Arbor Heights

Early Design Guidance Meeting

4220 SW 100th St, Seattle, WA

Arbor Heights
4220 SW 100th Street Second Early Design Guidance Proposal
SDCI #:3025192
TABLE OF CONTENTS PROJECT INFORMATION

CONTEXT AND SITE 2 PROJECT INFORMATION ADDRESS: 4220 SW 100TH ST, SEATTLE, WA 98146
ANALYSIS
3 CONTEXT MAP LEGAL DESCRIPTION: HARRIS GARDEN TRS

4 CONTEXT ANALYSIS PARCEL #: 3123800055

6 ZONING ANALYSIS SITE AREA: 8091 SF

7 SURROUNDING USES ZONING: NC1-30

10 SURROUNDING CONTEXT OVERLAYS: NONE

15 ZONING MAP MISC: NONE

18 SITE SURVEY ECA: NONE

19 EXISTING SITE CONDITIONS EXISTING USE: EXISTING BUILDING TO BE DEMOLISHED

DESIGN GUIDELINES 22 DESIGN GUIDELINES MAX FAR: 2.5 MAX FOR MIXED USE. 2.25 MAX FOR SINGLE USE

24 INITIAL DESIGN CONSTRAINTS MAX DENSITY: NO LIMIT.

DESIGN EVOLUTION
27 CODE COMPLIANT MASSING HEIGHT: 30

29 EVOLUTION OF MASSING IDEAS PARKING REQUIRED: 1 PER DWELLING UNIT. NONE REQUIRED FOR COMMERCIAL USES < 1,500 SF

MASSING OPTIONS 31 SCHEME DIAGRAMS PROPOSED PROGRAM: 8 TOWNHOUSE UNITS AND 1 LIVE-WORK UNIT. 8 PARKING STALLS
PROVIDED. EXISTING STRUCTURES TO BE DEMOLISHED.
32 EDG SCHEME 1
PROJECT TEAM:
36 EDG SCHEME 2 DEVELOPER CLAREMONT PARTNERS LLC
ARCHITECT LEMONS ARCHITECTURE PLLC
40 EDG SCHEME 3

SCHEMATIC DEVELOPMENT 43 DEPARTURE DETAILS

44 SCHEME 3 DETAILS

47 MATERIALS

48 SHADOW STUDY

50 OVERVIEW

Arbor Heights Project Information Page 2

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 Georgetown
South Seattle College
West Seattle
King County International Airport
I-5

US-99
Boeing

Fauntleroy Ferry Terminal

Duwamish Waterway

Project Site

Puget Sound

Evergreen Campus

Rainier Golf and Country Club

Arbor Heights Context Map Page 3

4220 SW 100th Street Second Early Design Guidance Proposal
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 West Seattle/Alki

Site

Commercial
Roxhill
Elementary
School Institutional

lk
Freedom

Wa
Missionary Pedestrian Circulation:

te
Church
5 Min Radius

inu
46th Ave SW

-M
Pedestrian Circulation:

10
10 Min Radius

lk
Wa
Bus Stop

te
inu
Brace

5-M
Point
Pottery
SW 100th St

Seattle
Gospel
Assembly

Arbor
Heights
Community Arbor
Church Heights
Mar

Elementary
School
ine
View
Dr S
W

Arroyo Heights

Arbor Heights Context Analysis Page 4

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 West Seattle

43 Site
rd
Pl
SW
Commercial
SW 98th St
Institutional

Bus Stop

44th Ave SW
46th Ave SW

41st Ave SW
42nd Ave SW
California Ave SW
45th Ave SW

Primary Vehicular Cirulation

46th
Ave

Brace
Point
W S

Pottery
Marine V

SW 100th St SW 100th St
iew Dr S

Seattle
Gospel
W

Assembly

Arroyo Heights

Arbor Heights Context Analysis Page 5

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SF-9600
NC1-30 NEIGHBORHOOD COMMERCIAL

SF-7200 SINGLE FAMILY

Single Family
Height Limit: 30
SF-5000 SINGLE FAMILY
SF-9600
SF-7200 LR3 LOW RISE MULTI-FAMILIY

SF-9600 SINGLE FAMILY

SITE
NC1-30
Height Limit: 30
SW 100th St
SW 100th St
SF-5000

California Ave SW

42nd Ave SW
SW 101st St

Single Family
SW 102nd St Height Limit: 30

41st Ave SW
LR3

SF-5000
SF-9600

Arbor Heights Zoning Analysis Page 6

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 Site 1 Seattle Gospel Assembly
2 Brace Point Pottery
Residential/Single Family
3 One-Story House
SW Roxbury St
6 7 4 Commercial 4 Two-story House
5 Three-story House
Religious
6 Three-story House
43 8 Main Vehicular Circulation 7 Three-story House
9 rd
Pl 8 Three-story House
SW
4 9 Three-story House
3
SW 98th St
11
SW 98th St 10 View from SW 100th St.
46th

11 One-Story House
California Ave SW
Ave

12 Episcopal Church
44th Ave SW

41st Ave SW

40th Ave SW

40th Ave SW
S

13 Two-story House
W

14 Three-story House
15 One-Story House
16 Three-story House
2
10 17 Two-story House
SW 100th St SW 100th St
1 18 18 Two-story House Under construction

40th Ave SW
41st Ave SW

40th Ave SW
44th Ave SW

California Ave SW

SW 101st St
Mar
ine

14
Vie

16
13
w

SW 102th St
SW 102th St
Dr S

17

12
W

Arbor Heights Surrounding Uses Page 7

4220 SW 100th Street Second Early Design Guidance Proposal
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 1 2 3

4 5 6

7 8 9

Arbor Heights Surrounding Uses Page 8

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 10 11 12

13 14 15

16 17 18

Arbor Heights Surrounding Uses Page 9

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 Site 1

Looking North on SW 100th St

California St SW

42nd St SW

t SW

42
nd
ia S

St
forn

SW
1

Cali
Site

SW 100th St
Site 1

SW 100th St

Aerial View Looking North

Arbor Heights Surrounding Context Page 10

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 1 2 3

Across From Site Looking South on SW 100th St.

1 2 3
SW 100th St 1 2
3
SW 100th St
Site
Site
California St SW

Califor
42nd St SW

W
St S

nia St S
42nd

W
Aerial View Looking South

Arbor Heights Surrounding Context Page 11

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 1 2 Site

Looking East on SW 100th St

42nd St SW
SW 100th St

Site

1 2 Site
1 2
1
California St SW

SW 100th St
California St SW

Looking East on SW 100th St

Arbor Heights Surrounding Context Page 12

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 1 2 3

Across From Site Looking East on California Ave SW

1 2 3

California St SW
1 2 3
California St SW
SW 100th St

Site

Site

St
SW 100th
42nd St SW
Looking West on SW 100th St

Arbor Heights Surrounding Context Page 13

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 View from Alley 1 Looking North on SW 100th St. 2
California St SW

4 Site
Alley

3 SW 100th St
2

SW Corner view of Site 3 Looking East on California Ave SW 4

Arbor Heights Site Context Page 15

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Surrounding Uses

Alley
California Ave SW 42nd St SW

30 Height Limit 30 Height Limit 30 Height Limit 30 Height Limit

Project Site East-West Section

Existing 1-story Building
NC1-30
Single Family Residences
SF-7200 Business
NC1-30

Single Family
Residence
SF-7600
30 Height limit
California Ave SW

NC1-30
42nd Ave SW

30 Height limit
Alley

SW 100th St.
Single Family
Residence
41st Ave SW

SF-5000
30 Height limit

Site

Arbor Heights Surrounding Uses Page 16

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Zoning Map
SF-7200 NC1-30 SF-5000
SF-5000 NC1-30 SF-7200
30 ht limit 30 ht limit 30 ht limit
30 ht limit 30 ht limit 30 ht limit

SITE

SITE
SW
42nd St

St
SW
California Ave SW

0 th
10

10
0t
h

SW
St
Current Zoning with Existing Context - NW View Current Zoning with Existing Context - NE View

42nd St SW

SITE
SW
10

SITE St
0t
h

h
0t
St

10
SW
California A
ve SW

W
d St S
42n

Massing with Existing Context - NW View Massing with Existing Context - NE View

Arbor Heights Zoning Map Page 17

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 Existing Building Occupies 82.0%
18.0% Ground Plane is Open

Arbor Heights Survey Page 18

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Existing Site Conditions

Looking South in Alley

Property
Line 16 0

Alley Adjacent to Site Looking North in Alley

Arbor Heights Existing Site Conditions Page 19

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Existing Site Conditions

Existing Structure Existing Structure

0' Setback to Property Line per Survey

Existing Building and Adjacent Building Shown Above

Arbor Heights Existing Site Conditions Page 20

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Existing Site Conditions

Property Line
t
SW 100th S
Project Site

Existing Structure on the Project Site Brace Point Pottery Adjacent to the Project Site
The current site has no sidewalks, planters, or seating areas as shown above. The brightly lit studio/storefront displays artwork and products. Brace Point Pottery also
hosts events such as inviting other artists to display their artwork to the community.

Residence for
Brace Point Pottery
Project Site Alley
Project Site
California Ave SW SW 100th St SW 100th St

Looking Along California Ave SW Looking Along SW 100th St Brace Point Pottery Storefront

Arbor Heights Existing Site Conditions Page 21

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SEATTLE DESIGN GUIDELINES
CONTEXT AND SITE
CS1 NATURAL SYSTEMS AND SITE FEATURES
CS1.B: SUNLIGHT AND NATURAL VENTILATION
Daylight is maximized for interior and exterior spaces based on the form and placement of the
buildings. The East Buildings Facade is oriented East to West. Units get the maximum amount of
natural daylight through windows and storefront from the South. Similarly, units in the West Building
receive direct daylight from openings on the south facade but they get the maximum amount of
daylight from the west in the afternoon hours. By having two different massings, there is more of a
chance for natural ventilation between the units.
CS2 URBAN PATTERN AND FORMS
CS2.C: RELATIONSHIP TO THE BLOCK
30' setback from the ground level and 25' setback in upper levels from the property behind gives
ample space for natural ventilation and daylights between the proposed design and the adjacent
property to North.
The project reduces the scale of the street wall with well organized entries and placement of street
trees and planters. With wide sidewalks and planting strips along California Ave SW and SW 100th
St, the street conditions are enhanced for pedestrian environment.
CS2.II: CORNER LOTS
The overall design reinforces the corner lot condition and enhances the pedestrian environment. The
building is appropriately scaled and the seven-foot sidewalk facilitates successful pedestrian flow
with good visibility at the intersection.
CS2.III: HEIGHT, BULK, AND SCALE
The mass is strategically placed on the site to hide parking in the rear and create a large buffer
between the existing context. The perceived mass is reduced with additional building setbacks and
the use of high quality 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
break down the scale and better fit in with the neighborhood.
CS3 ARCHITECTURAL CONTEXT AND CHARACTER
CS3.A: EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES
All three zones surrounding the site have a 30' - 0" height limit, therefore, the massing will fit well with
existing context and future context. A combination of street trees, facade modulation, and appropriate
drop lighting reduces the scale of massing at the street level. These attributes will provide a positive
impact and enhance the neighborhood. In consideration of the surrounding residential context,
massing modulation as well as facade articulation have been thoroughly explored to reduce the
scale of the proposed design. Use of natural materials and facade articulation also help the proposed
design to fit into the residential context.
Arbor Heights
4220 SW 100th Street
#3025192
PUBLIC LIFE
PL1 CONNECTIVITY
PL1.A: NETWORK OF OPEN SPACES
A corridor between the buildings extending off the pedestrian sidewalk giving direct access to the
motor court in the back. Setbacks are also created to the property lines facing the streets to provide
more wide sidewalks and planting strips.
PL1.B: WALKWAYS AND CONNECTIONS
The active sidewalk creates a good transition between the public and private realm. The project is
setback from property lines allowing for a 7' wide sidewalk and 10.5' wide planting strip on California
Ave SW and a 7' wide sidewalk and 5' wide planting strip on SW 100th St. Appropriately scaled
facades and street furniture are designed for human comfort.
PL1.C: OUTDOOR USES AND ACTIVITIES
The large amount of glazing on the street level facades provides large open inviting spaces. A
combination of street trees, facade modulation, and appropriate drop lighting reduces the scale at
the street level.
PL2 WALKABILITY
PL2.A: ACCESSIBILITY
Entries for all units are facing the streets. Three units in West building is facing California Ave SW
and six units in East Building are facing SW 100th St. The primary entries are obvious with clear lines
of sight from SW 100th St. and California Ave SW. Residents have separate entrances setback from
the main pathway for privacy.
PL2.B: SAFETY AND SECURITY
Retail units from both East and West buildings face SW 100th St. and California Ave SW, respectively.
Large, glazed windows facing the street provide users and pedestrians with a safer, well-lit street.
PL2.D: WAYFINDING
Well-lit storefronts at the street level creates a strong retail edge with maximum visibility into the
building interior. Planters, planting strips, and bike racks along California Ave SW and SW 100th St.
help create more inviting space in the neighborhood.
PL3 STREET-LEVEL INTERACTION
PL3.A: ENTRIES
As already mentioned in PL2.A: Accessibility, all primary entries are located facing SW 100th St and
California Ave SW, and private entries are located at the rear side for privacy for residents. Wooden
screen canopies also add warmth to the entries and provide cover from weather for patrons.
PL3.B: RESIDENTIAL EDGES
Residential entries are placed at the street facing facades. Canopies are placed so entries are
easily identifiable and also provide weather protection. Private entries are located at the rear side for
security and privacy for residents. There is also 30' - 0" of buffer from the property line to North and
provide privacy between the proposed building and the adjacent building. The proposed design is
placed back from the street to provide wider sidewalks and planting strips.
PL4 ACTIVE TRANSPORTATION
PL4.A: ENTRY LOCATIONS AND RELATIONSHIPS
The proposed design serves all modes of transportation through pedestrian-friendly sidewalks, bike
racks, and parking stalls. As both West and East buildings are facing California Ave SW and SW
100th St. respectively, the proposed design connects all major points of access on the site.
Design Guidelines
Second Early Design Guidance Proposal
DESIGN CONCEPT
DC1 PROJECT USES AND ACTIVITIES
DC1.B: VEHICULAR ACCESS AND CIRCULATION
The project provides an easy vehicular transition from SW 100th St into the pedestrian and Motor
Court via the adjacent Alley. Improved street conditions such as sidewalks, planting strips, and
placement of bike racks create safe and attractive conditions for pedestrians, bicyclists, and
drivers.
DC1.C: PARKING AND SERVICE USES
Parking is angled for ease of access. Parking is also placed on North side of the site behind the
buildings to hide cars for the public realm. A corridor between the buildings provides direct access
to parking from the main pedestrian pathway.
DC2 ARCHITECTURAL CONCEPT
DC2.A: MASSING
The form of the building relates to the neighborhood in height and scale. The massing is broken
down with materials and facade modulation. The scale of the proposed design has been reduced
by breaking down the massing into two.
DC2.B: ARCHITECTURAL AND FACADE COMPOSITION
Additional building setbacks add to the facade composition and enhance the natural materials.
DC2.D: SCALE AND TEXTURE
Architectural features and elements such as bay windows and wooden panels are incorporated
for the proposed design. Character of the proposed design has been well established by the use
of materials and facade articulation for the street level and overall design. The articulation of the
facade is consistent throughout the design and the relationship of the roof decks to the street
level enhances the concept. The warm feel of the dark materials provides comfort for residents
and the public.
DC3 OPEN SPACE CONCEPT
DC3.B: OPEN SPACES AND USES ACTIVITIES
A corridor placed between West and East buildings creates a nice open space between the
buildings to allow for more 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 and accommodate a variety of activities.
DC4 MATERIALS
DC4.A: EXTERIOR ELEMENTS AND FINISHES
Warm, wood finish panels break down the facade and compliment the dark shade of the lap
siding. These materials fit in with the architectural context of the area. Lighting from the large
amount of glazing along SW 100th St. and California Ave SW will further enhance the street front
facades and the pedestrian pathway.
DC4.D: TREES, LANDSCAPE, AND HARDSCAPE MATERIALS
With nice planting strips on California Ave SW and SW 100th St, landscape materials and
plants will accent the design. Improved landscape on streets will help create the site to be more
welcoming and inviting place in the neighborhood.
Page 23
2017.04.20
Initial Design Constraints

NORTH PROPERTY LINE: 15' - 0" RESIDENTIAL ZONE SETBACK

SMC 23.47A.014.B3 Setback Requirements:

Envelope Proposed
Max Envelope Allowed
North Lot Line Abutting Residential Zone: Zero
feet up to a height of 13' - 0", then 15' - 0" setback
required for portions of structure from 13' - 0" to 40'
24' - 0"
15 - 0
23' - 0"
- 0", then an additional 2' - 0" of setback for every
10' - 0" above 40' - 0".

30' - 0"
25 - 0
Setback provided: 30' - 0" setback provided on

St
ground level and 25' - 0" setback in upper levels

h
0t
for East Building. 15'-0" setback provided for West

10
Building. Cal

SW
ifor
nia
Ave
SW

10 - 0
WEST PROPERTY LINE: 15' - 0" RESIDENTIAL ZONE SETBACK
Required Setback
Triangles Max Envelope Allowed on Street
SMC 23.47A.014.B1 Setback Requirements: 15' - 0"

Level

Side Lot Lines and Front Lot Line Abutting

15' - 0"
Residential Zone: The required setback forms a
Envelope Proposed
California Ave SW

triangular area. Two sides of the triangle extend

along the street lot line and side lot line 15 feet
from the intersection of the residentially zoned Alley
lot's front lot line and side lot line abutting the
residentially zoned lot.

Setback Provided: The proposed design meets

the code requirement as shown in the diagram.

SW 100th St

WEST PROPERTY LINE: 14' - 0" POWERLINE CLEARANCE

St
14

h
'R

0t
ad
ius Cal

10
Powerline Clearance: ifor
nia
10 - 0

SW
Ave
Seattle City Light requires a 14' - 0" radius SW
clearance at hight voltage powerlines.
Zoning Envelope Usually Allowed
10 - 0
10 - 0

Arbor Heights Initial Design Constraints Page 24

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Code Compliant Massing

SF-7200 NC1-30 SF-5000

30 ht limit 30 ht limit 30 ht limit

EXISTING FOOTPRINT TAKES UP 82% OF THE SITE

PROPOSED FOOTPRINT ONLY USES 53% OF THE SITE

St
0th
10
EXISTING

SW
SITE EXISTING CONTEXT ALONG THE ALLEY

NC1-30
30' height limit

Adjacent Building
(24' at Highest Point of Roof)

3-STORY

St
0th
APARTMENT
10
SW

SITE CODE COMPLIANT APARTMENT SECTION

3-STORY APARTMENT MASSING ALONG THE ALLEY

NC1-30
30' height limit

Adjacent Building
(24' at Highest Point of Roof)

PROPOSED
St
0th

DESIGN
10
SW

SITE PROPOSED DESIGN SECTION

3-STORY LIVE/WORK MASSING ALONG THE ALLEY

Arbor Heights Code Compliant Massing Page 25

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Code Compliant Massing
16' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16" 14' - 2 7/16"

Maximum FAR: 2.5 Mix of Residential or Non-Residential

2.5 x 8,091sf = 20,250sf
Total Area: 20,100sf Proposed

15' - 0"
20,100sf < 20,250sf

15' - 0"
Ramp Down to Below Grade Parking

This development scheme utilizes 99.2% of FAR/Maximum

Unit 10 Unit 11 Unit 12 Unit 13 Unit 14 Unit 15 Unit 16 Unit 17 Unit 18

California Ave SW
development potential Line of Building Above

Parking: 20 parking stalls at below grade garage; cost prohibitive

Alley

61' - 8 5/32"

58' - 8 5/8"
B

LW 1 LW 2 LW 3 LW 4 LW 5 LW 6 LW 7 LW 8 LW 9

30' - 0"
128' - 4"
A

SW 100th St Code Compliant 3-story Apartment Site Plan

Code Compliant 3-story Apartment Massing
10 - 0

15 - 0
10 - 0

5 - 0
10 - 0
9 - 0
10 - 0

Section A SW
10
0th
St
t
Ca thS
lifo
rni 100
SW SW
10 - 0

aA
ve ve
ia A SW
orn
10 - 0

lif
Ca
10 - 0

Looking SW View Looking NE Street View

- 0
10 -90

Section B

Arbor Heights Code Compliant Massing Page 27

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 Evolution of Massing Ideas
Front (Looking NW)

Broken Down into Two Massings Powerline Clearance for East Massing Reduced Massing and Facade
Articulation to Break Down Scale
Setback Created Facing SW 100th St Setback Created to North property line
Back (Looking SW)

Broken Down into Two Massings Powerline Clearance for East Massing Reduced Massing and Facade
Articulation to Break Down Scale
Setback Created Facing California Ave SW Setback Created to North property line

Arbor Heights Evolution of Massing Ideas Page 29

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 Massing Options

Scheme 1 Scheme 2 Scheme 3: Preferred

126'-4 7/16"

30 0 66'-6 15/16" 30 - 0 11 31/32" 128 - 1 3/4

128 - 1 3/4
30' - 0" 30' - 0" 30' - 0"

15' - 0"
15' - 0"
15 - 0 Rear Setback Required
15' - 0"

30' 0" 30' - 0" 15 - 0 Rear Setback Required

15 - 0
15' - 0"
32 - 4 3/4
15 - 0 Rear Setback Reqd Courtyard Vehicular Access
via Alley
California Ave SW

15' - 6"
15' - 6"

LW 1

California Ave SW
LW 7

California Ave SW

15 - 2
15' - 0"
5' - 10" 18' - 6" 18' - 6" 18' - 6" 5' - 10" TH 1
59'-7 5/8"

LW 3 LW 6 LW 9

59'-7 5/8"

5 - 1
61 - 9 9/32

61 - 9 9/32
15' 6"

15' - 6"
LW 2 LW 8

15 - 3
Alley

45 - 8
TH 2
Alley
Alley

30' - 0"
LW 4 LW 5

30' 0"
LW 6

30 6
LW 1 LW 2 LW 4 LW 5 LW 7 LW 8
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8
15' - 6"

15' 6"
LW 9

15 - 2
10' - 6" 7' - 0" LW 3
10' 6" 7' 0"
No Front and Side LW 1
Setbacks Required 10 - 6 7 - 0

1'-0 1/2"
5 - 0 7 - 0
1'-0 1/2" 30 - 0 5' - 10" 55 - 6 5' - 10" 30- 0 3'-8 13/16"
No Front and Side

5 - 0 7 - 0
Setbacks Required No Front and Side
32 - 4 3/4 14 - 11 1/2 14 - 11 Setbacks Required
6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2
3' - 3 7/16" 15' - 0" 15' - 0" 14' - 8 1/8" 15' - 0" 15' - 0" 14' - 8 1/8" 15' - 0" 15' - 0" 5' - 2 9/32"

5 0
SW 100th St
SW 100th St
SW 100th St

Positives: Positives: Positives:

1. Strong corner presence 1. Large courtyard to North for outdoor activities 1. Form allows for daylighting on all facades
2. Private spaces located above retail 2. Two wide corridors between massings for improved access to light and air 2. Two different levels of private roof decks
3. Large roof deck spaces 3. Large roof decks for residents 3. Corridor separates two massings and provides access to parking
4. Large courtyard and two corridors 4. Parking screened from street view
5. High profile building Negatives: 5. Large amounts of glazing at the street front facilitates interaction
1. Little faade variation 6. Warm natural materials enhance the neighborhood
Negatives: 2. No parking stalls provided 7. Parking is accessed off the alley
1. Little Facade Variation 3. Roof decks are private access only 8. Provides the most parking of all 3 options
2. East Building units receive little direct light during the day 4. Minimal daylight for units facing North
3. Retail faade has little engagement with public 5. Large amount of glazing on ground level feels too commerical for the site Negatives:
4. No setbacks from main pedestrian sidewalk 6. No parking means proposed alley improvements (paving and drainage are 1. Few setbacks from the South property line
5. Three units are front on an alley no longer required for this project.) 2. Roof decks are private access only
3. Minimal daylight in the separation corridor
6. Limited parking provided
No Departures Requested
Departures requested
Departures requested
1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit 1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit
2. Residential uses are occupying more than 20% of the street-level street-
facing facade
3. The floors of the dwelling units along California Ave SW and SW 100th
St at less than required minimum of 4 feet above/below sidewalk grade
4. Reduced floor to floor height for commercial use/ live-work

Arbor Heights Overview Page 31

4220 SW 100th Street Second Early Design Guidance Proposal
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Scheme 1

Scheme 1 makes a statement on the corner of California Ave SW

and SW 100th St with three massings that make up a U-shape.
Large amounts of glazing face SW 100th St and California Ave
SW on the residential levels for access to natural daylighting. Two
corridors separate the massings and allow for natural daylighting and
ventilation into the units. The U-shaped massings also allows for a
courtyard that can be accessed from both California Ave SW and the
alley.

Total Area: 12,600 sf

Maximum FAR: 2.5 Mix of Residential or Non-Residential

2.5 x 8,091sf = 20,250sf

12,600sf < 20,250sf, Using 62% of FAR/ Development Capacity

Number of Units: 9 Live-Work Units

Looking NW Street View Looking NE Street View
Number of Parking Stalls: 5 Parking Stalls Provided, None Req'd

Positives:
1. Strong corner presence
2. Private spaces located above retail
3. Large roof deck spaces
4. Large courtyard and two corridors
5. High profile building

Negatives:
1. Little Facade Variation
2. East Building units receive little direct light during the day
3. Retail faade has little engagement with public
4. No setbacks from main pedestrian sidewalk
5. Three units are front on an alley
6. Limited parking provided

Departures requested
1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit

Looking SE View Looking SW View

Arbor Heights EDG Scheme 1 Page 32

4220 SW 100th Street Second Early Design Guidance Proposal
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 Roof Deck
126'-4 7/16"

30 0 66'-6 15/16" 30 - 0 11 31/32"

Live 10' L3

15' - 0"
15' - 0"
Live 15 - 0 Rear Setback Required
10' L2

15' - 0"
30' 0" 30' - 0"

Work 13' L1

California Ave SW

15' - 6"
15' - 6"
LW 1 LW 7

Street Section Perspective A 5' - 10" 18' - 6" 18' - 6" 18' - 6" 5' - 10"

59'-7 5/8"

59'-7 5/8"
15' 6"

15' - 6"
LW 2 LW 8 B
Alley
LW 4 LW 5

30' 0"
LW 6

15' - 6"

15' 6"
10' - 6" 7' - 0" LW 3 LW 9

No Front and Side

Setbacks Required

1'-0 1/2"
5 - 0 7 - 0
1'-0 1/2" 30 - 0 5' - 10" 55 - 6 5' - 10" 30- 0 3'-8 13/16"

Roof Deck Roof Deck

Roof Deck

A
Live Live Live 10' L3
SW 100th St
Anticipated parking stall layout, subject to change by SDOT
Live Live
EDG Scheme 1: Site Plan
Live 10' L2

Work Work Work 13' L1 Courtyard, Green Space

Street Section Perspective B Parking, Support

Live-Work

Arbor Heights EDG Scheme 1 Page 33

4220 SW 100th Street Second Early Design Guidance Proposal
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 126'-4 7/16"

15'-0"

15'-0"

15'-0"
15'-0"
30' 0" 30' 0"

California Ave SW

15' 6"
15' 6"
LW 1 LW 7

5' 10" 18' 6" 18' 6" 18' 6" 5' 10"

Alley

59'-7 5/8"

59'-7 5/8"
15' 6"
LW 2 LW 8

15' 6"
LW 5 LW 6

30' 0"
LW 4

15' 6"
15' 6"

LW 3 LW 9

1'-0 1/2"
5' 10"
1'-0 1/2" 30 0 5' 10" 55 6 30 0 3'-8 13/16"

SW 100th St
EDG Scheme 1: Level 2-3 Plan

126'-4 7/16"

30 0 66'-6 15/16" 30 0 11 31/32"

15'-0"

15'-0"
30' 0" 30' 0"
California Ave SW

Roof Deck
Roof Deck

LW1 LW7

5' 10" 55 6 5' 10"

59'-7 5/8"

59'-7 5/8"
Roof Deck Roof Deck
Alley
LW 2 LW 8

LW 4 LW 5 LW 6 30' 0"
Courtyard, Green Space

LW 3 LW 9

Roof Deck Roof Deck Roof Deck Roof Deck Roof Deck
Parking, Support
1'-0 1/2"

EDG Scheme 1: Roof Deck Plan Live-Work

SW 100th St

Arbor Heights EDG Scheme 1 Page 34

4220 SW 100th Street Second Early Design Guidance Proposal
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Scheme 1: Departure Request

# Departure Request Code Requirements Explanation for Departure

1 Departure requested for curb cut exit on California SMC 23.47A.032.A21: Proposed 1-way woonerf vehicle exit on California Ave SW allows for 30'-6" depth for
Ave SW for 1-way woonerf vehicle exit. Access to parking shall be from the alley if the lot abuts an alley improved to six units and 32'-5" depth for three units and meets the requirement for at least 30'-0"
the standards of subsection 23.53.030.C, or if the Director determines that alley depth for commercial spaces on the ground level. Vehicles enter via the alley and
access is feasible and desirable to mitigate parking access impacts. If alley exit through the proposed curb cut exit on California Ave SW, providing a generous
access is infeasible, the Director may allow street access. radius for vehicles to turn. The curb cut will allow 30' required non-residential use
depth and support 5 parking stalls.

Proposed curb cut exit

126'-4 7/16"

30 0 66'-6 15/16" 30 - 0 11 31/32"

Entry

15' - 0"
15' - 0"
15 - 0 Rear Setback Required
10'-0" Exit
15' - 0"

30' 0" 30' - 0"

California Ave SW

15' - 6"
15' - 6"

LW 1 LW 7

5' - 10" 18' - 6" 18' - 6" 18' - 6" 5' - 10"
59'-7 5/8"

59'-7 5/8"
15' 6"

15' - 6"
LW 2 LW 8
Alley
SW 10
0th St
LW 4 LW 5

30' 0"
LW 6
Proposed curb cut exit
15' - 6"

15' 6"
10' - 6" 7' - 0" LW 3 LW 9

No Front and Side

Setbacks Required

1'-0 1/2"
10'

5 - 0 7 - 0
1'-0 1/2" 30 - 0 5' - 10" 55 - 6 5' - 10" 30- 0 3'-8 13/16"

W
rnia Ave S
Califo

SW 100th St

Vehicular Circulation EDG Scheme 1: Site Plan

Looking SW Along California Ave SW

With the curb cut exit on California Ave SW, 5 parking stalls are provided in the motor court & woonerf.

According to SDOT, this new curb alignment will not eliminate parking. SDOT cannot guarantee future curbsite
parking, but for now and near future SDOT does not see any reason to restrict curb site parking here.

Arbor Heights Page 35

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 2
Scheme 2 has three massings with same scales.The large courtyard to
North opens up and connects to the pedestrian sidewalk, providing an
opportunity for an interactive, well-landscaped area. This scheme has wide
open corridors between massings to allow for more natural daylighting and
to help reduce the bulk and scale of the building.

Total Area: 12,150sf

Maximum FAR: 2.5 Mix of Residential or Non-Residential

2.5 x 8,091sf = 20,250sf

12,150sf < 20,250sf, Using 60% of FAR/ Development Capacity

Number of Units: 9 Live-Work Units

Number of Parking Stalls: None required

Looking NW Street View Looking NE Street View

Positives:
1. Large courtyard to North for outdoor activities
2. Two wide corridors between massings for improved access to light and
air
3. Large roof decks for residents

Negatives:
1. Little faade variation
2. No parking stalls provided
3. Roof decks are private access only
4. Minimal daylight for units facing North
5. Large amount of glazing on ground level feels too commerical for the
site
6. No parking means proposed alley improvements (paving and drainage
are no longer required for this project.)

No Departures Requested

Looking SE View Looking SW View

Arbor Heights EDG Scheme 2 Page 36

4220 SW 100th Street Second Early Design Guidance Proposal
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 128 - 1 3/4

30' - 0" 30' - 0" 30' - 0"

Roof Deck

15' - 0"
Live 10' L3
15 - 0 Rear Setback Reqd Courtyard

Live 10' L2
B

California Ave SW

15' - 0"
LW 3 LW 6 LW 9

61 - 9 9/32
Work 13' L1

Street Section Perspective A

Alley

30' - 0"
LW 1 LW 2 LW 4 LW 5 LW 7 LW 8

10' 6" 7' 0"

No Front and Side

Setbacks Required

3' - 3 7/16" 15' - 0" 15' - 0" 14' - 8 1/8" 15' - 0" 15' - 0" 14' - 8 1/8" 15' - 0" 15' - 0" 5' - 2 9/32"

5 0
SW 100th St
A

Roof Deck Roof Deck Roof Deck

EDG Scheme 2: Site Plan

Live Live Live Anticipated parking stall layout, subject to change by SDOT
10' L3

Live Live Live

10' L2

Courtyard, Green Space

Work Work Work
13' L1

Parking, Support
Street Section Perspective B

Live-Work

Arbor Heights EDG Scheme 2 Page 37

4220 SW 100th Street Second Early Design Guidance Proposal
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THIS PAGE INTENTIONALLY LEFT BLANK
 30' - 0" 30' - 0" 30' - 0"

15' - 0"
California Ave SW

15' - 0"
LW 3 LW 6 LW 9

Alley

LW 1 LW 2 LW 4 LW 5 LW 7 LW 8
30' - 0"

3' - 3 7/16" 15' - 0" 15' - 0" 14' - 10" 15' - 0" 15' - 0" 14' - 10" 15' - 0" 15' - 0" 5' - 2 9/32" EDG Scheme 2: Level 2 Plan

SW 100th St

30' - 0" 30' - 0" 30' - 0"

15' - 0"
California Ave SW

Roof Deck Roof Deck

Roof Deck
15' - 0"

LW 3 LW 6 LW 9

Alley

LW 1 LW 2 LW 4 LW 5 LW 7 LW 8
30' - 0"

Courtyard, Green Space

Roof Deck Roof Deck Roof Deck Roof Deck
Roof Deck Roof Deck

Parking, Support

3' - 3 7/16" 15' - 0" 15' - 0" 14' - 10" 15' - 0" 15' - 0" 14' - 10" 15' - 0" 15' - 0" 5' - 2 9/32"
EDG Scheme 2: Roof Deck Plan Live-Work

SW 100th St

Arbor Heights EDG Scheme 2 Page 39

4220 SW 100th Street Second Early Design Guidance Proposal
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Scheme 3: Preferred
The massing is broken down by articulating the faade with warm
natural materials extending vertically from the ground. The L-shaped
mass is situated along the South property line providing a natural
setback from adjacent buildings to the North. The setbacks in the
building allow for natural daylighting to all facades and bring a positive
impact on the neighborhood. A large motor court and woonerf fits
naturally to the North of the building with vehicular access via the alley.

Total Area: 12,000 sf

Maximum FAR: 2.25 Residential Use only and 2.5 for Mixed Resi-
dential
2.25 x 8,091sf = 18,225sf

11,867sf < 18,225sf, Using 65% of FAR/ Development Capacity

Number of Units: 8 Townhouse Units and 1 Live-Work Unit

Number of Parking Stalls: 8 Medium Stalls, None Required

Looking NW Street View Looking NE Street View
Positives:
1. Form allows for daylighting on all facades
2. Two different levels of private roof decks
3. Corridor separates two massings and provides access to parking
4. Parking screened from street view
5. Large amounts of glazing at the street front facilitates interaction
6. Warm natural materials enhance the neighborhood
7. Parking is accessed off the alley
8. Provides the most parking of all 3 options

Negatives:
1. Few setbacks from the South property line
2. Roof decks are private access only
3. Minimal daylight in the separation corridor

Departures requested
1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit
2. Residential uses are occupying more than 20% of the street-level
street-facing facade
3. The floors of the dwelling units along California Ave SW and SW
100th St at less than required minimum of 4 feet above/below sidewalk
grade
4. Reduced floor to floor height for commercial use/ live-work (IE not 13' Looking SE View Looking SW View
FTF)

Arbor Heights EDG Scheme 3: Preferred Page 40

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
 Open Rail Open Rail

Roof Deck 128 - 1 3/4

24' at Highest Point of (No Penthouses)
Sloped Roof
Residential Unit 10' L3
15 - 0 Rear Setback Required

15 - 0
32 - 4 3/4
25' - 0" Vehicular Access
Residential Unit 10' L2 via Alley

California Ave SW

15 - 2
Residential Unit 10' L1 TH 1

5 - 1

61 - 9 9/32
30' - 0"
Roof Deck Street Section Perspective B

15 - 3
45 - 8
TH 2 C
Alley

30 6
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8

15 - 2
LW 1
10 - 6 7 - 0

5 - 0 7 - 0
No Front and Side
32 - 4 3/4 14 - 11 1/2 14 - 11 Setbacks Required
6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2

Open Rail Roof Deck

(No Penthouses)

B
SW 100th St EDG Scheme 3: Site Plan
Roof Deck Residential Unit Residential Unit 10' - 0" L3 Anticipated parking stall layout, subject to change by SDOT

Residential Unit Residential Unit 10' - 0" L2

Courtyard, Green Space
10' - 0" L1
Residential Unit Residential Unit

Parking, Support

Street Section Perspective C

Live-Work

Residential

Arbor Heights EDG Scheme 3: Preferred Page 41

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
 32 - 4 3/4 32 - 4 3/4

15 - 2 1/2
TH 1

15 - 2 1/2
TH 1
45 - 8

15 - 3

45 - 8
TH 2

15 - 3
TH 2

35 7
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8
15 - 2 1/2

15 - 2 1/2
LW 1

LW 1

32 - 4 3/4 6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2 14 11

32 - 4 3/4 6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2 14 11

EDG Scheme 3: Level 2 Plan EDG Scheme 3: Roof Deck Plan

32 - 4 3/4

Roof Deck TH 1
45 - 8

Roof Deck TH 2

35 7
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8

Courtyard, Green Space

Roof Deck
LW 1

Parking, Support
32 - 4 3/4 6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2 14 11

Live-Work

EDG Scheme 3: Level 3 Plan Residential

Arbor Heights EDG Scheme 3: Preferred Page 42

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3: Departure Request

# Departure Request Code Requirements Explanation for Departure

Departure requested for curb cut exit on California Ave SMC 23.47A.032.A21: Access to parking shall be from the alley if the lot abuts an alley Proposed 1-way woonerf vehicle exit on California Ave SW allows for 30'-6" depth for six units
1
SW for 1-way woonerf vehicle exit. improved to the standards of subsection 23.53.030.C, or if the Director determines that and 32'-5" depth for three units and meets the requirement for at least 30'-0" depth for commercial
alley access is feasible and desirable to mitigate parking access impacts. If alley access spaces on the ground level. Vehicles enter via the alley and exit through the proposed curb cut
is infeasible, the Director may allow street access. exit on California Ave SW, providing a generous radius for vehicles to turn. This supports 8
parking stalls for the project.

2 Departure requested for units with residential uses that SMC 23.47A.005.C1: Residential uses at street level in all NC and C zones may occupy In respect to the site's surrounding residential context, the project is proposing eight
occupy more than 20% of the street-level street-facing no more than 20 percent of the street-level street-facing facade townhouse units and one live-work unit. This reduces the amount of proposed commercial
facade. activity. This also eliminates commercial design standards which require extra height.

3 Departure requested for the floors of the dwelling units SMC 23.47A.008.D2: The floor of a dwelling unit located along the street-level street- To keep the residential character of the surrounding context, the street-level floors of the
along California Ave SW and SW 100th St at less than facing facade shall be at least 4 feet above or 4 feet below sidewalk grade or be set back units are placed at less than required minimum of 4 feet above/below sidewalk grade for both
required minimum of 4 feet above/below sidewalk grade. at least 10 feet from the sidewalk. California Ave SW and SW 100th St. This allows for a reduced height for the project. If now
allowed, a viable townhouse configuration cannot be achieved.

Departure requested to allow reduced floor to floor height SMC 23.47A.008.B4: Height provisions for new structures or new additions to existing This allows for a reduced ceiling height at the L-W L1, allowing the unit with reduced overall
4 height.
for L-W unit to match TH heights at L1. structures. Non-residential uses at street-level shall have a floor to floor height of at least
13 feet.

Proposed curb cut exit

128 - 1 3/4

Entry
10' - 0" Exit
15 - 0 Rear Setback Required
15 - 0

32 - 4 3/4
Vehicular Access
via Alley
California Ave SW

15 - 2

TH 1

5 - 1

61 - 9 9/32
Alley
15 - 3

10'
45 - 8

TH 2
Alley
10'

30 6
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8
15 - 2

LW 1
10 - 6 7 - 0 11' 34'
5 - 0 7 - 0
10' 30'
No Front and Side
32 - 4 3/4 14 - 11 1/2 14 - 11 Setbacks Required
6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2

13'
10'

SW 100th St
Vehicular Circulation EDG Scheme 3: Site Plan Without Departures With Departures

With the curb cut exit on California Ave SW, 8 parking stalls are provided in the motor court & woonerf.

According to SDOT, this new curb alignment will not eliminate parking. SDOT cannot guarantee future curbside parking,
but for now and near future SDOT does not see any reason to restrict curb side parking on this site.

Arbor Heights Scheme 3: Departure Request Page 43

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3: In Arbor Heights Context

By breaking down the massing into two, there is more chance for natural ventilation As shown below, all three zones surrounding the site have 30' - 0" height limit. With elevating slope
between the units. 30' - 0" setback to North gives ample space for natural ventilation towards South and pitched roofs of surrounding residential houses, the massing will fit well with
and daylights between the proposed massing and the adjacent structure as shown exisitng context and future context.
below.
2-Story
2-Story Single Family

SW 100th St
Single Family Residences
Residences
30' Height Limit
June 21 Zoning Envelope
30' Height Limit
Zoning Envelope
Project Site

370'
N 360'
E

N-S Section Along California Ave SW

Per SDCI GIS

December 21

SF-5000
SF-7200
30' Height Limit
W
S
30' Height Limit

NC1-30
Solar Orientation Diagram
Proposed
Massing
0' Setback
From Property Line

15' - 0"
SF-7200
30' Height Limit

30' - 0" NC1-30

30' Height Limit

Existing Structure- June 21st, 12pm Proposed Massing - June 21st, 12pm
Massing with Current Zoning

Arbor Heights Scheme 3: Arbor Heights Context Page 44

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3: Street Level

SW
10
0th S
t
7' 5'
7'
10' 6"
Ca
lifo California Ave SW
rni
aA
ve
SW St
SW 100th

Vibrant
Lively
Active Streetscape

Vibrant and Lively Streetscape

Facade Modulation
Warming Up Street Walls Large Windows and Wood Panels Wood Panels to Warm up Facade
Wide Planting Strip

Wood Awning Warming up Storefront

Arbor Heights Scheme 3: Street Level Page 45

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3: Street Sections
Woonerf

California Ave SW
Alley

SW 100th St

Roof Deck

10'
Live Roof Deck
Live 10'

Live
10' Live 10' 30'

10' 10'

Work Work

7' 10' 6"

17' 6" 7' 0" 5' 0"
12' 0"

Street Section A Street Section B

Along California Ave SW Along SW 100th St

Arbor Heights Street Sections Page 46

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3: Proposed Materials

1 LIGHT GRAY FIBERCEMENT

2 GRAY FIBERCEMENT

3 DARK GRAY FIBERCEMENT PANEL

4 WHITE FIBERCEMENT PANEL

5 COMPOSITE PANEL

6 FIBER/VINYL WINDOW

1 2 3 4 5

6 3 5 2 1 4

Conceptual Perspective

Arbor Heights Proposed Materials Page 47

4220 SW 100th Street Second Early Design Guidance Proposal
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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)

Arbor Heights Existing Shadow Study Page 48

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
Scheme 3 Shadow Study 9:00 am 12:00 pm 3:00 pm

March 21
(Vernal/ Autumnal Equinox)

June 21
(Summer Solstice)

December 21
(Winter Solstice)

Arbor Heights Scheme 3: Preferred Shadow Study Page 49

4220 SW 100th Street Second Early Design Guidance Proposal
#3025192 2017.04.20
 Scheme 1 Scheme 2 Scheme 3: Preferred

126'-4 7/16"

30 0 66'-6 15/16" 30 - 0 11 31/32"

128 - 1 3/4
128 - 1 3/4

30' - 0" 30' - 0" 30' - 0"

15' - 0"
15' - 0"
15 - 0 Rear Setback Required
15' - 0"

30' 0" 30' - 0" 15 - 0 Rear Setback Required

15 - 0
15' - 0"
32 - 4 3/4
Vehicular Access
15 - 0 Rear Setback Reqd Courtyard via Alley
California Ave SW

15' - 6"

California Ave SW
15' - 6"

LW 1 LW 7

California Ave SW

15 - 2
TH 1

15' - 0"
5' - 10" 18' - 6" 18' - 6" 18' - 6" 5' - 10" LW 3
59'-7 5/8"

LW 6 LW 9

59'-7 5/8"

5 - 1
61 - 9 9/32

61 - 9 9/32
15' 6"

15' - 6"
LW 2 LW 8

15 - 3
Alley

45 - 8
TH 2
Alley
Alley

30' - 0"
LW 4 LW 5

30' 0"
LW 6

30 6
LW 1 LW 2 LW 4 LW 5 LW 7 LW 8
TH 3 TH 4 TH 5 TH 6 TH 7 TH 8
15' - 6"

15' 6"

15 - 2
10' - 6" 7' - 0" LW 3 LW 9
10' 6" 7' 0"
No Front and Side LW 1
Setbacks Required 10 - 6 7 - 0

1'-0 1/2"
5 - 0 7 - 0
1'-0 1/2" 30 - 0 5' - 10" 55 - 6 5' - 10" 30- 0 3'-8 13/16" No Front and Side

5 - 0 7 - 0
Setbacks Required No Front and Side
32 - 4 3/4 14 - 11 1/2 14 - 11 Setbacks Required
15' - 0" 15' - 0" 15' - 0" 6 -1 14 - 11 14 - 11 1/2 14 - 11 1/2 14 - 11 1/2
3' - 3 7/16" 15' - 0" 15' - 0" 14' - 8 1/8" 14' - 8 1/8" 15' - 0" 5' - 2 9/32"

5 0
SW 100th St
SW 100th St
SW 100th St

Positives: Positives: Positives:

1. Strong corner presence 1. Large courtyard to North for outdoor activities 1. Form allows for daylighting on all facades
2. Private spaces located above retail 2. Two wide corridors between massings for improved access to light and air 2. Two different levels of private roof decks
3. Large roof deck spaces 3. Large roof decks for residents 3. Corridor separates two massings and provides access to parking
4. Large courtyard and two corridors 4. Parking screened from street view
5. High profile building Negatives: 5. Large amounts of glazing at the street front facilitates interaction
1. Little faade variation 6. Warm natural materials enhance the neighborhood
Negatives: 2. No parking stalls provided 7. Parking is accessed off the alley
1. Little Facade Variation 3. Roof decks are private access only 8. Provides the most parking of all 3 options
2. East Building units receive little direct light during the day 4. Minimal daylight for units facing North
3. Retail faade has little engagement with public 5. Large amount of glazing on ground level feels too commerical for the site Negatives:
4. No setbacks from main pedestrian sidewalk 6. No parking means proposed alley improvements (paving and drainage are 1. Few setbacks from the South property line
5. Three units are front on an alley no longer required for this project.) 2. Roof decks are private access only
3. Minimal daylight in the separation corridor
6. Limited parking provided
No Departures Requested
Departures requested
Departures requested
1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit 1. Curb cut exit on California Ave SW for 1-way woonerf vehicle exit
2. Residential uses are occupying more than 20% of the street-level street-
facing facade
3. The floors of the dwelling units along California Ave SW and SW 100th
St at less than required minimum of 4 feet above/below sidewalk grade
4. Reduced floor to floor height for commercial use/ live-work

Arbor Heights Overview Page 50

4220 SW 100th Street Second Early Design Guidance Proposal
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