4106 delridge, new design review 'packet

8/10/2019 4106 Delridge, new Design Review 'packet'

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1 PROJECT L2 ZONING3 TOPOGRAP

STREET4-7 EXISTING C8 SITE PLAN9-10 STREET &

VIEWS11-14 PLANS15-16 MATERIAL 17-20 ELEVATION21-23 SECTIONS24-26 LANDSCAP27 SIGNAGE28 DEPARTUR

REQUE29-37 DESIGN GU

ANALY



0)12'34 (1394*1-"

RESIDENTIAL36 Total Units - (17) 1 Bedroom Units (685-845 sqft) - (19) 2 Bedroom Units (930-1,145 sqft)

COMMERCIAL3,680 SQFT Total Commercial Space - (1) 650 SQFT Commercial Space - (1) 930 SQFT Commercial Space - (1) 1,000 SQFT Commercial Space - (1) 1,100 SQFT Commercial Space

PARKING36 Parking Stalls located in the 1st floor garage

OUTDOOR COMMUNITY SPACESQFT Total - 1,250 SQFT Second Floor - 450 SQFT Fifth Floor

R E G I O N A L

P R O X I M

I T Y

M A P

I M M E D I A T E

P R O X I M I T Y

M A P

N E I G H B O R H O O D

P R O X I M

I T Y

M A P



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4<' ,*4'6

VIEW EAST TOWARDS SITE

VIEW WEST FROM SITE

PLAN VIEW VIEW SOUTHEAST VIEW NORTHEAST

SITE



'B*,4*-+ 31-4'B4@9( &'.'(10C'-4

SITE

1

23

5

6

4

7

1 BARTELL’S HEADQUARTERS

3 SEATTLE KIDNEY CENTE

2 LONGFELLOW CREEK



'B*,4*-+ 31-4'B4@9( &'.'(10C'-4D

5 OUTDOOR SHOPPING CENTER YOUNGSTOWN CULTRAL ARTS CENTER6

7 DELRDIGE COMMUNITY CENTER AND PARK

4000 DELRIDGE4



'B*,4*-+ 31-4'B4@9( &'.'(10C'-4

SITE YOUNGSTOWN FLATS1

1 5

4

2

3

2



'B*,4*-+ 31-4'B4@9( &'.'(10C'-4E

3 4

5

COMMERCIAL DEVELOPMENT:There is a limited amount of commerical development along Delridge WaySW. A small strip mall on the Northwest side of Anderson St and the first

floor retail of Youngstown Flats a block west from the site, the Kidney Center,Bartell’s Headquarters and the leaseable office space of 4000 Delridge make upthe majority of businesses in the immediate region.

RESIDENTIAL DEVELOPMENT:Most properties along Delridge Way SW are single family homes, many of whichappear to be rental properties. Acting as a bookend to our site are three smallapartments with approximately 4 units each. With the exception of Young’sTown Flats, with 195 units, nearly all of the residential buildings in the area arelimited to double story, single-family dwellings and small three-story apartments.

ENVIRONMENTAL DEVELOPMENT:Within the immediate walking range of the site are a number of ammenities toconsider. Just South of the site is the Delridge Park and Community Centerand to the Northwest is Long Fellow Creek. There is relatively frequent bus

service to downtown at the stops one block North and one block South ofthe site. The right-of-way immediately to the north and the properties to theEast and South have maintained dense foliage along the shared property lines,allowing our site visual access to trees and nature from nearly all sides.



,*4' 0(9- 9-& ,'34*1-

0 5 10

N

S W D

A K O T A S T R E E T ( R . O . W . )

DELRIDGE WAY SW

5’0” EXST. PLAN

6’0” EXST. SIDE

2’0” EXST. PLAN

175’0” P.L.

9 0 ’ 0 ” P . L .

1 5 ’ 0 ”

S E T B A C K

NEW 29’-8” DRIVEWAY

1 0 ’ 6 ”

10’0”

6”

5’0” AWNING

4106 DELRIDGE

NC1-40

LRNC1-40

SF

5000

SF

5000

SF

5000

SF

500

75’0”

109’0”



A@*(&*-+ 0'),0'34*.',

VIEW OF COURTYARD

VIEW OF BACK WALL AND PLANTERS

VIEW OF 5TH FLOOR DECK

VIEW FROM NORTHWEST CORNER OF DELRIDGE WAY SW AND SW DAKOTA ST

VIEW FROM MID-BLOCK ON WEST SIDE OF DELRIDGE WAY SW



0(9-? F*),4 F(11) G +9)9+'""

RESIDENT PARKING

36 SPACES

COMM.650 sqft

COMM.930 sqft

COMM.1,000 sqft

COMM.1,100 sqft

TRASH365 sqft

ELEC.RESIDENTLOBBY



0(9-? ,'31-& F(11)

2 BDR950 sqft

2 BDR930 sqft

1 BDR845 sqft

2 BDR1,045 sqft

1 BDR685 sqft

2 BDR1,145 sqft

2 BDR1,040 sqft

STORAGE315 sqft

COMMUNITY PATIO845 sqft WALKING SURFACE

1,260 sqft TOTAL

BIKE

STRG.

1 BDR685 sqft

1 BDR685 sqft

PRIVATEPATIO

P.P. P.P.

P.P.

P.P.



0(9-? 4<*)&GF1@)4< F(11) H4:0;I"6

2 BDR950 sqft

2 BDR930 sqft

1 BDR845 sqft

2 BDR1,045 sqft

1 BDR685 sqft

2 BDR1,145 sqft

2 BDR1,040 sqft

STORAGE315 sqft

BIKE

STRG.

1 BDR685 sqft

1 BDR685 sqft



0(9-? F*F4< F(11)

COMMUNITY PATIO450 sqft WALKING SURFACE

675 sqft TOTAL

1 BDR750 sqft

2 BDR930 sqft

1 BDR845 sqft

2 BDR1,045 sqft

1 BDR685 sqft

2 BDR1,145 sqft

2 BDR1,040 sqft

1 BDR685 sqft

1 BDR685 sqft



C94')*9(,"D

24” SQUARE CONCRETEPAVERSMFG: MUTUAL MATERIALSFINISH: VANCOUVER BAYCOLOR: GRAY

PAINTED STEEL CANOPYCOLOR: BLACKCOLOR: CEDAR PLANK

POWDER COATEDALUMINUM GUARD RAILCOLOR: BLACK

GROUND-FACED CMUMNF: MUTUAL MATERIALSCOLOR: NATURAL

PAINTED HARDIE PLANKSIDINGSIZE: 6” EXPOSURECOLOR: SW6517 REGATTA

PAINTED HARDIE PANELSIDINGFINISH: SMOOTHSIZE: VARIESCOLOR: SW7626 ZURICHWHITE

CEDAR SOFFIT

PAINTED HOLLOW METALDOORSCOLOR: SW6718 OVERTGREEN

MATERIALS

6

7

8

PRE-FINISHED STANDING

SEAM METAL ROOFINGMNF: AEP SPANCOLOR: COOL ZINC GRAY

PRE-FINISHED STANDING SEAMMETAL PANELMNF: AEP SPANCOLOR: COOL ZACtique &COOL METALIC SILVER

9

10

1

2

3

4

5

PRE-FINISHED SHEET METAL COPINGCOLOR: GRAY

PRE-FINISHED THRU WALL FLASHINGCOLOR: GRAY

VINYL NAIL-FLANGE WINDOW

COLOR: WHITE

ALUMINUM STOREFRONT WINDOWFINISH: CLEAR ANODIZED

11

12

13

14



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In order to bring significant light tothe main residentail entrance andcommerical entrances the “Visage” LEDlight, or a similar alternative, will berecessed into the north exterior wall ofevery building entrance.

Exterior grade string lights will be usedfor toplighting on the 5th floor patio.lights will zig-zag between the East andWest roof.

LIGHTINGTwo (2) 8’ lamp posts similar to theone shown will be installed in the 2ndfloor courtyard near the seating areato insure sufficient light and usability year-round. The lamp posts will have aclean and modern aesthetic to matchthe stop lights and wall lights elsewherein the project

In order to bring significant light intothe outdoor community patio we haveselected the above LED path lights.the lights, or fixtures similar in sizeand aesthetic, will be mounted to theconcrete stormwater planters on thesecond floor and directly to the sidingon the fifth floor patio. The will also beused to light up the private 2nd floorpatios.



/',4 '('.94*1-"E

0 5 10 20

1 PAINTED PLANK

6

7

8

2

3

5

9

10

11

12

PAINTED HARDIEPANNEL

CMU

CEDAR S

STANDING SEAMROOF

STANDING SEAMPANELS

13

14HOLLOW CORE DOOR

AWNING

STOREFRONT

VINYL WINDOW

GUARD

COPIN

FLASH



'9,4 '('.94*1-

0 5 10 2

1 PAINTED HARDIE

PLANK

6

2

5

9

11

12


CEDAR SOFFIT

STANDING SEAMROOF

13 VINYL WINDOW

GUA

COP

FLA

PRIVACY SCREEN

STORMWATER PLANTER



,1@4< '('.94*1-"=

0 5 10 20

1 PAINTED HARDIEPLANK

6

8

2

9

10

11

12


STANDING SEAMROOF

13

HOLLOW CORE DOOR

AWNING

VINYL WINDOW

GUARDRAIL

COPING

FLASHING

STORMWATER PLANTER



-1)4< '('.94*1-

0 5 10 20 30

1 PAINTED HARDIEPLANK

6

8

2

9

11

12

PAINTED HAR-DIEPANNEL

STANDING SEAMROOF

13

AWNING

VINYL WINDOW

GUARDRAIL

COPING

FLASHING



,'34*1- 98"

0 5 10 20

2 BEDROOM

2 BEDROOM

2 BEDROOM

2 BEDROOM

GARAGE

2 BEDROOM

2 BEDROOM

2 BEDROOM

2 BEDROOM



,'34*1- A

0 5 10 20

1 BEDROOM

1 BEDROOM

1 BEDROOM

1 BEDROOM

COMMERCIAL SPACE1,000 SQFT

GARAGE

RESIDENT COURTYARD

UPPER

COURTYARD



,'34*1- 386

0 5 10 20

STORAGE

STORAGE

STORAGE

2 BEDROOM

2 BEDROOM

2 BEDROOM

2 BEDROOM

1 BEDROOM

1 BEDROOM

1 BEDROOM

1 BEDROOM

COMMERCIAL SPACE930 SQFT

GARAGE

UPPER

COURTYARD

PLANTING



(9-&,390'

PLANTING

Plants for 4106 Delridgeare divided into 5primary zones dependingon soil conditions,visibility and light.

The wall-mounted planters rangein width from 4-8’and will be filled withboston ivy. The vineswill progressivly coverthe retaining wall withgreenery.

The private yardsfor 2nd floor residentswill consist small andmedium ground coverplants and shrubs inplanters with 12” of soil.

Stormwater

planters are fed by roofrun off and will be filledwith plants that thrive

in a flooded condition.Plant types will varyfrom one planter toanother based on lightneeds

The 5th floordeck will be plantedwith 24” square trays ofsedums. the sedum mixwill be designed to , butmore catered towardsdirect sunlight.

The street-sideplanting strip will be

planted to complimentthe other planting stripsin the neighborhood.The street trees will bereplaced and shrubs witha more fragrant elementmay be added to livenup the street.

1

2

3

4

5

0 5 10 20

1

3

4

5

2

PLANT TYPES



(9-&,390'8D

WINTER HAZELZONE: 2

BOSTON IVYZONE: 1

PLANT TYPESKINNIKINNICK BERRYZONE: 2

NORTHERN MAIDENHAIR FERNZONE: 2 & 3

WILD STRAWBERRYZONE: 2

BLUNT LOBED CLIFF FERNZONE: 2 & 3

NARROW LEAVED HOLLY FERNZONE: 2 & 3

JAPANESE PAINTED FERNZONE: 2 & 3

FATSHERERAZONE: 2 & 3

EMERALD GAEITY EUONYMUSZONE: 2 & 3

OREGON GRAPEZONE: 2, 3 & 5

VINE MAPLEZONE: 3



(9-&,390'

EVERGREEN HUCKLEBERRYZONE: 2, 3 & 5

RED ACE CINQUFOILZONE: 2, 3 & 5

HORSE TAILZONE: 3

SLOUGH SEDGEZONE: 3

DAVID’S VIBURNUMZONE: 2, 3 & 5

SEDUM MIX (PLANTER TRAYS)ZONE: 4

STREET TREEZONE: 5

THE STREET TREES WBE CHOSEN PER THERECOMMENDATION OFAIMES

SENECLOZONE: 5

LAVENDERZONE: 5

BUILD



8E ,*+-9+'

E X T E R I O R W A L L

BUILDSIGN

Building Sig4106 Delridrelatively siminimal. Thbe no comsignage mothe buildingor awning.

The addresbe custom from 1/4” have a cedmounted beplate. The uthen be moto the wall the main reentrance. Tare 9” tall overall dimeof the sign height, 6’0”approximate

deep.

The signagecommercialon the grouwill be restrto vinyl winsignage covno more thof the storemaximize vi

)V[LVUQVN &V\MOQLOVU? below the grade of the neighboring property. Addingvegetation to the retaining wall will help to soften its



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"; ,VQ]M^_U 86;!E9;#"!; Zoning Requirement: A 15 foot setback is required at the

corner where an NC1-40 zone abuts a residentiallyzoned lot.

Departure Request: The building would normally be requiredto provide a 15’ triangular setback where the southproperty line meets the Delridge right of way. The appli-cant would like to build the round floor driveway accessin this setback. The four floors above the ground levelwould not be built in the setback.

Reasons for the departure: Due to the slope of the site and

the vegetation on the neighboring property this portionof the structure would be almost entirely undergroundand screened from the neighboring residentially zonedproperty. Setting the garage level back in a 15’ trian-gle would be visually odd from Delridge Way SW.

8; ,QOVVQ (V̀ VY &V̀ VYa\bVZQ ,QMZNMONU 86;!E9;##7;&;6The design has been modified. This departure is notrequired.

6; ,VQ]M^_ 86;!E9;#"!;Zoning Requirement: A 15’ setback is required from the rear

lot line for portions of the structure over 13’-0” abovegrade when adjacent to residentially zoned property.

Departure Request: The rear yard has an average setback of

20 feet, and has a minimum setback of 10 feet.Reasons for the departure: The building site is on a very

steep slope. The fifth floor of the building is not morethan 13 feet above the street level of the neighboringresidential house, and would not visually loom over theneighboring property. It would also not block access tolight. Locating the mass of the building in the rear set-back allows the design to set back from the neighboringproperty to the south, where its mass would have moreimpact.

!; &SOV^QaOcU )LYV "#d8#""; Zoning Requirement: Vegetated walls must be 5’-0” from the

rear property line.Departure Request: The applicant would like the rear retaining

wall to be a vegetated wall.Reasons for the departure: The retaining wall will be entirely

vegetation to the retaining wall will help to soften itsvisual impact on the east facing units.

D; &OS`VXMe /SNQR 86;D!;#6#;&8Zoning Requirement: Driveways must be 22’-0” wide and have

10’ sight triangles.Departure Request: The applicant would like to reduce the

driveway width to 14’-0” and reduce the sight trianglewidth to five feet adjacent to the property line.

Reasons for the departure: The reduced driveway and re-duced garage entry will enhance the pedestrian environ-ment on the sidewalk at Delridge Way SW.

Design Guideline Analysis 6; CMZMTSZT ,aYMO +MSZ? Manage direct sunlight falling onsouth and west facing facades through shading devices

E. WATER



&',*+- +@*&'(*-' 9-9(:,*,8=

g yCS1: Natural Systems and Site Features:

A. ENERGY USE

"; 'ZVOTe 3RaS^VU? At the earliest phase of projectdevelopment, examine how energy choices may influencebuilding form, siting, and orientation, and factor in thefindings when making siting and design decisions.

)VU\aZUV? Energy use will have little influence onorientation – the building is on a lot that faces east –

west.

B. SUNLIGHT AND NATURAL VENTILATION

"; ,LZ MZN /SZN? Take advantage of solar exposureand natural ventilation available onsite where possible.Use local wind patterns and solar gain as a means ofreducing the need for mechanical ventilation and heatingwhere possible.)VU\aZUV? The building will be shaded by a hillside tothe east, and will have exposure to west light. This isdifficult to use for heating, since little light is availablefrom the west in winter.

8; &MeYSTRQ MZN ,RMNSZT? Maximize daylight for interior

and exterior spaces and minimize shading on adjacentsites through the placement and/or design of structureson the site.)VU\aZUV? The project will not significantly shadeneighboring properties. Properties to the east are uphillfrom the site and will not be shaded. There is a 60foot right of way to the north, which minimizes shading.Properties to the west will be shaded by the hill as wellas the project.Windows in the units are designed to be tall with atall head height to maximize light penetration into theinterior of the units.

south and west facing facades through shading devicesand existing or newly planted trees.)VU\aZUV? Solar gain will be partially managed byshading from balconies and the roof overhang on thewest façade.

C. TOPOGRAPHY

"; (MZN FaOb? Use the natural topography and/or otherdesirable land forms or features to inform the projectdesign.)VU\aZUV? The project is designed to step up into the

hillside.

8; 'YV`MQSaZ 3RMZTVU? Use the existing site topographywhen locating structures and open spaces on thesite. Consider “stepping up or down” hillsides toaccommodate significant changes in elevation.Response: The location of the parking is stepped upto the extent possible, but the required parking leveldetermines the base of the building.

D. PLANTS AND HABITAT

"; 1Zd,SQV FVMQLOVU? Incorporate on-site natural habitatsand landscape elements such as: existing trees, nativeplant species or other vegetation into project design

and connect those features to existing networks of openspaces and natural habitats wherever possible. Considerrelocating significant trees and vegetation if retention isnot feasible.)VU\aZUV? Retention is not feasible on this site, andalthough the site is overgrown there are no significanttrees.

8; 1ffd,SQV FVMQLOVU? Provide opportunities through designto connect to off-site habitats such as riparian corridorsor existing urban forest corridors. Promote continuoushabitat, where possible, and increase interconnectedcorridors of urban forest and habitat where possible.)VU\aZUV? Not applicable.

"; -MQLOMY /MQVO FVMQLOVU? If the site includes anwater features, consider ways to incorporate theproject design, where feasible.)VU\aZUV? The site has no natural water featu

8; 9NNSZT *ZQVOVUQ XSQR 0OagV^Q &OMSZMTV? Use pdrainage systems as opportunities to add interessite through water-related design elements. Featas trees, rain gardens, bioswales, green roofs, foof recycled water, and/or water art installations create movement and sound, air cooling, focal p

for pedestrians, and habitats which may alreadyrequired to manage on-site stormwater and alloof potable water for irrigation.

)VU\aZUV? The level two courtyard will containlarge, landscaped storm water planters. The plabe used to separate the common outdoor spaceprivate patios. The planters will be fed with stofrom the roof of the building.

CS2: URBAN PATTERN AND FORM

A. LOCATION IN THE CITY AND NEIGHBORHOOD

"; ,VZUV af 0YM^V? Emphasize attributes that give the neighborhood, and/or the site its distinctiveplace. Design the building and open spaces to eareas where a strong identity already exists, anda sense of place where the physical context is lestablished. Examples of neighborhood and/or sfeatures that contributed to a sense of place inpatterns of streets or blocks, slopes, sites with visibility, relationships to bodies of water or signtrees, natural areas, open spaces, iconic buildingtransportation junctions, and land seen as a gatthe community.)VU\aZUV? This neighborhood is a linear neighorganized along Delridge Way in the valley betwPigeon Point and Longfellow creek. There are f– west connections along Delridge, especially in area. The building is not a gateway or feature neighborhood – it is midway along the neighborin one of the “gaps” between commercial streetdevelopment.

8; 9O^RSQV^QLOMY 0OVUVZ^V? Evaluate the degree of visibilityor architectural presence that is appropriate or desired

6; 3RMOM^QVO af 1\VZ ,\M^V? Contribute to the characterand proportion of surrounding open spaces Evaluate

8; 'WSUQSZT ,SQV FVMQLOVU? Use changes in topographshape and vegetation or structures to help mak



&',*+- +@*&'(*-' 9-9(:,*,

or architectural presence that is appropriate or desiredgiven the context, and design accordingly. A site maylend itself to a “high-profile” design with significantpresence and individual identity, or may be bettersuited to a simpler but quality design that contributesto the block as a whole. Buildings that contribute to astrong street edge, especially at the first three floors,are particularly important to the creation of a qualitypublic realm that invites social interaction and economicactivity. Encourage all building facades to incorporatedesign detail, articulation and quality materials.)VU\aZUV? The building will be a large presence in

a neighborhood that has mainly smaller buildings. Itwill establish a strong street edge with a continuouscommercial space and pedestrian weather protection.

B. ADJACENT SITES, STREETS, AND OPEN SPACES

"; ,SQV 3RMOM^QVOSUQS^U? Allow characteristics of sites toinform the design, especially where the street grid andtopography create unusually shaped lots that can adddistinction to the building massing.)VU\aZUV? The design of the site is heavily influencedby the topography. The building mass is located on thedownhill side of the site.

8; 3aZZV^QSaZ Qa QRV ,QOVVQ? Identify opportunities for the

project to make a strong connection to the street andcarefully consider how the building will interact with thepublic realm. Consider the qualities and character ofthe streetscape— its physical features (sidewalk, park ing,landscape strip, street trees, travel lanes, and otheramenities) and its function (major retail street or quieterresidential street)—in siting and designing the building.)VU\aZUV? The site is adjacent to Delridge WaySW. The street has a 6’ wide sidewalk and a typical5’ planting strip. The properties adjacent to the siteare zoned for neighborhood commercial, but they aretypically set back from the street. This project will besited to provide a continuous commercial storefront onDelridge Way SW.

and proportion of surrounding open spaces. Evaluateadjacent sites, streetscapes, trees and vegetation, andopen spaces for how they function as the walls andfloor of outdoor spaces or “rooms” for public use.Determine how best to support those spaces throughproject siting and design (e.g. using mature trees toframe views of architecture or other prominent features).)VU\aZUV? There is no surrounding open spaces thatare usable by the public.

C. RELATIONSHIP TO THE BLOCK

"; CSNdAYa^_ ,SQVU? Look to the uses and scales ofadjacent buildings for clues about how to design a mid-block building. Continue a strong street-edge where itis already present, and respond to datum lines createdby adjacent buildings at the first three floors. Whereadjacent properties are undeveloped or underdeveloped,design the party walls to provide visual interest throughmaterials, color, texture, or other means.)VU\aZUV? The project is not a mid-block site in thatthe adjacent properties are underdeveloped and a rightof way. The slope of the land and vegetation coversthe party walls.

D. HEIGHT, BULK, AND SCALE

"; 'WSUQSZT &V`VYa\bVZQ MZN >aZSZT? Review the height,bulk, and scale of neighboring buildings as well as thescale of development anticipated by zoning for thearea to determine an appropriate complement and/ortransition. Note that existing buildings may or may notreflect the density allowed by zoning or anticipated byapplicable policies.)VU\aZUV? The neighboring buildings are significantlysmaller – townhomes to the south and single-familyhomes to the east. The mass of the building is set backfrom the lower density zone to the south with a 10-footsetback. The slope of the hill reduces the bulk of thebuilding for sites uphill.

shape, and vegetation or structures to help maksuccessful fit with adjacent properties; for exampthe greatest mass of the building on the lower pthe site or using an existing stand of trees to bbuilding height from a smaller neighboring buildi)VU\aZUV? The mass of the building is locateddownhill portion of the site.

6; >aZV 4OMZUSQSaZU? For projects located at the edgdifferent zones, provide an appropriate transitioncomplement to the adjacent zone(s). Projects shcreate a step in perceived height, bulk and scale

between the anticipated development potential oadjacent zone and the proposed development.)VU\aZUV? The step down in height, bulk and sis not necessary due to the large slope of the hThe top of the building is at the same level as of the ground floor of the adjacent uphill house

!; CMUUSZT 3RaS^VU? Strive for a successful transitbetween zones where a project abuts a less intezone.)VU\aZUV? The building mass is largely pushedDelridge Way SW and away from the single famup the hill. The slope of the hill minimizes the of the building on the neighboring zone.

D; )VU\V^Q faO 9NgM^VZQ ,SQVU? Respect adjacentproperties with design and site plann ing to minimdisrupting the privacy and outdoor activities of rin adjacent buildings.)VU\aZUV? Neighboring properties are screenedthe slope of the hillside or the trees.

CS3: ARCHITECTURAL CONTEXT AND CHARAC

A. EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUT

"; FSQQSZT 1YN MZN -VX 4aTVQRVO? Create compatbetween new projects, and existing architectural including historic and modern designs, through barticulation, scale and proportion, roof forms, de

fenestration, and/or the use of complementary )VU\aZUV? There is little established neighborincontext.

8; 3aZQVb\aOMOe &VUSTZ? Explore how contemporarydesigns can contribute to the development of attractive

PL1: CONNECTIVITY 8; 0VNVUQOSMZ .aYLbVU? Provide ample space forpedestrian flow and circulation, particularly in ar



&',*+- +@*&'(*-' 9-9(:,*,6"

g pnew forms and architectural styles; as expressed throughuse of new materials or other means.)VU\aZUV? The design is using a contemporarynorthwestern expression with cedar soffits, Hardie paneland metal siding.

6; 'UQM]YSURVN -VSTR]aORaaNU? In existing neighborhoodswith a well-defined architectural character, site anddesign new structures to complement or be compatiblewith the architectural style and siting patterns ofneighborhood buildings.

)VU\aZUV? This neighborhood is not an establishedneighborhood.

!; '`aY`SZT -VSTR]aORaaNU? In neighborhoods wherearchitectural character is evolving or otherwise intransition, explore ways for new development to establisha positive and desirable context for others to build uponin the future.)VU\aZUV? The building will establish a street frontpresence in a neighborhood corridor with little streetfront development.

B. LOCAL HISTORY AND CULTURE

"; 0YM^VbM_SZT? Explore the history of the site and

neighborhood as a potential placemaking opportunity.Look for historical and cultural significance, usingneighborhood groups and archives as resources.)VU\aZUV? Not applicable.

8; <SUQaOS^MYG3LYQLOMY )VfVOVZ^VU? Reuse existingstructures on the site where feasible as a means ofincorporating historical or cultural elements into the newproject.)VU\aZUV? No existing structures.

A. NETWORK OF OPEN SPACES

"; 'ZRMZ^SZT 1\VZ ,\M^V? Design the building and openspaces to positively contribute to a broader networkof open spaces throughout the neighborhood. Considerways that design can enhance the features and activitiesof existing off-site open spaces. Open space may includesidewalks, streets and alleys, circulation routes and otheropen areas of all kinds.)VU\aZUV? The only open space adjacent to thebuilding is the sidewalk on Delridge Way Southwest.

8; 9NNSZT Qa 0L]YS^ (SfV? Seek opportunities to fosterhuman interaction through an increase in the sizeand/or quality of project-related open space availablefor public life. Consider features such as widenedsidewalks, recessed entries, curb bulbs, courtyards,plazas, or through-block connections, along with place-making elements such as trees, landscape, art, or otheramenities, in addition to the pedestrian amenities listedin PL1.B3.)VU\aZUV? The site characteristics – the slope of thesite – make it difficult to provide outdoor space atground level.

B. WALKWAYS AND CONNECTIONS

"; 0VNVUQOSMZ *ZfOMUQOL^QLOV? Connect on-site pedestrianwalkways with existing public and private pedestrianinfrastructure, thereby supporting pedestrian connectionswithin and outside the project.)VU\aZUV? The site characteristics – the slope of thesite – make it difficult to connect the outdoor openspace to pedestrian ways at ground level. The mainbuilding entrance and commercial spaces connect withthe sidewalk on Delridge Way SW.

p , p ywhere there is already heavy pedestrian traffic othe project is expected to add or attract pedestthe area.)VU\aZUV? There is not significant pedestrian tthis neighborhood. The building is set back froproperty line to provide additional space for plathe ground level.

6; 0VNVUQOSMZ 9bVZSQSVU? Opportunities for creatinpedestrian oriented open spaces to enliven the attract interest and interaction with the site and

should be considered. Visible access to the builentry should be provided. Examples of pedestriaamenities include seating, other street furniture, year-round landscaping, seasonal plantings, pedscale signage, site furniture, artwork, awnings, lastorefront windows, and engaging retail displays kiosks.)VU\aZUV? The building will provide a prominenvisible residential entry, as well as three entranccommercial space. All entrances will be set bacthe sidewalk and covered with canopies. The swill also be covered by an overhead canopy. Plevel signage will be located in the storefront wiand on the building façade.

C. OUTDOOR USES AND ACTIVITIES

"; ,VYV^QSZT 9^QS`SQe 9OVMU? Concentrate activity aplaces with sunny exposure, views across spacesdirect line with pedestrian routes.)VU\aZUV? The building mass is located away single family homes to the east, so the open spprimarily on the east side of the building. The level deck is provided to give tenants an open swith access to sun.

8; *ZfaObMY 3abbLZSQe @UVU? In addition to placewalking and sitting, consider including space forcommunity use such as performances, farmer’s kiosks and community bulletin boards, cafes, or

vending.)VU\aZUV? Not applicable.

6; :VMOd)aLZN 9^QS`SQe? Where possible, include featuresin open spaces for activities beyond daylight hours

8; (STRQSZT faO ,MfVQe? Provide lighting at sufficient lumenintensities and scales, including pathway illumination,

D. WAYFINDING



&',*+- +@*&'(*-' 9-9(:,*,

p p y y gand throughout the seasons of the year, especiallyin neighborhood centers where active open space willcontribute vibrancy, economic health, and public safety.)VU\aZUV? The upper level open space could be usedbeyond daylight hours, and will be well lit with overheadstring lights. It will also be partially covered for usein the winter. The small gathering area on the groundlevel will be lit with two post-mounted light fixtures.

PL2: WALKABILITY

A. ACCESSIBILITY

"; 9^^VUU faO 9YY? Provide access for people of all abilitiesin a manner that is fully integrated into the projectdesign. Design entries and other primary access pointssuch that all visitors can be greeted and welcomedthrough the front door. Refrain from creating separate“back door” entrances for persons with mobilitylimitations.)VU\aZUV? All entrances are accessible.

8; 9^^VUU 3RMYYVZTVU? Add features to assist pedestriansin navigating sloped sites, long blocks, or otherchallenges. Examples include exterior stairs and landings,escalators, elevators, textured ground surfaces, seating

at key resting points, through-block connections, andramps for wheeled devices (wheelchairs, strollers,bicycles).)VU\aZUV? Not applicable.

B. SAFETY AND SECURITY

"; 'eVU aZ QRV ,QOVVQ? Create a safe environmentby providing lines of sight and encouraging naturalsurveillance through strategic placement of doors,windows, balconies and street-level uses.)VU\aZUV? Multiple units have windows and balconiesfacing the street and overlooking the sidewalk.

g p ypedestrian and entry lighting, and/or security lights.)VU\aZUV? Lighting will be mounted on the undersideof the street front canopy, and lights will be provided ateach entry alcove.

6; ,QOVVQd(V`VY 4OMZU\MOVZ^e? Ensure transparency ofstreet-level uses (for uses such as nonresidential uses orresidential lobbies), where appropriate, by keeping viewsopen into spaces behind walls or plantings, at corners,or along narrow passageways. Choose semi-transparentrather than opaque screening.

)VU\aZUV? The street level will feature continuousstorefront at the residential entry and commercialspaces. The only non-transparent area will be at thegarage entry.

C. WEATHER PROTECTION

"; (a^MQSaZU MZN 3a`VOMTV? Overhead weather protectionis encouraged and should be located at or near usesthat generate pedestrian activity such as entries, retailuses, and transit stops. Address changes in topographyas needed to provide continuous coverage the full lengthof the building, where possible.)VU\aZUV? Overhead weather protection will beprovided.

8; &VUSTZ *ZQVTOMQSaZ? Integrate weather protection, guttersand downspouts into the design of the structure as awhole, and ensure that it also relates well to neighboringbuildings in design, coverage, or other features.)VU\aZUV? Gutters and downspouts will be located onthe interior courtyard, and will feed directly into thestormwater planters at the level two deck.

6; 0Va\YVdFOSVZNYe ,\M^VU? Create an artful and people-friendly space beneath building canopies by usinghuman-scale architectural elements and pattern offorms and/or textures at intervals along the façade. Iftransparent canopies are used, design to accommodateregular cleaning and maintenance.

)VU\aZUV? The canopy will not be transparent.

"; &VUSTZ MU /MefSZNSZT? Use design features as of wayfinding wherever possible, and provide cledirectional signage where needed.)VU\aZUV? Not applicable. The site is not a clocation.

PL3: STREET LEVEL INTERACTION:

A. ENTRIES

"; &VUSTZ 1]gV^QS`VU? Design primary entries to b

obvious, identifiable, and distinctive with clear linsight and lobbies visually connected to the streeand detail them to function well for their anticipuse and also to fit with the bu ilding of which tha part, differentiating residential and commerciawith design features and amenities specific to e)VU\aZUV? The building entry is marked with adistinctive curved canopy and a building modulaincludes a unique siding pattern on the elevatioentry is set back from Delridge Way SW. It willlit with two recessed LED wall sconces. All entrhave a distinctive green color. The lobby is an rectangular space. The elevator and stair up toresidential letters are clearly visible.

8; 'ZUVb]YV af 'YVbVZQU? Design the entry as a cof coordinated elements including the door(s), ofeatures, ground surface, landscaping, lighting, afeatures.)VU\aZUV? ,VV M]a`V;

B. RESIDENTIAL EDGES

"; ,V^LOSQe MZN 0OS`M^e? Provide security and privresidential buildings through the use of a buffer private space between the development and theor neighboring buildings. Consider design approasuch as elevating the main floor, providing a sefrom the sidewalk, and/or landscaping to indicatransition from one type of space to another.)VU\aZUV? All entrances to the building are set from the street property line in a well lit alcoveincludes overhead weather protection.

8; +OaLZNdYV`VY )VUSNVZQSMY? Privacy and security issuesare particularly important in buildings with ground-level

PL4 ACTIVE TRANSPORTATION C. PLANNING AHEAD FOR TRANSIT



&',*+- +@*&'(*-' 9-9(:,*,66

housing, both at entries and where windows are locatedoverlooking the street and sidewalk. Consider providinga greater number of transition elements and spaces,and choose materials carefully to clearly identify thetransition from public sidewalk to private residence.)VU\aZUV? There is no ground level residential units inthis building.

C. RETAIL EDGES

"; 0aOaLU 'NTV? Engage passersby with opportunities to

interact visually with the building interior using glazingand transparency. Create multiple entries where possibleand make a physical and visual connection betweenpeople on the sidewalk and retail activities in thebuilding.)VU\aZUV? The commercial spaces facing DelridgeWay SW will have continuous storefront windows thatmaximize visibility into the commercial spaces. Threecommercial entries are provided to allow the commercialspace to be divided into up to three separatebusinesses.

8; .SUS]SYSQe? Maximize visibility into the building interiorand merchandise displays. Consider fully operationalglazed wall-sized doors that can be completely opened

to the street, increased height in lobbies, and/or speciallighting for displays.)VU\aZUV? See above.

6; 9Z^SYYMOe 9^QS`SQSVU? Allow space for activities suchas sidewalk vending, seating, and restaurant dining tooccur. Consider setting structures back from the streetor incorporating space in the project design into whichretail uses can extend.)VU\aZUV? See above.

A. ENTRY LOCATIONS AND RELATIONSHIPS

"; ,VO`SZT MYY CaNVU af 4OM`VY? Provide safe andconvenient access points for all modes of travel.)VU\aZUV? The residential entry and commercial entrieshave been moved to be located far away from theparking access.

8; 3aZZV^QSaZU Qa 9YY CaNVU? Site the primary entry ina location that logically relates to building uses andclearly connects all major points of access.

)VU\aZUV? The main entry is adjacent to the elevatorand stair to upper floor for residents.

B. PLANNING AHEAD FOR BICYCLISTS

"; 'MOYe 0YMZZSZT? Consider existing and future bicycletraffic to and through the site early in the process sothat access and connections are integrated into theproject along with other modes of travel.)VU\aZUV? The site is adjacent to Delridge Way SW,which has a bicycle and transit lane along a portion ofthe street. Common bicycle parking will be incorporatedinto the design of the building. Tenants will havedesignated spaces to park bicycles on each floor.

8; AS_V FM^SYSQSVU? Facilities such as bike racks and storage,bike share stations, shower facilities and lockers forbicyclists should be located to maximize convenience,security, and safety.)VU\aZUV? See above.

6; AS_V 3aZZV^QSaZU? Facilitate connections to bicycletrails and infrastructure around and beyond the project.Design bicycling access points so that they relate to thestreet grid and include information about connectionsto existing trails and infrastructure where possible. Alsoconsider signage, kiosks, building lobbies, and bicycleparking areas, where provided, as opportunities to sharebicycling information.)VU\aZUV? See above.

"; *ZfYLVZ^V aZ 0OagV^Q &VUSTZ? Identify how a trstop (planned or built) adjacent to or near the may influence project design, provide opportunitfor placemaking, and/or suggest logical locationbuilding entries, retail uses, open space, or landTake advantage of the presence of transit patrosupport retail uses in the building.)VU\aZUV? Bus stops are located one block tonorth of the site. There is no planned stop clothe site.

8; 1ZdUSQV 4OMZUSQ ,Qa\U? If a transit stop is locatonsite, design project- related pedestrian improvand amenities so that they complement (or at ledo not conflict with) any amenities provided for riders.

)VU\aZUV? Not applicable – see above.

6; 4OMZUSQ 3aZZV^QSaZU? Where no transit stops aadjacent to the site, identify where the nearest stops and pedestrian routes are and include defeatures and connections within the project desiappropriate.)VU\aZUV? The site is connected to the nearesstops with public sidewalks on Delridge Way SW

DC1: PROJECT USES AND ACTIVITIES 8; .SULMY *b\M^QU? Reduce the visual impacts of parkinglots, parking structures, entrances, and related signs and

i t h ibl

8; )VNL^SZT 0VO^VS`VN CMUU? Use secondary archelements to reduce the perceived mass of large

j t C id ti i d t ti



&',*+- +@*&'(*-' 9-9(:,*,

A. ARRANGEMENT OF INTERIOR USES

"; .SUS]SYSQe? Locate uses and services frequently usedby the public in visible or prominent areas, such as atentries or along the street front.)VU\aZUV? The building is primarily a residentialapartment building. The services used by the public areground level commercial spaces.

8; +MQRVOSZT 0YM^VU? Maximize the use of any interior orexterior gathering spaces by considering the following.

)VU\aZUV? See response to landscape areas above.

6; FYVWS]SYSQe? Build in flexibility so the building canadapt over time to evolving needs, such as the abilityto change residential space to commercial space asneeded.)VU\aZUV? Not applicable.

!; .SVXU MZN 3aZZV^QSaZU? Locate interior uses andactivities to take advantage of views and physicalconnections to exterior spaces and uses, particularlyactivities along sidewalks, parks or other public spaces.)VU\aZUV? Not applicable.

B. VEHICULAR ACCESS AND CIRCULATION

"; 9^^VUU (a^MQSaZ MZN &VUSTZ? Choose locations forvehicular access, service uses, and delivery areas thatminimize conflict between vehicles and non-motoristswherever possible.)VU\aZUV? The access to the parking garage and trashcollection has been located as far from the residentialentry as possible on this site.

C. PARKING AND SERVICE USES

"; AVYaXd+OMNV 0MO_SZT? Locate parking below gradewherever possible. Where a surface parking lot is theonly alternative, locate the parking in rear or side yards,or on lower or less visible portions of the site.

Response: Parking is located below grade.

equipment as much as possible. Response: We are requesting a design review departure

to decrease the size of the parking access.

6; CLYQS\YV @UVU? Design parking areas to serve multipleuses such as children’s play space, outdoor gatheringareas, sports courts, woonerf, or common space inmultifamily projects.

)VU\aZUV? Parking is underground.

!; ,VO`S^V @UVU? Locate and design service entries, loading

docks, and trash receptacles away from pedestrianareas or to a less visible portion of the site to reducepossible impacts of these facilities on building aestheticsand pedestrian circulation. Where service facilities abutpedestrian areas or the perimeter of the property,maintain an attractive edge through screening, plantings,or other design treatments.

)VU\aZUV? The service entry is located adjacent to thedriveway, which is as far from the residential entry aspossible on this site.

DC2 ARCHITECTURAL CONCEPT:

A. MASSING

"; ,SQV 3RMOM^QVOSUQS^U MZN @UVU? Arrange the mass ofthe building taking into consideration the characteristicsof the site and the proposed uses of the building andits open space. In addition, special situations such asvery large sites, unusually shaped sites, or sites withvaried topography may require particular attention towhere and how building massing is arranged as they canaccentuate mass and height.)VU\aZUV? The building mass is located on the lowerportion of the site, adjacent to the commercial right ofway and away from the adjacent single family zonedproperties uphill.

projects. Consider creating recesses or indentatithe building envelope; adding balconies, bay winporches, canopies or other elements; and/or higbuilding entries.)VU\aZUV? The building uses repeated recesseseast and west facades

B. ARCHITECTURAL AND FAÇADE COMPOSITION

"; FM^MNV 3ab\aUSQSaZ? Design all building facadeincluding alleys and visible roofs—considering th

composition and architectural expression of the as a whole. Ensure that all facades are attractivwell-proportioned through the placement and deall elements, including bays, fenestration, and mand any patterns created by their arrangement. sites that abut an alley, design the alley façadeits connection to the street carefully. At a minimconsider wrapping the treatment of the street-fafaçade around the alley corner of the building.

)VU\aZUV? The building is primarily composed repeating bays, modulated with recessed balconwindows emphasize this vertical modulation.

8; AYMZ_ /MYYU? Avoid large blank walls along visibfacades wherever possible. Where expanses of b

walls, retaining walls, or garage facades are unainclude uses or design treatments at the street have human scale and are designed for pedestr)VU\aZUV? Blank walls are minimized on the bu– there are no blank walls longer than 12’-0” onbuilding.

C. SECONDARY ARCHITECTURAL FEATURES

" .SULMY &V\QR MZN *ZQVOVUQ? Add depth to facades

D. SCALE AND TEXTURE

" <LbMZ ,^MYV? Incorporate architectural features

DC3 OPEN SPACE CONCEPT:

A BUILDING OPEN SPACE RELATIONSHIP



6D &',*+- +@*&'(*-' 9-9(:,*,

"; .SULMY &V\QR MZN *ZQVOVUQ? Add depth to facadeswhere appropriate by incorporating balconies, canopies,awnings, decks, or other secondary elements into thefaçade design. Add detailing at the street level in orderto create interest for the pedestrian and encourageactive street life and window shopping (in retail areas).Detailing may include features such as distinctive doorand window hardware, projecting window sills, ornamentaltile or metal, and other high-quality surface materialsand finishes.)VU\aZUV? The main public façade facing Delridge Way

SW contains a ground level canopy, a roof overhang,and recessed decks. All of these elements add depthto the West Façade. The east, north and south façadeshave similar decks and roof overhangs.

8; &LMY 0LO\aUV 'YVbVZQU? Consider architectural featuresthat can be dual purpose—adding depth, texture, andscale as well as serving other project functions. Wherethese elements are prominent design features, thequality of the materials is critical.)VU\aZUV? The recessed decks provide private outdoorspace for tenants while providing depth and modulationto the facades. The decks will be powder coated steel,a durable and attractive material for decks.

6; FSQ /SQR -VSTR]aOSZT ALSYNSZTU? Use design elementsto achieve a successful fit between a building and itsneighbors.)VU\aZUV? The design did not try to integrate withits neighbors, which are older buildings that are notdeveloped to the current zoning standards.

"; <LbMZ ,^MYV? Incorporate architectural features,elements, and details that are of human scale into thebuilding facades, entries, retaining walls, courtyards, andexterior spaces in a manner that is consistent with theoverall architectural concept. Pay special attention to thefirst three floors of the building in order to maximizeopportunities to engage the pedestrian and enable anactive and vibrant street front.)VU\aZUV? The pedestrian level of the building will beprimarily aluminum storefront windows looking into thecommercial spaces at ground level. The walls will be

clad in polished masonry units, which provide a smallerscale texture and pattern at the ground level. Overheadthere will be a powder coated metal canopy. Thebottom of the canopy will be clad in stained cedarplanks. The entries to the commercial and residentialspaces will be recessed from the street, with a sidingthat continues down from the building modulationsabove.

8; 4VWQLOV? Design the character of the building, asexpressed in the form, scale, and materials, to strivefor a fine-grained scale, or “texture,” particularly atthe street level and other areas where pedestrianspredominate.)VU\aZUV? See above.

E. FORM AND FUNCTION

"; (VTS]SYSQe MZN FYVWS]SYSQe? Strive for a balance betweenbuilding legibility and flexibility. Design buildings suchthat their primary functions and uses can be readilydetermined from the exterior, making the building easyto access and understand. At the same time, designflexibility into the building so that it may remain usefulover time even as specific programmatic needs evolve.

)VU\aZUV? The building is primarily residential which isreflected clearly on the façade.

A. BUILDING-OPEN SPACE RELATIONSHIP

"; *ZQVOSaOG'WQVOSaO FSQ? Develop an open space cconjunction with the architectural concept to eninterior and exterior spaces relate well to each and support the functions of the development.)VU\aZUV? The open spaces at level 2 and at are both adjacent to public building corridors. common corridors look out onto the open spacinviting residents out onto the open spaces.

B. OPEN SPACE USES AND ACTIVITIES

"; CVVQSZT @UVO -VVNU? Plan the size, uses, activand features of each open space to meet the nexpected users, ensuring each space has a purpfunction.)VU\aZUV? The main open space for the buildion level 2. The space provides private patios ato level 2 units, a central common gathering spall tenants, and several large storm water plantetreat runoff from the building roof. Storm wateseparate the common gathering area from the ppatios. The common gathering space will have and picnic tables for residents. A secondary opeis located at level 5, and is intended to provide

gathering space for tenants in a more sunny lothan the level 2 courtyard. There will be chairs small table at the upper level courtyard.

8; CMQ^RSZT @UVU Qa 3aZNSQSaZU? Respond to chaenvironmental conditions such as seasonal and light and weather shifts through open space desor programming of open space activities. For explace outdoor seating and gathering areas wheris sunny exposure and shelter from wind. Build into the design in order to accommodate changneeded; e.g. a south-facing courtyard that is idespring may become too hot in summer, necessishift of outdoor furniture to a shadier location season.

)VU\aZUV? See above.



D. TREES, LANDSCAPE AND HARDSCAPE MATERIALS

" 3RaS^V af 0YMZQ CMQVOSMYU? Reinforce the overall

E. PROJECT ASSEMBLY AND LIFESPAN

" &V^aZUQOL^QSaZ? When possible design the project so



&',*+- +@*&'(*-' 9-9(:,*,6E

"; 3RaS^V af 0YMZQ CMQVOSMYU? Reinforce the overallarchitectural and open space design concepts throughthe selection of landscape materials. Choose plants thatwill emphasize or accent the design, create enduringgreen spaces, and be appropriate to particular locationstaking into account solar access, soil conditions, andadjacent patterns of use. Select landscaping that willthrive under urban conditions.)VU\aZUV? The main landscape features in the rearcourtyard is the green wall and the large storm waterplanters. The planters are filled with water tolerant

shade loving plants, while the green wall will be coveredby Boston ivy.

8; <MONU^M\V CMQVOSMYU? Use exterior courtyards, plazas,and other hard surfaced areas as an opportunity toadd color, texture, and/or pattern and enliven publicareas through the use of distinctive and durable pavingmaterials. Use permeable materials wherever possible.)VU\aZUV? The exterior courtyard is over a concretestructural slab. The pedestrian areas will be concretepavers. Much of the courtyard will be occupied bylandscape beds and storm water planters.

6; (aZT )MZTV 0YMZZSZT? Select plants that uponmaturity will be of appropriate size, scale, and shape to

contribute to the site as intended. It may be necessaryto create a landscaping plan for various stages of plantmaturity, such as 5, 10, and 20 year plans in orderto ensure the landscaping will perform and function asneeded over the life of the project.)VU\aZUV? Most plants selected are shrubs that will notoverwhelm the landscaped areas even when mature.

!; 0YM^V CM_SZT? Create a landscape design that helpsdefine spaces with significant elements such as trees.)VU\aZUV? The landscape plan does not include treesbecause the spaces are shaded and relatively narrow.

"; &V^aZUQOL^QSaZ? When possible, design the project sothat it may be deconstructed at the end of its usefullifetime, with connections and assembly techniques thatwill allow reuse of materials.Response: OK.

4106 delridge, new design review 'packet

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