4508 California Packet

RECOMMENDATION MEETING
4508 California Ave SW

Seattle, WA 98116
SDCI PROJECT NO.:

3032079-EG
3031518-LU
MEETING DATE:
November 7, 2019
APPLICANT TEAM:
Capelouto Development Company
Caron Architecture
CARON REF #2018.018

CALIF O RN IA AVE GRO UN D LE VE L
CONTENTS PROJECT TEAM SITE INFORMATION DEVELOPMENT STATISTICS

03 Proposal pg. 3 OWNER ADDRESS: ZONING:
04 Summary Context Analysis pg. 5 Capelouto Development Company 4508 California Ave SW NC3P-85
05 Existing Site Conditions pg. 9 CARON ARCHITECTURE CONTACT SDCI PROJECT NO.: BUILDING HEIGHT:
06 Zoning Data pg. 17 Andrew Kluess, Associate Principal 3032079-EG and 3031518-LU 70’
07 Composite Site Plan pg. 19 andrewkluess@caronarchitecture.com
08 Design Guidelines pg. 20 PARCEL(S): RESIDENTIAL UNITS:
206.367.1382
Project Design History pg. 20 0952006275 58
Caron Reference No.: 2018.018
Itemized Response to EDG pg. 21 SITE AREA: LODGING UNITS:
Design Guidelines pg. 34 PROJECT HISTORY 8,625 SF 12
09 Floor Plans pg. 36
EDG 1 OVERLAY DESIGNATION: PARKING STALLS:
10 Composite Landscape Plan pg. 43
08.02.2018 West Seattle Junction Hub Urban Village, 17
11 Elevations pg. 46
Parking Flexibility Area, Pedestrian “P” Zones BIKE STALLS:
12 Material & Color Palette pg. 50 EDG 2
13 Renderings pg. 51 11.01.2018 PARKING REQUIREMENT: 63 Long Term
14 Exterior Lighting Plan pg. 61 Not required, in Parking Flexibility Area. 6 Short Term
DRB
15 Signage Concept Plan pg. 64
11.07.2019
16 Building Sections pg. 65
17 Shadow Study pg. 67
2 DESIGN REVIEW RECOMMENDATION

3.0 PROPOSAL
DEVELOPMENT OBJECTIVES DEVELOPMENT SUMMARY
Proposed are 5 levels of Type V wood construction above a Type I concrete podium. LEVEL TOTAL GROSS SF TOTAL FAR SF RESIDENTIAL LODGING RES FAR COMMERCIAL LODGING USE
Uses within the podium consist of a second level lodging level intended for monthly UNITS UNITS SF (SF) (SF) (SF)
corporate users and a specialty indoor/outdoor amenity space that fronts California ROOF 635 SF 547 SF 0 0 547 0 0 Residential Amenity
Avenue. Commercial and residential entrances are located at grade and enhanced by
signage, lighting, and overhead weather protection to create an inviting and vibrant 7 5,640 SF 5,350 SF 10 0 5,350 0 0 Residential
TYPE 5A
pedestrian friendly space with southwestern exposure. 6 6,537 SF 6,327 SF 12 0 6,327 0 0 Residential
5 6,537 SF 6,327 SF 12 0 6,327 0 0 Residential
The alleyway is considered a second street with low key commercial entrances, utility
enclosures, van parking stall, and below grade parking access. 4 6,537 SF 6,327 SF 12 0 6,327 0 0 Residential
3 6,537 SF 6,327 SF 12 0 6,327 0 0 Residential
Rooftop access is also proposed for tenant access to open spaces, gardens, and
relaxation areas. The rooftop amenity deck will currently have water and island views 2 7,046 SF 6,707 SF 0 12 539 0 6,168 Lodging
TYPE 1A
beyond. 1 7,962 SF 7,540 SF 0 0 4,000 3,540 0 Residential/ commerical
P1 8,287 SF 0 0 0 0 Parking/Storage/Utilities
SUMMARY STATEMENT TOTAL 47,431 SF 45,452 SF 58 UNITS 12 UNITS 35,744 3,540 6,168
The site is located on one parcel south of SW Oregon Street and to the east side NOTE: No Departures Requested
BICYCLE ANALYSIS LONG TERM SHORT TERM
of California Avenue SW in the West Seattle Junction District. The site is presently
occupied by two operating one story retail shops, Lee’s Asian, and Kamei Japanese RESIDENTIAL REQUIRED 58 3
Restaurant. The West Seattle Cyclery shop is currently vacant. The topographical high PROVIDED 59 3
point along California Avenue SW is at the northern border and slopes approximately
LODGING REQUIRED 3 1
1 1/2 feet north to south. The site is in an area of increasing density and is
transitioning to mixed use and multifamily residential while maintaining a strong PROVIDED 3 1
retail core within the Junction. Street frontage along California Avenue is activated by COMMERCIAL REQUIRED 1 2
narrow sidewalks, parallel parking spaces and frequently used mid-block pedestrian
crosswalks. The streetscape provides grade level retail access with overhead weather PROVIDED 1 2
protection, street trees, and light poles mounted with flower baskets. No overhead TOTAL REQUIRED 62 6
utility wires are present.
PROVIDED 63 6
ZONING ANALYSIS
The site is approximately 75 feet wide by 115 feet deep, with a 2-foot alley
dedication required. No building setbacks are required. The site is zoned NC3P-85,
and is located within the West Seattle Junction Hub, an Urban Village designated
area, and a Pedestrian “P” zone. No minimum parking is required as the site is in a
Parking Flexibility Area which allows residential structures the latitude to not provide
parking. Access to parking shall be from the alley when provided. This is an infill
lot, enclosed by two-level structures on the north and south boundaries. Commercial
retail and the residential lobby front California Avenue SW and the alley abuts the
eastern facade. The site is presently occupied by two operating one story retail shops,
Lee’s Asian, and Kamei Japanese Restaurant, and one vacant retailer, West Seattle
Cyclery. Amenity areas are provided on level 2 and rooftop.
2505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE 3
3.0 PROPOSAL
PROJECT GOALS
1. SUPPORT CONTINUITY
Vibrancy of the California Avenue streetscape and its relationship to scale, proportion,
and materials have created an enduring appeal for the community. Narrow
sidewalks, street amenities, and lower scale facades fronting commercial streets
contribute to a vital and lively streetscape. While our site supports an infill structure,
the intent is to create a new building within the historic district that is visually
distinctive and familiar with respect to the community.
2. MAINTAIN AND INNOVATE
The Junction and specifically California Avenue constitute an architecturally rich

environment. Currently, tall one and two story structures make up the majority of
the buildings that front California Avenue. The existing Junction architectural fabric
defines key building / street relationships that this structure proposes to reinforce.
The design team investigated the existing built form of the Junction neighborhood and
used primary datum lines, proportions, and materials to establish the building blocks
for our proposal.
3. CREATE OPPORTUNITIES
A new residential entrance will front California Avenue at the northwest end of the
site. Residential use will serve to further activate the vibrant Junction streetscape by
providing new location opportunities for an emerging younger demographic, deliver
a number of affordable residential units, and introduces a building of mixed use
with residential above commercial retail. Adding residential to the eastern side of
California avenue further integrates this building with what is occurring in other parts
of the Junction and encourages more pedestrian connections to commercial retail
from the alley.
A new type of space provided for in this building is the second level club room
and exterior amenity area. This area provides residential tenants and their guests
with smaller intimate spaces to gather as compared to the roof top deck, provides
exceptional views to the surrounding Junction streetscape, and encourages
opportunities for building occupants to interact with pedestrians just one level below.

4.0 SU MMARY CO N TEXT ANA LY S I S
SW GENESEE ST. ZONING

Project Site
SF5000
SF 5000
LR2 LR3 NC1-40
LR2
NC2-65 NC2-40 LR2 NC2-65
LR3
NC2-40
SW OREGON ST. NC3P-85
NC3P-85 NC3-65
NC3-85
44TH AVE SW
CALIFORNIA AVE SW
42ND AVE SW
41ST AVE SW
NC3-65
GL
LR3 LR2
EN
NC3P-65
NW
AY
LR3
SW
RC NC3-85
SW ALASKA ST.
NC2-40 NC3P-85
NC3P-65
N
NC3-85
NC3-85
NC3-65
NC3-65 NC2-40
SW GENESEE ST. SURROUNDING USES
SW EDMUNDS ST.
SF5000 LR2
Project Site
NC2-65
44TH AVE SW
CALIFORNIA AVE SW
42ND AVE SW
41ST AVE SW
Mixed-Use
Multi-Family
Commercial
SW
Service Building
Office / Warehouse
Parking
SW OREGON ST. Single Family
School/ Church
GL
EN
NW
AY
SW
SW ALASKA ST.
N N
SW EDMUNDS ST.
AXO N O ME TRIC MAP (GO O GLE E ARTH )
4.0 SU MMARY CO N TEXT ANA LY S I S
TRANSPORTATION Holy Rosary

School St. Christopher
Academy
California Avenue SW is a pedestrian “P”
Seattle Lutheran
zone street with curbside vehicular parking High School
SW GENESEE ST.
along both sides of the street. Two all day bus SW GENESEE ST.
routes run north and south along California
Avenue SW. Major bus transfer points and
49TH AVE SW
48TH AVE SW
47TH AVE SW
46TH AVE SW
45TH AVE SW
44TH AVE SW
CALIFORNIA AVE SW
42ND AVE SW
41ST AVE SW
40TH AVE SW
39TH AVE SW
38TH AVE SW
Rapid Ride Links are provided south of the
project site along SW Alaska Street. California
Avenue SW has a designated bicycle Sharrow
lane on the east side of the street and adjacent
to the site. There are existing bicycle racks
located in front of Lee’s Asian restaurant and
SW OREGON ST.
West Seattle Cyclery that are to be replaced SW OREGON ST. Fauntleroy
GL
SW
with SDOT approved racks. Place
EN
AY
NW
W
OY
AY
ER
TL
SW
UN
FA
Ercolini
Junction Bright Horizons
Park
Plaza at West Seattle
Park
SW ALASKA ST.
SW ALASKA ST.
49TH AVE SW
48TH AVE SW
47TH AVE SW
46TH AVE SW
45TH AVE SW
44TH AVE SW
CALIFORNIA AVE SW
42ND AVE SW
41ST AVE SW
40TH AVE SW
FAUNTLEROY WAY SW
38TH AVE SW
SW EDMUNDS ST. SW EDMUNDS ST.
TRANSPORTATION & WALKING MAP
Project Site West Seattle Junction Urban Village

Park Parking Flexibility Area
Schools Pedestrian “P” Zones
Bus Stops Dedicated Bike Lanes

4.0 SU MMARY CO N TEXT ANA LY S I S | HI S T O R I C A L R E C O R D S
4.0 SU MMARY CO N TEXT ANA LY S I S | D E S I G N R E S E A R C H
July 9, 2019
Andrew Kluess
Caron Architecture
Dear Andrew,
Thank you for submitting to SPU the solid waste service plans for 4508 California Avenue SW, subject to
review by the Seattle Department of Construction and Inspections (SDCI) as Master Use Permit (MUP)
#3031518.
LPB 305/19
SPU Solid Waste approves the following solid waste service and access details:
May 31, 2019
58 units + ~11,000ft commercial
2
To: Tami Garrett, SDCI

Storage room meets code for size and dimensions, at 649ft . Dumpsters will be staged by management for
2
service in the alley. From: Tom Quackenbush, DON
RESIDENTIAL SERVICES Subject: MUP#3031518, 4508 California Avenue Southwest

Garbage: 2, 2yd COMPACTED
Recycle: 2, 4yd uncompacted dumpsters
FW: 2, 96g carts In accordance with SEPA Historic Preservation Policy (SMC 25.05.675-H.2.c), we have
reviewed the building associated with the above referenced project as requested. This project
COMMERCIAL SERVICES involves one building that is more than 50 years old and is located at 4508 California Avenue
Garbage: Shared with residential Southwest.
Recycle: 1, 4yd dumpster
FW: 1, 1yd dumpster We have reviewed the information submitted by the applicant regarding the subject building.
Based on the review of this information and a visit to the site, we have determined that it is
Please work with the assigned SDCI zoning reviewer to adopt this plan. If the attached drawings differ from unlikely that the subject building would meet the standards for designation as an individual
the MUP drawings, you will need to update your application to consistently reflect the proposal. landmark.
Sincerely, If you have any questions, please call me at 684-0215.
Angela Wallis
Seattle Public Utilities
(206) 684-4166
angela.wallis@seattle.gov
Administered by The Historic Preservation Program

The Seattle Department of Neighborhoods
700 Fifth Avenue | PO Box 34018 | Seattle, WA 98124-4018 | 206-684-3000 | seattle.gov/utilities “Printed on Recycled Paper”

5.0 EX IS TIN G SITE CO N D I T I O NS
5 MAP KEY
Project Site
4
SW GENESEE ST.
SW GENESEE ST.
Parks
School
49TH AVE SW
48TH AVE SW
47TH AVE SW
46TH AVE SW
45TH AVE SW
44TH AVE SW
CALIFORNIA AVE SW
42ND AVE SW
41ST AVE SW
40TH AVE SW
39TH AVE SW
38TH AVE SW
SW OREGON ST.
SW OREGON ST.
SW
GL
AY
EN
6
W
NW
OY
ER
AY
TL
UN
1 SW
FA
Ercolini 3
Park 2
Junction
SW ALASKA ST. 7 8 Plaza Park SW ALASKA ST.
COMMUNITY NODES / LANDMARKS:

SW EDMUNDS ST. SW EDMUNDS ST.
1 ERCOLINI PARK 2 EASY STREET RECORDS & CAFE 3 JUNCTION PLAZA PARK 4 SEATTLE LUTHERAN HIGH SCHOOL
0.5 mile from project site 341 ft. from project site 0.1 mile from project site 0.3 mile from project site
5 HOLY ROSARY SCHOOL 6 THE BEER JUNCTION 7 WEST SEATTLE FARMERS MARKET 8 WEST SEATTLE HISTORIC CONTEXT (MURALS)
0.3 mile from project site Across from project site 440 ft. from project site 0.1 mile from project site
5.0 SU RVEY
N
SURVEY

5.0 SIT E PH O TO S
PROJECT SITE
The project site is located near
the intersection of California
Ave SW and SW Oregon St. The
streets are major arterials with
heavy vehicular and pedestrian
traffic on both streets. The area
is scattered with retail shops,
restaurants and multiple youth
and family services.
1 PROJECT SITE FACING EAST 2 PROJECT SITE FACING EAST (ALLEY)
SW OREGON ST.
4
CALIFORNIA AVE SW
1
2
3
MAP KEY 3 PROJECT SITE FACING WEST (ALLEY) 4 ALLEY, LOOKING SOUTH
Project Site
1 View
5.0 ST REETSCAPES
1 CALIFORNIA AVE SW LOOKING EAST
85’ MAXIMUM HEIGHT

2 SW OREGON ST. NC3P-85
CALIFORNIA AVE SW
42ND AVE SW
SW OREGON ST.
SW ALASKA ST.
PR O J ECT SITE
1 N
SW ALASKA ST.
DIAGRAM KEY
SW ALASKA ST.
SW OREGON ST.
CALIFORNIA AVE SW
NC3P - 85 NC3P - 85
HEIGHT - LIMIT HEIGHT - LIMIT
PR O J ECT SITE

5.0 ST REETSCAPES
2 CALIFORNIA AVE SW LOOKING WEST

NC3P-85
2 SW OREGON ST.
CALIFORNIA AVE SW
42ND AVE SW
OPPOSI TE PRO JECT

SI TE
SW ALASKA ST.
SW OREGON ST.
1 N
SW ALASKA ST.
DIAGRAM KEY
SW ALASKA ST.
SW OREGON ST.
CALIFORNIA AVE SW
NC3P - 85 NC3P - 85
HEIGHT - LIMIT HEIGHT - LIMIT
5.0 ST REETSCAPES
3 ALLEY LOOKING EAST

NC3P-85
SW ALASKA ST.
O PPO SITE PR O J ECT SITE
8-STORY
MIXED-USE 10- STORY
APARTMENTS
4 ALLEY LOOKING WEST
SW OREGON ST.
NC3P-85
SW ALASKA ST.
PROJECT SI TE
SW 4OREGON ST.
CALIFORNIA AVE SW
42ND AVE SW
3
N
SW ALASKA ST.

5.0 SIT E R ESEAR CH AN D O B S E RVAT I O NS
BRICK STONE & ROCK CLADDING CONCRETE

MATERIALS IN THE JUNCTION
The materials shown here are found in the Junction
along California Avenue SW. Building bases that
front the streetscape are largely brick columns with
variations of durable materials used as infill for
glazing and storefronts systems.
Most materilas are modest, fine grain in character,
and varied.
5.0 U R B AN D ESIG N AN ALY S I S I S I T E R E S E A R C H A ND O B S E RVAT I ON S
1 1951 J.C. PENNEY BUILDING 2 J.C. PENNEY BUILDING CURRENT CONDITION

6.0 Z ONIN G D ATA
APPLICABLE SMC-SECTION DESCRIPTION COMPLIANCE

ZONING
Permitted uses 23.47A.004 Restaurant, Office, General Sales/Services, Retail, L/W, Residential/Lodging √
Street Level Uses 23.47A.005 Residential, including live-work, uses may occupy no more than 20 percent of the street-level street-facing facade √
Along designated principal pedestrian streets, non-residential uses are required 80 percent of the street-level. For Allowed uses, see 23.47A.005D. √
Street Level 23.47A.008 Blank segments of the street-facing facade between 2 feet and 8 feet above the sidewalk may not exceed 20 feet in width. The total of all blank facade segments may not exceed 40 percent of the width
Development of the facade of the structure along the street. √
Standards
Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved landscaped or open spaces are provided.
√
Transparency-60% of the street-facing facade between 2 feet and 8 feet above the sidewalk shall be transparent. √
Non-residential uses shall extend an average depth of at least 30 feet and a minimum depth of 15 feet from the street-level street-facing facade. √
Non-residential uses at street level shall have a floor-to-floor height of at least 13 feet. √
Pedestrian designated zones: A minimum of 80 percent of the width of a structure’s street-level street-facing facade that faces a principal pedestrian street shall be occupied by commercial uses. See
√
subsection 23.47A.005.D.1.
Continuous overhead weather protection is required along at least 60 percent of the street frontage of a structure on a principal pedestrian street.
√
Width: 6 feet minimum. Height: for projection less than 6 feet: 8’ min. 12’ max. Above sidewalk and for projection more than 6’ to be 10’ min and 15’ max.
Max. Size of 23.47A.010 Any gross floor area used for accessory parking is exempted from the size calculation.
√
non-residential use
Outdoor Activities 23.47A.011 No outdoor sales area limit; For display area, 15% of lot area or 1,000 sf limit, whichever is less √
For display area, 15% of lot area or 1,000 sf limit, whichever is less √
Outdoor storage area prohibited √
Structure height 23.47A.012 85’ max. √
Smokestacks, chimneys, flagpoles, and religious symbols for religious institutions are exempt from height controls provided they are a minimum of 10 feet from any side or rear lot line. √
Open railings, planters, skylights, clerestories, greenhouses, solarium, parapets, and firewalls may extend as high as the highest ridge of a pitched roof permitted by subsection 23.47A.012.B or up to 4
√
feet above the otherwise applicable height limit, whichever is higher
In zones with height limits of 65 feet or more, solar collectors may extend up to 7 feet above the otherwise applicable height limit, with unlimited rooftop coverage. √
Rooftop features may extend up to 15 feet above the applicable height limit, as long as the extending from rooftop features do not exceed 20 percent of the roof area, or 25 percent of the roof area if the
total includes stair or elevator penthouses or screened mechanical equipment:
a. Solar collectors; √
b. Mechanical equipment;
f. Stair and elevator penthouses may extend above the applicable height limit up to 16 feet.
Floor area ratio 23.47A.013 Parking that is within or covered by a structure or portion of a structure and that is within a story that is not underground shall be included in gross floor area calculations. √
Maximum FAR: 6 with no single use can exceed 4.5, √
Exempt: All underground stories or portions of stories; √
Exempt: All portions of a story that extend no more than 4 feet above existing or finished grade, whichever is lower, excluding access; √
Min. FAR per Table C = 2; excluding below grade and parking areas. √
Setback 23.47A.014 No Setback Required
√
Requirements
Landscaping 23.47A.016 Existing street trees shall be retained unless the Director of Transportation approves their removal
√
Requirements
6.0 Z ONIN G D ATA
APPLICABLE SMC-SECTION DESCRIPTION COMPLIANCE

ZONING
Amenity area 23.47A.024 Amenity areas are required in an amount equal to 5 percent of the total gross floor area in residential use. Gross floor area excludes areas used for mechanical equipment and accessory parking. Bioret-
√
ention facilities qualify as amenity areas.
Required amenity areas shall meet the following standards, as applicable:
1. All residents shall have access to at least one common or private amenity area.
2. Amenity areas shall not be enclosed.
3. Parking areas, vehicular access easements, and driveways do not qualify as amenity areas, except that a woonerf may provide a maximum of 50 percent of the amenity area if the design of the √
woonerf is approved through a design review process pursuant to Chapter 23.41.
4. Common amenity areas shall have a minimum horizontal dimension of 10 feet, and no common amenity area shall be less than 250 square feet in size.
5. Private balconies and decks shall have a minimum area of 60 square feet, and no horizontal dimension shall be less than 6 feet.
Parking location & 23.47A.032 Access to parking shall be from the alley if the lot abuts an alley improved to the standards of subsection 23.53.030.C
√
access
No minimum requirement in Parking Flexibility Area √
Parking shall not be located between a structure and a street lot line √
Surface parking is prohibited abutting the street lot line along a principal pedestrian street √
Maximum parking aisle slope: 17% √
Parking 23.54.015 Not Required √
Bicycle Parking 23.54.015 Lodging: 3 per 40 units, Multi-family structure: 1 per unit
√
Loading Berth 23.54.035 Table A: less than 10,000 sf of retail/restaurant use (Medium Demand) & <40,000 sf Office use(Low demand) - no berth required.
√
Requirements
Solid waste and 23.54.040 Solid Waste Container: Residential between 51-100 units require minimum 375 SF plus 4 SF for each additional unit above 50
√
recycle
Solid Waste Container: Non-Residential between 5,001 - 15,000 sf non-residential use require minimum 125 sf √

7.0 SIT E PLAN
SENIOR CENTER
ZONING - NC3P-85
VESTIBULE
RESIDENTIAL LOBBY
BIKE
STORAGE
DN VEHICLE
LEASING ELEV (14)
EXISTING LIGHT POLE ENTRY
UP
NEW BIKE RACKS (3) TRASH AND RECYCLE
ALLEY
COMMERCIAL SPACE
ZONING - NC3-85
SALES AND SERVICES
PARKING LOT
CALIFORNIA AVE SW
W.C.
TRANSFORMER
VAULT
W.C.
COMMERCIAL SPACE DN
BIKE STORAGE
SALES AND SERVICES (8)
STAIR 2 UP
RAMP DOWN VEHICLE

EXISTING TREES TO
TO PARKING ENTRY
REMAIN, TYPICAL
JC PENNEY BUILDING
ZONING - NC3P-85
1/16” = 1’-0”
KEY
N
Commercial
SITE PLAN
Leasing Office
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Parking/Garage
Surrounding Buildings
Residential Entry/Exit
Commercial Entry/Exit
Vehicle Entry/Exit
8.0 PR O J ECT D ESIG N H IST O RY
EDG 1: Option 1 “L” EDG 1: Option 2 “C” EDG 1: Preferred Option 3 “H” EDG 2: Preferred Option 4 DR: Developed Design
# UNITS: 76 Units 78 Units 79 Units 74 Units 58 Units \ 12 Lodging
OUTDOOR 4,658 SF 3,208 SF 2,957 SF 4,674 SF 4,523 SF

A M E N I T Y:
R E TA I L & 10,960 SF 11,696 SF 12,535 SF 11,933 SF 10,084 SF

LODGING SF:
PA R K I N G S TA L L S : 19 Stalls 19 Stalls 19 Stalls 17 Stalls 17 stalls

OPPORTUNITIES: • Slender massing provides reduced bulk. • Street facing facade has desirable • Recessed upper facade from California • Recessed South façade steps back from • Height of structure has been lowered
• 2nd level open space is immediately proportion and composition. Avenue provides private deck spaces California Avenue to accentuate the two- below allowable limits to reduce bulk
adjacent to California Avenue, providing • Balconies could be added at corner facing the street, creating visual story datum line. along California Avenue SW.
visual connection to the street. facade facing California Avenue, connection with the street and providing • Massing is further reduced by pulling • Upper level massing along California
• Provides outdoor open spaces at different providing additional private open spaces visual interest. back the western mass and stepping Avenue has been set back to reduce
levels of the building and has the largest and articulation. • Lower facade provides appropriate down to create a slender massing along shading onto California Avenue and to
total open space area. • Recessed upper level units have private transition from the adjacent buildings. California Avenue while respecting the minimize the bulk and scale of the west
decks with higher ceiling that provides • Balconies could be added on the majority prominent J.C Penney Terra Cotta and and south facing mass.
additional modulation. of the street facing facade, providing Brick façade. • Reinforcement of the typical two story
additional private open spaces and • South and North facade allow maximum base along California Avenue with brick
articulation of the facade fenestration, reducing blank facades. and retail infill.
• Recessed upper level units have • Alley facade is modulated into lower, • Provide vibrancy at the streetscape
private decks with higher ceiling that middle and upper parts with recesses. with maximum commercial storefront
could provide more visually interesting • Provides outdoor open spaces at transparency.
modulation. multiple levels. • The residential entrance has been
• Stair/elevator tower is recessed back located along California Avenue and as
from north property line, allowing close to Oregon Street as possible for the
potential fenestrations convenience of the tenants
• The maximum transparency at street • High quality, durable materials typically
level. used. Particular attention has been
paid to the alleyway façade massing
and materials to take advantage of
an activated alley that exists at this
location.
CONSTRAINTS: • Increased building height is undesirable • Lower level open space is hidden from • Common open space is only provided at • North side lower level open space is • North side units would have limited
for the lower existing buildings at street and has potentially limited access roof level hidden from the street and could have views and daylight if the adjacent lot is
adjacent sites. to daylight. potentially limited access to daylight if expanded vertically.
• Street level facade may be difficult to the adjacent lot is expanded vertically.
compliment the adjacent buildings.
COMPLIANCE: Yes, code compliant Yes, code compliant Yes, code compliant Yes, code compliant Yes, code compliant

8.0 IT EMIZED R ESPO N SE T O E D G 2 G UI D A NC E
DESIGN BOARD RECOMMENTATIONS DESIGN TEAM RESPONSE APPLICABLE DESIGN GUIDELINE

GUIDANCE
1 a. The Board appreciated the thoroughness of the packet and additional context analysis and supported Further refined 4th massing option. CS2-D-1 Existing Development and Zoning
the new 4th massing option as the basis for further refinement. CS3-I-ii Architectural Cues
MASSING
CONCEPT b. The Board agreed that the changes to the upper massing were successful and responsive to previous High quality materials are utilized fronting California Avenue and the Alley facades. CS2-III-iv Break Up Visual Mass
guidance. However, the Board noted that the upper levels will be very visually prominent and provided Modulation of surfaces along with thoughtful paneling joints create interest and
guidance to articulate the upper massing in a clean and simple way, breaking up blank walls through reduce the visual mass of the south and north facades.
the thoughtful application of high quality materials. The Board stated that given the streetscape context
and high visibility of the site, fiber cement materials should not be considered as a precedent.
c. Acknowledging public comment regarding shading of California Ave and the farmer’s market, the The design team realizes the vital importance of the Junction Market and vibrancy CS2-D-1 Existing Development and Zoning
Board noted that the massing option is below the maximum height limit allowed and agreed that the of the streetscape that the community cherishes. By lowering the structure under CS1-B-2 Daylight and Shading
lower height and upper level setbacks minimize shading impacts. allowable zoning limits, setting back the west facade which fronts Callifornia Avenue,
and locating the bulk of the structure’s mass along the alley, the building places high
regard for the historical nature of the site.
2 a. The Board supported the two-story brick base in response to the historic character of the street but The first and second level infill framing elements and fenestration rhythm have been CS3-I-ii Architectural Cues
agreed that the composition of the second level was overly busy and complex. The Board provided unified to create a consistent and visually harmonious facade within the brick frames. DC2-I Architectural Concept and Consistency
BASE LEVEL guidance to simplify and refine the second level, aligning fenestration with the first level so that the base CS2-C-1 Streetscape Compatibility
reads as one cohesive element. At the Recommendation meeting the Board would like to review study of
the relationship of the base level fenestration with the upper level glazing and balcony placement.
b. The Board supported the minimized residential entry separated from the commercial frontage. The residential entrance has a strong two level vertical proportion and an intimate DC2-I Architectural Concept and Consistency
scale to visually separate the entrance from the commercial retail uses at the PL3-A Entries
streetscape. The residential entrance is additionally distinguished and separated CS2-C-1 Streetscape Compatibility
from the adjacent commercial retail by a set of a double wide brick columns. The
inspiration for the double wide column(s) comes from the adjacent JC Penney
structure, which used a similar gesture to separate uses or shop ownership.
c. The Board discussed public comment regarding the alignment of the base with the height of the Historically along the east side of California Avenue, structures with a two story base CS3-I-ii Architectural Cues
adjacent buildings and supported the stepped response to the two datum lines. expression step with the sloping sidewalk grade at incremental levels to foster a DC2-I Architectural Concept and Consistency
consistent approach to grade change and structure height. We propose to support CS2-I Streetscape Compatibility
the historical base rational and step the two story brick base in accordance with
traditional values.
d. The Board supported the response of the bays and columns to the proportions of the historic former Utilizing proportions and rhythms found within the Junction’s native architectural CS3-I-ii Architectural Cues
JC Penney building to the south. language serves to strengthen and reinforce the vibrant streetscape that exists CS2- A-1 Sense of Place
currently.
e. The Board emphasized the importance of material detailing of the base level and would like to review Simplicity and durability are the hallmarks of the Junction material palette. The CS3-I-ii Architectural Cues
specific material information and detailed street-level renderings at the Recommendation meeting. historical trend has been for each building to compliment the other and not CS2-A-1 Sense of Place
overshadow it with pomp and circumstance. With respect to the JC Penney structure
this building abuts to the south and the much more contemporary Senior Center
to the north, the proposed design and materials are intentionally more modest and
contemporary so as to not visually compete.
f. The Board would also like to review lighting and signage details at the Recommendation meeting. Durable and high quality lighting and signage are incorporated into the design. The DC4-C Lighting
intent is for the signage and lighting to assist in wayfinding while adding to the DC4-I-I Signage
streetscape vibrancy.
DESIGN BOARD RECOMMENTATIONS DESIGN TEAM RESPONSE APPLICABLE DESIGN GUIDELINE

GUIDANCE
3 a. The Board discussed the viability of the second level common amenity area overlooking California Ave The second level club room and outdoor amenity area provide a unique response DC3-B Open Space Uses and Activities
and its impact on the overall composition of the base level. The Board ultimately supported the amenity to urban living in the Junction. This space will offer tenants the ability to interact CS2-B-2 Connection to the Street
AMENITY area and the connection created with the street. visually and spatially with the active California Avenue streetscape and provide an
AREA exceptional viewpoint for street events throughout the year. The California Avenue
streetscape will benefit and enjoy the added vibrancy from a second level leisure
space.
b. The Board strongly supported the relationship of the club room adjacent to the amenity area to A dedicated club room adjacent to the amenity space has been added to the DC3-A-1 Interior/Exterior Fit
activate the space. program. The club room is designed to include operable glass partitions in order for
the indoor and outdoor spaces to be unified.
c. The Board supported the precedent images on pg. 41 of the packet and provided guidance to design The club room and amenity spaces are viewed as one unified space with an DC3-B Open Space Uses and Activities
the amenity area, including lighting and material application, to ensure active, three-season use of the operable glass partition that can be opened or closed for events. The interior club
space as indicated in the precedent images. room contains a convenience kitchen with seating. The exterior amenity space
feature lounge like furniture, gas fire pit, with warm and pedestrian friendly finished
surfaces.
4 a. Noting the alley entrances and heavy pedestrian use of the alley, the Board provided guidance to Lighting and signage will be modest, but adequate for security. DC4-C Lighting
address safety and security through lighting and signage, particularly at the recessed entries and open DC4-B Signage
ALLEY parking area.
FACADE
b. The Board also noted that material application and detailing of the alley façade is important given the Durable materials will be used with thoughtful attention to corners, edges and DC2-B-1 Façade Composition
pedestrian use of the alley. recessed entrances.
5 a. The Board discussed the constricted sidewalk along California Ave SW and how to activate the street Varying setbacks of the storefront and entrances will create a more interesting façade. PLI-I California Avenue Commercial Core
through design of the storefront and supported the precedent image on pg. 43 of the packet (“develop PL3-C-3 Ancillary Activities
STREET sidewalk/retail shuffle”). The Board noted that a 3.5’ setback may not be necessary but that varying
LEVEL setbacks between the columns could potentially be successful. The Board provided guidance to further
SETBACK & study how to activate the street and how the commercial glazing meets the sidewalk, including how the
ACTIVATION operable windows will function in relationship to the setback. As the storefront design is refined, the
Board encouraged further reference of the context study of setback patterns.

Y
LE
AL
2
3
1 MASSING CONCEPT
5
CA
LIF
2 BASE LEVEL
OR
NI
AA
VE 3 AMENITY AREA
SW
4 ALLEY FACADE
5 STREET LEVEL SETBACK & ACTIVATION
8.0 ED G 2 R ESPO N SE
SOUTH FACADE MODULATED WITH
BALCONIES ON RESIDENTIAL FLOORS
1 MASSING CONCEPT TO REDUCE BULK AND DECREASE
UPPER FLOORS RECESSED FROM SOLAR GAIN
CALIFORNIA AVE COMPOSED OF HIGH
BLANK WALL ON NORTH SIDE
QUALITY DURABLE MATERIALS AND
ARTICULATED WITH HIGH QUALITY
VERTICALY ORIENTED FRITTED GLASS
MATERIALS AND PANEL MODULATION
SHADING ELEMENTS
BOARD GUIDANCE
The Board noted that the upper levels will be visually prominent and provided
guidance to articulate the upper massing in a clean and simple way, breaking up
blank walls through the thoughtful application of high quality materials.
RESPONSE
The building base expression remains dominant, while the upper massing steps
back in numerous locations to minimize shadows cast onto California Avenue and
adjacent buildings, as well as to mitigate bulk and scale of the structure (CS2-D-1).
Blank facades have been mitigated as much as possible by orienting residential
units to the south and north. These units are set back from adjacent lots by 10
feet minimum. Remaining blank areas are mitigated by textured finish materials
and panel modulation. On the north façade, additional glazing has been added by
relocating the stair and elevator farther southward. (CS2-III-iv).
W EST FA C A DE - DE V E LOP E D DE S I GN D E S IGN AT E D G2 ME E TIN G
HPL1 HIGH PRESSURE LAMINATE FCP2 CERACLAD PANEL FCP1 CERACLAD PANEL

8.0 EDG2 R ESPO N SE
ADDITIONAL GLAZING ADDED
1 MASSING CONCEPT BY RELOCATING RESIDENTIAL CORE
BLANK WALLS BROKEN UP WITH VISUALLY PROMINENT FACADES MODULATED WITH
TEXTURED FINISH MATERIALS, COLOR TEXTURED FINISH MATERIALS AND ALTERNATING
VARIATION, AND PANEL MODULATION PANEL PATTERNS
A L L EY NO RT H - DE V E LOP E D DE S I GN D E S IGN AT E D G2 ME E TIN G
FCP3 CERACLAD PANEL FCP2 CERACLAD PANEL FCP1 CERACLAD PANEL
2 BASE LEVEL COMPOSITION OF BASE CLEAR COMMERCIAL

FENESTRATION UNIFIED RETAIL GLAZING
SPANDREL GLASS SPANDREL GLASS
BOARD GUIDANCE
Overall positive guidance was given that the design is going in the correct direction.
The Board felt the second level was overly busy and complex and provided
guidance to simplify and refine the second level so that the base reads as one
cohesive element. The Board emphasized the importance of material detailing at
street-level and would like to review lighting and signage details.
The Board requested further study and development between the relationship of the
base level fenestration with the upper level glazing.
RESPONSE
A Pewter colored Norman brick laid in one half running bond has been selected
as the finish material at the two story base. (CS2-1). Concrete forms the base of
each column as well as curbing at the storefront systems. Storefronts for residential
and commercial retail uses a dark anodized aluminum system with insulated
clear glazing lites. Overhead weather protection is comprised of a steel frame
with fritted glazing. Brick, concrete, steel, and glass provide extremely durable
exterior materials and minimal material palette at the base and convey a sense of
permanence.
Upper level fenestration has been revised to have similar proportions to the glazing
at the base, and express more vertical orientation to respond to the surrounding
Junction context. (CS3-I-ii).
C A L I F O R NI A AV E GR OU N D LE V E L - D E S IGN AT E D G2 ME E TIN G
D EV ELO P ED DE S I GN
HPL1 HIGH PRESSURE LAMINATE MAS1 BRICK MASONRY MTL1 DARK BRONZE METAL

2 BASE LEVEL
D O UB LE CO LUMN IN S PIRATIO N F RO M J C P EN N EY BU I LDI N G
E XAMPLE O F B RICK US E D AT B AS E N E A R SI T E
C A L I F O R NI A AV E GR OU N D LE V E L -
D EV ELO P ED DE S I GN
E X PAN S IO N JO IN T D E TAIL
3 AMENITY AREA
BOARD GUIDANCE
The Board provided guidance for the amenity area to ensure active, three-season
use of the space as envisioned.
RESPONSE
The second level club room and exterior amenity space is designed to function as
two smaller spaces or one larger unified area and is operational throughout the
year.
The club room is equipped with a convenience kitchen, restroom, and seating for
approximately one to eight people. The exterior amenity space is equipped with
a gas fire pit, varied seating and landscaping. The exterior spaces can be unified
by opening operable glazing partitions on the south and west walls. The southern
area doubles in size with the glazing panels retracted. This area is activated with a
wooden trellis overhead, sconce lights at the southern wall, comfortable seating, a
gas fire pit, and festive lighting. The exterior area to the west remains more flexible
and open to encourage interaction with the streetscape below.
R ESI D ENT I A L A M E N I T Y S PA C E - DE V E LOP ED DESIG N D E S IGN AT E D G2 ME E TIN G
TRELLIS UNIFIES INTERIOR AND

EXTERIOR SPACES AND HELPS
OPERABLE GLAZING SYSTEM ALLOWS CREATE OUTDOOR “ROOM” TO
ACTIVE ENGAGEMENT OF THE SPACES ENCOURAGE CONNECTION FROM
FOR YEAR ROUND USE INDOOR TO OUTDOOR SPACE

3 AMENITY AREA
ACCENT WALL TO BE
DETERMINED BY OTHERS
ACCENT WALL DOWNLIGHT
R ESI D ENT I A L A M E N I T Y S PA C E - DE V E LOP ED DESIG N IN S PIRATIO N - VIA6 S E ATTLE
OPERABLE GLAZING
GAS FIRE PIT SHOWN OPEN
WOOD TRELLIS FESTIVE

ABOVE LIGHTING
4 ALLEY FACADE MATERIALS ON FIRST TWO COMPOSITION OF SECOND LEVEL SPANDREL PANEL
LEVELS OF ALLEY ARE DURABLE FENESTRATION SIMILAR TO
AND SIMPLE CALIFORNIA AVE
WALL SCONCE
SIGNAGE DOWN LITE
BOARD GUIDANCE
The Board provided guidance to address safety and secutiry though lighting and
signage. The Board also noted that material application and detailing of the alley
facade is important.
RESPONSE
Active alleyways continue to thrive in the Junction and this project will continue
this tradition by providing access to shops and other services from the alleyway as
our ‘second street’. Signage and lighting are traditionally more modest on the alley
side, with slight recesses for entrances provided (CS2-A-1). Base materials are
similar to California Avenue finishes, brick, concrete, and metal panel. Signage is
distinctive to the alley and more modest in scale.
A L L EY G R O U N D LE V E L - DE V E LOP E D D ESIG N D E S IGN AT E D G2 ME E TIN G
MTL1 DARK BRONZE METAL CON1 ARCHITECTURAL CONCRETE MAS1 BRICK MASONRY

4 ALLEY FACADE
VEHICLE ACCESS OPTIONAL SIGNAGE LOCATION BY

COMMERCIAL TENANT
RESIDENTIAL STAIR EXIT
LIGH TIN G AT F IRS T LE VE L
A L L EY NO RT H - DE V E LOP E D DE S I GN E XAMPLE S O F S IGN AGE AT F IRS T LE VE L
COMMERCIAL ENTRY RECESSED TO VAN PARKING DOOR WOULD

ACCOUNT FOR SLOPE OF ALLEY AND REMAIN OPEN DURING THE DAY
PROVIDE WEATHER PROTECTION AND SECURED AT NIGHT
SIGNAGE AND LIGHTING KEPT

SIMPLE AND CLEAR
EXISTING LIGHT POLE TYPICAL COMMERCIAL ACCESS SECONDARY LIGHTING

NEW BIKE RACKS
BOARD GUIDANCE
The Board provided guidance to further study how to activate the street. The Board
also encouraged further reference of the context study of setback patterns.
RESPONSE
The most active streetscape portion of the proposal is the commercial retail fronting
California Avenue and how it provides accessibility and interaction for pedestrians.
(CS2-I-ii)
A brick and concrete base provide modulation at the street level. Varying depth
of recesses and large areas of glazing at the commercial retail storefronts provide
interest and encourage engagement along the sidewalk. (PL1-I-i) Exterior overhead
glass canopies allow natural light to filter onto the streetscape and into commercial
spaces. This will allow as much light as possible onto the streetscape and into the
commercial retail spaces throughout the year. At night the shopfronts, signage, and
secondary lighting fixtures provide additional sources of light to the streetscape.
(PL1-I-iii)
COMMERCIAL RETAIL ENTRY

RECESSED BACK FROM NARROW
SIDEWALK
C A L I F O R NI A AV E GR OU N D LE V E L - DE VELOP ED DESIG N
VA RY I NG SE T BA C K S AT C A LI FOR N I A AV E

BRICK / CONCRETE BASE BRICK / CONCRETE BASE SECONDARY WALL

SCONCE LIGHTING
BRICK BASE SECONDARY SCONCE LIGHTING STEEL / GLASS CANOPY BUILDING SETBACK GLASS / METAL
LEVELS L3-L7 GUARDRAIL
WOOD FINISH HIGH PRESSURE
LAMINATE
R ESI D ENT I A L E N T RY S E C T I ON C OMMERC IA L E N TRY S E CTIO N O UTD O O R AME N ITY O VE R CO MME RCIAL S EC T I ON
8.0 DES IG N G U ID ELIN ES
CS1 NATURAL SYSTEMS AND SITE FEATURES CS3 ARCHITECTURAL CONTEXT AND CHARACTER
• Use natural systems/features of the site and its surroundings as a starting point for project design. • Contribute to the architectural character of the neighborhood.
• CS1-B-2 Daylight & Shading
WEST SEATTLE SUPPLEMENTAL GUIDANCE
Architect Response: • CS3-1-II, Architectural Cues
Shading onto adjacent sites as well as California Avenue have been reduced as much as possible by creating a
significantly shorter structure than zoning allows, and further minimized by architecturally sculpting south and Architect Response:
west facades at upper levels with significant setbacks. Daylight into all units are maximized with large windows. Existing architectural patterns and forms create the unique Junction character. Past and present structures craft an
West facing windows have sunshade devices and most south facing glazing are within deep recesses to reduce interesting urban fabric using a varied approach to parapets and cornices, mid-level beltlines, and overhead weather
overheating that will occur during the hot summer months. protection. The rich patterns merge together beside narrow pedestrian friendly sidewalks to create a vibrant and
unique streetscape. Neighboring structures both new and old are articulated by façade modulation, broken roof lines,
and differing fenestration patterns.
CS2 URBAN PATTERN AND FORM
• Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in Vertically oriented fenestration patterns are most prevalent in the Junction and our proposal maintains this highly
the surrounding area. identifiable architectural cue (CS3-1-ii). Visually slender and vertically oriented façades minimize mass and bulk at
• CS2-A-1, Sense of Place the street level. The two-story brick base maintains an established architectural material. Using brick as the buildings
• CS2-B-2, Connection to the Street base material provides continuity with adjacent structures. Durable materials are preferred to withstand the civic
• CS2-D-1, Existing Development and Zoning environment and delivers a no nonsense approach to the overall Junction aesthetic.
Glass covered canopies offer protection from inclement weather and provide attachment opportunities for retail
WEST SEATTLE SUPPLEMENTAL GUIDANCE
lighting and signage which informs pedestrians about the street fronting retail and residential character within.
• CS2-I, Street Wall Scale
PL1 CONNECTIVITY
• CS2-I-ii, Punctate Street Wall
• CS2-III-iv, Break Up Visual Mass • Complement and contribute to the network of open spaces around the site and the connections among them.
Architect Response: WEST SEATTLE SUPPLEMENTAL GUIDANCE

This infill site fronts California Avenue SW, adjacent to the JC Penney two-story brick and terracotta structure to the • PL1-I-I, California Avenue Commercial Core
south, and the Seattle Senior Center to the north. Materials in the Junction are varied, older structures are primarily
red to brown brick. Most older structures have a discernable cornice line. Newer structures have maintained principle Architect Response:
datum lines of adjacent buildings and tend to provide texture by visually breaking up masses with color and pattern. A two story brick base abuts the front property line with commercial uses setback to create well organized bays
The eclectic nature of existing commercial structures provides an opportunity for unique and contemporary structures with grade level entries on the sloping site. Large storefronts provide the ability for the commercial use(s) to have
to fit in and contribute to the unique character of the Junction. a connection to the streetscape while providing welcoming natural light into the spaces. Glazed canopies assist in
allowing light to filter injto the street and shops below.
Our proposal maintains the existing abutment to neighboring structures at the first two stories. Maintaining the
existing street wall abutments and two-story base height along California Avenue SW preserves and reinforces the
prevalent architectural character. Each structures upper level cornice line steps down with grade as the street slopes PL3 STREET-LEVEL INTERACTION
(CS2-D-1)(CS2-B-2). Recessed commercial retail entranceways are incorporated into the grade level plan with as • Encourage human interaction and activity at the street-level with clear connections to buildings entries and edges.
large as possible storefronts for the street fronting retail shops (CS2-A-1)(CS2-B-2). An in-depth analysis of existing • PL3-A, Entries
street wall organizational strategy’s in the Junction and along California Avenue has directly resulted in our proposed • PL3-A-1, Design Objectives
lower level bay proportions, entrance schemes, and types of pedestrian friendly storefront materials (CS2-1-i). Due to
the narrow and sloping sidewalk, one large recessed area provides access to one or two retail shops along California
• PL3-A-2, Common Entries
Avenue. Small commercial retail shops are preferred by the ownership and will be encouraged. Recesses and breaks
• PL3-A-4, Ensemble of Elements
along the street are created by a two story brick colonnade which fronts the western property line (CS2-1-ii).
• PL3-C-3, Ancillary Activities
Contemporary two-level brick and glass structure to the north. Neighborhood structures vary from low to midrise Architect Response:
commercial and residential buildings, with a mix of newer and older buildings found within the Junction Primarily the streetscape facing California Avenue SW is the only area available for street level interaction for
neighborhood. The streetscape is populated with multiple commercial retail shops which creates the West Seattle pedestrians other than at alley locations. Two uses, commercial retail and the residential entrance will occupy
Junction vibrant street life and character. The one to two story retail shops provide modulation to the streetscape with the limited area available. Retail and residential entrances are recessed from the sidewalk to ensure adequate
recessed entrances and undulating storefronts. space for patrons to enter and exit simultaneously under cover. The residential entrance is dissimilar from
commercial retail entrances, and each use provides appropriate signage, lighting, and detailing.
The residential entrance is scaled to be welcoming and highly visible for tenants. The entrance is clearly
separated from the commercial shops visually by a double width colonnade. The entrance is recessed within
a noticeably narrower and vertically oriented two story high bay. Durable wood faced high pressure laminate
panels frame the residential entrance, with emphasise on the panels by specialty lighting. The residential
entrance is made visually prominent on the buildings massing by projecting balconies directly above the
entrance bay.

8.0 D ESIG N G U ID ELIN ES
DC2 ARCHITECTURAL CONCEPT DC4 EXTERIOR ELEMENTS AND FINISHES

• Develop an architectural concept that will result in a unified and functional design that fits well on the site and • DC4 -B Signage
within its surroundings. • DC4-B-1, Scale and Character
• DC2-B-I, Façade Composition • DC4-B-2, Coordination with Project Design
• DC4-C Lighting
WEST SEATTLE SUPPLEMENTAL GUIDANCE • DC4-C-1, Functions
• Architectural Concept and Consistency • DC4-C-2 Avoiding Glare
• DC2-I, Architectural Concept and Consistency
• DC2-I-I, Integrate Upper Levels WEST SEATTLE SUPPLEMENTAL GUIDANCE
• DC2-I-ii, Cohesive Architectural Concept • DC4-I-i, Signage

Architect Response: Architect Response:
Our proposed massing has been developed to functionally and visually integrate lower and upper levels as Signage fronting California Avenue is specific to commercial and residential uses. Commercial Blade signs are
seen in section and elevation. Neighborhood structures have provided design cues for massing, datums, intended to be supported by the steel and glass canopies along with lighting fixtures. The residential entrance
and fenestration which inform the modulation of the building by creating simple, interesting, and expressive will be identified with an exterior mounted metal sign in a vertical orientation. The buildings address sign will
massing. Integration of neighborhood design cues such as vertically oriented windows and structural bay be located at the residential and commercial entrance door(s).
spacing has been rigorously developed in support of the board’s guidance. Architectural detailing, especially at Alleyway signage is unique as compared to signage along California Avenue. The signage is meant to be
the lower pedestrian levels is simple, deliberate, and robust to endure high levels of use while being visually visually simpler and convey a sense that patrons know where the entrance is located “off alley”. Alleyway
pedestrian friendly. lighting is more focused on practicality and safety for users.
An expressed two-story brick base is consistent with adjoining facades and datum lines. Along California
Avenue, levels three through seven step back from California Avenue SW property line to further define the
two story base and help reduce visual mass and bulk from the street. A simple palette of materials assists
the massing to visually reduce apparent bulk and scale, differentiate massing, add texture, and provide a
secondary level of interest to the facades.
DC3 OPEN SPACE CONCEPT

• Integrate open space design with the building design so that they complement each other.
• DC-3-B, Open Space Uses and Activities
• DC3-B-1 Meeting User Needs
• DC3-B-2, Matching Uses to Conditions
• DC3-B-3, Connections to Other Open Space
• DC3-B-4, Multifamily Open Space
• DC3-A-1, Interior/Exterior Fit
Architect Response:
The open space concept is multifaceted and occurs on multiple levels. A club room and adjoining amenity
open space occur on the second level and is available to all building tenants and their guests. This space is
complimented by a convenience kitchen, interior and exterior seating that provide spaces for intimate to larger
events. This space also provides a gas fire pit with seating, and lighting that both provides illumination for
safety and festive lighting and creates a welcoming environment. The second level space provides views to
California Avenue SW and is visible from the California Avenue streetscape.
Upper level open space is provided on the roof. The roof deck will provide sweeping views of the Puget Sound
and Blake Island to the west. Mount Rainier will be visible to the southeast. A fire pit with intimate seating is
provided as well as many other spaces that provide small to large gathering spaces. A screened pet area, solar
array area, and green roof all contribute to a low key informal area for residents to gather.
9.0 F L O O R PLAN S
MACHINE BIKE STORAGE

ROOM (10)
WATER
STAIR 1
SEDU STORAGE ELEV. VESTIBULE
UP
EXHAUST ABOVE
FLOOR DRAIN
ELECTRICAL
UP STAIR 2
BIKE STORAGE (10)
TRENCH DRAIN RAMP UP

TO ALLEY
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Leasing Office
LEVEL P1
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage

VESTIBULE
RESIDENTIAL LOBBY
BIKE
LEASING DN STORAGE
ELEV
(14)
UP
TRASH AND RECYCLE
COMMERCIAL SPACE
SALES AND SERVICES
W.C.
TRANSFORMER
VAULT
W.C.
COMMERCIAL SPACE
SALES AND SERVICES BIKE STORAGE STAIR 2 DN
(8)
UP
RAMP DOWN
TO PARKING
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Leasing Office LEVEL 1
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage
BIO-PLANTER
DECK
LODGING LODGING
DN
ELEV.
UP
CORRIDOR
LODGING LODGING
LODGING
CANOPY BELOW,
TYPICAL
LODGING CORRIDOR
LODGING
CORRIDOR
LODGING LODGING
UP DN
LODGING LODGING
RESIDENTIAL
AMENITY ROOM DECK DECK
BIO-RETENTION LODGING
COMMON DECK PLANTER
ROOF LINE ABOVE
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Leasing Office
LEVEL 2
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage

STUDIO
1-BEDROOM
DN
ELEV.
UP
STUDIO STUDIO
CORRIDOR
SEDU
STUDIO CORRIDOR STUDIO
CORRIDOR
1-BEDROOM
STUDIO
UP DN
1-BEDROOM
SEDU
SEDU
BRICK FRAME
TRELLIS
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage
STUDIO
1-BEDROOM
JULIET BALCONY,
DN TYPICAL
ELEV.
BOLT-ON BALCONY UP
STUDIO
STUDIO SEDU
CORRIDOR
STUDIO CORRIDOR
STUDIO
CORRIDOR
FRITTED GLASS
FIN, TYPICAL
STUDIO 1-BEDROOM
UP DN
1-BEDROOM
SEDU
SEDU
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Leasing Office
LEVEL 4-6
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage

BIO-RETENTION PLANTER
DECK
STUDIO COMMON DECK
DN
ELEV.
UP STUDIO
BOLT-ON BALCONY JULIET BALCONY,
STUDIO
CORRIDOR
TYPICAL
SEDU
STUDIO CORRIDOR STUDIO
CORRIDOR
STUDIO
STUDIO 1-BEDROOM
UP DN
LINE OF STRUCTURE
BELOW
COMMON DECK
DECK
DECK
SEDU
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage
DN
DOG RUN ELEV.
MAINTENANCE
AREA
PHOTOVOLTAIC
P-PATCH
VEGETATIVE
ROOF
ROOF DECK
DN
WATER
HEATER
FIRE PIT ROOM
EXHAUST VENT
KEY
Commercial
1/16” = 1’-0”
Residential
Lodging N
Leasing Office
ROOF
Utility/BOH
Circulation
Landscape
Amenity - Indoor
Amenity - Outdoor
Parking/Garage

Ec
Ec d(P )
STREETSCAPE
FO
8"DEC
(P
REMOVE (3) EX. PROPERTY LINE
10.0 CO MPO SITE
BIKE RACKS
LAN D SCA P E / HA R D S C A P E P L A N
)
RESIDENTIAL LOBBY
FO
PRIVATE
8"DEC
G(P)
3' FROM FACE OF PATIOS
EMH
(P
REMOVE (3) EX. CURB, TYP. PROPERTY LINE
BIKE RACKS
)
PROPOSED BIKE RACK, LEVEL 2
SDOT STANDARD LEVEL 1 Karen Kies
OHP
(TYP OF 3) RESIDENTIAL LOBBY
PRIVATE Landscap
G(P)
3' FROM FACE OF
CURB, TYP. EX. PED. LIGHT PATIOS
EMH 111 west john s
seattle washin
3' MIN. CLR FROM 206 323 6032
3' LEVEL 2
PROPERTY LINE
PROPOSED BIKE RACK,
CALIFORNIA AVE SW
POLES/PLANTING
SDOT STANDARDAREAS LEVEL 1 Karen Kiest www.kk-la.com
OHP&T
(TYP OF 3)
5' CLR BTWN.
OHP Landscape Architect
W(P)
EX. PED. LIGHT RACKS, TYP. 111 west john street suite 306
seattle washington 98119
3' MIN. CLR FROM 206 323 6032
3'
PROPERTY LINE
CALIFORNIA AVE SW
POLES/PLANTING
4508 CALIF
AREAS www.kk-la.com
OHP&T
ALLEY
5' CLR BTWN. TC/SLHH
A
W(P)
REMOVE EX. BIKE

RACKS, TYP. COMMERCIAL
PROPERTY LINE
RACK
W(P) WM
EX. 12" PYRUS CALLERYANA
'REDSPIRE' (STREET TREE) TO 4508 CALIFORNIA
ALLEY
TC/SLHH
12"DEC
4508 CALIFO
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REMAIN.
G(P)
REMOVE EX. BIKE COMMERCIAL
PROPERTY LINE
RACK EX. SIDEWALK LEVEL 1

Tcd(P)
W(P) WM LEVEL 2 OHT
OHP&T
'REDSPIRE' (STREET TREE) TO
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12"DEC
REMAIN. LIGHT 4508 CALIFORNIA AVE SW
G(P)
SEATTLE
Ecd (P)
LEVEL 1
(R)
Tcd(P)
EX. SIDEWALK LEVEL 2

OHT WA 98116
SSS
LEVEL 2
OHP&T
EX. PEDESTRIAN PREL
'REDSPIRE' (STREET TREE) TO
LIGHT LEVEL 2
REMAIN. EMH MASTER USE
Ecd (P)
6"DEC
)
S(R
LEVEL 2
SS support existing active street new tree wells for existing trees
EX. 6" PYRUS CALLERYANA TMH PROPERTY LINE PRELIMINARY
'REDSPIRE' (STREET TREE) TO LEVEL 2 PODIUM LEVEL AMENITY DISCLAIMER
REMAIN.
BLDG CANOPY,
EMH MASTER THIS
USE SET PERMIT SET
6"DEC
OF DRAWINGS AND DO
MASTER USE PERMIT SUBMITTAL
E cd (P )
REF: ARCH
Ecd(P)
NOT CONSTITUTE A COMPLETE S
I I I ^
FOR ANY OTHER PURPOSE.
TMH PROPERTY LINE
0 16 32 N
0 8 16
DISCLAIMER
BLDG CANOPY,
Landscape Plan - Street Level and Level 2 THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
1
MASTER USE PERMIT SUBMITTAL ONLY AND DOES
E cd (P )
REF: ARCH
Ecd(P)
NOT CONSTITUTE A COMPLETE SET OF DOCUMENTS

scale 1/8" = 1' - 0" FOR ANY OTHER PURPOSE.
SUBMITTAL / REVISION
*INDICATES DROUGHT TOLERANT MUP

LEGEND NOTES 0 8 16
PLANTING SCHEDULE OR NATIVE MUP Correction Cycle 1
Landscape Plan - StreetSYMBOL
Level and Level 2
1
MUP Correction Cycle 2
1
2
DESCRIPTION 1. EXISTING TREES TO REMAIN TO BE PROTECTED PER SMC 25.11 AND COST SYMBOL BOTANICAL NAME/ COMMON NAME SIZE/COND./SPACING
scale 1/8" = 1' - 0"
STD PLAN NO 132A. TREE PROTECTION SHALL BE INSPECTED AN
BIKE RACK - SDOT STANDARD, 54" RAIL-TYPE BIKE APPROVED BY SDOT URBAN FORESTRY ON SITE.
RACK. AVAILABLE FROM URBAN RACKS, TERESA PLANTERS @LEVEL 2 AMENITY AREA SUBMITTAL / REVISION DATE
*INDICATES DROUGHT TOLERANT MUP 12.19.2018

LEGEND MATTHEWS, 888-717-8881 EXT 203. NOTES 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM. PLANTING SCHEDULE BUXUS MICROPHYLLA VAR. JAPONICA 'WINTER OR NATIVE
1 GAL./CONT./24" O.C. 1 MUP Correction Cycle 1 05.01.2019
GEM'/WINTER GEM BOXWOOD 2 MUP Correction Cycle 2 09.17.2019
SYMBOL DESCRIPTION 1. EXISTING TREES
3. REFER TO SHEET
TO REMAIN L102
TO BE FOR SEATTLE
PROTECTED PERGREEN FACTOR
SMC 25.11 ANDCALCULATIONS
COST SYMBOL BOTANICAL NAME/ COMMON
NANDINA NAME 'GULF STREAM'/ GULF STREAM
DOMESTICA SIZE/COND./SPACING
EXISTING STREET TREE TO REMAIN 1 GAL./CONT./24" O.C.
STD PLAN NO 132A. TREE PROTECTION SHALL BE INSPECTED AN HEAVENLY BAMBOO
BIKE RACK - SDOT STANDARD, 54" RAIL-TYPE BIKE APPROVED 4. BY SDOT URBAN FORESTRY ON SITE.
RACK. AVAILABLE FROM URBAN RACKS, TERESA ALL PROPOSED PLANTING AREAS TO RECEIVE 2" OF MULCH. PLANTERS @LEVEL 2 AMENITY AREA
MATTHEWS, 888-717-8881 EXT 203. 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM. BUXUS MICROPHYLLA VAR. JAPONICA
MISCANTHUS 'WINTER LIGHT'/ MORNING
SINENSIS 'MORNING
5. ALL FURNITURE TBD 1 GAL./CONT./24" O.C.
1 GAL./CONT./24" O.C.
GEM'/WINTER GEM
LIGHTBOXWOOD
MAIDEN GRASS
16" X 10' L X 2' HT POWDER-COATED ALUMINUM
PLANTER, 2' HT. AVAILABLE FROM 3. REFER TO SHEET L102 FOR SEATTLE GREEN FACTOR CALCULATIONS
PLANTERWORX. NANDINA DOMESTICA 'GULF STREAM'/
SASA TSUBOIANA/ LARGEGULF
LEAFSTREAM
SASA BAMBOO 1 GAL./CONT./24"
EXISTING STREET TREE TO REMAIN O.C.
24" DEPTH LIGHTWEIGHT SOIL, HEAVENLY BAMBOO
WITH GROUNDCOVER PLANTED BENEATH:
2' X 10' L X 2' HT POWDER-COATED ALUMINUM 4. ALL PROPOSED PLANTING AREAS TO RECEIVE 2" OF MULCH.
PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX. OPHIOPOGON PLANISCAPUS ‘NIGRESCENS' / BLACK
MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING 4" POT/ CONT./ 18" O.C. STAMP WAS
24" DEPTH LIGHTWEIGHT SOIL, 5. ALL FURNITURE TBD MONDO GRASS 1 GAL./CONT./24" O.C. OF
16" X 10' L X 2' HT POWDER-COATED ALUMINUM LIGHT MAIDEN GRASS E EN
S. K
AR
AT
PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX.
K
SASA TSUBOIANA/ LARGE LEAF SASA BAMBOO 1 GAL./CONT./24" O.C.
ST
BIORETENTION PLANTS
24" DEPTH LIGHTWEIGHT SOIL,
2' X 10' L X 2' HT POWDER-COATED ALUMINUM
LIC
PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX. OPHIOPOGON PLANISCAPUS ‘NIGRESCENS' / BLACK
NO
EN
.
4" POT/ CONT./ 18" O.C. ED 8 5 0
S
STAMP
24" DEPTH LIGHTWEIGHT SOIL, MONDO GRASSAMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., MIN 3 STEMS, 6' HT./ OF
WASH
IN LA
E X P.
NDSC AP
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N E S
G
A
AT
TO
I I I ^
T
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N
Podium level amenity Tofino better bike rack
SHEET TITLE
0 16 32 N LANDSCAPE PLAN -
T
019
N
LIC
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JUNCUS EFFUSUS/ COMMON RUSH* (50%) 1 GAL./CONT./24" O.C. STREET LEVEL & LEV
/2
NO
EN
. 10
IT
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E X P. 1
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S
AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., MIN 3 STEMS, 6' HT./ LA
N D SCOLOR
AR
LANDSCAPE PLAN - STREET LEVEL AND LEVEL 2
SERVICEBERRY*CAREX OBNUPTA/ SLOUGH SEDGE* (50%) B&B/ PER PLAN1 GAL./CONT./24" O.C.
C APE
IRIS SIBERICA/SIBERIAN IRIS* 1 GAL./CONT./24" O.C. SHEET TITLE

SHEET NUMBER
LANDSCAPE PLAN -
CORNUS
JUNCUS EFFUSUS/ STOLONIFERA
COMMON 'KELSEYII'/ KELSEY'S DOGWOOD*
RUSH* (50%) 2 GAL./CONT./24"
1 GAL./CONT./24" O.C. O.C.
STREET LEVEL & LEVEL 2
DR-1
2505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 COLOR 43
CARON ARCHITECTURE
ILEXSLOUGH
CAREX OBNUPTA/ GLABRASEDGE*
'COMPACTA'
(50%) / COMPACT INKBERRY HOLLY* 2 GAL./CONT./24"
1 GAL./CONT./24" O.C. O.C.
IRIS SIBERICA/SIBERIAN IRIS* 1 GAL./CONT./24" O.C. SHEET NUMBER CARON PROJECT NO. 18-018
CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24" O.C.

4508Landscape
CALIFORNI
FO
OHP Architec
Ec d(P ) 8"DEC
TC/SLH H
(P
G 111 west john street suite 30
AVE SW
)
206 323 6032
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10.0ROOF
OHP&T OHP&T OHP&T OHP&T OHP&T OHP&T

LEVEL 7
CO MPO SITE LAN D SCA P E / HA R D S C A P E P L A N
G(P)
111 222 333 222 333 444 555 646464 777 888 999 5559.8
9.8 66610
9.8 10
10 11
11
11
EMH
W(P)
D.1
4508 CALIFORNIA AVE S
12"DEC
G(P)
Karen Kiest SEATT
Tcd(P)
F 48"
48"HT.
HT.FENCE
FENCE BIORETENTION
BIORETENTION
Landscape Architects OHT Karen Kiest WA 981
4508 CALIFORNIA
PLANTER,
PLANTER,REF:
REF:ARCH
ARCH
PLANTER, REF: ARCH
FO
OHP
AROUND
AROUNDDOG
DOGAREA
AREA
111 west john street suite 306 Landscape Architec
8"DEC
TC/SLHH
C.1
(P
seattle washington 98119 111 west john street suite 306
206 323 6032
AVE SW
)
GG
G GG
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Ecd (P)
www.kk-la.com 206 323 6032
SOLAR ARRAY
( R) W(P) WM www.kk-la.com
SSS E.1
PRELIMINAR
G(P)
EMH
W(P)
LEVEL
LEVEL77 4508 CALIFORNIA AVE S
12"DEC
EEE
G(P)
SEATTL
DOG
DOGAREA
AREA EMH D.1
D.1
D.1
MASTER USE PERMIT S
4508 CALIFORNIA
Tcd(P)
OHT Karen Kiest WA 981
Karen
Karen Kies
Kie
Kies
6"DEC
OHP 4508 CALIFORNIA
Landscape Architec
Landscap
Landscap
AVE SW
FFF FFF
TMH DD
D TC/SLH H 111 west john111
street suite 306
AVE SW
B.2
D.1 111west
west john
johns
C.1
C.1
C.1
DISCLAIMER
seattle washington
seattle 98119
seattlewashin
washin
Ecd (P)
BBQ
BBQ BBQ
BBQ 206 323 6032 206
206323
3236032
6032
(R ) W(P) C.1 WM THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
SSS
MASTER USEwww.kk-la.com www.kk-la.com
PERMIT SUBMITTAL ONLY AND DOES
E cd (P )
www.kk-la.co
6"DEC Ecd(P)
SOLAR
SOLARARRAY
ARRAY NOT CONSTITUTE A COMPLETE SET OF DOCUMENT
4508 CALIFORNIA AVE SW
4508 PRELIMINAR
P-PATCH
P-PATCH FOR ANY OTHER PURPOSE.
W(P)
SEATTLE CALIFORNIA AVE S

12"DEC
ROOF E.1
E.1
E.1
ROOF
G(P)
EEE
WA 98116 EMH MASTER USE PERMITSEATTL
S
Tcd(P)
B.1
0 8 16HT
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Landscape Plan - Street Level and Level 2
TMH
1 CC
C
scale
TC/SLHH
1/8" = 1' - 0" 4508 CALIFORNIA
4508
4508 CALIF
CALIF
B.2
B.2
B.2 AVE SW
DISCLAIMER
AA
SUBMITTAL / REVISION DATE
Ecd (P)
D.1
D.1
D.1 *INDICATES DROUGHT TOLERANT MUP 12.19.2
DD
D
W(P)
B.1
LEGEND NOTES PLANTING SCHEDULE
(R)
A.1 THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
WM OR NATIVE 1 MUP Correction Cycle 1 05.01.2
SSS
E cd (P )
PRELIMINARY
6"DEC Ecd(P)
2 MUPCONSTITUTE
NOT Correction Cycle 2
A COMPLETE 09.17.2
SET OF DOCUMENTS
4508 PRELIMINAR
SYMBOL DESCRIPTION 1. EXISTING TREES TO REMAIN TO BE PROTECTED PER SMC 25.11 AND COST SYMBOL C.1
C.1
C.1 BOTANICAL NAME/ COMMON NAME SIZE/COND./SPACING FOR ANY OTHER PURPOSE.
FIRE
FIREPIT
PIT STD PLAN NO 132A. TREE PROTECTION SHALL BE INSPECTED AN CALIFORNIA AVE S
4508
4508CALIFO
CALIFO
12"DEC
BIKE RACK - SDOT STANDARD, 54" RAIL-TYPE BIKE APPROVED BY SDOT URBANMASTER USE PERMIT SET
G(P)
FORESTRY ON SITE. PLANTERS @LEVEL 2 AMENITY AREA SEATTL
42"
42"HT
HTPARAPET,
PARAPET,TYP.
TYP. RACK. AVAILABLE FROM URBAN RACKS, TERESA
NOTES EMH MASTER USE PERMIT SE
Tcd(P)
REF:
REF:ARCH
ARCH
Landscape Plan - Street Level and Level 2
MATTHEWS, 888-717-8881 EXT 203. 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION0SYSTEM. 8
OHT
16 BUXUS MICROPHYLLA VAR. JAPONICA 'WINTER
WA 9811
1
A B.1
B.1
OHP&T
CC
C B.1
GEM'/WINTER GEM BOXWOOD
scale 1/8" = 1' - 0" 1. ALL VEGETATED ROOF TO INCLUDE METAL EDGING PER DETAILS3. REFER TO SHEET L102 FOR SEATTLE GREEN FACTOR CALCULATIONS
TMH
BBB
LEVEL
LEVEL77 NANDINA DOMESTICA 'GULF STREAM'/ GULF STREAM
EXISTING STREET TREE TO REMAIN 1 GAL./CONT./24" O.C.
DISCLAIMER
HEAVENLY BAMBOO SUBMITTAL / REVISION DATE
2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM.

4. ALL PROPOSED PLANTING
THISAREAS TO RECEIVE 2" OF MULCH.
DISCLAIMER
Ecd (P)
SET OF DRAWINGS AND DOCUMENTS IS FOR *INDICATES DROUGHT TOLERANT MUP 12.19.20
) LEGEND NOTES MASTER USE PERMIT SUBMITTAL ONLY AND DOES PLANTING SCHEDULE OR NATIVE THIS
MUP SET OF DRAWINGS
Cycle 1 AND DOCUMENTS IS 05.01.20
FOR
S(R
1 Correction
MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING
green roof with color
accent treesBOTANICAL
E cd (P )
B.1
B.1
B.1
S6 S
3. ALL FURNITURE TBD
6"DEC Ecd(P)
5. ALL FURNITURE TBD FOR ANY OTHER PURPOSE. A.1

A.1
A.1 1 GAL./CONT./24" O.C. 2 MUP Correction Cycle 2 09.17.20
SYMBOL DESCRIPTION
16" X 10' L X 2' HT POWDER-COATED ALUMINUM LIGHT MAIDEN GRASS
PRELIMINAR
9 5 9.8 10 11 1. EXISTING TREES TO REMAIN TO BE PROTECTED PER SMC 25.11 AND COST SYMBOL NAME/ COMMON NAME SIZE/COND./SPACING
PREL
PRE
BBB FOR ANY OTHER PURPOSE.
PLANTER, 2' HT.BIORETENTION
AVAILABLE FROM PLANTERWORX.
BIORETENTION STD PLAN NO 132A. TREE PROTECTION SHALL BE INSPECTED AN SASA TSUBOIANA/ LARGE LEAF SASA BAMBOO 1 GAL./CONT./24" O.C.
BIKE RACK
24" DEPTH -LIGHTWEIGHT
PLANTER,
PLANTER,SDOT STANDARD,
REF:
REF: SOIL, 54" RAIL-TYPE BIKE
ARCH
ARCH APPROVED BY SDOT URBAN FORESTRY ON SITE.
0 8 16 PLANTERSWITH
@LEVEL 2 AMENITY AREA
RACK. AVAILABLE FROM URBAN RACKS, TERESA
2' X 10' L X 2' HT POWDER-COATED ALUMINUM EMH
GROUNDCOVER PLANTED BENEATH:
MASTER USE PERMIT
MASTER
MASTER USE
USESE
MATTHEWS, 888-717-8881 EXT 203. 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION0SYSTEM. 8 16
Landscape Plan - Street Level and Level 2 PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX. BUXUS MICROPHYLLA
OPHIOPOGON VAR. JAPONICA
PLANISCAPUS
GEM BOXWOODNOTES
NOTES
'WINTER
‘NIGRESCENS' / BLACK 14"GAL./CONT./24" O.C.
POT/ CONT./ 18" O.C.
1 GEM'/WINTER STAMP WASH
24" DEPTH LIGHTWEIGHT SOIL, MONDO GRASS OF IN
AAA AAA S. K I
scale 1/8" = 1' - 0" 3. REFER TO SHEET L102 FOR SEATTLE GREEN FACTOR CALCULATIONS E EN
TMH
ES
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T
1.
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TOINCLUDE
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METALEDGING
EDGINGPERPERDETAILS
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BIORETENTION PLANTSHEAVENLY BAMBOO DETAILS
ST
N
MUP 12.19.2018
4. ALL PROPOSED PLANTING AREAS TO RECEIVE 2" OF MULCH. *INDICATES DROUGHT TOLERANT
DISCLAIMER
MUP
DISCLAIMER
DISCLAIMERDISCLAIMER
12.19.20
LEGEND MATERIALS AND FINISHES NOTES 1 MUP Correction Cycle 1 05.01.2019
PLANTING SCHEDULE 2. ALL
2. ALLPLANTING
PLANTINGAREAS
AREASTO
TORECEIVE
RECEIVE AUTOMATIC
AUTOMATICIRRIGATION
IRRIGATIONSYSTEM.
SYSTEM. THIS
MUP SET OF DRAWINGS AND DOCUMENTS
T
ISAND
FORDO
019
LIC
MUP Correction Cycle 2 09.17.2019 OR NATIVE Correction CycleTHIS
1 SET
THIS
THIS SETOF
SET OFDRAWINGS
OF DRAWINGS
DRAWINGS 05.01.20
AND
AND DO
DO
EC
2 MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING 1
E cd (P )
/2
NO
EN
0
Ecd(P)
MUP Correction CycleMASTER

MASTER
2 8 5 0 USE
. USEPERMIT
PERMIT
1 SUBMITTAL
SUBMITTA
IT
2 EMASTER USE PERMIT
2/ SUBMITTA
09.17.20
LIGHT MAIDEN GRASS NOT CONSTITUTE ANOT COMPLETE . 1 OF CDOCUMENTS
E X PSET
H
D
S
16" X 10' L X 2' HT POWDER-COATED AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., MIN 3 STEMS, 6' HT./ NOT L CONSTITUTE
CONSTITUTE AARA
ACOMPLETE
COMPLETES
DESCRIPTION ALUMINUM
SYMBOL DESCRIPTION NOT ACONSTITUTE COMPLETE
BOTANICAL NAME/ COMMON NAME SIZE/CONDITION/SPACING SYMBOL 1. EXISTING TREES TO REMAIN TO BE PROTECTED PER SMC 25.11 AND COST SYMBOL BOTANICAL NAME/ COMMON3. 3. ALL
ALLFURNITURE
NAME FURNITURETBD
TBD SIZE/COND./SPACING FOR ANY OTHER PURPOSE.
FOR
FORANY
FOR
NDSC APE
ANY
ANY OTHER
OTHERPURPOSE.
OTHER PURPOSE.
PURPOSE.
111 222 PLANTER,
333 2' HT. AVAILABLE
222 333 FROM PLANTERWORX.
444 555 5.9 64STD
5.9
5.9 6464 PLAN NO77132A.
7 TREE
888 PROTECTION SHALL BE INSPECTED AN 999 5559.8
9.8
9.8 66610
10
10 11
11
11
SERVICEBERRY*
SASA TSUBOIANA/ LARGE LEAF SASA BAMBOO 1B&B/ PER PLAN O.C.
GAL./CONT./24"
BIKE RACK LIGHTWEIGHT
24" DEPTH PAVERS
- SDOT STANDARD,
SOIL, ON RAIL-TYPE24"x24X2"
54"PEDESTAL, BIKE THICK PRECAST
ALS & GROUNDCOVER APPROVED BY SDOT URBAN FORESTRY ON SITE. PLANTERSWITH
GROUNDCOVER PLANTED BENEATH:
RACK.
2' X 10' AVAILABLE FROM URBANPAVERS,
CONCRETE
L X 2' HT POWDER-COATED RACKS, TERESA HYDRAPRESSED SLABS,
TEXADA
ALUMINUM SHEET TITLE
00 88 16
Landscape Plan -Plan -- Level
Level77and
and Roof
16
ACHILLEA LEWISII 'KING EDWARD' /YARROW
Landscape
4" POTS, 18" O.C.
Landscape Plan
Street Level andLevel
Roof2 MATTHEWS, COLOR:
PLANTER, 2' 888-717-8881
HT. AVAILABLE EXT NATURAL,
FROM AVAILABLE FROM ABBOTSFORD
203. PLANTERWORX. 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION0SYSTEM. 8 16 BUXUS MICROPHYLLA
PLANISCAPUS 'WINTER
‘NIGRESCENS' / BLACK LANDSCAPE PLAN -
11 scale
1 1 GAL., 1/8" = 1' - 0"
24" DEPTH LIGHTWEIGHT SOIL, PRODUCTS, 1-800-663-4091. PEDESTALS
CONCRETE JUNCUS EFFUSUS/
GEM'/WINTER
MONDO GRASSGEMCOMMON
BOXWOOD RUSH* (50%) 14"
1GAL./CONT./24"
POT/ CONT./ 18"O.C.
GAL./CONT./24" O.C.
O.C. STAMP
STREET LEVEL
OF
&WLEVEL
ASH
IN
2
LIATRIS SPICATA 'KOBOLD' / KOBOLD GAYFEATHER 1/8" = scale
scaleCONT., 0" 1/8" = 1' - 0"
AS- SHOWN
1' PER ARCH. 3. REFER TO SHEET L102 FOR SEATTLE GREEN FACTOR CALCULATIONS NANDINA DOMESTICA 'GULF STREAM'/ GULF STREAM
COLOR E A R E N S . K I E S
G
AT
TO
EXISTING STREET TREE TO REMAIN CAREX OBNUPTA/ SLOUGH SEDGE* (50%) 11GAL./CONT./24"
GAL./CONT./24"O.C.
O.C.
T
K
ST
BIORETENTION PLANTSHEAVENLY BAMBOO
N
SEDUM 'AUTUMN JOY'/AUTUMN JOY STONECROP* 1 GAL., CONT., 18" O.C. IPE DECK TILES ON PEDESTAL. 4. ALL PROPOSED PLANTING AREAS TO RECEIVE 2" OF MULCH.
SUBMITTAL
SUBMITTAL
SUBMITTAL/ REVISION
// REVISION
REVISION
IRIS SIBERICA/SIBERIAN IRIS* *INDICATES DROUGHT

1 GAL./CONT./24" TOLERANT
O.C. MUP 12.19.20
LEGEND NOTES PLANTING SCHEDULE MUP
MUP
MUP
T
019
LIC
SHEET NUMBER
OR NATIVE
EC
MUP Correction1 Cycle 1 Correction 111 05.01.20
PLANTING
PLANTING MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING 1
STIPA TENUISSIMA / MEXICAN FEATHER GRASS * 1 GAL., CONT., 18" O.C. MUP
MUP
MUP CorrectionCycle
Correction Cycle
Cycle
MATERIALS AND FINISHES
AND
11
/2
MATERIALS FINISHES
NO
EN
0
1 GAL./CONT./24" O.C. . /1
IT
5. ALL FURNITURE TBD ED2 8 5 0
MUP Correction Cycle 09.17.20
CORNUS
LIGHT STOLONIFERA
MAIDEN GRASS 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24"
MIN 3 O.C.
2 MUP
MUPCorrection
2
E X P. 1 Cycle
Correction Cycle
C 222
H
S
AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., STEMS, 6' HT./ 2 22 MUP Correction Cycle
AR
DR-1
SYMBOL 16" X 10' L X 2' HT POWDER-COATED
DESCRIPTION ALUMINUM
DOG AREA SURFACING: 1. EXISTING
SYNTHETIC TURF, REF: ARCH. TREES TO REMAIN TO BE PROTECTED PER SMC 25.11 AND COST SYMBOL BOTANICAL NAME/ COMMON NAME SIZE/COND./SPACING
L AND
SC APE
NANDINA DOMESTICA 'GULF STREAM'/ SERVICEBERRY* B&B/ PER PLAN
1 GAL., CONT.,
SYMBOL24" O.C.
SYMBOL BOTANICALNAME/
BOTANICAL NAME/COMMONPLANTER,
COMMON NAME 2' HT. AVAILABLE FROM PLANTERWORX.
NAME SIZE/CONDITION/SPACING
SIZE/CONDITION/SPACING STD PLAN SYMBOL BOTANICAL
NO 132A. TREE PROTECTION
SYMBOL BOTANICALSHALL NAME/
NAME/ BE INSPECTEDNAME
COMMON
COMMON AN
NAME SIZE/CONDITION/SPACING
SASA
SIZE/CONDITION/SPACING TSUBOIANA/ LARGE LEAF SASA
SYMBOL
SYMBOLBAMBOO 1 GAL./CONT./24"
DESCRIPTION
DESCRIPTION O.C.
HEAVENLY BAMBOO BIKE RACK LIGHTWEIGHT
- SDOT STANDARD, ILEX GLABRA 'COMPACTA' / COMPACT INKBERRY HOLLY* 2 GAL./CONT./24" O.C.
24" DEPTH SOIL, 54" RAIL-TYPE BIKE APPROVED BY SDOT URBAN FORESTRY ON SITE. PLANTERSWITH
RACK. GROUNDCOVER PLANTED BENEATH: PAVERSON
PAVERS ONPEDESTAL, THICKPRECAST
24"x24X2"THICK
PEDESTAL,24"x24X2" PRECAST
ILEX CRENATA 'CONVEXA' / 2' X 10' LAVAILABLE FROM URBAN RACKS, TERESA SHEET TITLE
TREES:
TREES:24" O.C.
1 GAL., CONT., X 2' HT POWDER-COATED ALUMINUM PERENNIALS&&GROUNDCOVER
SHRUBS,PERENNIALS
SHRUBS, GROUNDCOVER
CONVEX-LEAF JAPANESE HOLLY MATTHEWS,
PLANTER, 888-717-8881
2' HT. GRAVEL
AVAILABLEEXT
FROM203.PLANTERWORX.
SURFACING 2. ALL PLANTING AREAS TOSTAMP
RECEIVE AUTOMATIC
F WASHI
IRRIGATION SYSTEM. BUXUS MICROPHYLLA
PLANISCAPUS 'WINTER
‘NIGRESCENS' CONCRETEPAVERS,
/ BLACK CONCRETE 1 GAL./CONT./24" O.C.
HYDRAPRESSEDSLABS,
TEXADAHYDRAPRESSED
PAVERS,TEXADA SLABS, LANDSCAPE
18-018PLAN -
CARON PROJECT NO.
ACHILLEA
ACHILLEA LEWISII EDWARD'/YARROW
N'KINGEDWARD'
S . K I 'KING 4" 18"O.C.
POTS,18"
4"POTS, JUNCUS EFFUSUS/ COMMON RUSH* (50%) 4" POT/
COLOR:1NATURAL,
COLOR: NATURAL,CONT./
GAL./CONT./24" 18"
AVAILABLEO.C.
O.C.
AVAILABLE FROMABBOTSFORD
FROM ABBOTSFORD STREET LEVELF &WLEVEL
ASH 2
E R E NLEWISII /YARROW O.C. MONDO
O
24" DEPTH LIGHTWEIGHT SOIL, GEM'/WINTERGRASS GEM BOXWOOD STAMP
O IN
JUNCUS EFFUSUS/ COMMON RUSH* (50%) 1 GAL./CONT./18" O.C. ES
CONCRETE
CONCRETE PRODUCTS,
PRODUCTS, 1-800-663-4091.
1-800-663-4091. PEDESTALS
PEDESTALS COLOR E R E N S . K I E S
G
LAGERSTROEMIAINDICA
LAGERSTROEMIA 'MUSKOGEE'//
FAURIEI'MUSKOGEE'
INDICAXXFAURIEI MIN33STEMS,
MULTI-STEM.,MIN
MULTI-STEM., A
STEMS,3. REFER TO SHEET L102 FOR SEATTLE GREEN FACTOR CALCULATIONS
AT
TO
NANDINA DOMESTICA 'GULF STREAM'/ GULF STREAM PER
G
T
VEGETATED ROOF MULTILAYER SYSTEM, LIGHT
K
A
CAREX
SHOWNOBNUPTA/ SLOUGH SEDGE* (50%)
AT
11 GAL./CONT./24"
PERARCH. GAL./CONT./24" O.C.
O.C.
ST
TO
EXISTING
MYRTLE STREET TREE TO REMAIN LIATRIS SPICATA'KOBOLD'
LIATRISSPICATA KOBOLDGAYFEATHER
'KOBOLD'//KOBOLD GAYFEATHER GAL.,CONT.,
11GAL., ASSHOWN
CONT.,AS ARCH.
N
CRAPEMYRTLE
MUSKOGEECRAPE
MUSKOGEE HT./B&B/
7'7'HT./ PERPLAN
B&B/PER PLAN
T
K
ST
BIORETENTION PLANTSHEAVENLY BAMBOO
N
CAREX OBNUPTA/ SLOUGH SEDGE* (50%) 1 GAL./CONT./18" O.C. WEIGHT SOIL, 4" DEPTH.
4. ALL PROPOSED PLANTING AREAS TO RECEIVE 2" OF MULCH.
18"IRIS SIBERICA/SIBERIAN IRIS* 1 TILES
GAL./CONT./24" O.C.
T
'AUTUMNJOY'/AUTUMN
SEDUM'AUTUMN
SEDUM JOY'/AUTUMNJOYJOYSTONECROP*
019
LIC STONECROP* 11GAL., CONT.,18"
GAL.,CONT., O.C.
O.C. IPEDECK
IPE DECK ONPEDESTAL.
TILESON PEDESTAL.
EC
SHEET NUMBER
METAL EDGING
T
019
LIC
/2
NO
EC
EN 10
IRIS SIBERICA/SIBERIAN IRIS* 1 GAL./CONT./AS SHOWN .
IT
ED 8 5 0 2/ C MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING
/2
NO
EN
E X P. 1 10
H
1 GAL./CONT./24" O.C. .
S
IT
5. ALL FURNITURE TBD LA AR CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24" O.C. ED 8 5 0 2/ C
E X P. 1
STIPA MEXICANFEATHER
N D S C A P E //MEXICAN
STIPATENUISSIMA GRASS**
FEATHERGRASS 11GAL., CONT.,18"
GAL.,CONT., O.C.
18"LIGHT
O.C. MAIDEN GRASS
H
S
TENUISSIMA AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., MIN 3 STEMS, 6' HT./
DR-1
AR
CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S 16" X 10' L X 2' HT POWDER-COATED ALUMINUM LA
NDSC APE
GRANDIFLORA'AUTUMN
AMELANCHIERGRANDIFLORA
AMELANCHIER 'AUTUMN POWDER-COATED MULTI-STEM.,
MULTI-STEM.,
ALUMINUM MIN
MIN STEMS,6'
33STEMS,
PLANTERS, 2'6'HT. 6' SERVICEBERRY* B&B/ PER PLAN
2 GAL./CONT./24" O.C. PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX. SASA TSUBOIANA/
ILEX GLABRA LARGE LEAF
'COMPACTA' SASA BAMBOO
/ COMPACT INKBERRY HOLLY*DOGAREA
DOG SURFACING:SYNTHETIC
SURFACING:
12 GAL./CONT./24"
AREA GAL./CONT./24" O.C.
SYNTHETIC
O.C. TURF, REF:ARCH.
TURF,REF: ARCH.
DOGWOOD* BRILLIANCE'/SERVICEBERRY*
BRILLIANCE'/ SERVICEBERRY* AND 10' LENGTHS.HT./ PERPLAN
B&B/PER
B&B/
HT./AVAILABLE PLAN
FROM PLANTERWORX. DOMESTICA'GULF
NANDINADOMESTICA
NANDINA 'GULFSTREAM'/
STREAM'/
24" DEPTH LIGHTWEIGHT SOIL, 11GAL., 24"O.C.
CONT.,24"
GAL.,CONT., O.C.
ILEX GLABRA 'COMPACTA' / COMPACT INKBERRY
SHEET TITLE
HEAVENLYBAMBOO
HEAVENLY BAMBOO WITH GROUNDCOVER PLANTED BENEATH:
2 GAL./CONT./24" O.C. 24" DEPTH LIGHTWEIGHT
2' X 10' L X 2' HT POWDER-COATED ALUMINUM SOIL, LANDSCAPE PLAN
SHEET TITLE
HOLLY* ILEX
ILEXCRENATA 'CONVEXA' 'CONVEXA'// LANDSCAPE
18-018PLAN -
7 &CRENATA
CARON PROJECT NO.
PLANTER, 2' HT. AVAILABLE FROM PLANTERWORX. LEVEL ROOF 24"OPHIOPOGON
CONT.,24"
GAL.,CONT.,
11GAL., O.C.
O.C. EFFUSUS/ PLANISCAPUS ‘NIGRESCENS' / BLACK
5 GAL, CONT., 4' HT., MIN, COLOR CONVEX-LEAFJAPANESE
CONVEX-LEAF JAPANESEHOLLY
HOLLY JUNCUS
MONDO GRASS
COMMON RUSH* (50%) GRAVEL14"
GRAVEL POT/ CONT./ 18"O.C.
GAL./CONT./24"
SURFACING
SURFACING O.C. STAMP STREET LEVEL
STAMPF &W
LEVEL
ASH 2
POWDER-COATED ALUMINUM PLANTER, 2' HT., MIN.,
STAMP
STAMP
O IN FFF WW WAAAS
PHYLLOSTACHYS AUREA / GOLDEN BAMBOO COLOR E R E N S . K I E S EEE OOOEENENN SS.S..K
PER PLAN 6' SQUARE. AVAILABLE FROM PLANTERWORX. JUNCUS EFFUSUS/COMMON
JUNCUSEFFUSUS/ RUSH*(50%)
COMMONRUSH* (50%) GAL./CONT./18"O.C.
11GAL./CONT./18"
G
O.C.
CAREX OBNUPTA/ SLOUGH SEDGE* (50%)
A
AR R
AT
1 GAL./CONT./24" O.C. AAR
TO
STTTAA T
ATT
T
I I I ^
K
ST
WITH GROUNDCOVER: VEGETATEDROOF
VEGETATED ROOFMULTILAYER SYSTEM,LIGHT
MULTILAYERSYSTEM,
K
KK
BIORETENTION PLANTS LIGHT
N
24" DEPTH LIGHTWEIGHT SOIL, MOUNDED TO 30:
SS
OPHIOPOGON PLANISCAPUS 'NIGRESCENS'/ DEPTH AT TREES. SHEET NUMBERCAREX OBNUPTA/SLOUGH
CAREXOBNUPTA/ SEDGE*(50%)
SLOUGHSEDGE* (50%) 11GAL./CONT./18"
GAL./CONT./18" O.C.
O.C.
IRIS informal fire
SIBERICA/SIBERIAN IRIS* WEIGHT1SOIL,
WEIGHT SOIL, 4"DEPTH.
4" DEPTH. O.C.
GAL./CONT./24"
dog spot
0 164" POT, CONT.,
32 N
SHEET NUMBER
T
019
LIC
BLACK MONDO GRASS N
LIC
LLIICCEEN
EC
METALEDGING
METAL
/2
EDGING
NO
EN
. 10
IT
ED 8 5 0
N SS
NNO
DR-2
E NNS
IRIS SIBERICA/SIBERIANIRIS*
IRISSIBERICA/SIBERIAN IRIS* CORNUS
GAL./CONT./ASSHOWN
11GAL./CONT./AS SHOWN STOLONIFERA 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24" O.C. 2 / EC E . 8..858 5
OO
E X P. 1
H
S
AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ MULTI-STEM., MIN 3 STEMS, 6' HT./ E 50 0
DR-1
LA A R DDDL L 0 EEEXXXPP .P
LANDSCAPE PLAN - LEVEL 7 + ROOFTOP DECK

NDSC APE LAANANNDDD
SEDUM TILE HORSE TROUGH P-PATCH PLANTER SERVICEBERRY* B&B/ PER PLAN SSS
CCAAA
C P
CORNUS 'KELSEYII'/KELSEY'S
STOLONIFERA'KELSEYII'/
CORNUSSTOLONIFERA KELSEY'S ILEX GLABRA 'COMPACTA' / COMPACT INKBERRY HOLLY* 2 GAL./CONT./24"
POWDER-COATED
POWDER-COATED ALUMINUMO.C.PLANTERS,
ALUMINUM HT.6'6'
PLANTERS,2'2'HT.
GAL./CONT./24"O.C.
22GAL./CONT./24" O.C.
DOGWOOD*
DOGWOOD* AND10'
AND LENGTHS.AVAILABLE
10'LENGTHS. FROMPLANTERWORX.
AVAILABLEFROM PLANTERWORX. SHEET TITLE
SHEET
SHEET
SHEETTITLE
TITLE
TITLE
18-018
ILEXGLABRA
ILEX COMPACTINKBERRY
'COMPACTA'//COMPACT
GLABRA'COMPACTA' INKBERRY
CARON PROJECT NO.
GAL./CONT./24"O.C.
22GAL./CONT./24" O.C. 24"DEPTH
24" LIGHTWEIGHTSOIL,
DEPTHLIGHTWEIGHT SOIL, LANDSCAPE
18-018 PLAN
CARON PROJECT NO. -
LANDSCAPE
LANDSCAPE PLAN
PLAN
HOLLY*
HOLLY* JUNCUS EFFUSUS/ COMMON RUSH* (50%) 1 GAL./CONT./24" O.C. STREET LEVEL & LEVEL
LEVEL 2ROOF
77&&ROOF
LEVEL
44 DESIGN REVIEW RECOMMENDATION GAL,CONT.,
55GAL, HT.,MIN,
CONT.,4'4'HT., MIN, POWDER-COATEDALUMINUM
POWDER-COATED HT.,MIN.,
PLANTER,2'2'HT.,
ALUMINUMPLANTER, MIN., COLOR COLOR
COLOR
PHYLLOSTACHYS GOLDENBAMBOO
AUREA//GOLDEN
PHYLLOSTACHYSAUREA BAMBOO CAREX OBNUPTA/ SLOUGH SEDGE* (50%) 1 GAL./CONT./24" O.C.
PERPLAN
PER PLAN 6'6'SQUARE. FROMPLANTERWORX.
AVAILABLEFROM
SQUARE. AVAILABLE PLANTERWORX.
WITHGROUNDCOVER:
WITH GROUNDCOVER:
IRIS SIBERICA/SIBERIAN IRIS* 24"DEPTH
24" DEPTH LIGHTWEIGHTSOIL,
LIGHTWEIGHT
1 GAL./CONT./24"SOIL,
O.C. TO30:
MOUNDEDTO
MOUNDED 30:
OPHIOPOGON PLANISCAPUS'NIGRESCENS'/
OPHIOPOGONPLANISCAPUS 'NIGRESCENS'/ ATTREES.
DEPTHAT
DEPTH TREES.
SHEET NUMBER
SHEET
SHEETNUMBER
SHEET NUMBER
NUMBER
POT,CONT.,
4"POT,
4" CONT.,
BLACK MONDOGRASS
BLACKMONDO GRASS CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24" O.C.
D.1
BIORETENTION DISCLAIMER
PLANTER, REF: ARCH LEVEL

THIS SET 7
OF DRAWINGS AND DOCUMENTS IS FOR
Karen Kiest
E MASTER USE PERMIT SUBMITTAL ONLY AND DOES Landscape Architects
E cd (P )
F
NOT CONSTITUTE A COMPLETE SET OF DOCUMENTS D.1
DOG AREA FOR ANY OTHER PURPOSE.
PLANTS
C.1 111 west john street suite 306
Karen Kiest
10.0 CO MPO SITE LAN D SCA P E / HA R D S C A P E P L A N
G seattle washington 98119
BBQ BBQ
F F 206 323 6032 Landscape Architects
0 8 D 16 www.kk-la.com 111 west john street suite 306
SOLAR ARRAY C.1
P-PATCH seattle washington 98119
Street And Podium

LEVEL 7 BBQ BBQ 206 323 6032
Street And Podium

TREES
Roof
E.1
D.1 www.kk-la.com
SOLAR ARRAY DATE
*INDICATES DROUGHT TOLERANT P-PATCH MUP 12.19.2018

Karen Kiest
PLANTING SCHEDULE
ROOF OR NATIVE
4508 CALIFORNIA
1 MUP Correction Cycle 1 05.01.2019 E.1
E F 2 MUP Correction Cycle 2 09.17.2019 Landscape Architects
MC 25.11 AND COST SYMBOL BOTANICAL NAME/ COMMON NAME SIZE/COND./SPACING 111 west john street suite 306
AVE SW
C.1
ECTED AN seattle washington 98119
4508 CALIFORNIA
BBQ BBQ B.2
D.1
PLANTERS @LEVEL 2 AMENITY AREA 206 323 6032
C
BUXUSSOLAR
MICROPHYLLA www.kk-la.com
ATION SYSTEM. ARRAY VAR. JAPONICA 'WINTER
AVE SW
P-PATCH GEM'/WINTER GEM BOXWOOD C.1 B.2
D.1
ALCULATIONS D
NANDINA DOMESTICA 'GULF STREAM'/ GULF STREAM E.1
1 GAL./CONT./24" O.C. 4508 CALIFORNIA AVE SW
HEAVENLY BAMBOO
SEATTLE
MULCH.
C.1 WA 98116
4508 CALIFORNIA
FIRE PIT B.1
MISCANTHUS SINENSIS 'MORNING LIGHT'/ MORNING
1 GAL./CONT./24" O.C. 4508 CALIFORNIA AVE SW
VEL 7 42" HT PARAPET, TYP. LIGHT MAIDEN GRASS SEATTLE
AVE SW
REF: ARCH SASA TSUBOIANA/ LARGE LEAF SASA BAMBOO 1 GAL./CONT./24" O.C.
B.2
WA 98116
C D.1 B.1
B
LEVEL B.1
7
OPHIOPOGON PLANISCAPUS ‘NIGRESCENS' / BLACK A.1
4" POT/ CONT./ 18" O.C. STAMP WASH
MONDO GRASS OF
4508PRELIMINARY
C.1 IN
CALIFORNIA Lagerstroemia ‘Muscogee’

E S. K I
EN
AVE SW
E
Amelanchier ‘Autumn Brilliance’ AR S
G
AT
TO
T
K
ST
BIORETENTION PLANTS
Muscogee
SEATTLE Crape Myrtle
N
B.1
MASTER USE PERMIT SET
A.1
‘Autumn Brilliance’ Amelanchier WA 98116
PRELIMINARY
B
NOTES
T
019
LIC
SHRUBS
BIORETENTION B.1
EC
/2
NO
EN
. 10
IT
PLANTER, REF: ARCH ED 8 5 0 2/ C
E X P. 1
H
S
AMELANCHIER GRANDIFLORA 'AUTUMN BRILLIANCE'/ A
MULTI-STEM., MIN 3 STEMS, 6' HT./
VEL 7 LA AR
SERVICEBERRY* B&B/ PER PLAN
NDSC APE
1. ALL VEGETATED ROOF TO INCLUDE METAL EDGING PER DETAILS MASTER USE PERMIT SET
DISCLAIMER NOTES
SHEET TITLE
A 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM. A THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
B.1
A.1 LANDSCAPE PLAN - MASTER USE PERMIT SUBMITTAL ONLY AND DOES
JUNCUS EFFUSUS/ COMMON RUSH* (50%) 1 GAL./CONT./24" O.C. STREET LEVEL & LEVEL 2 1. ALL VEGETATED
ROOF TO INCLUDE METAL EDGING PER DETAILS
5.9 64 7 8 9
CAREX OBNUPTA/ SLOUGH SEDGE* 5 9.8
(50%) 6 10 11
COLOR FOR ANY OTHER PURPOSE.
PRELIMINARY
2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM.
DISCLAIMER
THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
MASTER USE PERMIT SET

IRIS SIBERICA/SIBERIAN IRIS* 0 8 116
GAL./CONT./24" O.C. ALL FURNITURE TBD
3.
NOTES FOR ANY OTHER PURPOSE.
SHEET NUMBER
1 2 3 2 3 4 5 5.9 64 7 8 9 5 9.8 6 10 11
CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S DOGWOOD* 2 GAL./CONT./24"
A O.C.
1
Landscape Plan'COMPACTA'
ILEX GLABRA - Level/ COMPACT
7 andINKBERRY
Roof HOLLY* 2 GAL./CONT./24" O.C. DR-1 0
1. ALL VEGETATED ROOF TO INCLUDE METAL EDGING 8
PER DETAILS 16
DISCLAIMER
DATE
Roof
MUP 12.19.2018
scale 1/8" = 1' - 0" 2. ALL PLANTING AREAS TO RECEIVE AUTOMATIC IRRIGATION SYSTEM.
Cornus sericea18-018 ‘kelseyi’ Ilex glabra ‘compacta’ THIS SET OF DRAWINGS AND DOCUMENTS IS FOR
MUP Correction Cycle 1SUBMITTAL ONLY AND 05.01.2019 Ilex crenata ‘convexa’ Phyllostachys aurea
CARON PROJECT NO. 1
MASTER USE PERMIT DOES
MUP Correction Cycle 2 09.17.2019
Kelsey
3. ALLRedtwig
FURNITURE TBD Dogwood Compact Inkberry Holly 2 NOT CONSTITUTE A COMPLETE SET OF DOCUMENTS
FOR ANY OTHER PURPOSE. Japanese Holly Golden Bamboo SUBMITTAL / REVISION DATE
ONDITION/SPACING
5.9 64 SYMBOL
7 8 BOTANICAL NAME/ COMMON NAME9 5 9.8 6 10 11 SIZE/CONDITION/SPACING SYMBOL DESCRIPTION MUP 12.19.2018
PLANTING
GROUNDCOVERS
MUP Correction Cycle 1 05.01.2019
1
PAVERS ON PEDESTAL, 24"x24X2" THICK PRECAST MUP Correction Cycle 2 09.17.2019
SHRUBS, PERENNIALS & GROUNDCOVER 0 8 16 2
CONCRETE PAVERS, TEXADA HYDRAPRESSED SLABS,
SYMBOL BOTANICAL NAME/
ACHILLEA COMMON
LEWISII NAME /YARROW
'KING EDWARD' SIZE/CONDITION/SPACING
4" POTS, 18" O.C. SYMBOL BOTANICAL NAME/ COMMON
COLOR: NAME
NATURAL, SIZE/CONDITION/SPACING
AVAILABLE FROM ABBOTSFORD SYMBOL DESCRIPTION
TEM., MIN 3 STEMS, CONCRETE PRODUCTS, 1-800-663-4091. PEDESTALS
TREES: PAVERS ON PEDESTAL, 24"x24X2" THICK PRECAST
&B/ PER PLAN LIATRIS SPICATA 'KOBOLD' / KOBOLD GAYFEATHER 1 GAL., CONT., AS SHOWN SHRUBS, PERENNIALS & GROUNDCOVER
PER ARCH.
SUBMITTAL / REVISION DATE CONCRETE PAVERS, TEXADA HYDRAPRESSED SLABS,
ACHILLEA LEWISII 'KING EDWARD' /YARROW 4" POTS, 18" O.C. COLOR: NATURAL, AVAILABLE FROM ABBOTSFORD
SEDUM 'AUTUMN JOY'/AUTUMN JOY STONECROP* 1 GAL., CONT., 18" O.C. MUP 12.19.2018
IPE DECK TILES ON PEDESTAL. CONCRETE PRODUCTS, 1-800-663-4091. PEDESTALS
LAGERSTROEMIA INDICA X FAURIEI 'MUSKOGEE' / MULTI-STEM., MIN 3 STEMS, MUP Correction Cycle 1 05.01.2019
LIATRISAND
MATERIALS FINISHES
1
MUSKOGEE CRAPE MYRTLE 7' HT./ B&B/ PER PLAN SPICATA 'KOBOLD' / KOBOLD GAYFEATHER 1 GAL., CONT., AS SHOWNMUP Correction Cycle 2 09.17.2019 PER ARCH.
STIPA TENUISSIMA / MEXICAN FEATHER GRASS * 1 GAL., CONT., 18" O.C. 2
TEM., MIN 3 STEMS, 6'

ONDITION/SPACING SYMBOL BOTANICAL NAME/ COMMON NAME SIZE/CONDITION/SPACING SYMBOL DESCRIPTION
SEDUM 'AUTUMN
DOG JOY'/AUTUMN JOY STONECROP*
AREA SURFACING: SYNTHETIC TURF, REF: ARCH.CONT., 18" O.C.
1 GAL., IPE DECK TILES ON PEDESTAL.
B/ PER PLAN NANDINA DOMESTICA 'GULF STREAM'/
1 GAL., CONT., 24" O.C.
HEAVENLY BAMBOO PAVERS ON PEDESTAL, 24"x24X2" THICK PRECAST
SHRUBS, PERENNIALS & GROUNDCOVER STIPA TENUISSIMA / MEXICAN FEATHER GRASS * GAL., CONT., 18" O.C.
1 SLABS,
ILEX CRENATA 'CONVEXA' / CONCRETE PAVERS, TEXADA HYDRAPRESSED
AMELANCHIER GRANDIFLORA 'AUTUMN 1MULTI-STEM.,
GAL., CONT.,MIN STEMS, 6'
24"3 O.C. NATURAL,
COLOR: SURFACING AVAILABLE FROM ABBOTSFORD
ACHILLEA LEWISII
CONVEX-LEAF
BRILLIANCE'/ JAPANESE HOLLY /YARROW
'KING EDWARD'
SERVICEBERRY* HT./ B&B/18"
4" POTS, PERO.C.
PLAN GRAVEL
NANDINA DOMESTICA 'GULF STREAM'/ STAMP DOG AREA SURFACING: SYNTHETIC TURF, REF: ARCH.
WASH
1 GAL., CONT., 24" O.C.
CONCRETE PRODUCTS, 1-800-663-4091. PEDESTALS OF IN
TEM., MIN 3 STEMS, HEAVENLY BAMBOO E N S. K IE
JUNCUS EFFUSUS/ COMMON RUSH* (50%) GAL., CONT., AS O.C.
11 GAL./CONT./18" PER ARCH.
E
Juncus effusus Carex obnupta Liatris spicata “Kobold’ Sedum ‘Autumn Joy’
AR S
LIATRIS SPICATA 'KOBOLD' / KOBOLD GAYFEATHER
G
&B/ PER PLAN SHOWN
AT
TO
ILEX CRENATA 'CONVEXA' /
T
VEGETATED ROOF MULTILAYER SYSTEM, LIGHT
K
ST
1 GAL., CONT., 24" O.C.
N
SEDUM OBNUPTA/
CAREX 'AUTUMN JOY'/AUTUMN JOY(50%)
SLOUGH SEDGE* STONECROP* GAL., CONT., 18"O.C.
11 GAL./CONT./18" O.C. Common CONVEX-LEAF
Rush WEIGHT SOIL, HOLLY
JAPANESE 4" DEPTH.
IPE DECK TILES ON PEDESTAL. Slough Sedge ‘Kobold’ Gayfeather
GRAVEL SURFACING ‘Autumn Joy’ SedumSTAMP
OF
WASH
IN
S. K I
T
019
LIC
E EN
EDGING RUSH* (50%)
METALCOMMON
JUNCUS EFFUSUS/ 1 GAL./CONT./18" O.C. E
EC
AR S
G
AT
/2
TO
NO
EN
10
IRIS SIBERICA/SIBERIAN IRIS* FEATHER GRASS * GAL., CONT., 18"SHOWN
11 GAL./CONT./AS .
IT
STIPA TENUISSIMA / MEXICAN O.C. ED 8 5 0
T
2/ C VEGETATED ROOF MULTILAYER SYSTEM, LIGHT
K
ST
E X P. 1
N
S
TEM., MIN 3 STEMS, 6' LA AR
CAREX OBNUPTA/ SLOUGH SEDGE* (50%) 1 GAL./CONT./18" O.C. NDSC APE WEIGHT SOIL, 4" DEPTH.
B/ PER PLAN NANDINASTOLONIFERA
CORNUS 'KELSEYII'/
DOMESTICA 'GULF KELSEY'S
STREAM'/ DOG AREA
POWDER-COATED SURFACING: SYNTHETIC
ALUMINUM PLANTERS, 2' HT.ARCH.
TURF, REF: 6'
2 GAL./CONT./24"
1 GAL., CONT., 24" O.C.
O.C.
T
019
LIC
DOGWOOD*
HEAVENLY BAMBOO
EC
AND 10' LENGTHS. AVAILABLE FROM PLANTERWORX. METAL EDGING
/2
NO
EN
10
IRIS SIBERICA/SIBERIAN IRIS* 1 GAL./CONT./AS SHOWNSHEET TITLE .
IT
ED 8 5 0 2/ C
E X P. 1
H
S
ILEX GLABRA
ILEX 'CONVEXA' // COMPACT INKBERRY
CRENATA'COMPACTA' 24" DEPTH LIGHTWEIGHT SOIL, LANDSCAPE PLAN LA AR
2
1 GAL., CONT., 24" O.C.
GAL./CONT./24" O.C. NDSC APE
HOLLY*
CONVEX-LEAF JAPANESE HOLLY GRAVEL SURFACING
CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S LEVEL 7 & ROOF
STAMP WASH POWDER-COATED ALUMINUM PLANTERS, 2' HT. 6'
2 GAL./CONT./24" O.C. OF IN
5 DOGWOOD* COLOR AND 10' LENGTHS. AVAILABLE FROM PLANTERWORX.
PHYLLOSTACHYS COMMON
JUNCUS EFFUSUS/AUREA / GOLDEN (50%)
RUSH*BAMBOO 1 GAL, CONT., 4' HT.,
GAL./CONT./18" O.C.MIN, POWDER-COATED ALUMINUM PLANTER, 2' HT., MIN., E R EN S. K IES
G
A
AT
TO
SHEET TITLE
PER PLAN 6''COMPACTA'
ILEX GLABRAVEGETATED / COMPACT INKBERRY
T
SQUARE. AVAILABLE
ROOF FROM
MULTILAYER PLANTERWORX.
SYSTEM, LIGHT
K
ST
2 GAL./CONT./24" O.C. LANDSCAPE PLAN
N
WITH
CAREX GROUNDCOVER:
OBNUPTA/ SLOUGH SEDGE* (50%) 1 GAL./CONT./18" O.C. HOLLY* WEIGHT SOIL, 4" DEPTH. LEVEL 7 & ROOF
OPHIOPOGON PLANISCAPUS 'NIGRESCENS'/ 5 GAL, CONT., 4' HT., MIN,SHEET NUMBER COLOR
T
019
DEPTH AT TREES.
LIC
4" POT, CONT., PHYLLOSTACHYS AUREA / GOLDEN BAMBOO POWDER-COATED ALUMINUM PLANTER, 2' HT., MIN.,
EC
METAL EDGING
/2
BLACK MONDO GRASSIRIS* PER PLAN
NO
EN
10
IRIS SIBERICA/SIBERIAN 1 GAL./CONT./AS SHOWN .
IT
ED 8 5 0 2/ C 6' SQUARE. AVAILABLE FROM PLANTERWORX.
E X P. 1
H
S
AR
DR-2
LA
WITH GROUNDCOVER: NDSC APE
CORNUS STOLONIFERA 'KELSEYII'/ KELSEY'S POWDER-COATED ALUMINUM PLANTERS, 2' HT. 6' 24" DEPTH LIGHTWEIGHT SOIL, MOUNDED TO 30:
SEDUM TILE 2 GAL./CONT./24" O.C. OPHIOPOGON HORSE TROUGH P-PATCH
PLANISCAPUS PLANTER
'NIGRESCENS'/ DEPTH AT TREES. SHEET NUMBER
DOGWOOD* AND 10' LENGTHS. AVAILABLE FROM PLANTERWORX. 4" POT, CONT.,
BLACK MONDO GRASS SHEET TITLE
DR-2
HOLLY*
2 GAL./CONT./24" O.C. Iris sibirica LANDSCAPE
18-018PLAN
CARON PROJECT NO.
LEVEL 7 & ROOF
Nassella tenuissima Ophiopogon P. ‘Nigrescens’
SEDUM TILE HORSE TROUGH P-PATCH PLANTER
PHYLLOSTACHYS AUREA / GOLDEN BAMBOO
5 GAL, CONT., 4' HT., MIN, Siberian Iris POWDER-COATED ALUMINUM PLANTER, 2' HT., MIN., COLOR Mexican Feather Grass Black Mondo Grass
PER PLAN 6' SQUARE. AVAILABLE FROM PLANTERWORX.
CARON PROJECT NO. 18-018
WITH GROUNDCOVER:
OPHIOPOGON PLANISCAPUS 'NIGRESCENS'/ DEPTH AT TREES. SHEET NUMBER
4" POT, CONT.,
BLACK MONDO GRASS
SEDUM TILE HORSE TROUGH P-PATCH PLANTER DR-2

CARON PROJECT NO. 18-018

11.0 W E ST ELEVATIO N | M AT E R I A L S
PROPERTY
PROPERTY
LINE
LINE
FCP1
FCP2
CLEAR GLASS RAILING
FCP3
VINYL WINDOW FRAME, BLACK
GLA1, FRITTED GLASS FIN

CLEAR GLASS RAILING, BOLT-ON BALCONY
HPL1
FCP2
SPANDREL GLASS
CLEAR GLASS RAILING
MAS1
CLEAR GLASS RAILING

LIGHT FIXTURE
MTL1, STEEL AND GLASS CANOPY
ALUMINUM FRAMED WINDOWS, DARK BRONZE
ALUMINUM STOREFRONT, DARK BRONZE
CON1
WEST ELEVATION
MATERIALS
FCP1 FIBER CEMENT PANEL FCP2 FIBER CEMENT PANEL FCP3 FIBER CEMENT PANEL GLA1 FRITTED GLASS HPL1 HIGH PRESSURE MAS1 BRICK MASONRY MTL1 METAL CON1 ARCHITECTURAL
Ceraclad Cast Stripe Ash Ceraclad Zen Garden Charcoal Ceraclad Zen Garden Linen Viracon-60% silk screen 5023 LAMINATE Mutual Materials-Pewter Dark Bronze CONCRETE
Mission

11.0 EA ST ELEVATIO N | M AT E R I A L S
PROPERTY
PROPERTY
LINE
LINE
FCP1
HPL1
CLEAR GLASS RAILING
CLEAR GLASS JULIET BALCONY

FCP2
FCP3
SPANDREL GLASS
ALUMINUM WINDOW FRAME, DARK BRONZE

MAS1
METAL SCREEN OVERHEAD SECURITY DOOR

CON1
METAL PANEL
EAST ELEVATION
MATERIALS
Mission
11.0 NO RTH ELEVATIO N | M AT E R I A L S
DEDICATION
PROPERTY
PROPERTY
ALLEY
LINE
LINE
FCP1
FCP2 GLA1,
FRITTED
CLEAR GLASS RAILING GLASS FIN
FCP3
JULIET BALCONY
FCP1 CLEAR GLASS

RAILING, BOLT-
ON BALCONY
OUTLINE OF
ADJACENT
FCP2 BUILDING,
SENIOR CENTER
SIGNAGE
MAS1
CON1
NORTH ELEVATION
MATERIALS
Mission

11.0 SO U TH ELEVATIO N | M AT E R I A L S
DEDICATION
PROPERTY
PROPERTY
ALLEY
LINE
LINE
FCP1
FCP2
CLEAR GLASS RAILING
FCP2
FCP3
FCP2
FCP2
CLEAR GLASS
JULIET BALCONY
FCP1
MAS1
CON1
ADJACENT BUILDING, JC PENNEY
SOUTH ELEVATION
MATERIALS
Mission
12.0 M ATER IAL B O AR D

13.0 R EN D ER IN G S
Southwest façade respects established urban fabric patterns within

the historic California Junction District.
Steel and glass canopy’s allow for generous amounts of light into
commercial and residential areas and onto streetscape below
throughout the year.
Unique second level tenant amenity space further activates the

building and streetscape below. Glass canopy’s were selected to
enhance residential and streetscape interaction.
Upper levels are voluntarily set back to reduce bulk and scale along
California Avenue and minimize cast shadows onto grade level events.
W EST FA C A DE
The alley is treated as a “second street” with respect to

materiality, lighting, and attention to detailing.
Utility and service areas are kept simple as possible for security
and accommodation of differing uses.
EA ST FA C A DE

A L L EY LO O KIN G S O UTH A LLEY LOOK I N G N ORT H
C A L IFORNIA AV E LOOKIN G S O UTH E AS T CALIF O RN IA AV E LOOK I N G N ORT H EA ST
EXISTING SENIOR CENTER RESIDENTIAL ENTRANCE COMMERCIAL RETAIL ACCESS LEVEL 2
RESIDENTIAL AMENITY SPACE
CALIFORNIA AVE SW
STREETSCAPE
Rich and vibrant street front commercial
shops are the dominant feature along
California Avenue with high bay spaces
for small shop ownership. Simple and
durable base materials focus attention
towards commercial retail. Glass
and steel canopies provide weather
protection and allow for ample amounts
of filtered light to reach the streetscape
and shop interiors. Concrete sidewalk
finishes using established patterns
welcome pedestrians into commercial
retail shops and help unify streetscape
patterns.
The residential entrance is visually

independent and separated from
commercial retail by several design cues.
The residential bay is dramatically more
vertical in orientation, special signage
orientation located above the canopy,
wood finish clads the sides and soffit of
the entrance space, and additional wall
sconces add soft lighting to the wood
finish. A stack of upper level residential
balconies depict the residential nature
of the structure along California Avenue
and subtly cue the residential entrance
below.
COMMERCIAL RETAIL SIGNAGE
STEEL AND FRITTED GLASS

CANOPY
CLEAR GLAZING AT
STOREFRONT
BRICK FACADE CONCRETE WALKWAY TO NEW BIKE RACKS CALIF O RN IA AVE S TRE E T LE VE L
MATCH SIDEWALK FINISH

13.0 CALIFO R N IA AVE STRE E T E L E VAT I O N
Parapet height consistently reflects the typical relationship to adjacent
structures along a sloping sidewalk in the Junction district.
Generous amounts of glazing for commercial and residential

entrances.
Infill brick bays that are proportional to the typical Junction column
bay system.
Modulated commercial and residential entrances create a vibrant and

inviting pedestrian streetscape experience.
6'-0" 6'-0"
PROPERTY LINE
PROPERTY LINE
359.5
L4
CALIFORNIA AVE SW R.O.W. CALIFORNIA AVE SW R.O.W.
BOLT-ON BALCONY
RESIDENTIAL
CLEAR GLASS AND METAL RAILING
EXISTING TREE EXISTING TREE
350
L3
LODGING
C
5'-0"± 5'-6" 5'-0"± 5'-6"

340.5
L2
WEATHER PROTECTION CLEARANCE
WEATHER PROTECTION CLEARANCE

12'-0" (10'-0" MIN. 15'-0" MAX.)
13'-0" (10'-0" MIN. 15'-0" MAX.)

STEEL AND GLASS CANOPY
RESIDENTIAL
LOBBY
10'-0"
COLUMN BEYOND
STOREFRONT
327.5'
B
L1
6" 4'-0" 6'-0"± 4'-0"
CURB EXISTING EXISTING 6" 4'-0" 6'-0"± 6'-2"
TREE PIT SIDEWALK CURB EXISTING EXISTING
UNDERGROUND TREE PIT SIDEWALK
10'-6"± PARKING
SIDEWALK AS RECOMMENDED 10'-6"±
PER SDOT SIDEWALK AS RECOMMENDED
PER SDOT
316.0'
P1
SECTION A SECTION B
A
13.0 ST R EET LEVEL SECT I O NS
RESIDENTIAL COMMERCIA
LOBBY
DESIGN REVIEW RECOMMENDATION

OPERABLE STOREFRONT
PROPERTY LINE
SECTIONS
CANOPY ABOVE
CALIFORN
PLAN
15'-1 4"
1
12'-9"
8'-13 4" 8'-8" 17'-101 4"
56
10"
E
F
13.0 R EN D ER IN G S WALL SCONCE FESTIVE LIGHTING WALL SCONCE WOOD TRELLIS
AME N ITY S PACE O PE RA BLE DOORS SH OW N OP EN
CLEAR GLASS RAILING PLANTER
INSPIRATIONAL IMAGE WOOD TRELLIS
2ND FLOOR AMENITY
The second level club room and exterior amenity space is designed to function as two
smaller spaces or one larger unified area and is operational throughout the year.
The club room is equipped with a convenience kitchen, restroom, and seating for
approximately one to eight people. The exterior amenity space is equipped with a
gas fire pit, varied seating and landscaping. The exterior spaces can be unified by
opening operable glazing partitions on the south and west walls. The southern area
doubles in size with the glazing panels retracted. This area is activated with a wooden
trellis overhead, sconce lights at the southern wall, comfortable seating, a gas fire pit,
and festive lighting. The exterior area to the west remains more flexible and open to
encourage interaction with the streetscape below.
GAS FIRE PIT
O PE RAB LE DOORS SH OW N C LOSED
A L L EY LOOK ING SOUTH WE S T A LLEY GROU N D LEV EL

RESIDENTIAL
EGRESS VAULT VAN PARKING
STAIR ACCESS
COMMERCIAL
VEHICULAR ACCESS RETAIL TRASH ACCESS
ACCESS
ALLEY STREETSCAPE
Active alleyways continue to thrive in the Junction and this project will continue this
tradition by providing access to shops and other services from the alleyway as our
‘second street’. Signage and lighting are traditionally more modest on the alley side,
with slight recesses for entrances provided. Base materials are similar to California
Avenue finishes, brick, concrete, and metal panel. Signage is distinctive to the alley
and more modest in scale.
The Commercial entrance, lighting, and signage are intended to be welcoming but
A L L EY LOOK ING N O RTH intentionally simple to convey a sense of informality and friendliness.

13.0 AL LEY STR EET ELEVAT I O N
ALLEY STREETSCAPE
Two story brick base acknowledges the presence of an
activated pedestrian alleyway. Durable materials are located
at all lower levels. Lighting is located for pedestrian saftety
and esthetic puposes.
13.0 STR EET LEVEL SECTI O NS
RECESSED LIGHT TWO STORY
FIXTURE BRICK BASE ALLEYWAY
SECTIONS
PLAN
A B

14.0 L I G H TIN G PLAN - LE V E L 1
LIGHTING DETAILS
1 5
1 3
5
101 Surface Mounted Linear Down Light At Edge Of Canopy
Color: Dark Bronze
2
1 3
5
2
202 Recessed Down Light
2 Color: Dark Bronze
1
3
303 Wall Mounted Down/Up Light
Color: Dark Bronze
5
1 5
3
4
05 Recessed Step Light - Roof
Color: Dark Bronze
N
504 Wall Mounted Down Light
LEVEL 1 PLAN Color: Dark Bronze
6 Wall Sconce - Resident Entry

Color: Dark Bronze
7
06 String Lights - Amenity
14.0 L I G H TIN G PLAN - LE V E L 2
LIGHTING DETAILS
5 5
6
101 Surface Mounted Linear Down Light At Edge Of Canopy

Color: Dark Bronze
202 Recessed Down Light

Color: Dark Bronze
5 303 Wall Mounted Down/Up Light

Color: Dark Bronze
2
7 2
N
4
LEVEL 2 PLAN Color: Dark Bronze

Color: Dark Bronze

Color: Dark Bronze
7

14.0 L I G H TIN G PLAN - R O O F
LIGHTING DETAILS
4 5
5 101 Surface Mounted Linear Down Light At Edge Of Canopy

Color: Dark Bronze
4 4
4 4 4 4
5
4 4 4 4 202 Recessed Down Light
Color: Dark Bronze
5
303 Wall Mounted Down/Up Light
Color: Dark Bronze
N
4
ROOF PLAN Color: Dark Bronze

Color: Dark Bronze

Color: Dark Bronze
7
15.0 SI G N AG E CO N CEPT
SIGNAGE DETAIL & EXAMPLES

B
Signage will be simple and sophisticated to complement the building design concept.
There will be signage at the residential entry and commercial retail uses.
A D The residential signage will be mounted above the canopy for visibility. Commercial
A retail signage blade signs are pedestrian-scaled, internally illuminated, and supported
below the canopy glazing.
A - BL A DE SI GN A GE
U N DER C A N OP Y
RETA IL A ND RE S ID E N TIAL S IGN AGE ALO N G CALIF O RN IA AVE S W
B - RE S ID E N TIAL B L AD E S IGN AGE
C
C
METAL PANEL PROVIDE

RETA IL A ND RESIDENTIA L SIG NA G E A LONG A L LE Y C - ALLE Y S IGN AGE D - RE TAIL S IGN AGE AB O V E ST OREF RON T EN T RA N C E
ADDITONAL
AREA FOR ADDRESS

16.0 B U ILD IN G SECTIO N - S E C T I O N 1
VEGETATIVE ROOF
CORR RESIDENTIAL
CORR RESIDENTIAL
CORR RESIDENTIAL
CORR RESIDENTIAL
CLEAR GLASS
RAILING
CORR RESIDENTIAL
TRELLIS
LODGING
RESIDENTIAL AMENITY
COMMERCIAL
CALIFORNIA AVE SW ALLEY
KEY
Commercial
Residential PARKING
SW OREGON ST.
Lodging
CALIFORNIA AVE SW
Leasing Office
Utility/BOH N
Circulation STEEL AND
Landscaping GLASS CANOPY
Amenity - Indoor
Amenity - Outdoor
1 SECTION KEY
Project Site
Parking/Garage
16.0 B U ILD IN G SECTIO N - S E C T I O N 2
BUILDING
BEYOND
STAIR 1
AMENITY ROOF DECK
RESIDENTIAL CORR RESIDENTIAL

CLEAR GLASS
RAILING

LODGING
2 STORY DECK
LODGING
SENIOR LODGING LODGING
CORR DECK
CENTER 1 STORY
JC PENNEY
BUILDING
HALLWAY
KEY COMMERCIAL
Commercial
Residential
Lodging RAMP SW OREGON ST.
BIKE
CALIFORNIA AVE SW
Leasing Office STOR. PARKING
Utility/BOH N
Circulation
Landscaping
Amenity - Indoor
Amenity - Outdoor 2 SECTION KEY
Parking/Garage Project Site

17.0 O TH ER G R APH ICS - S HA D O W S T UD I E S
MARCH 21
JUNE 21
DECEMBER 21 9:00 AM 12:00 PM 3:00 PM

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RECOMMENDATION MEETING

4508 California Ave SW

SDCI PROJECT NO.:

CARON REF #2018.018

CONTENTS PROJECT TEAM SITE INFORMATION DEVELOPMENT STATISTICS

2 DESIGN REVIEW RECOMMENDATION

2. MAINTAIN AND INNOVATE

The Junction and specifically California Avenue constitute an architecturally rich

4 DESIGN REVIEW RECOMMENDATION

SW GENESEE ST. ZONING

AXO N O ME TRIC MAP (GO O GLE E ARTH )

TRANSPORTATION Holy Rosary

TRANSPORTATION & WALKING MAP

Project Site West Seattle Junction Urban Village

6 DESIGN REVIEW RECOMMENDATION

To: Tami Garrett, SDCI

service in the alley. From: Tom Quackenbush, DON

RESIDENTIAL SERVICES Subject: MUP#3031518, 4508 California Avenue Southwest

Administered by The Historic Preservation Program

8 DESIGN REVIEW RECOMMENDATION

COMMUNITY NODES / LANDMARKS:

10 DESIGN REVIEW RECOMMENDATION

1 PROJECT SITE FACING EAST 2 PROJECT SITE FACING EAST (ALLEY)

1 CALIFORNIA AVE SW LOOKING EAST

85’ MAXIMUM HEIGHT

12 DESIGN REVIEW RECOMMENDATION

2 CALIFORNIA AVE SW LOOKING WEST

85’ MAXIMUM HEIGHT

OPPOSI TE PRO JECT

3 ALLEY LOOKING EAST

O PPO SITE PR O J ECT SITE

4 ALLEY LOOKING WEST

85’ MAXIMUM HEIGHT

14 DESIGN REVIEW RECOMMENDATION

BRICK STONE & ROCK CLADDING CONCRETE

1 1951 J.C. PENNEY BUILDING 2 J.C. PENNEY BUILDING CURRENT CONDITION

APPLICABLE SMC-SECTION DESCRIPTION COMPLIANCE

APPLICABLE SMC-SECTION DESCRIPTION COMPLIANCE

18 DESIGN REVIEW RECOMMENDATION

NEW BIKE RACKS (3) TRASH AND RECYCLE

RAMP DOWN VEHICLE

OUTDOOR 4,658 SF 3,208 SF 2,957 SF 4,674 SF 4,523 SF

R E TA I L & 10,960 SF 11,696 SF 12,535 SF 11,933 SF 10,084 SF

PA R K I N G S TA L L S : 19 Stalls 19 Stalls 19 Stalls 17 Stalls 17 stalls

20 DESIGN REVIEW RECOMMENDATION

DESIGN BOARD RECOMMENTATIONS DESIGN TEAM RESPONSE APPLICABLE DESIGN GUIDELINE

DESIGN BOARD RECOMMENTATIONS DESIGN TEAM RESPONSE APPLICABLE DESIGN GUIDELINE

22 DESIGN REVIEW RECOMMENDATION

5 STREET LEVEL SETBACK & ACTIVATION

W EST FA C A DE - DE V E LOP E D DE S I GN D E S IGN AT E D G2 ME E TIN G

24 DESIGN REVIEW RECOMMENDATION

A L L EY NO RT H - DE V E LOP E D DE S I GN D E S IGN AT E D G2 ME E TIN G

FCP3 CERACLAD PANEL FCP2 CERACLAD PANEL FCP1 CERACLAD PANEL

2 BASE LEVEL COMPOSITION OF BASE CLEAR COMMERCIAL

SPANDREL GLASS SPANDREL GLASS

26 DESIGN REVIEW RECOMMENDATION

D O UB LE CO LUMN IN S PIRATIO N F RO M J C P EN N EY BU I LDI N G

R ESI D ENT I A L A M E N I T Y S PA C E - DE V E LOP ED DESIG N D E S IGN AT E D G2 ME E TIN G

TRELLIS UNIFIES INTERIOR AND

28 DESIGN REVIEW RECOMMENDATION

R ESI D ENT I A L A M E N I T Y S PA C E - DE V E LOP ED DESIG N IN S PIRATIO N - VIA6 S E ATTLE

WOOD TRELLIS FESTIVE

A L L EY G R O U N D LE V E L - DE V E LOP E D D ESIG N D E S IGN AT E D G2 ME E TIN G