3257 Harbor Ave SW Design Packet

Conceptual Perspective
3257 Harbor Ave SW

SDCI #:3026267, 3027133, 3027135, 3027140 Early Design Guidance Proposal
Table of Contents Project Information
Context and Site Analysis 2 Project Information Addresses: 3303 & 3257 Harbor Ave SW, Seattle
Context Map Legal Description: PARCEL I: LOTS 1, 2 AND 3, BLOCK 3, READ'S 1ST ADDITION,
3
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF
PLATS, PAGE 88, IN KING COUNTY, WASHINGTON. EXCEPTING
4 Context Analysis THEREFROM THAT PORTION DEEDED FOR STREET PURPOSES
TO THE CITY OF SEATTLE BY INSTRUMENT RECORDED MARCH 27, 2006
6 Site Survey AS RECORDING NO. 20060327000917
PARCEL II: LOT1 AND 2, BLOCK 4, STEEL WORKS ADDITION TO WEST
SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN
8 Zoning Analysis
VOLUME 12 OF PLATS, PAGE 5, IN KING COUNTY, WASHINGTON.
EXCEPTING THEREFROM THAT PORTION DEEDED
10 Surrounding Uses FOR STREET PURPOSES TO THE CITY OF SEATTLE BY INSTRUMENT
RECORDED MARCH 27, 2006 AS RECORDING NO. 20060327000916.
13 Surrounding Context PARCEL III: LOT 3, 4 AND 5, BLOCK 4, STEEL WORKS ADDITION TO WEST
SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME
12 OF PLATS, PAGE 5, IN KING COUNTY, WASHINGTON. EXCEPTING
17 Parcel Information THEREFROM THAT PORTION DEEDED FOR STREET PURPOSES TO THE
CITY OF SEATTLE BY INSTRUMENT RECORDED MARCH 27, 2006 AS
Design Guidelines 18 Design Guidelines RECORDING NO. 20060327000916.
Design Evolution 20 Evolution of Massing Ideas Parcel #: 7192800120 (Parcel I), 7987400190 (Parcel II), 7987400200 (Parcel III)
21 Scheme Diagrams Site Area: 22,239 sf
22 EDG Scheme 1 Zoning: C1-40

Massing Options
26 EDG Scheme 2 Overlays: None
31 EDG Scheme 3 Misc: Infiltration Evaluation Not Req'd, Outer Transitional Surface
Street Section ECA: 40% Steep Slope

37
Existing Use: Existing Structures to be Demolished
Schematic Development 38 Window Study
Max FAR: 3.0 Single Use (or 3.25 Mixed-Use)
39 Scheme 3 Details
Height: 40' Above AGP Allowed / Provided (44' if Meets SLSF Facade Req's)
41 Materials
Parking: Frequent Transit, 50% required
42 Perspectives
Proposed Program: 32 Townhouse Units
46 Shadow Study
Project Team:
48 Overview Owner: Isola
Architect: Lemons Architecture PLLC
3257 Harbor Ave SW Project Information Page 2

2017.03.23
North Admiral
Harbor Island
Hiawatha Playfield
US-99
Industrial District West
Duwamish Waterway
West Seattle Bridge
Project Site
West Seattle
West Seattle Stadium
West Seattle Golf Course
Puget Park
3257 Harbor Ave SW Context Map Page 3

2017.03.23
Context Analysis - Walkability
Site
West Seattle
High School Commercial
Industrial
X Gym
Institutional
Pedestrian Circulation:
.
10 Min
Interior Design Firm
5 Min Radius
5 Min.
Pedestrian Circulation:
West Seattle Dog 10 Min Radius
House Daycare SITE
Wenzel Electric
Elliott Bus Stop
Bay Distributing
Active Space
Port of Seattle
Cycle
University
West Seattle
Nucor Steel
Luna Park Cafe
Shack Coffee
Pet Care Center
3257 Harbor Ave SW Context Analysis Page 4

2017.03.23
Context Analysis - Transit Network
X Gym
Site
Commercial
Harbor Ave SW
Interior
Design Firm Industrial
Bus Stop
Primary Vehicular Cirulation
SITE Arterial Roads

Elliott
Bay Distributing Residential 'Local' Road
Bike Access Path
Active Space
Port of Seattle
Cycle
University
W Seattle Bridge
SW Avalon Way
Nucor Steel
3257 Harbor Ave SW Context Analysis Page 5

2017.03.23
Survey
STEEP SLOPE/BUFFER DISCLAIMER
3257 Harbor Ave SW Site Survey Page 6

2017.03.23
Existing Tree Conditions
Tree List per Arborist Report:
1.) Prunus avium, sweet cherry 14.) Acer macrophyllum, bigleaf maple :
Not Exceptional except in grove. (Threshold 30)
Harbor Ave SW 2.) Cryptomeria japonica, Japanese cedar : 15.) Acer macrophyllum, bigleaf maple :
20 21 23 24 25 26 27 (Threshold 30) (Threshold 30)
17 18 3.) Acer macrophyllum, bigleaf maple :

(Threshold 30)
16.) Alnus rubra, red alder :
Not Exceptional except in grove.
16 4.) Acer macrophyllum, bigleaf maple : 17.) Acer platanoides, Norway maple :
15 10 9
(Threshold 30) (Threshold 30) - Harbor Ave SW Street Tree
13 11 5.) Acer saccharinum, silver/sugar maple : 18.) Acer platanoides, Norway maple :
14 12
6.) Ficus carica, common fig tree : 20.) Acer platanoides, Norway maple :
Not Exceptional except in grove. (Threshold 30) - Harbor Ave SW Street Tree
8 7 21.) Acer platanoides, Norway maple :
7.) Acer macrophyllum, bigleaf maple :
1 2 5 9.) Acer macrophyllum, bigleaf maple : 23.) Acer platanoides, Norway maple :
6 (Threshold 30) (Threshold 30) - Harbor Ave SW Street Tree
10.) Acer macrophyllum, bigleaf maple : 24.) Acer platanoides, Norway maple :
4 11.) Acer macrophyllum, bigleaf maple :

(Threshold 30)
25.) Acer platanoides, Norway maple :
(Threshold 30) - Harbor Ave SW Street Tree
3 30th Ave SW 12.) Acer macrophyllum, bigleaf maple : 26.) Acer platanoides, Norway maple :
13.) Acer macrophyllum, bigleaf maple : 27.) Acer platanoides, Norway maple :
3257 Harbor Ave SW Existing Tree Conditions Page 7

2017.03.23
Zoning Analysis
SF 7200
C1-40
Single Family
Height Limit: 30
C2-40
NC2P-40
SITE
C1-40 C1-65
Height Limit: 40
IG1 U/85
IG1 U/85 IG2 U/85
LR3 NC3-65
RC Commercial SF 9600
Single Family Height Limit: 40 IG2 U/85 NC2P-40
Height Limit: 30
C1-40 C2-40 LR1 SF-7200

SF 5000
SF-5000
LR3
RC IB U/85 Single Family
Height Limit: 30 SF-9600
C1-65
SF 5000 LR1
LR1
LR2 MR LR2
LR3
NC3-65
LR2
3257 Harbor Ave SW Zoning Analysis Page 8

2017.03.23
Zoning Analysis
Single Family Residences

SF-5000
30 Height Limit
40 Height Limit 40 Height Limit 40 Height Limit
Project Site
32 Units
C1-40
Commercial Commercial
C1-40 C1-40
South-North Section Along Harbor Ave SW

Applicable Development Standards
23.47A.008 - Street-level development standards 31st Ave SW

Site
A. Basic street-level requirements
SW City View St
1. The provisions of this subsection 23.47A.008.A apply to:
b. Structures that contain a residential use in C zones;
SW Hinds St
The project is located in C1-40 zone. Single Family
Residence
3.Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or SF-5000
other approved landscaped or open spaces are provided.
30th Ave SW 30 Height limit
y
The dimension between street-level street-facing facade and the street lot line is less than 10 feet.
Wa
Commercial
r
D. Where residential uses are located along a street-level street-facing facade the following requirements apply unless ex-
rte
empted by subsection 23.47A.008.G:
Site C1-40
Po
2. The floor of a dwelling unit located along the street-level street-facing facade shall be at least 4 feet above or 4 feet below 40 Height limit
SW
sidewalk grade or be set back at least 10 feet from the sidewalk.
Harbor Ave SW
The first residential level located along Harbor Ave SW street-facing facade of our proposed schemes is 4 feet above side-
walk grade. Scheme 1 and 2 are code compliant and Scheme 3 is requesting a departure to 23.47.008G. General Industrial
IG2 U/85
85 Height limit
3257 Harbor Ave SW Zoning Analysis Page 9

2017.03.23
Surrounding Context
Site Surrounding buildings in the neighborhood varies

14
from old houses to new apartment buildings. We
Residential/Single Family
got inspirations from buildings which have large
Commercial scale fenestration towards water as the typical
waterfront buildings. We also try to use traditional
Industrial
form and material to respect the surrounding
13 Main Vehicular Circulation context.
Four-story Apartment 1
Harbor Ave
SW Hanford St
7
SW
Four-story Commercial 2
Ad
Three-story House 3
SW
mi
ral
36th Ave SW
37th Ave SW
6
Wa
y
SW Porter Way
35th Ave SW
5
9
34th Ave SW
4
SW Hinds St
1
2
12 SW Spokane St
West Seattle Bridge
SW Manning St
11
10 Three-story House 4 Elliott Bay Distributing 5
3257 Harbor Ave SW Surrounding Uses Page 10

2017.03.23
Three-story Mixed-Use (Commercial/Residential) 6 Four-story Mixed Use (Commercial/Residential) 7 Five-story Office 8
Port of Seattle 9 Nucor Steel 10 Two-story House 11
Three-story Live-work
Three-story House 12 Two-story House 13 14
Four-story Townhouses
3257 Harbor Ave SW Surrounding Uses Page 11

2017.03.23
Surrrounding Context
wSt
31th
Ave
Vie
SW
y
Cit
SW
30th
Ave
SW
Site
ay
rW
rte
Harb
Po
or Av
e SW
SW
Aerial View Looking West with Nine-Block Area Surrounding the Site
3257 Harbor Ave SW Surrounding Context Page 12

2017.03.23
1
6
Site
Looking West on Harbor Ave SW
SW City View St
SW City View St
30th Ave SW 30th Ave SW
6 1
1 Site
Site 6
Harbor Ave SW
Harbor Ave SW
Aerial View Looking West

2017.03.23
1
Site Looking East on 30th Ave SW
Harbor Ave SW
Harbor Ave SW
30th Ave SW
1
Site 2 1 Site
1 Site
Harbor Ave SW 30th Ave SW
30th Ave SW
SW City View St
SW City View St
Aerial View Looking East

2017.03.23
4
Across From Site Looking East on Harbor Ave SW
5 4
5 4
Harbor Ave SW
Harbor Ave SW
30th Ave SW
Site Site 2 Site

1
Harbor Ave SW 30th Ave SW
30th Ave SW
SW City View St
SW City View St
Aerial View Looking East

2017.03.23
SW City View St
Across From Site
Looking West on 30th Ave SW

SW City View St
SW City View St
Site
Site
Harbor Ave SW
Harbor Ave SW
Aerial View Looking West

2017.03.23
Proposed Parcels
Parcel A, SDCI# 3027133

Lot Size: 5,627sf
FAR: 5,627sf x 3.0 = 16,881sf
Legal Description: LOTS 1, 2, AND 3, BLOCK 3, READ'S 1ST ADDITION, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 16 OF PLATS, PAGE 88, IN KING COUNTY, WASHINGTON; EXCEPT
THE EAST 49.04 FEET THEREOF; EXCEPT THE WEST 6.00 FEET THEREOF, DEEDED FOR
STREET PURPOSES TO THE CITY OF SEATTLE BY INSTRUMENT RECORDED MARCH 27,
2006 AS RECORDING NO. 20060327000917; TOGETHER WITH EASEMENT NO.1 CREATED AND
DESCRIBED HEREIN.
LBA #3026595
LBA #3026219
Parcel B Parcel A
Parcel B, SDCI# 3027135 Parcel D Parcel C SDCI# 3027135 SDCI# 3027133
Lot Size: 5,815sf SDCI# 3026267 SDCI# 3027140
FAR: 5,815sf x 0.3 = 17,445sf
Legal Description: THE EAST 49.04 FEET OF LOTS 1,2, AND 3, BLOCK 3, READ'S 1ST ADDITION, ACCORDING
TO THE PLAT THEREOF RECORDED IN VOLUME 16 OF PLATS, PAGE 88, IN KING COUNTY,
WASHINGTON; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1;

EASEMENT NO.1
THENCE NORTH 6300'50" WEST 37.99 FEET, ALONG THE NORTH LINE OF SAID LOT 1, A
(FOR PARCEL A&B) DISTANCE OF 1.38 FEET, TO THE POINT OF BEGINNING;
THENCE SOUTH 8654'42" WEST 14.97 FEET; THENCE NORTH 6305'16" EAST, ALONG SAID
WEST LINE OF SAID EAST 49.04 FEET OF SAID LOT 1; THENCE SOUTH 0305'16" EAST,
ALONG SAID WEST LINE, 8.67 FEET, TO SAID NORTH LINE, 55.28 FEET, TO THE POINT OF
BEGINNING.
Survey
Parcel C, SDCI# 3027140
Lot Size: 5046sf
FAR: 5046sf x 3.0 = 15,138sf
Legal Description: THE EAST 49.01 FEET OF LOTS 1, 2, 3, 4 AND 5, BLOCK 4, STEEL WORKS ADDITION TO WEST
SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE
5, IN KING COUNTY, WASHINGTON: SUBJECT TO EASTMENT NO.1 CREATED AND DESCRIBED
HEREIN. STEEP SLOPE/BUFFER DISCLAIMER
Parcel D, SDCI# 3026267

Lot Size: 5,346sf Harb
FAR: 5,346sf x 3.0 = 16,038sf or Av
e SW
Legal Description: LOTS 1, 2, 3, 4 AND 5, BLOCK 4, STEEL WORKS ADDITION TO WEST SEATTLE, ACCORDING Parc
el D
TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 5, IN KING COUNTY, Parc
el C PARC
WASHINGTON; EXCEPT THE EAST OF 49.01 FEET THEREOF; EXCEPT THE WEST 6.00 FEET EL A
THEREOF; DEEDED FOR STREET PURPOSES TO THE CITY OF SEATTLE BY INSTRUMENT Parc
el B
RECORDED MARCH 27, 2006 AS RECORDING NO.20060327000917; TOGETHER WITH Parc
EASEMENT NO.1 CREATED AND DESCRIBED HEREIN. PARC el A
EL B
19
30th A
ve SW
2
THAT PORTION OF THE EAST 49.01 FEET OF LOT 5, STEELW WORKS ADDITION TO WEST
26
EASEMENT NO.1
30
(FOR PARCEL C&D) SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
595
PAGE 5, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE
A#
SOUTHEAST CORNER OF SAID LOT 5; THENCE NORTH 8846'45" WEST, ALONG THE SOUTH
026
LB
LINE OF SAID LOT 5, A DISTANCE OF 49.15 FEET, TO THE WEST LINE OF SAID EAST 49.01
3
FEET OF SAID LOT 5; THENCE NORTH 0305'16" WEST, ALONG SAID WEST LINE, 7.52 FEET;
A#
THENCE SOUTH 8846'45" EAST 13.05 FEET; THENCE NORTH 8654'44" EAST 36.00 FEET, TO A
LB
POINT ON THE EAST LINE OF SAID LOT 5; THENCE NORTH 0305'16" EAST, ALONG SAID EAST
LINE, 8.29 FEET, TO THE POINT OF BEGINNING.
3257 Harbor Ave SW Proposed Parcels Page 17

2017.03.23
Seattle Design Guidelines
CS1 Natural Systems and Site Features PL1 Connectivity
CS1.B: Sunlight and Natural Ventilation PL1.A: Network of Open Spaces

Daylight is maximized for interior and exterior spaces based on the form and The central path between the parcels are improved with nice green spaces with plants and
placement of the buildings. Sufficient amount of glazing are placed on East and West paved stairs. The large motor court and courtyard placed between the buildings connect
sides of the buildings. By having five different blocks of massing and 24' central to the central path and provide a gathering space for people to interact and accomodate a
pathway between two parcels, there is more of a chance for natural ventilation and variety of activities.
daylighting between the units. Furthermore, large motor court placed between the
east buildings and west buildings gives ample space for natural ventilation and
PL1.B: Walkways and Connections
daylights.
The active sidewalk creates a good transition between the public and private realm. The
project is setback from property lines facing Harbor Ave SW. The central path will provide
CS2 Urban Pattern and Forms a nice circulation space between 30th Ave SW and Harbor Ave SW for the neighborhood.
Appropriately scaled facades and street furniture are designed for human comfort.
CS2.B: Adjacent Sites, Streets, and Open Spaces
Setback facing Harbor Ave SW creates active and vibrant streetscape with planters PL2 Walkability
along the property line facing East. Landscape strips and sidewalks along Harbor Ave
SW and 30th Ave SW creates warm, inviting public realm on the site.
PL2.B: Safety and Security
Clear lines of sight facing Harbor Ave SW and 30th Ave SW create a safe environment.
CS2.D: Height, Bulk, and Scale
Strategic placement of doors and windows encourage natural surveilance as well. Entry
The mass is strategically placed on the site to hide parking behind the buildings
lightings provide users and pedestrians with a safer, well-lit street. Planters and planting
facing Harbor Ave SW and create a large buffer between the buildings. The perceived
strips help create more inviting space in the neighborhood.
mass is reduced with additional building setbacks and the use of natural materials.
These materials create horizontal and vertical articulation helping to break down the
scale of each facade, and avoid blank walls. The modulation of the massing helps West Seattle Junction Supplemental Neighborhood Attributes
break down the scale and better fit in with the neighborhood. PL2.I: Human Scale
Thorough explorations have been done to facade articulation to enhance pedestrian
CS3 Architectural Context and Character comfort. The goal is to provide a welcoming environment that will benefit both residential
and urban conditions.
CS3.A: Emphasizing Positive Neighborhood Attributes
A combination of street trees, facade modulation, and appropriate drop lighting PL2.II: Pedestrian Open Spaces and Entrances
reduces the scale of massing at the street level. These attributes will provide a The roof decks and woonerf will promote interaction among residents. The large motor
positive impact and enhance the neighborhood. court creates opportunities within reason.
3257 Harbor Ave SW Design Guidelines Page 18

2017.03.23
Seattle Design Guidelines
PL3 Street-Level Interaction DC2 Architectural Concept
PL3.A: Entries DC2.A: Massing

All primary entries facing Harbor Ave SW and 30th Ave SW, respectively are distinctively The form of the building relates to the neighborhood in height and scale. The massing is
designed with clear lines of sight. Entries are elevated with planters to warm up the street broken down with materials and facade modulation. The scale of the proposed design has
walls. Recessed entries on the ground level provide welcoming and safe entries for been reduced by breaking down the massing into five blocks.
residents and visitors as well as signaling a break from the public sidewalk.
DC2.B: Architectural and Facade Composition
PL3.B: Residential Edges Each block of proposed design carries consistent architectural concept and has well-balanced
The setback created to East facing Harbor Ave SW creates a semi-private space between horizontal and vertical elements to create a pleasing, warm facade that adds interest to the
the proposed buildings and the street to provide safe and private entries for residents and massing.
visitors. Facade articulation and massing modulation helps to clearly identify the transition
from sidewalk to private residence. The project reduces the scale of the street wall with well DC2.C: Secondary Architectural Features
organized entries and placement of street trees and planters. Careful considerations and studies have been done for facade composition of the proposed
design. All facades are carefully designed to avoid blank walls. Well-proportioned placement
PL4 Active Transportation of bays, materials, and other architectural features create consistent patterns that help break
down the scale of perceived massing.
PL4.A: Entry Locations and Relationships
The proposed design serves all modes of transportation through pedestrian-friendly DC2.D: Scale and Texture
sidewalks and parking stalls. As both West and East buildings are facing Harbor Ave SW Architectural features and elements such as bay windows and wooden panels are
and 30th Ave SW respectively, the proposed design connects all major points of access on incorporated for the proposed design. Character of the proposed design has been well
the site. established by the use of materials and facade articulation for the street level and overall
design.
DC1 Project Uses and Activities
DC3 Open Space Concept
DC1.B: Vehicular Access and Circulation
The project provides an easy vehicular transition from 30th Ave SW to the motor court DC3.B: Open Spaces and Uses Activities
between the buildings. Improved street conditions such as sidewalks and planting strips A motor court placed between the buildings create a nice open space to allow for more
create safe and attractive conditions for pedestrians and drivers. natural light and green spaces. The large motor court creates opportunities for outdoor
activities. Each unit also has roof deck access for activities and additional outdoor space. It
can be used to lounge, barbecue, and interact with adjacent neighbors.
DC1.C: Parking and Service Uses
The large motor court placed between the buildings creates opportunities for outdoor
activities within reason. The parking stalls are palced behind the buildings from Harbor Ave DC4 Materials
SW and 30th Ave SW to hide cars for the public realm. A central path between the buildings
provides direct access to the motor court from the main pedestrian pathway. DC4.A Exterior Elements and Finishes
Durable and high-quality materials will be used for the proposed design. Consistent transition
between materials will also help to scale down the massing. The natural wood panels break
down the facade and compliment the dark shade of the lap siding. These materials will fit in
with the architectural context of the area.

2017.03.23
Evolution of Massing Ideas
SCHEME 1
SCHEME 1
SCHEME 2
SCHEME 2
SCHEME 3, Preferred
SCHEME 3, Preferred
3257 Harbor Ave SW Evolution of Massing Ideas Page 20

2017.03.23
Massing Options
30th Ave SW 30th Ave SW 30th Ave SW
SW SW
Porter SW Porter
Way Porter Way
Way
Existing Driveway
Existing Driveway Existing Driveway
Harbor Ave SW
Harbor Ave SW
Harbor Ave SW
Scheme 1 Scheme 2 Scheme 3
3257 Harbor Ave SW Scheme Diagrams Page 21

2017.03.23
Scheme 1
Scheme 1 focuses on fostering a comfortable living space for residents
by creating U-shaped courtyard using building massing. It also makes
a statement on the central promenade by putting buildings facing the
path. Due to the topography, we separate two rows of units as far as
possible to get the maximum view for residents.
Total Area: 44,564sf
Maximum FAR: 3.0 for Single Use

3.0 x 22,239sf = 66,717sf
44,564sf < 66,717sf, Using 67% of FAR
Number of Units: 35 Townhouse units Harbor Ave

SW
Parcel A: 8 Townhouse Units

Parcel B: 10 Townhouse Units
Parcel C: 10 Townhouse Units
Parcel D: 7 Townhouse Units Looking SW Street View
Number of Parking Stalls: 35 Parking stalls Provided, 1:1 Parking

Required for Residential Use
Positives:
1. U-Shaped courtyard creates a gathering space for residents
2. Off-street parking makes street condition better
3. Nice central path for residents and community
4. Decent view for most of the units facing the water
Negatives:
1. Roof decks are private access only
2. No setbacks to the property lines facing East and West
3. Little facade variation on Harbor Ave SW
4. Less connection with central path except those facing it
5. Limited view and bad sunlight condition for units in the middle
6. Residential use on first level on Harbor Ave SW may be disturbed by
SW
pedestrians and bring safety concerns Ave
30th
7. Minimal daylight for units facing South
No Departures Requested
Looking SE Street View
3257 Harbor Ave SW EDG Scheme 1 Page 22

2017.03.23
Scheme 1
SW
Ave
30th
30t
hA
ve
SW
SW
Ave
bor
Har
Looking NW View Looking NE View

2017.03.23
Scheme 1
Roof Deck
Roof Deck
L4 10' - 3"
Roof Deck L4 10' - 3" 125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
L3 9' - 9"
L3 9' - 9" Roof Deck
10' - 3" L4
L2 10' - 0"
10' - 3" L4
9' - 9" L3 L2 10' - 0"
L1 10' - 0"
30th Ave SW
10' - 0" L2 L1 10' - 0" 9' - 9" L3 Sight Triangles
SF 5000 Lots to West Up Slope
10' - 0" L2 Sight Triangles
10' - 0" L1 PP
10' - 0" L1
Section A Section B Curb Cut

13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 16' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
Curb Cut
TH 17 TH 18 TH 19 TH 20 TH 21
24' - 2 15/32"
TH 22 TH 26 TH 30 TH 31 TH 32 TH 33 TH 34 TH 35
24' - 0"
M M M M
D
23' - 9" M M M M M M
M M M
TH 23 TH 27
Adjacent TH 24 TH 28
23' - 0"
Line of Building Above
Parcel C Parcel D Line of Building Above
23' - 0"
Building
Parcel A LBA: 3026595

Parcel B
38' - 11 1/2"
LBA: 3026219
38' - 3 27/32"
92' - 11 31/32"
93' - 6 9/32"
TH 25 TH 29
M M M M Line of Building Above M M M M

M M M Line of Building Above M M M M
Roof Deck Roof Deck Roof Deck

SW
Porter
10' - 3" L4 7' - 0"
L4 10' - 3"
C
L3 9' - 9" 9' - 9" L3
Way
30' - 0"
30' - 0"
L2 10' - 0" 10' - 0" L2 TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9
L1 10' - 0" 10' - 0" L1
TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16
Existing Driveway
Section C
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP 13' - 0"
A B
PP PP
PP
Harbor Ave SW IG2 U/85 Lots to East
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"

Powerlines to
Be Confirmed
with SCL Rep
EDG Scheme 1: Site Plan

Roof Deck Roof Deck Roof Deck Roof Deck
L4 10' - 3" 10' - 3" L4
L3 9' - 9" 9' - 9" L3 Parking, Support

L2 10' - 0" 10' - 0" L2
L1 10' - 0" 10' - 0" L1

Courtyard, Green Space
Section D Residential

2017.03.23
Scheme 1
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"

PP PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 10' - 0" 30' - 0" 30' - 0" 3' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 10' - 0" 30' - 0" 30' - 0" 3' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
13' - 0"
13' - 0"
13' - 0"
13' - 0"
Roof Deck Roof Deck
TH 17 TH 18 TH 19 TH 20 TH 21 TH 22 TH 26 TH 17 TH 18 TH 19 TH 20 TH 21 TH 22 TH 26
TH 30 TH 31 TH 32 TH 33 TH 34 TH 35 TH 30 TH 31 TH 32 TH 33 TH 34 TH 35
30' - 2 15/32"
30' - 2 15/32"
30' - 0 15/32"
30' - 0 15/32"
13' - 0"
13' - 0"
13' - 0"
13' - 0"
TH 23 TH 27 TH 23 TH 27
Roof Deck Roof Deck
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
13' - 0"
13' - 0"
13' - 0"
Roof Deck Roof Deck
13' - 0"
TH 24 TH 28 TH 24 TH 28
Deck
92' - 11 31/32"
92' - 11 31/32"
92' - 11 31/32"
33' - 3 27/32"
93' - 6 9/32"
93' - 6 9/32"
93' - 6 9/32"
32' - 11 1/2"
13' - 0"
13' - 0"
13' - 0"
13' - 0"
TH 25 TH 29 TH 25 TH 29
Roof Deck Roof Deck
SW SW
Porter Porter
Way Way
30' - 0"
30' - 0"
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof
RoofDeck
Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16 TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16
PP PP PP PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0 3/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP PP PP PP
PP PP
Harbor Ave SW
Powerlines to
Harbor Ave SW Powerlines to
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
Be Confirmed Be Confirmed
with SCL Rep with SCL Rep
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
EDG Scheme 1: Level 2 - 3 Plan

EDG Scheme 1: Roof Deck Plan
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 10' - 0" 30' - 0" 30' - 0" 3' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
13' - 0"
13' - 0"
TH 22
TH 26
30' - 2 15/32"
30' - 0 15/32"
TH 17 TH 18 TH 19 TH 20 TH 21 TH 30 TH 31 TH 32 TH 33 TH 34 TH 35
TH 23
13' - 0"
13' - 0"
TH 27
TH 24
13' - 0"
13' - 0"
TH 28
92' - 11 31/32"
92' - 11 31/32"
TH 25
93' - 6 9/32"
93' - 6 9/32"
13' - 0"
13' - 0"
TH 29
SW
Porter
Way
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16 Parking, Support

PP PP
Residential
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0 3/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP PP
PP
Harbor Ave SW Powerlines to

Be Confirmed
with SCL Rep
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
EDG Scheme 1: Level 4 Plan

2017.03.23
Scheme 2
Scheme 2 makes a statement on Harbor Ave SW by using different massing
facing it. Stepped units along the central promenade make the path more
active. It also creates the U-shaped courtyards for residents. Scheme 2
also proposes Live-Work units on Harbor Ave SW which makes the street
condition more accessible.
Maximum FAR: 3.0 for Single Use, 3.25 for Mixed-Use

3.0 x 10,581 = 31,743sf (Parcel II & III), 3.25 x 11,658 = 37,889sf (Parcel I)
31,743sf + 37,889sf = 69,632sf
47,862sf < 66,717sf, Using 69% of FAR

Harbor Av
Number of Units: 32 Townhouse units, 4 Live-Work Units e SW

Parcel B:11 Townhouse Units
Parcel C: 8 Townhouse Units and 2 Live-Work Units Looking SW Street View
Parcel D: 5 Townhouse Units and 2 Live-Work Units
Number of Parking Stalls: 33 Parking Stalls Provided, 1:1 Parking Required

for Residential Use, Parking Not Required for L-W Units Per Unit Size
Positives:
1. U-shaped courtyard creates a gathering space for residents
4. Live-Work units improve pedestrian experience on Harbor Ave SW
Negatives:
2. No setbacks to the property lines facing East and West
3. 12 townhouse units do not have good views towards water
4. Reduced sunlight for units in the middle
5. Little privacy for units in the middle facing each other
6. Residential use on first level on Harbor Ave SW may be disturbed by SW
ve
hA
pedestrians and bring safety concerns 30t
7. Parking is not enough for the owner's target (1:1)
8. Minimal daylight for units facing South
Departure Requested
1. The non-residential portion of Live-Work units extend less than 30' required Looking SE Street View
average depth from the street-level

2017.03.23
Scheme 2
SW
ve
hA
30t
30t
hA
ve
SW
e SW
r Av
Harbo
3257 Harbor Ave SW Page 27

2017.03.23
Scheme 2
Roof Deck
L4 10' - 3"
281' - 2 1/2"
L3 9' - 9" Roof Deck Roof Deck
Roof Deck
10' - 3" L4 L4 10' - 3"
L2 10' - 0"
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
L1 10' - 0" 9' - 9" L3 L3 9' - 9"
30th Ave SW
10' - 3" L4 Sight Triangles
10' - 0" L2 L2 10' - 0"
Sight Triangles
10' - 0" L1 L1 10' - 0" 9' - 9" L3 PP
10' - 0" L2
10' - 0" L1 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
Curb Cut Curb Cut
Section A Section B
TH 19 TH 20 TH 21 TH 22 TH 23 TH 24 TH 25 TH 28 TH 31 TH 32 TH 33 TH 34 TH 35 TH 36 D
24' - 0"
24' - 0"
23' - 9" M M M M M M
M M M M M M
TH 26 TH 29
Line of Building Above TH 27 TH 30 Line of Building Above
23' - 0"
23' - 0"
Adjacent
Building
Parcel A LBA: 3026595 Parcel B LBA: 3026219
38' - 11 1/2"
Parcel C Parcel D
92' - 11 31/32"
93' - 6 9/32"
38' - 11 1/2"
Line of Building Above M M M
M M M M M M M
SW
Porter
M M M M M M M M M M M
TH 10 TH 13
C Way
11' - 0"
11' - 0"
L4 10' - 3" 10' - 3" L4
7' - 0"
L3 9' - 9" 9' - 9" L3 TH 9 TH 12
10' - 0" L2 TH 18
L2 10' - 0" TH 1 TH 3 TH 4 TH 5 TH 6 TH 7
19' - 0"
19' - 0"
L1 10' - 0" 10' - 0" L1
TH 8 TH 11 LW 14 LW 15 LW 16 LW 17
TH 2
Existing Driveway
Section C
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0" 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 17' - 0"
PP PP
A B
PP PP
PP
Harbor Ave SW
IG2 U/85 Lots to East Powerlines to
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32" Be Confirmed
with SCL Rep
238' - 9 13/32"

L4 10' - 3" 10' - 3" L4
L3 9' - 9" 9' - 9" L3

Parking, Support
10' - 0" L2
L2 10' - 0"
10' - 0" L1
L1 10' - 0"
Residential
Section D
Live-Work

2017.03.23
Scheme 2
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
30th Ave SW
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
13' - 0"
13' - 0"
Roof Deck Roof Deck
30' - 2 15/32"
30' - 0 15/32"
13' - 0"
13' - 0"
30' - 2 15/32"
30' - 0 15/32"
13' - 0"
13' - 0"
TH 26 TH 29
Roof Deck Roof Deck
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
13' - 0"
13' - 0"
TH 26 TH 29 Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
13' - 0"
13' - 0"
TH 27 TH 30
Roof Deck Roof Deck Deck
13' - 0"
13' - 0"
3 27/32"
TH 27 TH 30
SW
26' - 11 1/2"
13' - 3 21/32"
92' - 11 31/32"
- 6-9/32"
93' - 6 9/32"
Porter
93'27'
92' - 11 31/32"
33' - 3 27/32"
SW
93' - 6 9/32"
32' - 11 1/2"
Way
Porter
Roof Deck
13' - 0"
Roof Deck
TH 10 TH 13
TH 10 TH 13 Way
13' - 0"
TH 9 TH 12
36' - 0"
36' - 0"
Roof Deck Roof Deck
TH 18
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
TH 9 TH 12 Roof Deck
13' - 0"
TH 18 TH 8 TH 11 LW 14 LW 15 LW 16 LW 17
30' - 0"
30' - 0"
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 Roof Deck Roof Deck
1' - 10 17/32"
TH 8 TH 11 LW 14 LW 15 LW 16 LW 17
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7
PP PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 3/8" 3' - 4 25/32" 24' - 0" 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 17' - 0"
PP PP
PP PP PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0" 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 17' - 0"
PP PP
PP
Harbor Ave SW
Powerlines to
Harbor Ave SW Be Confirmed
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
with SCL Rep
Powerlines to
Be Confirmed
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
with SCL Rep

EDG Scheme 2: Level 2-3 Plan
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
13' - 0"
13' - 0"
TH 25 TH 28
30' - 2 15/32"
30' - 0 15/32"
TH 19 TH 20 TH 21 TH 22 TH 23 TH 24 TH 31 TH 32 TH 33 TH 34 TH 35 TH 36
13' - 0"
13' - 0"
TH 26 TH 29
13' - 0"
13' - 0"
TH 27 TH 30
27' - 3 27/32"
SW
26' - 11 1/2"
13' - 3 21/32"
92' - 11 31/32"
93' - 6 9/32"
Porter
Way
13' - 0"
TH 13
TH 10
TH 12 TH 18
Parking, Support
13' - 0"
TH 9
36' - 0"
36' - 0"
LW 14 LW 15 LW 16 LW 17
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7
13' - 0"

TH 8 TH 11
1' - 10 17/32"
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 3/8" 3' - 4 25/32"
PP
24' - 0" 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0"
PP
13' - 0" 17' - 0" Residential
PP PP
PP
Harbor Ave SW
Powerlines to
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32" Be Confirmed
with SCL Rep

2017.03.23
Scheme 2 Departure Request
281' - 2 1/2"
st Up Slope
#
24' - 0 17/32" Departure Request 131' - 11 3/4" Code Requirements Explanation for Departure
SW 1 Four live-work units have less than 23.47A.008.B.3: Sight Triangles Scheme 2 is proposing four live-work units that have less than 30 feet
PP
30' required average depth for non- Non-residential uses shall extend an average depth of at least required depth for non-residential uses. The topography of the site with
residential portion of live-work units. 30 feet and a minimum depth of 15 feet from the street-facing steep slope does not allow for 30 feet. However, this scheme proposes
24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13'facade.
- 0" 13' - 0" 13' - 0" 20' - 11 23/32" live-work units to make Harbor Ave SW more accessible.
Curb Cut
TH 25 TH 28 TH 31 TH 32 TH 33 TH 34 TH 35 TH 36
24' - 0"
M M M M M M
TH 26 TH 29
Four Live-Work Units

TH 27 TH 30

M M M M M M M M M M
SW
Porter
TH 10 TH 13
Way
11' - 0"
TH 9 TH 12
TH 18
19' - 0"
TH 8 TH 11 LW 14 LW 15 LW 16 LW 17
Existing Driveway
24' - 0" 24' - 0"

PP 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP 17' - 0" Harbor Ave SW
PP
Harbor Ave SW

2017.03.23
Scheme 3
Scheme 3 is the best scheme for keeping the residential character of
the surrounding context. The setback created facing Harbor Ave SW
provides pedestrain separation and safety for residents, as well as
stoops for nice landscaping features on the site. The massing breaks
down into five blocks, allowing for a generous space for motor court
and courtyard. The setbacks create active streetscape and massing
modulation to further scale down the massing.
Maximum FAR: 3.0 for Single Use

3.0 x 22,239sf = 66,717sf
42,628sf < 66,717sf, Using 64% of FAR Harbor Ave

SW
Number of Units: 32 Townhouse units

Parcel B: 9 Townhouse Units
Parcel C: 8 Townhouse Units Looking SW Street View
Parcel D: 7 Townhouse Units
Number of Parking Stalls: 32 Parking stalls Provided, 1:1 Parking

Required for Residential Use
Positives:
1. U-shaped courtyard creates a gathering space for residents
4. Setbacks and bays help modulate massing and reduce scale
5. Setback on East facing Harbor Ave SW allows for stoops and
pedestrian separation
6. Large courtyards that connect to the central path
7. All units get nice views facing water
Negatives:
2.No setbacks to the property lines facing West
SW
3. Minimal daylight for units facing South Ave
30th
Departure requested
1. The residential entries for West Buildings are on the same grade as Looking SE Street View
the sidewalk on 30th Ave SW.
3257 Harbor Ave SW EDG Scheme 3: Preferred Page 31

2017.03.23
Scheme 3
SW
Ave
30th
30th
Ave
SW
W
eS
r Av
Harbo

2017.03.23
Scheme 3
L4 9' - 0" 125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
L3 11' - 0"
L2 10' - 3" 10' - 3" L4 30th Ave SW
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
L1 8' - 9" 9' - 9" L3 Sight Triangles Sight Triangles
Asphalt
10' - 0" L2 PP
New West Buildings West Buildings Dirt
10' - 0" L1 Curb Cut New
Curb Cut
PP
Section A
Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry
Driveway
Driveway
C
19.7%
24' - 6"
TH 17 TH 18 TH 19 TH 20 TH 21 TH 22 TH 23 TH 24 TH 25 TH 26 TH 27 TH 28 TH 29 TH 30 TH 31 TH 32
%
.76
19
23' - 9"
Entry Entry Entry Entry Entry Entry
Line of Building Above Line of Building Above Line of Building Above Line of Building Above
LBA #3026219 LBA #3026219
22' - 2"
Conc Wall Courtyard
Parcel A Line of LBA Parcel B Parcel C Line of LBA Parcel D
38' - 5"
92' - 11 31/32"
Adjacent
93' - 6 9/32"
Building Line of Building Above Line of Building Above
M M M M M M M M M M M M M Courtyard M M M M M M M M M Conc Wall
6' - 0"
L4 10' - 3" 10' - 3" L4
SW
Porter
L3 9' - 9" 9' - 9" L3
7' - 0" B Way
26' - 8"
L2 10' - 0" TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16
10' - 0" L2
L1 10' - 0" 10' - 0" L1

Existing Driveway
Section B Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry Entry
3' - 2"
3' - 2"
East Buildings East Buildings
PP PP
13' - 0" 13' - 0" PP 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" PP 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP

Powerlines to
Be Confirmed
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32" with SCL Rep
L4 10' - 0"
10' - 3" L4
L3 9' - 9"
9' - 9" L3
L2 10' - 0"
10' - 0" L2
L1 10' - 0" Parking, Support
10' - 0" L1
Section C Courtyard, Green Space
Residential

2017.03.23
Scheme 3
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP
West Buildings West Buildings
32' - 6 11/16"
32' - 6 11/16"
43' - 0 5/16"
42' - 6"
3' - 0"
3' - 0"
Line of Bldg Above Line of Bldg Above Line of Bldg Above Line of Bldg Above
Line of LBA Line of LBA C1-40

92' - 11 31/32"
C1-40
93' - 6 9/32"
Lots to South Lots to North
M M M M M M M M M M M M M M M M M M M M M M
SW
50' - 5 31/32"
50' - 5 31/32"
Porter
Way
22' - 7 5/32"
29' - 7 17/32"
29' - 7 17/32"
DN
7' - 0 3/8"
PP PP
PP PP 54.8 Wire
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
Powerlines to
EDG Scheme 3: Level 2-3 Plan

Be Confirmed
Harbor Ave SW with SCL Rep
IG2 U/85 Lots to East

125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP
30' - 6 11/16"
30' - 6 11/16"
43' - 0 5/16"
42' - 6"
2' - 0"
2' - 0"
Line of Bldg Above Line of Bldg Above Line of Bldg Above Line of Bldg Above
C1-40 Lots to South Line of LBA Line of LBA C1-40 Lots to North
92' - 11 31/32"
93' - 6 9/32"
SW
Porter
50' - 5 31/32"
50' - 5 31/32"
32' - 7 17/32"
Way
35' - 7 17/32"
35' - 7 17/32"
Parking, Support
3' - 0"

PP PP Courtyard, Green Space
PP PP
PP
Residential
13' - 0" 13' - 0" 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
Powerlines to
Be Confirmed

125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"

2017.03.23
Scheme 3
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
30th Ave SW
Roof Deck Concept Imagery
PP
43' - 0 5/16"
42' - 6"
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
Deck Deck Deck Deck Deck Deck Deck Deck Deck Deck
C1-40 Line of LBA Line of LBA

92' - 11 31/32"
93' - 6 9/32"
Lots to South
SW
Porter
50' - 5 31/32"
50' - 5 31/32"
28' - 7 1/4"
Way
35' - 7 17/32"
35' - 7 1/32"
Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16 Roof Deck Concept Imagery
7' - 0 9/32"
PP PP
PP PP
PP
13' - 0" 13' - 0" 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
Powerlines to
Be Confirmed

125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
Roof Deck Concept Imagery

2017.03.23
Scheme 3 Departure Request
# Departure Request Code Requirements Explanation for Departure
1 The residential entries for the proposed 23.47A.008.D.2: The neighborhood located on 30th Ave SW facing west from the project site
West Buildings facing 30th Ave SW Where residential uses are located along a street-level is in SF 5000 zone. To respect the residential character of the surrounding
are placed on the same grade as the street-facing facade shall be at least 4 feet above or 4 context, the entries for the proposed West Buildings are placed on the
sidewalk on 30th Ave SW. feet below sidewalk grade or be set back at least 10 same grade as the sidewalk on 30th Ave SW.
feet from the sidewalk.
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"

30th Ave SW
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
Sight Triangles Sight Triangles
Asphalt
PP
Curb Cut New
Curb Cut
PP
Driveway
Driveway
19.7%
24' - 6"
%
.76
19
23' - 9"
LBA #3026219 LBA #3026219

22' - 2"
Conc Wall Courtyard

Line of LBA Line of LBA
38' - 5"
92' - 11 31/32"
Adjacent
93' - 6 9/32"
Building Line of Building Above Line of Building Above
M M M M M M M M M M M M M Courtyard M M M M M M M M M Conc Wall

6' - 0"
SW
Porter
7' - 0"
Way
26' - 8"
Existing Driveway
3' - 2"
3' - 2"

PP PP
13' - 0" 13' - 0" PP 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" PP 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP

Powerlines to
Page 36
Be Confirmed
125' - 3 1/2"
3257 Harbor Ave SW
23' - 2 5/16" 90' - 3 19/32" with SCL Rep

2017.03.23
Street Sections
3' - 4" Under
2 - Story House Allowable Height
with Sloping Roof
2' - 3" Under

9' - 0" L4 Allowable Height
30th Ave SW
9' - 6" L3
10' - 3" L2 10' - 7" L4
8' - 9" L1
14' - 5" L3
SW
Porter
10' - 0" L2 Way
Existing Driveway
10' - 0" L1
Harbor Ave SW
Street Section A
Street Section A Street Section B
5' - 10" Under

2 - Story House Allowable Height
with Sloping Roof
2' - 8" Under

Allowable Height
9' - 0" L4
10' - 0" L3
12' - 0" L2 10' - 3" L4
10' - 0" L1
9' - 9" L3
10' - 0" L2
10' - 0" L1
Street Section B
3257 Harbor Ave SW Street Sections Page 37

2017.03.23
Window Study
The diagram below illustrates the window study with adjacent

Harbor Place Condos. The proposed West Townhouses are 24'
apart from the adjacent Condos while East Townhouses 7' apart.
Harbor Place Condos
Proposed Townhouses
Harbor Place Condos Adjacent to the Project Site
West Townhouses
24'
ses
East Townhou
e Condos
Harbor Plac
7'
Ave SW
Harbor Place Condos Windows Harbor
Proposed Townhouses Windows
3257 Harbor Ave SW Window Study Page 38

2017.03.23
Evolution of Scheme 3 Massing
1 2 3
4 5 6

2017.03.23
Facade Modulation
East Building Blank Facade East Building with Vertically Articulated Facade East Building with Modulated Facade East Building with Materials
West Buildings with Vertically Articulated Facade West Buildings with Materials
West Buildings with Modulated Facade
3257 Harbor Ave SW Design Concept Page 40

2017.03.23
strand
Proposed Materials
strand
MODERN BEACH
BLACK SHUDDERS
1 MODERN BEACH
WHITE BOARD + BATTEN
GREY SHAKE
BLACK SHUDDERS GREY SHAKE, COLOR
2 GREY
BLACK FIBERCEMENT PANEL
SHAKE
WHITE + BLACK BOARD AND BATTEN
3 WHITE
WOOD GRAINBOARD
+ BLACK 30TH
COMPOSITE AVE
PANEL UPPER
AND BATTEN UNITS: GREY SHAKE, COLOR
Anticipated Layout
Anticipated Layout
Type 1: Harbor Ave SW
WHITE BOARD + BATTEN, BLACK
Anticipated Framing:
Anticipated Framing: SHUDDERS
30TH AVE UPPER UNITS: 30TH AVE UPPER UNITS:
4 Bonus/Den
Type 1: Harbor Ave SW
Level 1: WOOD GRAIN SOFFITLevel 1: Slab
Level 1: Bonus/Den Level 1: Slab
WHITE BOARD + BATTEN, WHITE BLACK
BOARD + BATTEN,
BLACK SHUDDERS BLACK SHUDDERS
SHUDDERS WHITE BOARD + BATTEN
30TH AVE SW UNITS: WHITE WITH BLACK ACCENTS
Level 2: 1 Bed + Full Bath Level 2: 2x12s
HARBOR AVE LOVER UNITS: HARBOR AVE LOVERBLACK
Level 3: Master Level 3: 2x12s
Level 3: Master
Level 4: LDK Level 3: 2x12sLevel 4: 2x12s 30TH AVE SW UNITS: WHITE WITH BLACK ACCENTS
UNITS:FIBERCEMENT PANEL BLACK SHUDDERS WHITEAVE
BOARD
5
Level 4: FIBER/VINYL
LDK WINDOW
Roof: Penthouse + Deck
Level 4: 2x12sRoof: 19 1/2 Trusses
30TH SW +UNITS:
BATTENWHITE WITH BLA
Roof: Penthouse + Deck GREY SHAKE + BLACK ACCENTS
Roof:
Type 2: 30th Ave SW 19 1/2 Trusses HARBOR
GREY SHAKE + BLACK ACCENTS AVE LOVER UNITS:
BLACK BOARD + BATTEN BASE
Level 1: Garage Level 1: Slab
GREY SHAKE + BLACK ACCENTS
Type 2: 30th Ave SW
Level 3: LDK Level 3: 2x12s
Level 4: Master Level 4: 11-7/8 TJIs
Level 1:Garage Level 1: Slab
Level
Roof: Penthouse + Deck
2: 1 Bed + Full Bath
Roof: 19 1/2 Trusses
Level 2: 2x12s HARBOR UNITS: GREY TEXTURE + BLACK BASE
Level 3: LDK Level 3: 2x12sAd-
3
4 Star Built-Green;
4
vanced Framing; 2x6 Exte- 1
Level 4: Master
5
Level 4: 11-7/8 TJIs
rior Walls
Roof: Penthouse + Deck Roof: 19 1/2 Trusses HARBOR UNITS: GREY TEXTURE + BLACK BASE
2 HARBOR UNITS: GREY TEXTURE + BLACK BASE
4 Star Built-Green; Ad-
vanced Framing; 2x6 Exte-
rior Walls COMBINE MODERN WITH TRADITIONAL BLACK + WHITE
COMBINE MODERN WITH TRADITIONAL BLACK + WHITE

WOOD COMPOSITE PANEL
GREY SHAKE, COLOR
BLACK SHUDDERS WHITE BOARD + BATTEN
GREY SHAKE, COLOR
COMBINE MODERN WITH TRADITIONAL BLACK + WHITE

WHITE BOARD + BATTEN
GREY SHAKE, COLOR BLACK SHUDDERS WHITE
3257 Harbor Ave SW Proposed Materials Page 41

2017.03.23
BLACK SHUDDERS WHITE BOARD + BATTEN
Looking West
3257 Harbor Ave SW Conceptual Perspective Page 42

2017.03.23
Looking East

2017.03.23
Section Perspective

2017.03.23
Looking West

2017.03.23
Existing Shadow Study
9:00 am 12:00 pm 3:00 pm
March 21
(Vernal/ Autumnal
Equinox)
June 21
(Summer Solstice)
December 21
(Winter Solstice)
3257 Harbor Ave SW Existing Shadow Study Page 46

2017.03.23
9:00 am 12:00 pm 3:00 pm
March 21
(Vernal/ Autumnal
Equinox)
June 21
E
December 21
June 21
(Summer Solstice)
W
S
Solar Orientation Diagram
December 21
(Winter Solstice)
3257 Harbor Ave SW Scheme 3: Preferred Shadow Study Page 47

2017.03.23
Scheme 1 Scheme 2 Scheme 3: Preferred
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
281' - 2 1/2"
125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4"
SF 5000 Lots to West Up Slope SF 5000 Lots to West Up Slope

125' - 2 1/4" 24' - 0 17/32" 131' - 11 3/4" 30th Ave SW
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0"

Sight Triangles Sight Triangles Sight Triangles Sight Triangles
Sight Triangles Sight Triangles Asphalt
PP PP PP
Curb Cut New
13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 16' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 24' - 0" 24' - 0" 9' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 20' - 11 23/32"
Curb Cut
Curb Cut Curb Cut Curb Cut PP
Curb Cut
Driveway
TH 17 TH 18 TH 19 TH 20 TH 21
24' - 2 15/32"
TH 22 TH 26 TH 30 TH 31 TH 32 TH 33 TH 34 TH 35 TH 19 TH 20 TH 21 TH 22 TH 23 TH 24 TH 25 TH 28 TH 31 TH 32 TH 33 TH 34 TH 35 TH 36 Driveway
24' - 0"
24' - 0"
24' - 0"
19.7%
24' - 6"
M M M M
23' - 9"
23' - 9" M M M M M M M M M M M M
%
M M M M M
M M M M
TH 23 TH 27 TH 26 TH 29
.76
19
23' - 9"
Adjacent TH 24 TH 28 TH 27 TH 30
23' - 0"
Line of Building Above Line of Building Above Line of Building Above
LBA #3026219 LBA #3026219
23' - 0"
22' - 2"
23' - 0"
23' - 0"
Building
Adjacent
Building Conc Wall Courtyard
38' - 11 1/2"
Line of LBA Line of LBA
38' - 11 1/2"
38' - 5"
38' - 3 27/32"
92' - 11 31/32"
92' - 11 31/32"
92' - 11 31/32"
93' - 6 9/32"
93' - 6 9/32"
Adjacent
93' - 6 9/32"
TH 25 TH 29 Building Line of Building Above Line of Building Above
38' - 11 1/2"
Line of Building Above M M M Line of Building Above M M M M Line of Building Above M M M
M M M M M M M
SW
Courtyard
Porter
M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M Conc Wall
6' - 0"
TH 13
SW TH 10
Way SW
11' - 0"
11' - 0"
Porter
7' - 0"
7' - 0"
TH 9 TH 12
Porter
Way 7' - 0"
Way
30' - 0"
TH 18
30' - 0"
26' - 8"
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 1 TH 3 TH 4 TH 5 TH 6 TH 7 TH 1 TH 2 TH 3 TH 4 TH 5 TH 6 TH 7 TH 8 TH 9 TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16
19' - 0"
19' - 0"
TH 10 TH 11 TH 12 TH 13 TH 14 TH 15 TH 16 TH 8 TH 11 LW 14 LW 15 LW 16 LW 17
TH 2
Existing Driveway Existing Driveway Existing Driveway
3' - 2"
3' - 2"
13' - 0" 13' - 0" 13' - 0" 13' - 0" 6' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 8' - 0" 24' - 0" 24' - 0"
PP 5' - 0 7/8" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP 17' - 0"
PP PP
PP PP PP PP PP 13' - 0" PP
PP PP 13' - 0" 13' - 0" 13' - 0" 5' - 3" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0" 13' - 0"
PP
Harbor Ave SW IG2 U/85 Lots to East Harbor Ave SW
125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32"
Powerlines to IG2 U/85 Lots to East Powerlines to
Powerlines to
Be Confirmed 125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32" Be Confirmed Be Confirmed
with SCL Rep with SCL Rep 125' - 3 1/2" 23' - 2 5/16" 90' - 3 19/32" with SCL Rep
238' - 9 13/32"
Positives: Positives: Positives:

1. U-Shaped courtyard creates a gathering space for residents 1. U-shaped courtyard creates a gathering space for residents 1. U-shaped courtyard creates a gathering space for residents
2. Off-street parking makes street condition better 2. Off-street parking makes street condition better 2. Off-street parking makes street condition better
3. Nice central path for residents and community 3. Nice central path for residents and community 3. Nice central path for residents and community
4. Decent view for most of the units facing the water 4. Live-Work units improve pedestrian experience on Harbor Ave SW 4. Setbacks and bays help modulate massing and reduce scale
5. Setback on East facing Harbor Ave SW allows for stoops and
Negatives: pedestrian separation
1. Roof decks are private access only Negatives: 6. Large courtyards that connect to the central path
2. No setbacks to the property lines facing East and West 1. Roof decks are private access only 7. All units get nice views facing water
3. Little facade variation on Harbor Ave SW 2. No setbacks to the property lines facing East and West
4. Less connection with central path except those facing it 3. 12 townhouse units do not have good views towards water
5. Limited view and bad sunlight condition for units in the middle 4. Reduced sunlight for units in the middle Negatives:
6. Residential use on first level on Harbor Ave SW may be 5. Little privacy for units in the middle facing each other 1. Roof decks are private access only
disturbed by pedestrians and bring safety concerns 6. Residential use on first level on Harbor Ave SW may be disturbed by 2.No setbacks to the property lines facing West
7. Minimal daylight for units facing South pedestrians and bring safety concerns 3. Minimal daylight for units facing South
7. Parking is not enough for the owner's target (1:1)
No Departures Requested 8. Minimal daylight for units facing South
Departure requested
Departure Requested 1. The residential entries for West Buildings are on the same grade as
1. The non-residential portion of Live-Work units extend less than 30' the sidewalk on 30th Ave SW.
required average depth from the street-level
3257 Harbor Ave SW Overview Page 48

2017.03.23

3257 Harbor Ave SW Design Packet

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3257 Harbor Ave SW Design Packet

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Conceptual Perspective

3257 Harbor Ave SW

21 Scheme Diagrams Site Area: 22,239 sf

22 EDG Scheme 1 Zoning: C1-40

Street Section ECA: 40% Steep Slope

3257 Harbor Ave SW Project Information Page 2

Industrial District West

West Seattle Bridge

West Seattle Stadium

West Seattle Golf Course

3257 Harbor Ave SW Context Map Page 3

Luna Park Cafe

Pet Care Center

3257 Harbor Ave SW Context Analysis Page 4

Primary Vehicular Cirulation

SITE Arterial Roads

Bike Access Path

3257 Harbor Ave SW Context Analysis Page 5

STEEP SLOPE/BUFFER DISCLAIMER

3257 Harbor Ave SW Site Survey Page 6

Tree List per Arborist Report:

20 21 23 24 25 26 27 (Threshold 30) (Threshold 30)

17 18 3.) Acer macrophyllum, bigleaf maple :

4 11.) Acer macrophyllum, bigleaf maple :

3257 Harbor Ave SW Existing Tree Conditions Page 7

IG1 U/85 IG2 U/85

C1-40 C2-40 LR1 SF-7200

3257 Harbor Ave SW Zoning Analysis Page 8

Single Family Residences

40 Height Limit 40 Height Limit 40 Height Limit

South-North Section Along Harbor Ave SW

23.47A.008 - Street-level development standards 31st Ave SW

3257 Harbor Ave SW Zoning Analysis Page 9

Site Surrounding buildings in the neighborhood varies

3257 Harbor Ave SW Surrounding Uses Page 10

Port of Seattle 9 Nucor Steel 10 Two-story House 11

3257 Harbor Ave SW Surrounding Uses Page 11

3257 Harbor Ave SW Surrounding Context Page 12

Aerial View Looking West

3257 Harbor Ave SW Surrounding Context Page 13

Site Looking East on 30th Ave SW

Aerial View Looking East

3257 Harbor Ave SW Surrounding Context Page 14

Across From Site Looking East on Harbor Ave SW

Site Site 2 Site

3257 Harbor Ave SW Surrounding Context Page 15

Across From Site

Looking West on 30th Ave SW

Aerial View Looking West

3257 Harbor Ave SW Surrounding Context Page 16

Parcel A, SDCI# 3027133

COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1;

Parcel D, SDCI# 3026267

3257 Harbor Ave SW Proposed Parcels Page 17

CS1 Natural Systems and Site Features PL1 Connectivity

CS1.B: Sunlight and Natural Ventilation PL1.A: Network of Open Spaces

3257 Harbor Ave SW Design Guidelines Page 18

PL3 Street-Level Interaction DC2 Architectural Concept

PL3.A: Entries DC2.A: Massing

3257 Harbor Ave SW Design Guidelines Page 19

3257 Harbor Ave SW Evolution of Massing Ideas Page 20

30th Ave SW 30th Ave SW 30th Ave SW

Existing Driveway Existing Driveway

Scheme 1 Scheme 2 Scheme 3