E A R L Y D E S I G N G U I D A N C E

A D M I N I S T R AT I V E D E S I G N R E V I E W

D C I # 3 0 3 24 91- EG
5 616 C a l i f o r n i a Ave S W
S e a t t l e, WA 9 813 6

S IT E
Applicant:
C o n e A r c h i t e c t u r e, L LC
2 2 2 6 3 r d Ave
S e a t t l e, WA 9 8115
C o n t a c t : J a m i e Ye n g e l

Owner:
M o s e s C o n s t r u c t i o n , L LC
3202 S 36th Street
S e a t t l e, WA 9 8 4 0 9
C o n t a c t : I g o r S aye n ko

DCI Contact:
Way n e Fa r r e n s
Land Use Planner
w ay n e.f a r r e n s @ s e a t t l e.g ov
2 0 6 -7 2 7- 8 6 0 2

CONE ARCHITECTURE CALIFORNIA EIGHT

2 TABLE OF CONTENTS

TABLE OF CONTENTS

OVERVIEW
PROJECT LOCATION + INFORMATION 3
COMMUNITY OUTREACH SUMMARY 4
EXISTING SITE PLAN 6
PROPOSED SITE PLAN 7
NEIGHBORHOOD ANALYSIS 8
NEIGHBORHOOD LANDMARKS 9
TLE PUBLIC LIBR A RY - HIGH POINT BR A NCH 9
SITE ANALYSIS
IMMEDIATE NEIGHBORHOOD 10
APPLICABLE DEVELOPMENT STANDARDS 11
EXISTING MULTI-FAMILY CONTEXT 12
STREET VIEWS + ANALYSIS 14
POTENTIAL DESIGN GUIDELINES 16
EXISTING SITE CONDITIONS 17

DESIGN PROPOSAL
OPTIONS OVERVIEW 19
OPTION 1 20
OPTION 2 - CODE COMPLIANT 24
OPTION 3 - PREFERRED 28
SOLAR STUDIES - OPTION 1 32
SOLAR STUDIES - OPTION 2 33
PROJECT SITE SOLAR STUDIES - OPTION 3 34
PRFERRED OPTION CHARACTER RENDERINGS 35

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 PROJECT LOCATION + INFORMATION 3

DEVELOPMENT OBJECTIVES

The owner proposes the construction of a new residential townhouse building with 8 dwelling units. The
existing building on the project parcel will be demolished. The site is not located in an urban village or
an urban center but it is located within a parking flexibility area, and as a result, parking requirements are
reduced by 50%. The project is therefore proposing to provide five parking stalls. Due to its location in a
desirable neighborhood and proximity to neighborhood commercial zoning and public transit, the project site
is prime for denser development.

NEIGHBORHOOD CUES

Though the predominant neighbrohood use is single family residential, this parcel is located on California
Ave SW, the main arterial and commercial vein of West Seattle. The site is 'Residential Commerical' zoned,
but this portion of California Ave SW specifically will benefit from the increased residential density of the
proposed eight townhouses. A vibrant commercial area is located several blocks North on California Ave SW
where there is a grocery store, a variety of restaurants, shops, and bars in addition to frequent connecting
bus lines throughout the area. Additionally, the parcel is located immediately South of a Rapid Ride transit
bus stop that allows easy access to downtown and the rest of the city.

VICINITY MAP

EXISTING SITE
The project site consists of one parcel (APN: 2461900875) located mid-block on the
east side of California Ave SW. Directly opposite the subject parcel is a single story
office building. East of the project site and across the alley, is a single family residence.
South of the project site is a single story office building. North of the project site is
C&P Coffee - a single story coffee shop. The area of the subject parcel is approximately SITE LOCATION
7,500 SF and measures roughly 50’ wide by 150’ deep. The site slopes down from the 5616 California Ave SW
East to West corners with an overall grade change in this direction of approximately 8 Seattle, WA 98136
feet. One single family home currently occupies the site.
ZONING SUMMARY
Z O N I N G A N D O V E R L AY D E S I G N AT I O N Zone: LR3 RC
The project parcel is zoned LR3 RC and is located in a parking flexibility area. The
structure may extend up to 30'. The LR3 RC zoning designation continues north for PRO JECT PROGR AM
approximately one block to SW Findlay St and switches to NC2-30 from there. The MR Site Area: 7,500SF
zone also continues south approximately 2 blocks to SW Raymond St and switches Number of Residential Units: 8
to NC2-30 from there. The zoning designation switches to single family across the Number of Parking Stalls: 5
alley, east of the subject site. The zoning also switches to single family one parcel to Proposed Long Term Bike Parking: 8 Stalls
the west. Generally, the zoning is LR3 RC and NC2-30 along California Ave SW, and Allowable FAR = 1.3
decreases to single family east and west of California Ave SW. Though the project Anticipated FAR = 9,750 SF
parcel is not within an Urban Village it is located one block north of Morgan Junction (100% of allowable FAR)
and two blocks south of the West Seattle Junction.

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

4 COMMUNITY OUTREACH SUMMARY

CO M M U N I T Y OU T R E A C H C O MMENTS SUM M ARY

Miscellaneous Comments

• One person asked about the building setbacks from the property lines in all options.
• One person was concerned about the potential for spread of fire between units and expressed a preference for building
separations where possible.
• One person suggested that the trash enclosures be grouped, if possible, to decrease the amount of space needed to
accommodate them.
• A few people requested that impervious surfaces be kept to a minimum and that pathway redundancies be reduced.
• One person was concerned that the project would make parking difficult in the neighborhood and requested that the
project provide parking for the residents of the building.
• One person was concerned that the appearance of the building would negatively impact the character of the
neighborhood.
• One person was concerned about construction noise.

Coffee Shop Adjacency Comments

• One person expressed concern that noise from the coffeeshop could be a problem for some residents.
• Concern for delineation of public and private space, especially for security, was expressed in Option 1 where the entry
pathway is adjacent the north property line.
• A few people suggested that the north property line be treated with consistency.
• One person was concerned by the potential interaction with the coffee shop in Option 1 and expressed that living spaces
would be best located to the south.

Option 1 Specific Comments

• One person supported Option 1 as it provides more open space between buildings that could be used by residents.

Option 2 Specific Comments

• One person asked if the north pathway could be eliminated and the building shifted to the north to provide more space at
the exceptional tree. This person expressed support for Option 2 if this could be achieved.
• One person asked if the private yards along the north property line would be fenced. A preference for no fences was
shared.

Exceptional Tree Specific Comments

• A few people expressed concern regarding the setbacks for protection of the exceptional tree.
• A few people expressed support for providing common amenity space at the exceptional tree.

9/7/2018 COMMUNITY OUTREACH MEETING SIGN-IN SHEET

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 5

[ PA G E I N T E N T I O N A L LY L E F T B L A N K ]

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

6 EXISTING SITE PLAN

EXISTING SITE CONDITIONS

PROPOSED PROJECT SITE

One parcel bordered by California Ave SW to the west and adjacent
alley to the east.
Site area: 7,500 SF total

TOPOGR APHY
Approx. 8'-0” slope down across site from east to west

ADJACENT BUILDI NGS AND USES

Existing coffee shop to the North of site
Existing single-story office building to the South of site
Existing single-story single-family residence to the East of site.
Existing 2-storysingle-story office building to the South of the site

SOL AR ACCESS & V I E WS

The site has good solar access due to low rise surrounding buildings
and existing sloped topography, however the exceptional tree will block
a degree of solar access for units located toward the east end of the
site. Site will generally have views towards the Puget Sound to the
ARBORIST REPORT west.

TR AFFIC CIRCUL ATION

California Ave SW is a heavy pedestrian and vehicular street; proposed
site traffic will not be discharged onto this street.
There are no traffic signals in the immediate site, but there is a crosswalk
to the north at California Ave SW and SW Findlay St and stop signs for
E/W traffic on SW Findlay St to facilitate traffic patterns.
There is street parking along California Ave SW.
There is a bus stop located half a block to the north at SW Findlay St
and California Ave SW and immediately across the street on California.

STREETSCAPE
California Ave SW:
Sidewalk: Approx. 5'-0" wide
Planting Strip: Approx. 5'-6" wide
Street Trees: Yes
Parking: Yes

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 PROPOSED SITE PLAN 7

PROPOSED SITE

The site is located on the east side of California Ave SW and is

accessed by an existing pedestrian sidewalk that runs north/south
along California Ave. The site is bordered by C&P Coffee to the north
and an existing single-story office building to the South. There are two
existing street trees and one additional proposed street tree. There
is also an exceptional tree on the parcel to the south with a critical
root zone that crosses onto our site. This exceptional tree plays a
significant roll in determining the location of all units on this lot.

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

8 NEIGHBORHOOD ANALYSIS

URBAN ANALYSIS KE Y
SW ALASKA STREET
PRIMARY ACCESS ROAD

NODE 3
CALIFORNIA AVE
POINT OF INTEREST COMMERCIAL

WALKSHED

PROJECT SITE

BUS STOP

WEST SEATTLE JUNCTION

MORGAN JUNCTION

ZONING KEY

NEIGHBORHOOD COMMERCIAL
1
LOWRISE CAMP LONG

SINGLE-FAMILY RESIDENTIAL
2
FAIRMOUNT
PARK

5
FAIRMOUNT PARK
ELEMENTARY
NEIGHBORING
8 COFFEE SHOP
SCHOOL

SW

CALIFORNIA AVE SW
Y

A
FAUNTLEROY W

35TH AVE SW
5 MIN 9 6
LOCAL HIGH POINT
RESTAURANTS BRANCH PUBLIC
10 MIN LIBRARY

15 MIN MORGAN
JUNCTION
PARK
4

SW MORGAN ST

7
LOCAL
GROCERY
STORE

PUGET SOUND

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 NEIGHBORHOOD LANDMARKS 9

1 CAMP LONG 2 FAIRMOUNT PARK 3 CALIFORNIA AVE COMMERCIAL

4 MORGAN JUNCTION PARK 5 FAIRMOUNT PARK ELEMENTARY SCHOOL 6 SEATTLE PUBLIC LIBRARY - HIGH POINT BRANCH

7 LOCAL GROCERY STORE 8 NEIGHBORING COFFEE SHOP 9 LOCAL RESTAURANTS

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

10 IMMEDIATE NEIGHBORHOOD

ST
RA N DON
SW B

RAPID RIDE

42N
DA
VE
SW
T
D L AY S
FIN
SW RAPID RIDE

42
NDA
VE
S W

CA
LI
FO
RN
IA
AV
E
SW

U ST
N EA
NEIGHBORHOOD MAP KEY
JU
SW
SITE
L O W R I S E M U LT I - FA M I LY
44

NEIGHBORHOOD COMMERCIAL
TH

MORGAN JUNCTION RESIDENTIAL

AV

URBAN VILL AGE

E
SW

PEDESTRIAN A XIS

BIKE A XIS

BUS STOPS

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 APPLICABLE DEVELOPMENT STANDARDS 11

A D D R E S S E S: 5616 California Ave SW

PA R C E L # : 24 619 0 0 875
Z O N I N G : LR3 RC
O V E R L AY S: None
S I T E A R E A : 7,500 SF
 
23.45.504 PE R M I T T E D U S ES
Permitted outright: Residential - Rowhouses, Townhomes, Detached Single Family; Commercial at ground floor

2 3 . 4 5 . 514 S T R U C T U R E H E I G H T
Zoning: LR3-RC
Allowed Maximum Base Height: 30’-0”
3’-0” additional allowed for shed roof: 33’-0”
4’-0” additional allowed for rooftop features (parapets, clerestories, etc.) 34’-0”
5’-0” addition allowed for gable roof: 35’-0”
10’ additional allowed for stair penthouses: 40’-0”

23.86.006 S T R U C T U R E H E I G H T M E AS U R E M E N T
The height of a structure is the difference between the elevation of the highest point of the structure not excepted from
applicable height limits and the average grade level (“average grade level” means the average of the elevation of existing lot
grades at the midpoint, measured horizontally, of each exterior wall of the structure, or at the midpoint of each side of the
smallest rectangle that can be drawn to enclose the structure.)
 
2 3 . 4 5 . 510 F L O O R A R E A R AT I O
Maximum FAR:
Townhouses: 1.1 or 1.3

2 3 . 4 5 . 518 S E T B A C K S R E Q U I R E M E N T S
Front: 7’-0” AVG / 5’-0” MIN
Rear: 7’-0” AVG / 5’-0” MIN
Side: 5’-0” MIN (Facades < 40’)
7’-0” AVG / 5’-0” MIN (Facades > 40’)

2 3 . 4 5 . 5 2 4 L A N D S C A P I N G A N D S C R E E N I N G S TA N D A R D S URBAN ANALYSIS KE Y
• I n LR zones, green factor score of .60 or greater, per Section 23.45.524, is required for any lot with development PRIMARY ACCESS ROAD
containing more than one new dwelling units. NODE
• Street trees are required when any development is proposed, except as provided in subsection 23.45.524.B.2 and
section 23.53.015. POINT OF INTEREST
• Existing street trees shall be retained unless the director of transportation approves their removal.
WALKSHED
• The Director, in consultation with the director of transportation, will determine the number, type and placement of street
trees to be provided. PROJECT SITE

BUS STOP

23.45.522 A M E N I T Y A R E A WEST SEATTLE JUNCTION

Required: 25% of lot area (SF)
MORGAN JUNCTION
A minimum of 50% is required at ground level (SF)
 
ZONING KEY
2 3 . 5 4 . 015 R E Q U I R E D PA R K I N G
Mapped as Frequent Transit Service area. 1 parking stall per unit is required with 50% reduction. NEIGHBORHOOD COMMERCIAL
 
2 3 . 5 4 . 0 4 0 S O L I D W A S T E & R E C YC L A B L E M AT E R I A L S S T O R A G E A N D A C C E S S LOWRISE
Residential uses proposed to be located on separate platted lots shall provided one storage area (2x6 feet) or minimum 84sf
SINGLE-FAMILY RESIDENTIAL
for up to 8 units

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

12 EXISTING MULTI-FAMILY CONTEXT

TOWNHOUSE PRECEDENTS

1 5
9 1 3
5224 FAUNTLEROY SW 3901 SW FINDLAY ST 5935 FAUNTLEROY WAY SW
Decade: 2010s Decade: 2010s Decade: 2010s
Roof Form: Flat Roof Form: Flat, roof decks Roof Form: Gable
12
Siding Material: Cedar, cement board Siding Material: Cedar, metal, cement board Siding Material: Cedar, metal, cement board
Height: 34'-0" Height: 34'-0" Height: 35'-0"
Style: Modern (Under Development) Style: Modern Style: Craftsman (Imitation)

11

10

13
2 4 6

5230 CALIFORNIA AVE SW 5923 CALIFORNIA AVE SW 5924 CALIFORNIA AVE SW

Decade: 2010s Decade: 2010s Decade: 2000s
Roof Form: Flat, Roof Decks Roof Form: Gable Roof Form: Flat
Siding Material: Wood shingle, lap siding Siding Material: Cedar, cement board Siding Material: Metal panel, cement board
4 5
Height: 40'-0" Height: 35'-0" Height: 35'-0"
6
Style: Modern Style: Craftsman (Imitation) Style: Modern

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 EXISTING MULTI-FAMILY CONTEXT 13

A PA R T M E N T P R E C E D E N T S COMMERCIAL PRECEDENTS

7 9 11 13

5020 CALIFORNIA AVE SW 5024 CALIFORNIA AVE SW 5612 CALIFORNIA AVE SW Decade: 1910's 5902 CALIFORNIA AVE SW
Decade: 2010s Decade: 2010s Decade: 1940s
Roof Form: Flat, roof deck Roof Form: Gable, hip Roof Form: Gable, hip Roof Form: Gable, hip
Siding Material: Brick, metal, concrete Siding Material: Stucco, brick, clay tile Siding Material: Stucco, brick, clay tile Siding Material: Brick, Storefront Glazing
Height: 75'-0" Height: 35'-0" Height: 20'-0" Height: 25'-0"
Style: Modern (Under Development) Style: Modern (Under Development) Style: Craftsman Style: Traditional

8 10 12

5631 CALIFORNIA AVE SW 5656 CALIFORNIA AVE SW 5275 CALIFORNIA AVE SW

Decade: 1970s Decade: 1970s Decade: 1960s
Roof Form: Flat Roof Form: Flat Roof Form: Flat
Siding Material: Brick Siding Material: Stucco Siding Material: Stucco
Height: 35'-0" Height: 50'-0" Height: 20'-0"
Style: Mid-Century Modern Style: Deco Style: Mid-Century Modern

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

14 STREET VIEWS + ANALYSIS

B A

SITE

CALIFORNIA AVE SWLOOKING EAST (A)

ACROSS FROM SITE

CALIFORNIA AVE SW LOOKING WEST (B)

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 STREET VIEWS + ANALYSIS 15

B A

ACROSS FROM SITE

ALLEY LOOKING EAST (A)

SITE

ALLEY LOOKING WEST (B)

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

16 POTENTIAL DESIGN GUIDELINES

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 EXISTING SITE CONDITIONS 17

PHOTO KE Y

1 EXISTING BUILDING/ ROCKERY

4 NEIGHBORS TRASH 5 ALLEY / REAR YARD 6 NEIGHBORING FENCE 7 EXCEPTIONAL TREE

2 NEIGHBORING BRICK WALL 3 RETAINING WALL
PICKUP AT ALLEY

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

18

[ PA G E I N T E N T I O N A L LY L E F T B L A N K ]

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTIONS OVERVIEW 19

OPTION ONE

Option One provides two street-facing units along California Ave SW and the successive unit footprints are stamped
to mimic the front-facing units. This allows a cohesive massing and glazing strategy throughout the site. Like Option
Two, Option One is separated into two buildings. This option includes four units at the west building and four units at
the east building. This division minimizes the length of uninterrupted facade in both buildings. Pedestrian access to
the rear units is provided at both the north and south of the site but it forced to jog around the critical root zone at the
exceptional tree along the south property line. Thus, units 1-6 are all surrounded by paths and are lacking access to
ground-level private amenity. Units 7-8 receive private ground level-amenity while all other units will have access to
a centrally located common amenity space within the building separation. All units are provided with roof top deck,
however, some penthouses are oriented north-south which could block views towards the Puget Sound for rear units.

OPTION T WO - CODE COMPLIANT

Option Two is fronted by the same unit type as option one at the street face, and is divided into two separate buildings
- six units in the west building and two units in the east building. The units at the west building are offset in order
to provide relief and to avoid long, flat facades. Balconies are located at the street-facing units in order to provide
modulation/visual interest at the street. This option provides pedestrian access to the rear units from the south side of
the site which locates private ground-level amenity adjacent to the coffee shop to the north and allows wider setbacks
between the proposed units and the coffee shop. The pedestrian path is not continuous to the rear of the site in this
option as it must jog to avoid the inner root zone of the significant tree located on the parcel to the south. This also
means that townhouses 7 and 8 are left without access to private ground level amenity as they are surrounded on all
sides by pedestrian paths. Units 7 and 8 are instead, located in close proximity to a common amenity space under
the significant tree to the south. All units are provided with roof top decks and all penthouses are oriented east-west,
allowing uninterrupted views towards the Puget Sound.

OPTION THREE - PREFERRED

Option Three, the applicant's preferred option, creates a strong street wall with three street-facing units along California
Ave SW. The units have been separated into 3 separate clusters in order to provide relief and minimize the amount
of uninterrupted unit walls. Balconies located on the second and third floors of all street facing units aid in both
maintaining eyes on the street and providing modulation/visual interest at the street. In an effort to provide a buffer
between the coffee shop to the north of the site and the proposed units, a 7 foot setback at the north has been provided
at townhouses 1-5. Pedestrian access to the rear units is provided at the north end of the site in order to activate
the space between the coffee shop and the proposed townhomes with through traffic. The north pedestrian path is
continuous to the rear of the site allowing for easy wayfinding and clear access to trash facilities and parking located
at the rear of the site. This option also allows all units access to a sizable ground level private amenity space located
at the rear of each unit in addition to private roof top decks amenity space. All units are provided with roof top decks
for views towards the Puget Sound.

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

20 OPTION 1

SIT E PL A N

OPTION ONE: PROPOSED TREE PROTECTION PLAN

8 UNITS AREA OF REDUCED TREE

5 MEDIUM PARKING STALLS PROVIDED PROTECTION AREA = 10.4%

LINE OF OUTER ROOT ZONE,

24’ R ADIUS
OPPORTUNITIES: CONSTR AINTS:
• Cohesive massing/glazing strategy throughout site • Only two street-facing units LINE OF INNER ROOT ZONE,
• Sizable, centrally located common amenity • Requires two departures 12’ R ADIUS
• No tunnel units • Units 2-6 do not have access to private amenity EXISTING EXCEPTIONAL BAY LAUREL
• Least intrusive to significant tree • Complicated wayfinding due to jogging path TREE
• Activates space between coffee shop and units • Smallest setback from coffee shop
AREA OF DISTURBANCE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 1 21

PARCEL INFORMATION

Lot Area 7,500 SF

Unit Count 8 Townhomes
Proposed FAR 9689.39 SF
Ground Level Amenity 1424.69 SF

44'-0" 62'-0" 44'-0" 62'-0"

14'-1" 7'-11" 19'-0" 3'-0" 3'-0" 19'-0" 8'-3" 11'-9" 17'-0" 3'-0" 22'-0" 22'-0" 22'-0" 20'-0" 20'-0"
3'-0"

DECK
UP UP

DECK
DECK
12'-1"
DECK

UP UP

20'-0"
LDK LDK LDK
DN DN

14'-1"
ROOF DECK ROOF DECK ROOF DECK

DECK
17'-0"

ROOF DECK ROOF DECK

LDK LDK
DN DN
7'-11"

DN DN

DN
DN DN
DN
UP

40'-0"
40'-0"

7'-11"

DN
DN
UP

7'-11"

DN DN

DN DN
17'-0"

20'-0"
ROOF DECK ROOF DECK ROOF DECK
LDK
LDK LDK
12'-1"
DECK

DECK

UP UP
3'-0"

DECK

S ECO N D FLO O R PL A N ROOF PL AN

SECOND FLOOR ROOF
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
44'-0" 62'-0" 44'-0" 62'-0"
22'-0" 22'-0" 22'-0" 20'-0" 20'-0" 22'-0" 22'-0" 22'-0" 20'-0" 20'-0"

9'-3" 9'-3" 1"

10'-52 1" 14'-2"
CL 10'-92
CL LAUND 10'-0"

5'-6"
UP UP UP UP

M BATH
1"

10'-0"
1"

9'-92

LAUND CL CL
10'-92

CL MASTER BED MASTER BED

11'-8"

12'-2"
UP UP
BED CL BED BED BED
BED BED W.I.C W.I.C
MASTER BED W.I.C M BATH M BATH
20'-0"

20'-0"
DN DN

LAUND
CL CL
BED BED LAUND CL LAUND CL
CL CL

1"
9'-0"

BATH W.I.C M BATH M BATH W.I.C

8'-92
CL DN DN

CL CL
CL 10'-6" CL CL MASTER BED MASTER BED
UP

UP

DN
8'-2"
40'-0"

40'-0"
BED BED
CL BATH BATH UP UP

DN
UP

UP
CL CL
BED CL DN DN

BATH W.I.C M BATH M BATH W.I.C

BED
CL CL
20'-0"

LAUND
20'-0"

MASTER BED W.I.C

BED CL BED BED

LAUND BED CL MASTER BED MASTER BED

UP UP
M BATH
UP UP

CL CL LAUND

FIRST FLOOR
FIRST FLO O R PL A N THIR D FLO O R PL A N
THIRD FLOOR
SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0"

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

22 OPTION 1

T W O (2) D E PA R T U R E R E Q U E S T S R E Q U I R E D

DEPARTURE #1: AVER AGE SIDE SETBACK

REQUIRED:
NORTH: 7'-0" AVERAGE
SOUTH: 7'-0" AVERAGE
ACTUAL:
NORTH: 5'-0" AVERAGE (REQUIRES DEPARTURE)
SOUTH: 5'-0" AVERAGE (REQUIRES DEPARTURE)

DEPARTURE #2: STRUCTURE W IDTH & FACADE LENGTH

STRUCTURE WIDTH
ALLOWED: 120'-0"
ACTUAL: 40'-0"

FACADE LENGTH
ALLOWED: 97'-6"
ACTUAL:
NORTH: 106'-0" -- 8.6% INCREASE (REQUIRES DEPARTURE)
SOUTH: 66'-0"

DEPARTURE R ATIONALE:
• This departure has been requested in an attempt to distance the proposed
units from the exceptional tree. If an exceptional tree did not disrupt
the site, there would be more opportunity to stagger units and elongate
footprints in order to maintain a larger average setback, however, because
we have been forced to avoid much of the site, there is little room for the
units to separate buildings and modulate at the side setbacks.

NORTHWEST CORNER STREET PERSPECTIVE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 1 23

V I E W F R O M LY N N AVEI R
EWI A LF R
PO MSM
ER P IENCOTRI V E
SOUTHWEST CORNER STREET PERSPECTIVE

NORTHE AST CORNER ALLEY PERSPECTIVE SOUTHE AST CORNER ALLEY PERSPECTIVE

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

24 OPTION 2 - CODE COMPLIANT

SIT E PL A N

OPTION T WO:
PROPOSED TREE PROTECTION PLAN
8 UNITS
5 MEDIUM PARKING STALLS PROVIDED AREA OF REDUCED TREE
PROTECTION AREA = 16.4%

LINE OF OUTER ROOT ZONE,

OPPORTUNITIES: CONSTR AINTS:
24’ R ADIUS
• No departures required • Units 3-5 are "tunnel units"
• Generous common amenity • Units 7-8 do not have access to private ground level amenity LINE OF INNER ROOT ZONE,
• Modulation at north and south facades • Complicated wayfinding due to jogging path 12’ R ADIUS
• Large setback between units and coffee shop • Only two units at street face EXISTING EXCEPTIONAL BAY LAUREL
• Uninterrupted views from all roof decks towards sound • Somewhat intrusive to significant tree TREE
AREA OF DISTURBANCE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 2 - CODE COMPLIANT 25

PARCEL INFORMATION
Lot Area 7500 SF
Unit Count 8 Townhomes
Proposed FAR 9687.52 SF
Ground Level Amenity 1312.83

74'-0" 33'-0"
74'-0" 33'-0"
22'-0" 12'-0" 16'-0" 12'-0" 12'-0"
14'-1" 7'-11" 12'-0" 16'-0" 12'-0" 12'-0"
1"
10'-92
10'-0"
3'-0"

DECK

5'-6"
1" 10'-6" 4'-6"
8'-92

3'-0"
10'-0" 1"
9'-02 M BATH

1"
6'-82
12'-2"

8'-0"
CL CL CL M. BATH M. BATH W.I.C
BATH

1"

1"
10'-0"

12'-6"
MASTER BED

9'-32

9'-32
BED BED LAUND
M. BATH

12'-6"
MASTER BED W.I.C

20'-0"
LDK
LAUND LAUND LAUND UP DN
17'-0"

DN
UP DN

5'-9"
DN

CL CL

25'-0"
3'-2"

DN

DN

DN
25'-0"
DN

DN

DN

CL

UP
UP

UP

DN

UP

UP

UP
W.I.C
DN
UP

40'-0"
UP

UP

UP

35'-0"

BATH

12'-6"
MASTER BED
40'-0"

BED BED LAUND

M. BATH

12'-6"

5'-0"
DN
W.I.C W.I.C W.I.C

UP
BATH BATH BATH W.I.C BATH
DN
UP

CL UP DN

UP DN CL
CL CL
17'-0"

20'-0"
MASTER BED MASTER BED MASTER BED

1"
11'-02
LDK
1"

MASTER BED W.I.C

11'-02

1"
10'-82
LDK CL BED CL BED CL BED MASTER BED

1"
8'-92
M BATH 15'-1"
3'-0"

DECK

SECOND FLOOR
S ECO N D FLO O R PL A N ROOF PL ANTHIRD FLOOR
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
74'-0" 33'-0"
74'-0" 33'-0"
22'-0" 12'-0" 16'-0" 12'-0" 12'-0"
22'-0" 12'-0" 16'-0" 12'-0" 12'-0" 15'-7" 8'-1" 9'-4"
1'-9"

9'-3" 9'-3"
CL
1"
15'-32 1"
9'-02
1"
10'-92

8'-3"
11'-8"

10'-0"

BED CL BED KITCHEN KITCHEN KITCHEN

12'-6"

12'-6"
CL KITCHEN ROOF DECK
20'-0"

ROOF DECK

20'-0"
LAUND LIVING/DINING UP

CL DN

DN
25'-0"

CL CL CL

25'-0"
1"
9'-102

BATH

DN

DN

DN
BED
CL
UP

UP

UP

UP

35'-0"

11'-1"
40'-0"

DN
12'-6"

40'-0"

12'-6"
CL KITCHEN
CL UP
ROOF DECK
UP

LIVING/DINING

DN
BATH UP

DN
BATH
LIVING/DINING LAUND CL LIVING/DINING LIVING/DINING
16'-4"

ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK
LAUND
20'-0"

20'-0"

BED
9'-4"

BED CL BED

1"
10'-32
CL
3'-3"

1'-3"

FIRST FLOOR
FIRST FLO O R PL A N
ROOF
THIR D FLO O R PL A N
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

26 OPTION 2 - CODE COMPLIANT

N O D E PA R T U R E R E Q U E S T S N E E D E D
Proposed Option Two is code compliant and therefore does not need
any departure requests.

NORTHWEST CORNER STREET PERSPECTIVE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 2 - CODE COMPLIANT 27

V I E W F R O M LY N N AVEI R
EWI A LF R
PO MSM
ER P IENCOTRI V E
SOUTHWEST CORNER STREET PERSPECTIVE

NORTHE AST CORNER ALLEY PERSPECTIVE SOUTHE AST CORNER ALLEY PERSPECTIVE

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

28 OPTION 3 - PREFERRED

SIT E PL A N

OPTION THREE:

8 UNITS
5 MEDIUM PARKING STALLS PROVIDED PROPOSED TREE PROTECTION PLAN

OPPORTUNITIES: CONSTR AINTS: AREA OF REDUCED TREE

PROTECTION AREA = 22.1%
• Strongest street edge option • Interrupted views for rear units towards Puget Sound
• Modulation/ Visual interest at the street • Units 2 and 7 are "tunnel units" LINE OF OUTER ROOT ZONE,
• Private ground level amenity spaces for all units • Most intrusive to significant tree 24’ R ADIUS
• No departures required LINE OF INNER ROOT ZONE,
• Building separations offer relief from uninterrupted facade 12’ R ADIUS
• All bike parking centrally located
EXISTING EXCEPTIONAL BAY LAUREL
• Simple wayfinding TREE
• Activated space between coffee shop and units
AREA OF DISTURBANCE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 3 - PREFERRED 29

PARCEL INFORMATION
Lot Area 7500 SF
Unit Count 8 Townhomes
Proposed FAR 9743.75 SF
Ground Level Amenity 1331.23 SF

36'-0" 24'-0" 37'-6"

36'-0" 24'-0" 37'-6"
3'-0" 33'-0" 12'-0" 12'-0" 12'-6" 12'-6" 12'-6"
3'-0" 33'-0" 12'-0" 12'-0" 12'-6" 12'-6" 12'-6" 1"
15'-12 1"
9'-92
4'-0" 4'-1"
1"
9'-32

CL CL 1"
8'-92 CL CL CL
DN

10'-0"
UP DN CL CL BED BED BED

15'-7"
ROOF DECK

12'-8"
1"
12'-8"

12'-02

ROOF DECK ROOF DECK ROOF DECK

1"
BED BATH BED

17'-72
DECK BED BED ROOF DECK ROOF DECK

BATH BATH 3'-5" 9'-1"

5'-0"
BATH
8'-0"

33'-0"
33'-0"
CL CL

4'-0"
3'-5" 8'-7"
5'-0"

DN

UP

UP

UP
BATH BATH

36'-0"
UP DN
36'-0"

38'-0"
12'-8"
ROOF DECK

4'-1"
38'-0"
12'-8"

DN

DN

DN
BED BATH BED
UP

UP

DN

DN

DN

8'-1"
DECK

DN

DN
DN

DN

9'-4"
1"
BED BED BED

9'-02

3'-7"
CL CL
CL CL CL 1" DN

9'-32

1"
UP DN

10'-32
10'-0"

12'-8"
ROOF DECK
12'-8"

BED BED
DECK

9'-1"
1"

1"

BED BATH BED

9'-52

9'-52

CL CL
8'-0"

1"
9'-62 5'-0" 9'-6"

36'-0"

SECOND FLOOR
S ECO N D FLO O R PL A N ROOF
ROOF PL AN
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
36'-0" 24'-0" 37'-6" 36'-0" 24'-0" 37'-6"
3'-0" 33'-0" 12'-0" 12'-0" 12'-6" 12'-6" 12'-6" 3'-0" 33'-0" 12'-0" 12'-0" 12'-6" 12'-6" 12'-6"
4'-0"

MASTER BED MASTER BED MASTER BED

10'-6"
UP
UP DN
1"

CL
15'-32

DECK

1"
12'-8"

12'-02
KITCHEN LAUND M. BATH
LIVING/DINING LIVING/DINING LIVING/DINING LIVING/DINING
8'-8"

MASTER BED WIC MASTER BED MASTER BED

17'-4"

LIVING/DINING LIVING/DINING
W.I.C

4'-6"
W.I.C W.I.C
8'-0"
33'-0"
4'-0"

33'-0"
5'-0"
W.I.C W.I.C
UP

UP

UP

UP

UP

UP
UP
UP DN
36'-0"

36'-0"
CL
38'-0"

DECK
38'-0"
12'-8"
LIVING/DINING KITCHEN CL CL CL LAUND M. BATH
UP

UP

UP

UP

DN

DN

DN
8'-8"

MASTER BED WIC

3'-0"
CL CL LAUND LAUND LAUND

DN

DN
1"

KITCHEN KITCHEN KITCHEN

9'-02

1" 3'-0" M. BATH M. BATH M. BATH

4'-0"

6'-22 LAUND LAUND

5'-9"
UP
UP DN
10'-0"

KITCHEN KITCHEN
CL DECK
12'-8"

11'-9"
LIVING/DINING KITCHEN LAUND M. BATH M. BATH M. BATH

1"
6'-82
8'-8"

7'-9"

8'-0"
MASTER BED WIC
1"
10'-02
17'-10" 9'-6"

3'-0"
4'-6"

FIRST FLOOR
FIRST FLO O R PL A N
THIRD FLOOR
THIR D FLO O R PL A N
SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0"

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

30 OPTION 3 - PREFERRED

N O D E PA R T U R E R E Q U E S T S N E E D E D
Proposed Option Three is code compliant and therefore does not need
any departure requests.

NORTHWEST CORNER STREET PERSPECTIVE

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 OPTION 3 - PREFERRED 31

V I E W F R O M LY N N AVEI R
EWI A LF R
PO MSM
ER P IENCOTRI V E
SOUTHWEST CORNER STREET PERSPECTIVE

NORTHE AST CORNER ALLEY PERSPECTIVE SOUTHE AST CORNER ALLEY PERSPECTIVE

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

32 SOLAR STUDIES - OPTION 1

M A R C H / S E P T E M B E R 21, 9 A M M A R C H / S E P T E M B E R 21, 12 P M M A R C H / S E P T E M B E R 21, 5 P M

J U N E 21, 9 A M J U N E 21, 12 P M J U N E 21, 5 P M D E C E M B E R 21, 9 A M D E C E M B E R 21, 12 P M D E C E M B E R 21, 5 P M

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 SOLAR STUDIES - OPTION 2 33

M A R C H / S E P T E M B E R 21, 9 A M M A R C H / S E P T E M B E R 21, 12 P M M A R C H / S E P T E M B E R 21, 5 P M

J U N E 21, 9 A M J U N E 21, 12 P M J U N E 21, 5 P M D E C E M B E R 21, 9 A M D E C E M B E R 21, 12 P M D E C E M B E R 21, 5 P M

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE

34 SOLAR STUDIES - OPTION 3

M A R C H / S E P T E M B E R 21, 9 A M M A R C H / S E P T E M B E R 21, 12 P M M A R C H / S E P T E M B E R 21, 5 P M

J U N E 21, 9 A M J U N E 21, 12 P M J U N E 21, 5 P M D E C E M B E R 21, 9 A M D E C E M B E R 21, 12 P M D E C E M B E R 21, 5 P M

CONE ARCHITECTURE CALIFORNIA EIGHT TOWNHOUSES #3032491-EG

 PRFERRED OPTION CHARACTER RENDERINGS 35

TWO -TONE WOOD CLADDING ORGANIZED BY

BUILDING MASSING AT PROMINENT FACADES

LIGHT-TONE WOOD MATERIAL

C A L I F O R N I A AV E S W S T R E E T P E R S P E C T I V E - C O N C E P T R E N D E R I N G

DARK-TONE WOOD MATERIAL HARDIE PANELING AT LESS PROMINENT

BUILDING FACADES, PAINTED TO MATCH WOOD

CALIFORNIA EIGHT TOWNHOUSES #3032491-EG CONE ARCHITECTURE