD HIGH SCHOOL C NORTH-SOUTH SITE SECTION B-B Early Design Guidance Meeting - SDCI #3024352 - EDG Meeting D 6400 15TH AVE NW (EXISTING COMMERCIAL) 2-6 Early Design Guidance Meeting - SDCI #3024352 - EDG Meeting C B A
10 ZONING ANALYSIS 11 FAR (23.47A.013) Allowable FAR (65 Height Limit) 4.75 (x 15,000 SF Lot) 71,250 SF Allowable Area Proposed FAR: Live/Work 1,875 SF Commercial (Retail) 3,100 SF Residential Uses 56,122 SF 62,550 Total FAR Level 1 Mechanical/Services 1,453 SF Additional Square Footage: Parking/Mech. 14,137 SF Total 76,687 SF EL. +159 INTENTIONALLY BLANK Required Landscaping (23.47A.016) Seattle Green factor score of.30 or greater Amenity Space (23.47A.024) 5% residential gross floor area dedicated for Residential Amenity Area 56,918 SF * 5% = 2,845.75 SF Required 735 SF Provided at L1 1,020 SF Provided at L1 Plaza 3,504 SF Total Amenities 1,000 SF Provided at L3 Terraces 749 SF Provided at Roof Parking Requirements (23.47A.030) 0 parking stalls Required 34 parking stalls Provided Parking waivers for non-residential uses (23.54.015.D.1.) In all commercial zones and in pedestrian-designated zones, no parking is required for the first 1,500 square feet of each business establishment ADA Parking Requirements (SBC 1106.2) At least 2%, but not less than 1 of each type of parking stall provided for Group R-2 shall be accessible. 34 parking stalls * 2% = 1 accessible parking stalls Provided Van Spaces (SBC 1106.5) For every 6 or fraction of six accessible parking spaces, at least 1 shall be a van-accessible parking space with 7 feet minimum vertical clearance. 1 van-accessible parking stall Provided Parking Location and Access (23.47A.032) If access is not provided from an alley and the lot abuts only one street, access is permitted from the street, and limited to one two-way curb cut. Solid Waste Calculation (23.54.040) Residential 75 Units = 375 SF + (4 SF X 33) = 507 Non-Residential 82 SF X 50% reduction = 41 SF Total 548 SF Required Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting EL. +158 159 (137.75 ) + 158 (90 ) + 157.7 (137.75 ) + 159.2 (90 ) 455.5 EL. +157.7 = 158.45 Average Grade Level EL. +159.2 Structure Height Measurement (23.86.006.A.1) Average Grade Level is calculated at the midpoint, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.
12 MASSING OPTIONS - COMPARISON 13 INTENTIONALLY BLANK Option A - Code Compliant Option B Option C - Preferred Scheme Pros A strong building form along NW 65th Street and 15th Avenue NW reinforces the street edge and provides strong connection to the street. Upper floors of the building are setback along east and south property lines to provide furthest separation to the LR3 zone. Retail located along 15th Ave NW and NW 65th Street to continue the commercial corner Scheme yields larger floor plates and more spacious units. Cons Most prominent building massing makes building appear largest of the three schemes and less in scale with surrounding context. Scheme requires power lines along NW 65th Street to be relocated underground, which is costly. The garage entry located adjacent to the east property line creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Six story blank facade located at the southwest portion of the building. Pros Building modulated in mid-block along NW 65th Street to reduce the perceived mass at the pedestrian scale. Building provides a courtyard along the south elevation to reduce the perceived mass as viewed from the south. Building stepped along NW 65th Street to create a transition between the commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street. Cons Prominent, six story building mass building along the southwest corner. Building will appear larger on the approach from the south, downtown. The at grade parking garage is located along the east and south property lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Parking at grade yields fewest parking stalls of the three schemes. The setbacks along NW 65th Street push the mass closer to the south property line and require the greatest setback departure from the LR3 zone. Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Pros Provides multiple distinct masses to reduce the overall scale of the building and transition to neighboring zones and properties. Building mass defines the street edge at the intersection and commercial corner. Upper three floors of the building setback along east and south property lines to provide separation to the LR3 zone. The ground floor retail is setback from the property line along the south portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale. Retail located along 15th Ave NW to continue the commercial corridor established to the south. The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property. Multiple setbacks provide landscape terraces that will provide layers and depth to the facades. Lobby Commercial Residential Live/Work
MASSING OPTION A 75 Residential Units 34 Parking Stalls Option A - Code Compliant Code Compliant - No Departures Pros A strong building form along NW 65th Street and 15th Avenue NW reinforces the street edge and provides strong connection to the street. Upper floors of the building are setback along east and south property lines to provide furthest separation to the LR3 zone. Retail located along 15th Ave NW and NW 65th Street to continue the commercial corner Scheme yields larger floor plates and more spacious units. Cons Most prominent building massing makes building appear largest of the three schemes and less in scale with surrounding context. Scheme requires power lines along NW 65th Street to be relocated underground, which is costly. The garage entry located adjacent to the east property line creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Six story blank facade located at the southwest portion of the building. AERIAL VIEW LOOKING SOUTHEAST 65th RESIDENTIAL TYP. COMMERCIAL PARKING RESIDENTIAL Lobby Commercial Residential Live/Work DEDICATION 1'-2" 75'-6" 20'-4" 64'-8" 33'-8" 17'-3" 15'-4" 14 MASSING OPTION A 126'-6" 15 EXISTING 90'-0" 3'0" DEDICATION COMMERCIAL 5 PLANTER 6 SIDEWALK LOBBY 14 COMMERCIAL VEHICLE ACCESS 20'-0" CURB CUT 117'-11" 22'-0" 10'-9" 8'-11" 69'-9" EXISTING 64'-0" 64'-0" 64'-0" 3 44'-0" 134'-6" 50'-6" 4TH-6TH FLOOR PLAN 131'-6" 134'-6" 64'-0" 64'-0" 64'-0" OPEN 10'-0" 9'-6" 3 44'-0" 10'-0" 50'-6" 9'-6" 10'-0" OPEN 3 44'-0" 50'-6" 9'-6" OPEN 129'-6" 126'-6" 129'-6" 131'-6" 134'-6" 131'-6" OPEN OPEN 9'-6" 3 44'-0" 55'-6" 9'-6" OPEN 3 44'-0" 9'-6" 55'-6" 2ND-3RD FLOOR PLAN 3 44'-0" 55'-6" 75'-6" 75'-6" 75'-6" 2 2 18'-0" 4'-6" 2 18'-0" 4'-6" 18'-0" 37'-6" 4'-6" 37'-6" 37'-6" 80'-6" 80'-6" 80'-6" 4'-6" 12'-2" TENANT TENANT TENANT 34 35 PARKING STALLS 35 PARKING STALLS 9 STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW SITE PLAN / FIRST FLOOR PLAN Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting 32'-0" 44'-0" EXISTING 69'-0" BIKE BIKE PARKING FLOOR PLAN BIKE 35 PARKING STALLS 146'-3" 146'-3" 146'-3" 9 9
MASSING OPTION B 67 Residential Units 22 Parking Stalls Option B Lobby Commercial Residential Live/Work 16 MASSING OPTION B 17 Pros Building modulated in mid-block along NW 65th Street to reduce the perceived mass at the pedestrian scale. Building provides a courtyard along the south elevation to reduce the perceived mass as viewed from the south. Building stepped along NW 65th Street to create a transition between the commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street. DEDICATION 13-6 67-7 RESIDENTIAL TYP. 15'-11" 134'-11" 38'-0" 49'-0" 47'-11" Cons Prominent, six story building mass building along the southwest corner. Building will appear larger on the approach from the south, downtown. The at grade parking garage is located along the east and south property lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line. Parking at grade yields fewest parking stalls of the three schemes. The setbacks along NW 65th Street push the mass closer to the south property line and require the greatest setback departure from the LR3 zone. 65th 33'-8" LOBBY PARKING 17'-10" EXISTING 3'0" DEDICATION VEHICLE ACCESS 22'-8" CURB CUT 5 PLANTER 38'-1" 6 SIDEWALK 49'-0" 47'-11" 1 72'-5" 3'-6" 1- BR 10'-0" 38'-0" 3 63'-11" 67'-5" AERIAL VIEW LOOKING SOUTHEAST LIVE/WORK LIVE/WORK LOBBY +/-7'-0" 4TH-6TH FLOOR PLAN 85'-11" COMMERCIAL 2 2 PARKING STALLS 90'-11" EXISTING 85'-11" 134'-11" 38'-0" 49'-0" 47'-11" 80'-11" 47'-1" 10'-0" EXISTING 2'-9" 102'-11" 10'-0" 38'-0" 3 63'-11" STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW SITE PLAN / FIRST FLOOR PLAN 2ND-3RD FLOOR PLAN Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting
MASSING OPTION C (PREFERRED SCHEME) 75 Residential Units 34 Parking Stalls Option C - Preferred Scheme Lobby Commercial Residential Live/Work 18 MASSING OPTION C (PREFERRED SCHEME) 19 Pros Provides multiple distinct masses to reduce the overall scale of the building and transition to neighboring zones and properties. Building mass defines the street edge at the intersection and commercial corner. Upper three floors of the building setback along east and south property lines to provide separation to the LR3 zone. The ground floor retail is setback from the property line along the south portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale. Retail located along 15th Ave NW to continue the commercial corridor established to the south. The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property. Multiple setbacks provide landscape terraces that will provide layers and depth to the facades. DEDICATION 7'-7" 71'-4" 18'-1" RESIDENTIAL TYP. 64'-8" 20'-8" 17'-0" 15'-1" 1 1'-6" LIVE/WORK RESIDENTIAL 65th PARKING EXISTING 27-8 3'0" DEDICATION 93-1 5 PLANTER 6 SIDEWALK LIVE/WORK LIVE/WORK LIVE/WORK 10'-5" 5'-6" LOBBY VEHICLE ACCESS 20'-0" CURB CUT 36'-10" +/-17'-0" AERIAL VIEW LOOKING SOUTHEAST 81'-0" EXISTING COMMERCIAL 61'-10" SERVICES 1 17'-2" 34'-3" 25'-7" EXISTING 76'-5" 136'-3" SITE PLAN / FIRST FLOOR PLAN STREET VIEW LOOKING WEST FROM STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & STREET VIEW LOOKING NORTH FROM 15TH AVE NW Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting
57'-0" MASSING OPTION C (PREFERRED SCHEME) 18'-0" OPEN 1-B 20 MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST 21 38'-3" 97'-0" OPTION A 9 AM OPTION B OPTION C (PREFERRED OPTION) 9 AM 9 AM 140'-3" 93'-1" 10'-5" 36'-10" 88'-10" 88'-10" 131'-3" 131'-3" 42'-5" 42'-5" 5'-6" 29'-2" 9'-10" 57'-0" 4'-0" 18'-0" 47'-4" 10'-0" 23'-8" 65'-6" 65'-6" 131'-3" 131'-3" 72'-6" 72'-6" 12 PM 12 PM 12 PM 63'-10" 2ND-3RD FLOOR PLAN 76'-5" 6TH FLOOR PLAN TENANT TENANT BIKE BIKE 33 PARKING STALLS 33 PARKING STALLS 138'-3" 9 9 26'-6" 26'-6" 57'-0" 57'-0" 131'-3" 131'-3" 88'-10" 42'-5" 88'-10" 42'-5" 18'-0" 18'-0" 72'-6" 72'-6" 3 PM 3 PM 3 PM 138'-3" 38'-3" 38'-3" 97'-0" 97'-0" PARKING FLOOR PLAN 4TH-5TH FLOOR PLAN 29'-2" 29'-2" 47'-4" Early Design Guidance Meeting - SDCI #3024352- EDG Meeting 47'-4" Early Design Guidance Meeting - SDCI #3024352- EDG Meeting 9'-10" 9'-10" 4'-0" 4'-0" 140'-3" 140'-3" 93'-1" 93'-1" 10'-5" 10'-5" 36'-10" 36'-10" 5'-6" 5'-6"
RELEVANT DESIGN GUIDELINES 22 RELEVANT DESIGN GUIDELINES 23 CONTEXT AND SITE CS2.A.2 Architectural Presence The site is located across the street from Ballard High School and catty-corner to a busy bus stop. The preferred scheme defines the street edge at the first 3 floors and steps the building back along NW 65th Street and neighboring LR3 zones. CS2.B.2 Connection to the Street NW 65th Street has a more residential presence, while 15th Ave NW is a commercial corridor. The ground floor in the preferred scheme is slightly recessed to give texture, landscape planters and variation to the street edge. The sidewalk and a planter strip with be added to the right-of-way improvements along NW 65th Street. CS2.C.1 Corner Site The project site is located at the corner of 15th Ave NW and NW 65th Street. The preferred scheme defines the street edge along NW 65th Street for the first 3 floors, while 15th Ave NW defines the street edge with the first 5 floors, since the streets have distinct character. CS2.D Height, Bulk and Scale 1 Existing Development and Zoning, 3 Zone Transitions 4 Massing Choices 5 Respect for Adjacent Sites The proposed development is NC3P-65 with NC3P-40 located to the south and LR3 located to the east and southeast. The site and neighboring parcels are located in the Ballard Urban Hub Village, which permits LR3 to have a maximum 40 height residential building with 5-7 side yard setbacks and 15 rear yard setbacks. The preferred scheme provides similar or greater setbacks that the neighboring sites are required and does not build the ground floor to the property line, so the neighboring site have more development potential. PUBLIC LIFE PL1.B.2 Pedestrian Volumes The proposed development will be providing a wider sidewalk and planter strip in the right-of-way improvements along NW 65th Street. On site planters are proposed in the preferred scheme to provide layers along the pedestrian edge. A wider sidewalk is proposed along 15th Ave NW. PL2.B Safety and Security 1 Eyes on the Street 2 Lighting for Safety 3 Street-Level Transparency The proposed development will incorporate ground floor storefront along 15th Ave NW and NW 65th Street at the Retail, Live/Work and Residential Lobby to provide transparency and eyes on the street. Down lighting to be provided at the ground floor to provide illumination at the sidewalk level. PL3.A.C Common Entries to Multi-Story Residential Buildings The preferred scheme locates the residential entry at the residential lobby. Building modulates to signify the residential entry and the modulation provides a recess at the primary building entrance. 15TH AVE NW REET VIEW REET DC2.C.1 Corner Site CS2.D.3 Zone Transitions CS2.B.2 Connection to the Street PL3.B.3 Buildings with Live/Work Uses In the preferred scheme, the Live/Work units are located between the Retail and the Residential lobby, to transition intensity of uses. The Live/Work spaces to be designed to commercial standards. PL3.C.1 Retail Edges - Porous Edge In the preferred scheme, retail uses are located along 15th Ave NW. Storefront along the street edge provides flexibility for multiple points of entry. DESIGN CONCEPT DC1.B.1 Access Location and Design The parking garage entry has been located on NW 65th Street, adjacent to the east property line. In the preferred scheme, the garage is located 10 off of the east property line to avoid conflict with the adjacent site. DC1.C.1 Below-Grade Parking Parking is not required in the Urban Village Hub/Frequent Transit, but the preferred scheme has provided a full level of below grade parking. DC1.C.4 Service Uses The preferred scheme has set the building back 10 from the east property line. Building services are located from either the 10 path way or in the below grade parking, to reduce impacts at pedestrian areas. DC2.A.2 Reducing Perceived Mass A combination articulated building masses, balconies and sunshades to be used to reduce the perceived mass. DC2.B Architectural and Facade Composition 1 Facade Composition 2 Blank Walls All of the elevations to be designed with a high level of window and material articulation. One blank wall located at the along the south elevation, adjacent to the west property line. The mass located next to the property line has been minimized by recessing the ground floor for windows and eliminating the sixth story along the property line. DC2.D.1 Human Scale The commercial/retail and Live/Work spaces are recessed to provide planters adjacent to the sidewalk, which will define the building entries. DC4.A.1 Exterior Finish Materials High quality, durable exterior materials to be used in a combination of metal panel, fiber cement board, wood textured siding. Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting PL3.C.1 Retail Edges - Porous Edge CS2.D.4 Massing Choices DC1.B.1 Access Location and Design DC1.C.1 Below-Grade Parking DC1.C.4 Service Uses PL3.B.3 Buildings with Live/Work Uses PL3.B.3 Buildings with Live/Work Uses PL3.A.C Entries to Multi-Story Residential Bldgs
DEPARTURE 24 25 DEPARTURE #1 SMC 23.47A.014.B.3 Setback Abutting a Side or Rear Lot Line of a Residentially-Zoned Lot REQUIRED SETBACK For a structure containing a residential use, a setback is required along any side or rear lot line that abuts a lot in a residential zone, as follows: a. 15 for portions of structures above 13 feet in height to a maximum of 40 feet; and b. For each portion of a structure above 40 feet in height, additional setback at the rate of 2 feet of setback for every 10 feet by which the height of such portion exceeds 40 feet. PROVIDED AT EAST PROPERTY LINE a. 10-1 provided from 0-40 b. 15-1 provided above 40 JUSTIFICATION AT EAST PROPERTY LINE 1. The ground floor is setback 10-1 along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties. 2. 10-1 building setback provided is compatible and exceed required 5-7 side yard setbacks at LR3 zones. SECTION DIAGRAM B - SOUTH PROP. LINE SECTION DIAGRAM A - EAST PROP. LINE SUPPORTED DESIGN GUIDANCE CS2.D.1 Existing Development and Zoning CS2.D.3 Zone Transitions CS2.D.4 Massing Choices DC2.B.1 Facade Composition PROVIDED AT SOUTH PROPERTY LINE a. 15-1 provided from 0-40 b. 18-1 provided above 40 JUSTIFICATION AT SOUTH PROPERTY LINE 1. Shifting the upper 3 stories to the south to provide increase front setback resulting from high voltage lines; 2. The ground floor is setback 15-1 along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties. 3. The building setbacks are consistent with setbacks required for the first 40 that are required at neighboring LR3 zones. SUPPORTED DESIGN GUIDANCE CS2.D.1 Existing Development and Zoning CS2.D.3 Zone Transitions CS2.D.4 Massing Choices DC2.B.1 Facade Composition 5-7 (LR3 ZONE SIDE LOT) P L 15-1 PROV D 13 13-40 40-65 10-1 PROV D ENVELOPE ENCROACHING REQUIRED SETBACK PROFILE PERMITTED BY CODE 15-0 (LR3 ZONE REAR LOT) P L 18-1 PROV D 15-1 PROV D 13 13-40 40-65 ENVELOPE ENCROACHING REQUIRED SETBACK PROFILE PERMITTED BY CODE INTENTIONALLY BLANK SECTION DIAGRAM A - EAST PROPERTY LINE SECTION DIAGRAM B - SOUTH PROPERTY LINE Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting
CLARK DESIGN GROUP - PROJECT IMAGES 26 PRYDE + JOHNSON - PROJECT IMAGES 27 DRAVUS APARTMENTS BELAY APARTMENTS ARGENS HJARTA CONDOS DOWNTOWNER 2 2134 WESTERN THE VALDOK SOREN APARTMENTS KEELSON APARTMENTS Early Design Guidance Meeting - SDCI #3024352- EDG Meeting Early Design Guidance Meeting - SDCI #3024352- EDG Meeting