architects

tangentcaspian housing

CITY

OF S

EA

TTLED

EP

AR

TME

NT O

F PLA

NN

ING

AN

D D

EV

ELO

PM

EN

TD

ESIG

N R

EVIEW

PAC

KETR

ECO

MM

EN

DATIO

N STAG

E

5518 RO

OS

EV

ELT W

AY

NE

JANU

ARY 26, 2009

development objectives

The project objective is to develop two buildings. The w

est building would be a m

ixed-use structure and w

ould be sited at the west property line fronting R

oosevelt Way N

E. The building footprint would be

approximately 80' in w

idth along Roosevelt W

ay and 36' in depth, with a 4' building overhang to the east,

along NE

56th Street. The building's organization w

ould as five "live/work" units. Each unit w

ould have a proposed short plat to create an individual lot. E

ach of the five "live/work" units w

ould have a ground floor com

mercial space, of approxim

ately 16' in width by 36' in depth for a proposed com

mercial square

footage of 458 sf, or a building total of 2,290 sq. ft. The comm

ercial space interior floor to ceiling height w

ould be 13'. There would be a storefront entry door on R

oosevelt Way N

E, as well as a residential entry

door along the interior auto court.

In the west "live/w

ork" building, the second floor of each unit would be living/kitchen areas, and the third

and fourth floors would provide four bedroom

s and four bathrooms. The approxim

ate square footage of residential space w

ould be 8,733 sq. ft. The proposed building height would be 44'.

The east building would be parallel to the w

est building, with a footprint of approxim

ately 80' in building depth and 28' in w

idth, with a building overhang of five feet to the w

est. The two buildings are separated

by 22' at the ground level, and 13' for the upper floors. There is a proposed access driveway from

NE

56th Street to the interior auto court. E

ight covered parking spaces are provided at ground level of the east building, as w

ell as two surface parking spaces along the site's southern property line.

The east building consists of five townhouse units. E

ach unit is approximately 16' x 33' footprint, w

ith the first floor consisting of parking and storage, second floor is entered at grade along the alley and com

prises the living and kitchen areas, w

ith the third and fourth floors of bedrooms and bathroom

s. The residential square footage w

ould be approximately 7.484 sq. ft., w

ith storage of 1,106 sq. ft., and parking occupying 1,147 sq. ft. The building height is proposed to be 44' at the auto court, and approxim

ately 34' at grade along the alley.

architects

tangentcaspian housing. ahm

adnia

1D

epartures

1. Rear S

etback from C

L of Alley(S

MC

23.47a.014b3)

Required: R

ear Setback 15.0' from

CL of A

lley

Proposed: R

ear Setback 13.8' from

CL of A

lleyR

ationale: Increasing the modulation of the rear of the building and

lowering the height below

the 40' height limit (33' ave) reduces the

apparent bulk of the building and functionally improves the layout of

the building.

2. Street Level U

ses, East B

uilding(SM

C 23.47a.005c)

Required: R

etail or other approved use.

Proposed: P

arking partially below grade. P

arking elevation at m

inimum

allowed per S

DO

T Grade C

alculator. SM

C 23.47a.008d2

requires residential uses begin a minim

um of 4 ft above grade.

Proposed residential use begins at a 4.5 ft above grade.

3. Street Level D

evelopment S

tandards(SM

C23.47a.008a2)

Required: M

inimum

Blank Facade and Transparency

Proposed: W

WF m

esh screen trellis with plantings.

4. Landscape Standards(S

MC

23.47a.016d)

Required: 5 ft vegetated buffer betw

een parking use and property line.P

roposed: WW

F mesh screen trellis w

ith plantings.

5. Sight Triangle R

equired (SM

C 23.54.030G

)

Required: 10.0 ft S

ight Triangle E/S

of drive.

Proposed: The use of m

irrors at garage entrance. 10.0 ft sight

triangles would require a garage entrance 30 ft w

ide adjacent to

sidewalk. This is counter to the efforts to m

aintain a pleasant street experience.

Building A

reas (Total):R

esidential16,631 s.f.

Com

mercial 2,500 s.f.

Parking

3,560 s.f.S

torage 480 s.f.

Total: 22,671s.f.

site analysis - existing sitehe site is located in northeast S

eattle's Roosevelt neighborhood, at the southeast corner of R

oosevelt W

ay NE

and NE

56th Street. R

oosevelt Way is a principal arterial w

ith one-way southbound traffic, and

56th Street is a residential street at the site. The vicinity slopes generally to the south and w

est.

The site is zoned Neighborhood C

omm

ercial 2 with a 40-foot base height (N

C2-40). Properties along

Roosevelt W

ay NE

to the north and south are zoned NC

2-40. The corridor's east side transitions to residential Low

rise 2 (L2) less than a block to the north. On either side of the corridor, land is zoned Single

Family residential w

ith a minim

um lot size of 5000 sq. ft. (SF 5000). To the southeast across N

E 55th S

treet, land is zoned Lowrise 1 (L1).

Developm

ent in the vicinity reflects its zoning, through most does not approach full zoning potential,

suggesting that the area could experience substantial future redevelopment. The R

oosevelt Way N

E corridor is characterized by los com

mercial and apartm

ent buildings, as well as the occasional single fam

ily house. To the east and w

est of the corridor are single family neighborhoods. U

niversity Way N

E to the east has a concentration of pedestrian-oriented m

ixed use structures.

The site measures about 80' x 94'. D

ue to the substandard 10' alley width, 3' of the eastern portion of the

property must be dedicated to the alley. This results in a site area of approxim

ately 7,480 sq. ft. The site slopes gradually to the w

est, about 10 feet in all. No portion of the site is designated as an Environm

entally C

ritical Area on C

ity maps. The site w

as originally occupied by two hom

es, but these burned in February, 2005, and have since been dem

olished, leaving only the orginal detached garages. No landscaping

remains on the site, and the adjacent property to the south is supported by a rockery, apparently at the

property line. There are existing curbs, existing street trees on Roosevelt W

ay, and sufficient width to

accomm

odate full sidewalk im

provements.

The site is served by public transit. Metro routes 66/67 and 79 pass in front of the site along R

oosevelt W

ay NE

and on 11th Ave N

E. O

ther lines run along 15th Ave N

E, within w

alking distance of the site

architects

tangentcaspian housing. ahm

adnia

vicinity map

Parcel N

umber:

Site A

rea: O

verlay: Zone: S

ite Address:

Site D

ata:5518 R

OO

SE

VE

LT WAY N

EN

C2-40

N/A

7,722 SF3589500230

2

site analysis - zoning

architects

tangentcaspian housing

3

9 block aerial map

urban design analysisThe project site is located at the southeast corner of N

E 56th Street and R

oosevelt Way N

E. The site has a 10%

slope running east to west along N

E 56th S

treet, then the topography becomes a relatively flat plane from

R

oosevelt Way N

E to I-5. R

oosevelt Way N

E is a connecting arterial street. It

runs parallel to I-5, but much pre-dates the highw

ay, as this street has historically connected the m

ore northern neighborhood centers, such as Maple

Park and N

E 65th S

treet, with the U

niversity District and by bridging Lake

Union at the M

ontlake cut, Roosevelt W

ay NE ends by becom

ing Eastlake A

venue East. U

SES

Roosevelt W

ay NE

serves as a neighborhood comm

ercial spine, connecting both large and sm

all neighborhood centers together, but the character of the street changes all along the w

ay, accurately reflecting each neighborhood. B

etween N

E 50th S

treet and NE

65th Street, R

oosevelt Way N

E has a low

-scale, low-density character. S

ingle-family hom

es, most built in the 1920's

and 1930's, and one-story comm

ercial enterprises, such as restaurants or used-car lots casually co-m

ingle along Roosevelt W

ay NE. W

hile the east-w

est cross streets have mature trees and shrubs that contribute to a

sense of a pleasant, established neighborhood, Roosevelt W

ay NE is a busy

conveyor of car and bus transportation.

At the project site, a slight grid shift occurs as N

E 56th Street intersects R

oosevelt Way N

E. O

n the northeast corner of the intersection there is a one-story auto repair shop w

ith surface parking lot, on the northwest corner is

a single-family residence, on the southw

est is one-story restaurant, also a with

surface parking lot. Abutting the project site is a single-fam

ily residence with a

rockery wall along the east-w

est property line. At the project site, there are two

mature street trees w

hich will rem

ain. Currently, the site is a vacant lot

measuring approxim

ately 80' fronting Roosevelt W

ay NE, and 95' along N

E 65th S

treet.

architects

tangentcaspian housing. ahm

adnia

4

urban design analysis

architects

tangentcaspian housing

increased density

6

I:5 freeway beyond

quiet streets

project site

views out

views out

PL 81.85 FT

PL 80.44 FT

PL 81.85 FT

PL 80.44 FT

UP

UP

RA

ISE

DP

LAN

TE

R

NE

W 10.0'

CU

RB

CU

T

BIK

E R

OO

M .25

PE

R U

NIT

.25*1

0=3 R

EQ

WA

LL M

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NT E

XTE

RIO

RM

IRR

OR

TO

IMP

RO

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VIS

IBLITY

O

F SID

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ALK

. 1 E/S

.

RIDGE

PR

OTE

CT

EX

STR

EE

T T

RE

ES

PE

R T

EC

E125.

010

5

ROOSEVELT WAY NE

10.0 ' ALLEY

80.0'

NORTH

architects

tangentcaspian housing

preferred alternative - site plan7

NE

56TH S

TREET

SCALE 1.0" =20.0'

SE

TBK

(13'-8" FRO

M C

L A

LLEY)

37'-6" B

LDG

DE

PTH

3'-0" FU

TUR

E

RO

W

34'-0" B

LDG

DE

PTH

13'-6" C

OU

RT

YA

RD

010

5

RA

ISE

DP

LAN

TE

R

4X

4 WW

F T

RE

LLIS

PR

OP

ER

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L

INE

TYP

1

PR

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ER

TY

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INE

TYP

1

EX

IST

CO

NC

. S

IDE

WA

LK

EXIST CONC. SIDEWALK

PR

OTE

CT

EX

IST

ST

RE

ET TR

EE

S

ROOSEVELT WAY NE

ALLEY

80.0'

NORTH

architects

tangentcaspian housing

preferred alternative - landscape plan8

NE

56TH S

TREET

85.0'SCALE 1.0" =20.0'

GA

LVA

NIZE

D W

WF TR

ELLIS - N

E 56TH ST

architects

tangentcaspian housing

preferred alternative - landscape plan9

Gro

und

covers

Sym

bol Q

uantityC

omm

on Nam

eS

ize/Condition @

Planting

265Turf G

rass

SQ

FT(B

unched leaved, shade tolerant, cool season)(Festuca rubra var. rubra, Festuca ovina,Festuca ovina var. duriuscula)

254V

ariegated Mondo G

rass Mix

12" OC

; S

Q FT

(Ophiopogon japonicus

MIN

4" Container

Ophiopogon japonicus 'K

ijimafukidam

a'O

phiopogon , planiscapus 'Nigrescens' )

266D

rought Resistent G

round Cover

9" OC

;S

Q FT

(25% of Iberis Sem

pervirens, M

IN 4" C

ontainerA

rctostaphylos uva-ursi, R

osmarinus officinalis 'Prostratus')

315S

hade Drought R

esistent Planter Mix

12" OC

; S

Q FT

(Mahonia nervosa, Fragaria virginiana,

MIN

4" Container

Polystichum

munitum

)

641P

achysandra terminalis

9" OC

;S

Q FT

Japanese Spurge 'S

ilver Edge'M

IN 4" C

ontainer

Trees, Sh

rub

s and V

ines

Sym

bol Quantity

Com

mon N

ame

Botanical N

ame

Size/C

ondition @ P

lanting

CC

3E

astern C

ercis B

& B

Cal. 1.5" Above G

rR

edbudC

anadensisM

in. 5' Height of M

aturity

CA

5P

agoda C

ornus 5 G

al. 36" @ P

lantingD

ogwood

Alternifolia

Min. 5' H

eight of Maturity

DB

6C

arol D

aphne 1 G

al. 18" @ P

lantingM

ackie Daphne

x Burkw

oodii

SC

6S

weet

Sarcococca

1 Gal. 18" @

Planting

Box

Confusa

LN6

Golden B

oxleafLonicera

1 Gal. 18" @

Planting

HoneysuckleN

itida'B

aggesen's G

old

EF

11W

inter E

unomym

us1 G

al. 18" @ P

lantingC

reeperFortunei

UP

UP

BIK

E R

OO

M .25

PE

R U

NIT

.25*1

0=3 R

EQ

RIDGE

010

5

architects

tangentcaspian housing. ahm

adnia

preferred alternative - lighting planR

EC

ES

SE

D LO

W M

OU

NT FLO

OD

SS

PA

CE

D TO

PR

OV

IDE 5.0 FC

A

VE

RA

GE

ILLUM

INATIO

N FO

R

WA

LKW

AY

. AP

X S

PAC

ING

5.0 FT O

.C.

BU

ILDIN

G LIG

HTIN

G SC

HED

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SS

ED

LOW

MO

UN

T FLOO

D - LITH

ON

IA O

UTD

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OR

KL I A

120, 150 W M

AX FLUSH

MO

UN

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UAL)

PO

RC

H LIG

HT - V

AP

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TIGH

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TS, WS105009, 70

W FLO

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QU

AL)

PO

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HT A

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ANC

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EA

CH

UN

IT 100 W M

AX (10 TO

TAL)

PO

RC

H LIG

HT A

T ENTR

ANC

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EA

CH

CO

MM

ER

CIA

L UN

IT 100 W

MA

X (5 TO

TAL)

10

1

A

1A1.41

AB

EF

STOR

AGE LOCKERS

6

32

4 5

CD

COM

MERCIAL

FF 192.6500 SF

BC

DE

F

BLDG ABV

STOR

AGE LOCKERS

PARKING

GARAGE

OCCU

PANCY 20

WASTE STO

RAGE45 SF

WASTE STO

RAGE50 SF

8'X16' PARKIN

G SPACE TYP.

32

45

67

8910

ENTR

ANCE10'0" D

RIVE AISLE

NO STRU

CTURAL

ENCROACHM

ENTS ALLOW

ED W

ITHIN DASHED

LINE TYP.

MIRRO

R FORPED

SAFETY

1 HR SEPARATION

UP

UP

3 BIKE RACK M

IN

WASTE STO

RAGE50 SF

18'0" R

STEPU

P TOG

RADE

UTIL CLO

OFFICE

U

TIL CLO

OFFICE

U

TIL CLO

OFFICE

U

TIL CLO

OFFICE

U

TIL CLO

OFFICE

BLD ABV

COM

MERCIAL

FF 192.6500 SF

COM

MERCIAL

FF 192.6500 SF

COM

MERCIAL

FF 192.6500 SF

COM

MERCIAL

FF 192.6500 SF

STOR

AGE LOFT ABV

STO

RAG

E LOFT ABV

STO

RAG

E LOFT ABV

STO

RAG

E LOFT ABV

STO

RAG

E LOFT ABV

AWNING ABV

AWNING ABV

AWNING ABV

AWNING ABV

AWNING ABV

BLDG ABV

BLDG ABV

BLDG ABV

BLDG ABV

RETAIL SIGN

AGE

12' GAR

AGE DOOR

1

A

1A1.41

AB

EF

6

32

4 5

CD

BC

DE

F

REF.

W/D

R EF.

REF.

W/D

REF.

REF.

REF.

1

A

1A1.41

AB

EF

32

CD

BC

DE

F

UP

DN

UP

DN

UP

DN

UP

DN

UP

DN

architects

tangentcaspian housing. ahm

adnia

preferred alternative - floor plans

FIRS

T FLOO

R PLAN

11

CO

UR

TYARD

MA

IN R

ES

IDE

NTIAL LEVEL

UP

PE

R R

ES

IDE

NTIA

L LEVELS

L

x x x

x x

x x

IFIXED

IFIXED

x

L IFIXED

x

IFIXED

IFIXED

L IFIXED

IFIXED

L IFIXED

IFIXED

L IFIXED

x

x x

x x

xx x xxx x

x x x

RO

OF 238.5

RO

OF 238.5

FG 192.4

FG 192.5

NE 56TH ST

COMM

ERCIAL BLDGS

RETAIL SIGNAG

E ATEACH

ENTRANCE.

ROOF

STANDING SEAM

METAL ROOF

2X10 RAKE W

/ 1X3 RAKE TRIM

TYP. EXT WALL

VERTICAL CO

RR

UGATED M

ETAL SIDING (ANO

DIZED

FINISH)

HAR

DIE-BEVEL SIDING, SMOOTH

(GREAT HARRINGTON GREEN)

HAR

DIE-RAIN SCR

EEN SIDING, SMOOTH

(BUTTERSCOTCH SUNDAE)

PER ELEVATIONS

SPLIT FACE CMU GROUND FLOOR

NEW STR

EETTR

EES

EXIST STREET TREES

122

2.2' SLOPE BONUS

DECK

40' HT LIM

IT4' CO

MM

HT BONUS

xx

x

x xxx

x

A A

FF 206.0

4O' H

T LIMIT

AS

x

AA

A

AA

AA

DECK

13FT HT

AS

X

x

F

4'-458"

1

ALLEY

NC 240 ZONE

ROOSEVELT WAY NE

SF 5000 ZONE

TRELLIS

NEW STR

EET TREESTRELLIS

TRAFFICM

IRROR

COURTYARD

north elevation ne 56th st

alleyw

est elevation roosevelty way ne

architects

tangentcaspian housing. ahm

adnia

preferred alternative - elevations12

122

40' HT LIM

IT

44' HT LIM

IT

CMU

COR

RUG

ATED METAL

SLOPE BONUS

ALLEY

ROOSEVELT WAY NEEXIST STREETTR

EES

xx

40' HT LIM

IT

x x

xx x

x

x

xx

xx

xx

xx

x

13.0FT HT REAR

SETBACK

NE 56TH ST

ROOF

STANDING SEAM

METAL ROOF

2X10 RAKE W

/ 1X3 RAKE TRIM

TYP. EXT WALL

VERTICAL CO

RR

UGATED METAL

SIDING (ANOD

IZED FINISH)

HAR

DIE-BEVEL SIDING, SMOOTH

(GREAT HARRINGTON GREEN)

HAR

DIE-RAIN SCR

EEN SIDING, SM

OOTH

(BUTTERSCOTCH SUNDAE)

PER ELEVATIONS

SPLIT FACE CMU GROUND FLOOR

AVERAGE HT RO

OF ABV G

RADE 33.1 FT

east elevation - alley

south elevation

architects

tangentcaspian housing. ahm

adnia

preferred alternative - elevations13

RAISED COURTYRD

ALLEY

NC 240 ZONESF 5000 ZONE

NE 56TH ST

NC 240 ZONE

COMM

ERCIAL BLDGSCOM

MERCIAL BLDGS

AUTOCOURTAS ORIGINALLY PROPOSED

22'-0"

13'-0"

section along ne 56th st

architects

tangentcaspian housing. ahm

adnia

preferred alternative - sections14

section along roosevelt way ne

CO

RN

ER

AX

ON

VIE

WLO

OK

ING

SW

FRO

M A

LLEY + N

E 56TH ST

AX

ON

VIE

WLO

OK

ING

SE

FRO

M R

OO

SEVELT WAY N

E

architects

tangentcaspian housing. ahm

adnia

preferred alternative - street perspectives15

STO

RE

FRO

NT G

LAZIN

G

SM

ALL B

US

INE

SS

INC

UB

ATO

R

SP

AC

E

VIS

UA

L INTE

RE

ST A

ND

AN

IN

CR

EA

SE

IN P

ED

ES

TRIA

N

TRA

FFIC

UN

IT SIG

NA

GE

(4FTX1.5FT)

STE

P B

AC

K H

EIG

HS

T BA

Y.

24 HO

UR

EYE

S O

N S

TRE

ET

CO

UR

TYA

RD

VIE

WLO

OK

ING

SOU

THA

XO

N V

IEW

GA

RA

GE

AN

D R

ES

IDE

NTIAL EN

TRAN

CE

architects

tangentcaspian housing. ahm

adnia

preferred alternative - perspectives16

BR

IGH

T CO

LOR

RS

AN

D

TEX

TUR

ES

CO

UR

TYAR

D S

EN

SE

OF

CO

MM

UN

ITY

CO

LOR

AN

D A

WN

ING

US

ED

TO

DIS

TING

UIS

H E

NTR

AN

CE

S TO

IN

DIV

IDU

AL U

NITS

WW

F TRE

LLIS W

ITHP

LAN

TING

SG

LAS

S G

AR

AG

E D

OO

RN

EW

STR

EE

T TRE

ES

ALLE

Y V

IEW

looking southA

XO

N V

IEW

aerial

architects

tangentcaspian housing. ahm

adnia

preferred alternative - perspectives17

MO

DU

LATIO

N O

F RO

OF TO

BR

EA

K D

OW

N

SC

ALE

AD

JAC

EN

T TO R

ES

IDE

NTIA

L ZON

E

NE

W P

LAN

TING

TO IM

PR

OVE

A

PP

EA

RA

NC

E O

F ALLE

Y

DE

CK

S O

N A

LLEY IN

CR

EA

SE

V

ISU

AL C

ON

TINU

ITY A

ND

S

AFE

TY

RE

SID

EN

TIAL B

UILD

ING

AD

JAC

EN

T TO

RE

SID

EN

TIAL ZO

NE

MO

DU

LATIO

N A

ND

TEXTU

RE

TO B

RE

AK

D

OW

N S

CA

LE, C

RE

ATE

DIS

TINC

TION

B

ETW

EE

N IN

DIVID

UA

L RE

SID

EN

CE

S.

RO

OF M

OD

ULA

TION

TO B

RE

AK

D

OW

N S

CA

LES

TRE

ET LE

VEL R

ETA

IL

FF 373

13'-434" 9'-0"

2ND FLOOR

FF 206.0

4TH FLOOR

FF 224.0

3RD FLOORFF 215.0

9'-0"

9'-734" 9'-0" 9'-0"

40'-0" 4'-0"

122

1ST FLOOR

FF 192.6

4FT BONUS

13' FIRST FL

TP 232.0

2X4 STUD WALLS AT

INTERIOR

W/ 5/8 " G

WB. U.O.N..

1HR INTER

IOR BEAR

ING W

ALLS TYP.

LIVING ROOM

7'-212"

5/8" TYPE X GWB

BELOW

STAIRFIR

EBLOCK BTW

NSTR

INGER

S @ TOP

& BO

T OF RUN

SLOPE BO

NUS 2.2'

PWDR

ADA LAV

CLOBED

BED

FG 196.35

ELEV AT GAR

AGE

ENTRANCE PER

DOT G

RADE CALCULATOR

7'-734"

TYPE I CONSTRUCTION

2'-0"

PROPERTY LINE ALLEY

W PROPERTY LINE

3.0FT SETBACK

BLDG SETBACK

LOW

POINT AT

23.0' FROM

PL PER

SDOT GRADE

CALCULATOR

DECK

ALLOW

ABLE BUILDING ENVELOPE

FG 195.0

3FT ROW DEDICATION

R-30 BATT INSULATION. M

IN 1" AIR GAP

8'-0"

CLO

9'-0" 9'-0" 7'-258"

COMM

ERCIAL

SETBACK BELOW13.0 FT HEIGHT

LIMIT

DECK

STEP BACKAT HIGH

PT OFROOF

PARKING GARGE

FF 196.35

COURTYARD

LIVING ROOMKITCH

EN

BEDBED

BEDBED

RIDG

E ELEV 238.0

TP ELEV 231.0

RIDG

E ELEV 238.0R

IDGE ELEV 238.5

RIDG

E ELEV 238.50

RIDG

E ELEV 232.0

FF 215.0

FF 224.0

FF 206.0

STORAGE LOFT

architects

tangentcaspian housing. ahm

adnia

preferred alternative - detailed section18