Design Packet 3201 Avalon

3201 Avalon Way SW
3032396-LU
Design Review Board
Recommendation Meeting
September 23, 2021
SITE
3201 SW AVALON WAY Table of Contents
SDCI 3032396-LU
DEVELOPMENT OBJECTIVES 3
Design Review Board

Recommendation Meeting CONTEXT ANALYSIS 4-6
September 23, 2021
EXISTING SITE CONDITIONS 7-8
Address
3201 SW Avalon Way COMPOSITE SITE PLAN 9
Seattle, WA 98126
BOARD RECOMENDATIONS AT EDG 10
Parcel Number
929730-1925 & 929730-1930 CONCEPT DIAGRAMS 11
Owner PRIORITY DESIGN GUIDELINES 12

Jenkins Properties Inc.
EDG RESPONSES 13-21
Architect
PUBLIC47 Architects FLOOR PLANS 22-25
232 7th Ave N, Suite 200
Seattle, WA 98109 PROPOSED EXTERIOR MATERIALS 26

Landscape Architect ELEVATIONS 27-28
Karen Keist Landscape Architects
111 West John St, Suite 306 BUILDING SECTIONS 29
Seattle, WA 98101
LANDSCAPE DESIGN 30-34
2mi
EXTERIOR LIGHTING AND SIGNAGE 35-36
Project Site
RENDERINGS 37-42 1mi West Seattle Junction Hub
.5mi Urban Village
MODEL PHOTOS 43
DEPARTURE REQUESTS 44-45
EXAMPLE OF PAST WORK 46-47
APPENDIX (PROPOSED MATERIALS + PREVIOUS EDG) 48-57
2 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

DEVELOPMENT OBJECTIVES
The proposed 8-story, mixed use project seeks to achieve the following development objectives
Development Objectives:
• Provide approx 144 residential apartment units

• Parking for 70-80 vehicles
• Provide +/- 3500 SF of street level commercial space
• Foster pedestrian friendly sidewalk experience
• LEED Gold construction standard
The project site sits at the corner of a busy intersection along SW Avalon Way and SW Genesse St with stunning views
of the adjacent West Seattle Golf Course, Mt. Rainer and Downtown Seattle. Recently upzoned in 2019, with anticipated
repairs to the West Seattle bridge and upcoming plans for light rail development, this area is ripe for fresh development. This
building will bring new street level commercial spaces to the area, a pedestrian friendly sidewalk, as well as seek LEED Gold
Certification.
Pedestrian Connections and Interest Sustainability Site Specific Response

This project seeks to create a dynamic and layered pedestrian experience Sustainability is a fundamental value held by the owner and design team, and the The project endeavors to respond appropriately to site conditions, including
integrating lush landscaping, public seating and new street level commercial space. project will seek LEED Gold Certification. preserving access to daylight for adjacent neighbors, mitigating access across
It is important to create a safe yet porous boundary between the project site and
busy traffic along Avalon Way SW. steep site topography, and orienting the project towards desirable views of Mt.
Rainer and downtown Seattle.
3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 3

CONTEXT ANALYSIS
1 West Seattle Health Club
2 Dragonfly Garden and Pavilion
3 Delridge Skatepark
4 Delridge Playfields and

Pickleball Courts
5 West Seattle Golf Course WEST SEATTLE BRIDGE
6 West Seattle Stadium
7 West Seattle Family YMCA
8 West Seattle Bowl
SW GENESEE ST
DELRIDGE WAY SW
3
SITE
SW AVALON WAY
AY
Planned
YW
Light Rail Station

O
ER
Construction 2026
6 4
TL
35TH AVE SW
Bus Stop
UN
FA
Principal Arterial 8 7 5
Minor Arterial
Collector Arterial
Protected Bike Lane
West Seattle Junction N
Urban Village Boundary

CONTEXT ANALYSIS
SF 5000
SW
SW
W W
YS YS
VE
VE
LR1(M)
A A
YW YW
DA
DA
ERO RO
32N
32N
TL E
UN N TL
FA U
FA
RSL(M)
SW GENESEE ST SW GENESEE ST
31ST AVE SW
31ST AVE SW
NC3-75(M) SITE SITE
SW AVALON WAY SW AVALON WAY
MR(M)
35TH AVE SW
35TH AVE SW
WEST SEATTLE
GOLF COURSE
SF 5000
ZONING N USE N
The subject property was upzoned in 2019 (after the EDG was originally The immediate neighborhood is defined by the multifamily apartments that line SW
submitted) from a Mid Rise zone with a height limit of 60 FT to an MR(m) zone Avalon Way and the large Golf course to the south east. Commercial businesses
with an 80 FT height limit. The nearby NC zone has also increased from 65 FT to and mixed-use buildings are found to the west, closer to the center of the West
75 FT. Seattle Junction Hub Urban Village. The sites to the northwest are primarily single
family residences.
Multifamily
Single Family
Commercial
Mixed-Use

CONTEXT ANALYSIS
OPPORTUNITIES AND CONSTRAINTS
Solar Access
• Excellent access to sunlight in the morning and in the late
SW
afternoon. Good access to morning and evening sun. To the
VE
southwest, solar access is limited by the neighboring apartment
DA
building.
W JUNE 21 SUNSET
32N
AYS AZ: 307.17° JUNE 21 SUNRISE
Building Access YW 9:10 PM PDT AZ: 52.64°
RO
own
• The site offers great opportunity for pedestrian access at the E
N TL 5:11 AM PDT
wnt
corner of SW Avalon Way and SW Genesee St, and vehicular U
FA
Alki B
access to parking off 31st Ave SW.
f Do
so
each
Power Lines
View
• Existing high-voltage power-lines along SW Avalon Way will
require a 14-ft setback, impacting the buildable area of the site.
SW GENESEE ST
Corridor Views
• Upper levels will have opportunities for city views: 14’ HVPL Setback
31ST AVE SW
Downtown Seattle and Puget Sound to the north
Mt. Rainer to the Southwest
West Seattle Golf Course to the west
West Seattle Junction
SITE
Proximity to local parks SW AVALON WAY 80
• The project site is adjacent to the West Seattle Golf Course and
Vi
even offers the opportunity to connect to an existing pathway at the 220 ew
Connection to so
south end of the site. fM
DEC 21 SUNSET Golf Course tR
AZ: 234.96° ain DEC 21 SUNRISE
Topography + Features 4:20 PM PST er
• The site slopes approximately 34 feet from its highest point in the AZ: 124.76°
7:53 AM PST
west along SW Avalon Way to its lowest point in the southeast
corner.
35TH AVE SW
80
SOLAR NOON
JUNE 21, ALT: 65.86º
DEC 21, ALT: 19.03º
WEST SEATTLE WEST SEATTLE
STADIUM GOLF COURSE
230' 220' 210' 200' 190' 180' 170' 160' 150' 140' 130' 120' 110' 100' 90'
90
SITE SOLAR AND TOPOGRAPHY N
150 FT

EXISTING SITE CONDITIONS
WEST SEATTLE
STADIUM
PROJECT
SITE
AVA
WEST SEATTLE LO
NW
ST
GOLF COURSE 31S AY
TA S W
SE
VE
S
SW
NE
GE
SW
AERIAL VIEW OF SITE

EXISTING SITE CONDITIONS
ZONING SUMMARY
Recent Upzone to
The subject property is a corner site
located at 3201 SW Avalon Way. 80’ Height limits
Recent zoning changes in 2019 (which 14’ HV Powerline
occurred after the initial EDG report)
now allow for buildings with an 80’ Setback
Height Limit. 80’ Height Limit
Section A
High voltage powerlines that turn the
corner at SW Genesee St. require a
14’ diameter setback.
*Height limit sections shown in this

diagram are based on confirmed
average grade calculation method.
80’ PROJECT
80’ SITE
80’ Height Limit

Section B
80’

COMPOSITE SITE PLAN
SITE ADDRESS 3201 & 3211 SW Avalon Way
71'-10"
Seattle, WA 98126
2"
5'-
124'
9'-
0
PARCEL NUMBER 929730-1925
126'
1/2
128'
SEE DEPARTURE
"
929730-1930 REQUEST #2
130'
132' BLDG LAYOUT PT
ZONING MR (M)
134'
SIDE SETBACK
IT
EX AT INT LOT LINE
URBAN CENTER West Seattle Junction
(Hub Urban Village)
"
0" '-0
2'-
1 10 G
SITE AREA 27,791 SF Per Survey 22 UPPER LEVEL AV 0"
7'-
15
SETBACK ABV 70' N
'-0
MI
136'
"
ECA GIS Mapped Steep Slope 138'
Salmon Watershed 140'
EXTENT OF STEEP SLOPE PER

142'
SIDE SETBACK
SURVEY (SHOWN IN GREEN HATCH) AT STREET 12" DOUGLAS FIR
FAR 4.5 for zones with MHA suffix
144'
146'
TO BE REMOVED
MAX FAR AREA = 125,059.5 SF W
ES
7'-
148'
162'-2"
AV "
0"
V
T A OW
5'- N
G
COURTYARD
STRUCTURE HEIGHT 80 FT
0
1S
MI
'R
3 40
GE
SETBACKS Front: 5ft min, 7ft average SEE DEPARTURE A RA RY STOREFRONT AT GROUND
G NT
REQUEST #2 E FLOOR (DASHED)
Side: 5ft min, 7ft average
150'
Side Setback from interior lot line:

SW
7ft min, 10ft average

175'-7"
152'

60
GE
'R
UPPER LEVEL SETBACKS 15’ for portions of a structure

NE
OW
PROPOSED 8 STORY RES.

154'
(E) APARTMENT
SE
above 70ft if street is less than APARTMENT BUILDING ENTRY

51'-8"
BUILDING
-0"
ES
56ftwide.
156'
7' 3201 SW AVALON WAY

G 3221 SW AVALON
AV "
T
0 COMMERCIAL COMMERCIAL WAY

5'- N
AMENITY AREA 5% of Gross Floor Area 158'
MI ENTRY ENTRY
10'-0"
LANDSCAPING Green Factor of 0.5 or higher 160' EXIT AVG
7'-0"
PARKING REQUIRED Project falls within West Seattle 162'
SIDE SETBACK MIN
AT STREET SIDE SETBACK AT
Junction Hub Urban Village and INT LOT LINE
within a frequent transit service 164'
HV POWER LINE (N) 6' SIDEWALK

area: No Parking Required
14' SETBACK (DASHED) (E) CURB CUTS
TO BE REMOVED
166' 168' 170' 172' 174' 176' 178' 180'
LEGAL DESCRIPTION LOTS 1-3, BLOCK 13, (N) FRONT COURTYARD

(N) PLANTER + BENCH
WESTHOLME, TGW POR OF (E) HV POWER POLE SW AVA
VAC ST ADJ, VO#94646 LON WA
(N) STREET TREES 80' ROW Y
217'-10"
WIDTH > 150' SEE DEPARTURE #1
0' 15' 30' 60'
N
DESIGN OPTIONS - COMPARISON
BOARD RECOMMENDATIONS AT EDG // DESIGN RESPONSE
OPTION 2 Massing at EDG OPTION 3 Preferred Massing at EDG Proposed Massing

GUIDANCE
OPT
1. Massing
REAR FACING COURTYARD OPT HYBRID COURTYARD - PREFERRED DESIGN RESPONSE
2 3 The design team strongly considered the Board’s recommendations given at EDG.
Departure
a. The Board request
ultimately supported Code Compliant
massing Option 3...with substantial guidance pertaining to the treatment of the south facade, courtyard and northern edge. The proposed massing shown here, and documented in the following pages,
d. The Board heard public comment regarding the stepped mass in the southeast corner of massing Option 2, and encouraged the applicant to consider incorporating this improves upon the major concerns of the Board by making the following significant
massing moveGSF:
into the final design to138,600 transition with the adjacent site. (DC2-A, DC2-C-3) GSF:
ease the SF 138,600 SF
changes.
f. The BoardResidential Units:
prioritized Design Residential
154 CS2-C-1, Corner Sites, and stated that the articulation of the
Guideline north facadeUnits: 150 corner should be strengthened. The
and northwest
Parking
design should Spaces:
ultimately Parking Spaces:
86 while being considerate of traffic patterns. (CS2-C1, CS2-II-i)
hold the corner, 85 1. The south Facade steps down a whole story, as recommended from massing
Option 2. (DC2-A, DC2-C-3)
2. Facade Composition & Materiality 2. The south facade also angles away from the property line to obstruct any
b. The Board was concerned with the exposed blank wall at the corner of SW Genesee St and 31st Ave SW and its impact on pedestrian experience. The Board directed direct alignment of glazing from the neighboring property to the South.
Pros
further study of treatments, such as landscaping, that will soften this condition. (DC2-B,Pros
DC2-D-2, DC4) 3. The Corner of SW Genesse and SW Avalon Way is activated by public space
•c. The Board specifically
Building massing prioritized Design Guidelines
steps reflecting DC2-I-ii, Cohesive
the topography of the Architectural
site •Concept,
Fully and
codeDC4-A-1, Exterior Elements and Finishes. The proposed
compliant with ample access located at the intersection. Design Guideline CS2-II-ii
•development
Massingshould be constructed
is continuous of durable,
at ground attractive
level materials
and steps that on
back lendthe
themselves• toMarries
a high-quality of detailing
the pros and contribute
of options 1 and 2 to a unified architectural concept. Corner Sites suggests using public space at the corner as a means to hold the
(DC2-I-ii,
upper DC4-A-1)
levels • Building massing steps reflecting the topography of the site corner. (CS2-C1, CS2-II-i)
• Residential amenity courtyard s more private and relationship with Golf Course Views. 4. The proposed massing incorporates durable, attractive materials that
3.. Open Space and Pedestrian Experience
• Building massing directs views towards downtown and Mt. • Provides two amenity courtyard for residents and for the public contribute to a unified architectural concept. (DC2-I-ii, DC4-A-1)
b. The Board specifically prioritized Design Guideline PL1-A-2, Adding to Public Life, and DC3-A-1, Interior/Exterior Fit. The courtyard should be designed to foster human
Rainier • More articulated building massing in context with neighborhood 5. The Courtyard has been reimagined as a public plaza, with integrated
interaction and relate well to interior uses. (PL1-A-2, DC3-A-1)
• Provides large, light, airy courtyard for residents. landscaping, seating, and bike access along the whole site fronting SW Avalon
c. In agreement with public comment, the Board was concerned with the perception of safety and security of such a large and deep street-facing courtyard. The
Cons Way. This encourages a much better pedestrian experience while also taking
Board requested street-level sections illustrating how the landscaped courtyard relates to the sidewalk and incorporates the principles of Crime Prevention Through
• Street facing edge provides no relief for pedestrians
Environmental Design (CPTED). (DC3, PL2-B-1, PL2-B-2, DC4-C)
Cons advantage of views through the site using transparency at the ground level.
• Departure requested for width of structure along Avalon Way (DC2-B, DC2-D-2, DC4)
• The height perception from SE Corner. 6. Commercial program has been added to the ground floor along SW Avalon
Way to better foster human interaction and relate well to interior uses.
(PL1-A-2, DC3-A-1)
Jenkins Avalon | #3030519 | Early Design Guidance 25
CONCEPT DIAGRAMS
144’
177.5’
171’
SW
AY
E
AV
N W
O
ST
170’ AL
31
157’ AV
SW
SW GENESSE ST.
EXISTING SITE STRONG PLINTH ORIENT UPPER MASSING

The site slopes approximately 34 feet from its highest point in the west along SW Create a plinth that relates to the property lines while mitigating grade along Keep upper level massing clear from high voltage powerlines. Push the mass at
Avalon Way to its lowest point in the southeast corner. Avalon Way SW and 31ST Ave SW. The plinth holds the corner condition by the south to obstruct any direct alignment of glazing from the neighboring property.
providing a stage for a public plaza. (CS2-C1, CS2-II-i) Carve away mass to provide generous gathering space on level one that has
optimized views of the adjacent golf course.
LIFT UP AND PUSH DOWN SOCIAL SPACES PATTERN AND SCALE

Lift up mass at level one, creating a transparent zone which supports open spaces Along SW Avalon Way the public plaza has integrated landscaping, seating, and Articulation of the openings, cladding and residential balconies creates a lively
on the ground. Further lift up mass at SE corner to reduce mass and create an bike access along the whole site. Along 31st Ave SW the plaza provides elevated urban response, appropriate for the active streetscape. While keeping the form
identifiable residential entry. Push down mass at upper levels, creating roof decks outdoor dining and gathering space while taking advantage of views through the of the upper level massing simple, the pattern and scale contribute to a unified
with views of downtown and Mt. Rainer. (DC2-A, DC2-C-3) site using transparency at the ground level. (DC2-B, DC2-D-2, DC4) architectural concept. (DC2-I-ii, DC4-A-1)

PRIORITY DESIGN GUIDELINES *Denotes West Seattle Junction Neighborhood Guideline
CONTEXT + SITE PUBLIC LIFE DESIGN CONCEPT
CS1 C2 Elevation Changes *PL1 I Human Activity PL2 B3: Street-Level Transparency DC3 A1: Interior/Exterior Fit
Use the existing site topography when locating structures and open An active and interesting sidewalk engages pedestrians through effective Ensure transparency of street level uses for uses such as non-residential Develop an open space concept in conjunction with the architectural
spaces on the site. Consider “stepping up or down” hillsides to transitions between the public and private realms. uses or residential lobbies. concept to ensure that interior and exterior spaces relate well to each
accommodate significant changes in elevation. other and support the functions of the development.
RESPONSE: RESPONSE:
RESPONSE: The majority of human activity at this site occurs along Avalon Way. The street levels have been designed to have a high level of RESPONSE:
The mass is broken into plinth and an ‘L’ shaped upper mass, these Along this frontage the project is buffered from the street, yet also transparency, the units along 31st Ave SW have large windows looking Open space on all sides and at multiple levels create a massing that
elements are oriented stepping down with the grade of the hill. The connected to it. Steel landscape planters reinforce that buffer, protecting out on the sidewalk and street, as does the commercial spaces on the ensures views, light and air to the interior of the building.
elevation of the top of the plinth aligns with Avalon Way and creates a the pedestrians from the street traffic. Behind these planters the building ground floor along Avalon.
courtyard level for public and tenant use. offers ground floor commercial spaces accessible to the public.
*CS2 II.ii Corner Sites PL1 B1: Pedestrian Infrastructure PL3 C1: Porous Retail Edges DC4 A1: Exterior Finish Materials
Public space at the corner, whether open or enclosed, should be scaled Connect on-site pedestrian walkways with existing and public and private Engage passers-by with opportunities to interact visually with the building Building exteriors should be constructed of durable and maintainable
in a manner that allows for pedestrian flow and encourages social pedestrian infrastructure, thereby supporting pedestrian connections interior using glazing and transparency. materials that are attractive even when viewed up close. Materials that
interaction. within and outside the project. have texture, pattern, or lend themselves to a high quality of detailing.
RESPONSE:
RESPONSE: RESPONSE: Ground floor commercial is located prominently at the corner of the RESPONSE:
The design incorporates seating at the corner of the site and provides a A new sidewalk along 31st Ave SW is being added along a series of project encouraging interaction with the street. The commercial areas The materials chosen have a high level of quality, brick, wood, glass and
courtyard at the corner to facilitate pedestrian flow. The building above residential units, the sidewalk continues to a trail on public property. The have a highly transparent elevation that create opportunities for visual metal panel that also connect back to the building name, Golden Tee.
is pulled as close as possible to the corner without violating required building is setback on Avalon side which allows for pedestrian and bike connection.
overhead power line and property line setbacks. traffic to be separated from the sidewalk for safety.

EDG RESPONSE // CURVED STREET PRECEDENTS
CURVED STREET RESPONSE - SIDECAR

PORTLAND, OR
This is a more urban example, contrasting the curves of the E. Burnside / Couch couplet against
the rectangular sidecar project. Each corner addresses each curve with a building corner, both
breaking down the scale of the project, and creating a more interesting and engaging streetscape.
CURVED STREET RESPONSE - OOPEAA CURVED STREET RESPONSE - ALKI

JYVÄSKYLÄ, FINLAND While the shore and street curve to the natural landscape the massings of the condominiums along
Three housing blocks contrast against the smooth concave curve of a woonerf street. Alki Ave SW are contrasting and rectilinear in their construction.

EDG RESPONSE // MASSING
GUIDANCE
Mass and Courtyard
a. Staff is concerned that the mass no longer responds to the curvature of SW
Avalon Way. Further develop the mass of the west bar in a manner consistent with
the angular mass of the south bar. Consider breaking the mass into two angular
volumes with a vertical kink that responds to the street curvature and hints at the
previous form/courtyard.
b. Staff is particularly concerned about the loss of the courtyard, which was
specifically supported by the Board and was central to the original unified massing/
open space concept.
Response to Corner
a. The Board prioritized Design Guideline CS2-C-1. Corner Sites, and stated that
the articulation of the north facade and northwest corner should be strengthened.
The design should ultimately hold the corner while being considerate of traffic
patterns.
While the ground-level seems to consider the unique conditions of the site, the 124'
126'
124'
126'
rectangular overhead mass feels generic rather than a specific response to the
128' 128'
130' 130'
132' 132'
corner, angles of the intersection and property lines, and curvature of the streets.
134' 134'
1B SF
1B SF
48
48
R
R
6
6
DESIGN RESPONSE
OP 3 SF
O
PE
54
54
EN
OP 2 SF
OP 2 SF
N1
3
51
51
SF
1
EN
EN
The massing of the preferred scheme has been further studied regarding the
1
136' 136'
OP 9 SF
OP 9 SF
response to the curvature of SW Avalon Way. While the courtyard was central
56
56
EN
EN
ST 8 SF
ST 8 SF
138' 138'
1
44
44
UD
UD
IO
IO
140' 140'
to the concept presented at EDG the ground level program has changed to
142' 142'
OP 4 SF
OP 4 SF
W SW
52
52
EN
EN
144' 144'
ST 8 SF
ST 8 SF
ES
1
44
44
UD
UD
146' 146'
IO
IO
commercial space in order to foster human interaction and relate well to interior V VE
148' 148'
TA TA
OP 9 SF
OP 9 SF
47
47
EN
EN
S S
ST 8 SF
ST 8 SF
uses. (PL1-A-2, DC3-A-1). Rather than a deep courtyard fronted by residential
1
31 31
44
44
UD
UD
IO
IO
ST 4 SF
ST 4 SF
units, where the board expressed concerns around perceived safety, the proposed
43
43
UD
UD
IO
IO
150' 150'
concept now supports a pedestrian oriented plaza at street level that is activated
1 B SF
1 B SF
63
152' 152'
52
R
6
1 B SF
by commercial space and offers transparency through to the adjacent evergreen
R
0
67
1 B SF
67
R
2
3 B 0 SF
3 B 5 SF
R
2
2 B SF
2 B SF
13
13
82
811
0
0
R
R
8
R
R
1 B SF
1 B SF
67
52
1 B SF
R
60
1 B SF
2
R
154' 154'
67
R
8
R
2
trees that line the edge of the West Seattle Golf Course.
ST 0 SF
UD
39
IO
156' 156'
ST 90 S
SW
SW
UD F
3
IO
1 B SF
1 B SF
43
1 B SF
428
43
1 B SF
43
R
2
1 B SF
1 B SF
ST 34 S
470
R
R
2
43
ST 50 S
R
2
1 B SF
1 B SF
44
158' 158'
57
UD F
4
R
2
R
UD F
3
R
6
R
1 B SF
GE
GE
IO
IO
43
1 B SF
R
2
Noting this significant change, the massing options have been further studied and
43
R
1 B SF
2
43
R
2
1 B SF
55
NE
NE
R
8
160' 160'
considered here. The design team proposes the concept of a simple rectangular
SE
SE
162' 162'
E
E
mass floating above a solid plinth. Particularly responding to PL1-I Human Activity,
ST
ST
164' 164'
PL2-B3 Street Level Transparency, DC2-A2 Reducing Perceived Mass and DC2-I- Outline of SW AVA
LON WA Outline of SW AVA
LON WA
Y Y
166' 168' 170' 172' 174' 176' 178' 180' 166' 168' 170' 172' 174' 176' 178' 180'
ii Architectural Concept and Consistency, this is a unified gesture where the upper preferred massing preferred massing
mass accentuates the transparent active commercial space at level one while the Encroaching on HV
plinth relates to the property lines and holds the corner condition by providing a powerline clearance
stage for the public plaza. The simple rectangular form is carved at the southern MASSING STUDY 1: TURN TOWARDS STREET MASSING STUDY 2: KINKED MASSING
portion of level 2 and again on the northern corner of the upper level to further Pivoting the northern wing towards the street by adding a vertical kink along the In this study a gentle kink was placed towards the southern end of the massing to
reduce bulk and scale along SW Avalon Way and SW Genesse St. western facade interferes with the high voltage powerlines making this option not signify the entryway. In plan this move is apparent, however, when viewed in 3D
plausible. the kink is not very legible and does not seem to add much benefit to the overall
massing.

124' 124'
126' 126'
128' 128'
130' 130'
132' 132'
134' 134'
1B SF
1B SF
48
48
R
R
6
6
ST 4 SF
45
UD
IO
1B 4 SF
75
DR
OP 3 SF
O
M
PE
54
54
EN
OP 2 SF
OP 2 SF
N1
3
51
51
SF
1
EN
EN
1
1
ST 0SF
47
UD
IO
136' 136'
OP 9 SF
OP 9 SF
56
56
EN
EN
ST 8 SF
ST 8 SF
138' 138'
1
ST 8 SF
44
44
1B 2 SF
UD
UD
44
57
UD
DR
IO
IO
IO
140' 140'
142' 142'
OP 4 SF
OP 4 SF
W W SW
52
52
EN
EN
144' 144'
ST 8 SF
ST 8 SF
ES ES
1
ST 8 SF
1B 3SF
44
44
UD
UD
44
56
UD
146' 146'
DR
IO
IO
VE
IO
V V
148' 148'
TA TA TA
OP 9 SF
OP 9 SF
47
47
EN
EN
S S S
ST 8 SF
ST 8 SF
1
1
31 31 31
ST 8 SF
ST 6 SF
44
44
UD
UD
44
49
UD
UD
IO
IO
IO
IO
ST 4 SF
ST 4 SF
43
43
UD
UD
IO
IO
1B 2 SF
53
DR
150' 150'
M
2 BDRM
812 SF 1BDRM
STUDIO
520 SF 3 BDRM
1 B SF
1 B SF
152' 152'
475 SF
63
63
1 B SF
1 B SF
52
52
1360 SF
6
R
R
0
0
R
R
2 BDRM
3 B 0 SF
3 B 0 SF
1 B SF
1 B SF
2 B SF
1 B SF
1 B SF
2 B SF
13
13
67
67
82
67
67
82
0
0
797 SF 1BDRM
R
2
8
R
R
540 SF 154' 154'
ST 0 SF
ST 0 SF
39
39
UD
UD
IO
IO
156' 156'
SW
SW
SW
STUDIO STUDIO
1BDRM 1BDRM 470 SF 470 SF 1BDRM
555 SF 1BDRM 500 SF 1BDRM
500 SF 1BDRM
ST 38 S
500 SF 1BDRM
1 B SF
1 B SF
1 B SF
1 B SF
1 B SF
1 B SF
1 B SF
1 B SF
500 SF
1 B SF
1 B SF
43
43
43
43
43
43
43
43
158' 158'
UD F
4
57
57
712 SF
2
500 SF
R
6
6
R
R
GE
GE
GE
IO
NE
NE
NE
160' 160'
SE
SE
SE
162' 162'
E
E
Set back massing at level 2 with
ST
ST
ST
transparent ammenity space
164' 164'
Outline of SW AVA SW AVA above the residential lobby. SW AVA

LON WA LON WA LON WA
Y Y Y
166' 168' 170' 172' 174' 176' 178' 180' 166' 168' 170' 172' 174' 176' 178' 180'
preferred massing
MASSING STUDY 3: DOUBLE WING MASSING PROPOSED AT MUP PREFERRED MASSING

This study looks at orienting the northern wing more along SW Genesee St and The concept of a simple rectangular mass floating above a solid plinth is a unified The preferred massing provides relief to the southern corner by carving away
adding a vertical kink in response to the curvature of SW Avalon Way. The mass singular gesture where the upper mass accentuates the transparent active at the second floor and providing amenity space above the lobby. The two story
feels much larger, the evident increase in bulk and scale makes this option less commercial space at level one. Upon further study this massing creates a pinch carve indicates the residential entry while also reducing bulk and scale near the
desirable. point at the southeastern corner of the site where the entry feels too far below ground.
grade.

Deep Courtyard Massing pushes out at corner
Ground level residential units

Views through site are
obstructed
Private ground level spaces
Unprogrammed space
Massing at EDG Massing at EDG

“the Board was concerned with the perception of safety and security of such a large and deep street-facing courtyard” “The Board was concerned with the exposed blank wall at the corner of SW Genesee St and 31st Ave SW and its impact on
pedestrian experience”
Massing Pulls back at corner
Massing carved at
Active Commercial Space residential Lobby and
amenity spaces. Views through site
Public Plaza
Landscaping and Active streetscape and
Public Seating transparent ground level
Massing at DRB Meeting Massing at DRB Meeting

MASSING COMPARISON: AERIAL VIEW MASSING COMPARISON: CORNER FROM GENESSEE ST
The relationship at the ground level is now programmed differently than what was proposed at EDG. The Board supported Rather than orienting towards SW Genesee St. the upper level pulls back to reveal views of the evergreen trees that line
the open courtyard with concerns over scale and safety. The reimagined plaza and added commercial space at the ground the West Seattle Golf Course beyond. When compared to the massing at EDG, the preferred massing further enhances the
level fosters a pedestrian forward approach. The street level is activated by gathering space on the corner, lively commercial streetscape with transparent commercial spaces on the ground floor. This porosity allows views through to the semi-private
spaces, landscaping and public seating. courtyard which serves the commercial spaces and residential tenants.

EDG RESPONSE // ADJACENT SITE
DESIGN GUIDANCE ITEM #1c, d:
Provide relief to the south, reduce height, bulk
and scale, consider stepped mass to the south
per massing option 2
Outline of massing at EDG
Massing at EDG Massing at EDG

Proposed massing removes upper level and
steps down at southeastern wing
Outline of massing at EDG

Angled Facade
Massing at DRB Meeting Massing at DRB Meeting

PULL BACK SOUTHERN FACADE ADJACENT TO NEIGHBOR REMOVE UPPER FLOOR AT SOUTHERN WING
At the southern property line the proposal is pulled back, providing 30-42 FT of separation between The updated massing removes a floor from the top of the southern wing to provide better access to
at the neighboring building to the south by angling away from the property line to obstruct any light and air for the southern neighbor, a move that was supported by the Board at EDG.(CS2-D1,
direct alignment of glazing. This relationship is studied further on the next page. CS2-D5, DC2-A, DC2-C-3, DC3).

EDG RESPONSE // ADJACENT SITE
ANGLED WALL
43'-1"
13'-2" 9'-9" 9'-9" 9'-9" 9'-9" 11'-3" 11'-9" 4'-4"
29'-9"
MASS
ING A
T EDG
30'-7"
19'-0"
P.L. P.L.
GLAZING OVERLAP SHOWN RED HATCHED 30'-3"
WINDOWS SHOWN IN BLUE
BUILDING OUTLINES SHOWN BLUE DASHED
PROPERTY LINE
WINDOW IMPACT STUDY
The southern facade of the proposed building over 30’ away from the neighboring building at its EXTENTS OF MASSING AT EDG
shortest distance. The residential levels have been angled away from the southern property line to (SHOWN DASHED)
create even more distance and an indirect line of sight from the adjacent neighbors. The massing
proposed at EDG showed a parallel arrangement with the neighboring building.
The glazing overlap has been kept to a minimum. The areas shown in red hatch above total to
approximately 258SF of overlap (at an indirect angle) compared to a total of 2,376SF of glazed
area on the neighboring building. This accounts for an area overlap of less than 11%
0' 15' 30' 60'

EDG RESPONSE // COURTYARD
STAIR 1
DN UP
UNITS STAIR 1
DN UP
COURTYARD UNITS
OFF 31ST
ELEV. ~148' E
V
VE S TA
TA UNITS 31
S
CORR. CORR.
31 SEMI-PUBLIC SPACE
SERVING COMMERCIAL
SPACE AND TENTANTS
ELEV. 171' SECURITY GATE
LOBBY BOH BOH
CHUTE CHUTE
ELEV.
COMMERCIAL SPACES ELEV.
UNITS
STAIR 2 DN BOH STAIR 2 DN
LOBBY BOH
ELEV. ELEV.
UP UP
COURTYARD
CORR. EL. = 213.42' CORR. EL. = 213.42'
BIKES
OFF AVALON AMENITY
ELEV. ~170'
SW
SW
GE
GE
ELEV. 171'
COURTYARD
NE
NE
OFF AVALON
SE
SE
FRONT PROPERTY LINE FRONT PROPERTY LINE
ES
ES
T
T
SW AVALON WAY SW AVALON WAY
9700 SF OF COURTYARD
8600 SF OF COURTYARDS
Courtyard at EDG (8600 SF split between two courtyards) Courtyard at DRB Meeting (9700 SF of courtyard at level one)
COURTYARD COMPARISON: The courtyard proposed at EDG had been approved but with substantial guidance particularly COURTYARD COMPARISON: The newly imagined courtyard prioritizes design guidelines PL1-A-2, Adding to Public Life, and
regarding Interior / Exterior Fit, as well as the perception ofPREFERRED
safety and security ofAT
such a large and deep street-facing
EDG MUP PROPOSAL
DC3-A-1, Interior/Exterior Fit. The courtyard is designed as a large public plaza fronted by commercial space to better foster
courtyard. The eastern courtyard is also at grade along 31st Ave which is the lowest point of the site. human interaction and help keep eyes on the street. The eastern side of the courtyard is connected to the Avalon side by
1 COURTYARD COMPARISON an open breezeway. The semi-public courtyard is protected by a security gate that will be open during the day and closed at
- SCALE: 1"=40'-0" night.

Scale: 1" = 40'-0"
Date: 7/1/2021
EDG RESPONSE // BIKE + PEDESTRIAN EXPERIENCE
PLAZA STUDY ALONG AVALON WAY SW
SW Avalon Way is a minor arterial road that opens up to 80’ wide near the intersection of SW CONNECTION TO
Genesee St to provide a turning lane for vehicular traffic as well as two new protected bike lanes GOLF COURSE TRAIL
for both directions of travel. The public plaza along Avalon Way SW is conceived as a green porous
edge, protected from traffic, with lively pedestrian activity. The plaza is wide enough to allow larger R IAN
ST
groups of pedestrians as well as those walking with their bikes.
E DE TRY
P EN
The northwestern edge is the widest entry point to the public plaza with steps that round the corner
and disappear where grade meets the sidewalk, mitigating site topography and providing access
for all users. This area is defined by public gathering space at the corner, new commercial tenant
space, planting and street trees.
The second entry to the plaza is provided by a wide stair and integrated bike runnel with adjacent
landscaping and public seating on either side. This entry is marked by two stories of transparent
glazing that is setback from the primary building mass above, building signage, and is centered on
the breezeway through the plaza. The integrated planters and benches along the plaza provide a
place to meet and rest and are activated by the adjacent program.
SW
AVE
S T
UTILITY POLE BYND
31 T RY
EN
A GE
GAR
11'-0"
PEDESTRIAN BIKE
SW
171' ENTRY ROOM
GE
1 2 3 4 5
169'
NE
SE
PLAZA
ES
INTERSECTION SIDEWALK STEPS 15'-10 1/2"
T
Section 01 - Steps at Corner Intersection
UTILITY POLE BYND
SW AVALON WAY
11'-0"
171'
TURN LANE PLANTING SIDEWALK PLAZA

Section 02 - Sidewalk at Corner Intersection 15'-10"
BIKE CIRCULATION 0' 15' 30' 60'
PEDESTRIAN CIRCULATION / SEATING
N
EDG RESPONSE // BIKE + PEDESTRIAN EXPERIENCE
PLANTER
174'
11'-0"
171'
BIKE LANE
TURN LANE SIDEWALK BENCH AND PLAZA COMMERCIAL

PLANTER 11'-8" SPACE
Section 03 - South of Steps at Entry
BIKE RUNNEL
176' Precedent: Mercer Court Breezeway
11'-0"
171'
BIKE LANE
TURN LANE SIDEWALK STAIR PLAZA / BREEZEWAY

(OPEN)
Section 04 - Steps at Entry
STAIR BYND
176'
11'-0"
171'
BIKE LANE
TURN LANE SIDEWALK BENCH AND PLAZA LOBBY

PLANTER 10'-0"
Section 05 - North of Steps at Entry
Breezeway Entrance Along Avalon Way SW

FLOOR PLANS
UNIT
UNIT
UNIT
UNIT
UNIT
W
V ES UNIT
S TA
31 UNIT
SW UNIT
TRASH
GE
SCL VAULT
NE
SE
PARKING PARKING GARAGE

ES
(COMMERCIAL) (RESIDENTIAL)
T
SECURITY GATE
BIKES
Lower Level Floor Plan - Parking 0' 15' 30' 60'
N
FLOOR PLANS
124'
126'
128'
130'
132'
134'
UNIT
UNIT
136'
UNIT
138'
UNIT
140'
142'
144'
UNIT
146'
UNIT
W
ES
148'
COURTYARD UNIT
V
STA UNIT
31
UNIT
SW
150'
OUTDOOR UNIT
GE
DINING
NE
SE
152'
ES
T
OUTDOOR
154'
DINING BIKES
RESTAURANT / GROCERY / LOBBY
156'
CAFE GENERAL STORE ENTRY

158'
EXIT
ENTRY PLAZA
160'
162'
164'
SW AVA
LON WA
166' 168' 170' 172' 174' 176'
Y 178' 180'
Level 1 Floor Plan - Avalon Way 0' 15' 30' 60'
N
FLOOR PLANS
UNIT UNIT
UNIT UNIT UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT

UNIT UNIT
UNIT UNIT
UNIT UNIT
CONF. WFH / LOUNGE CONF.

UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT
Level 2 Floor Plan Levels 3 -6 Floor Plan (balconies alternate between levels)
0' 15' 30' 60'
N
FLOOR PLANS
STAIR 1 STAIR 1
PUTTING
GREEN
ROOF
DECK
AMENITY AMENITY
UNIT
GREEN ROOF
ROOF
DECK
UNIT UNIT UNIT UNIT UNIT UNIT
Levels 7 Floor Plan - Roof Deck Roof Plan
0' 15' 30' 60'
N
PROPOSED EXTERIOR MATERIALS
2 1
1 Metal Panel / Vertical / Gold 2 Wood / Horizontal / Charred 3 Metal Panel / Vertical / Graphite
4 Guards / Powder Coated Steel / Black 5 Juliet Balconies / Glass 6 Planter Boxes / Steel / Galvanized
5
7 Brick / Roman / Coal Creek 8 Brick Accent / Gold Metallic 9 Benches / Accoya Wood 10 Concrete / Sandblasted
*See appendix page 49 for photo of materials board

ELEVATIONS
1
2
10
171.00' 171.00'
148.08'
6 7 8 9 5 4 9
P.L. P.L. P.L.
West Building Elevation South Building Elevation
LEGEND
1 METAL PANEL // GOLD 6 PLATE STEEL
2 WOOD CLADDING 7 BRICK
3 METAL PANEL // GRAPHITE 8 BRICK ACCENT // GOLD
4 STEEL GUARDS 9 EXPOSED CONCRETE
5 JULIETTE BALCONIES // GLASS 10 WINDOWS

ELEVATIONS
2 3
2 4 1 3 5
2
4
1
4
10
7 8
153.00'
P.L. 9 10 7 8 P.L. P.L.
144.58'
East Building Elevation Partial East Building Elevation
LEGEND
1 METAL PANEL // GOLD 6 PLATE STEEL
2 WOOD CLADDING 7 BRICK
3 METAL PANEL // GRAPHITE 8 BRICK ACCENT // GOLD
4 STEEL GUARDS 9 EXPOSED CONCRETE
5 JULIETTE BALCONIES // GLASS 10 WINDOWS

SECTIONS
UNIT UNIT UNIT AMENITY
UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT
R 14'-0"
WORK UNIT UNIT UNIT UNIT UNIT UNIT UNIT CONF. UNIT
176.30' 175.00'
171.00'
BIKE ROOM UNIT UNIT UNIT UNIT UNIT UNIT
BIKE ROOM TRASH ROOM PARKING GARAGE PARKING GARAGE UNIT 150.00' 148.50'
UNIT
144.50'
Building Section 01 Building Section 02

14
6
LANDSCAPE PLANS - SITE 8

12
13 0
8
14
13 2
Avalon Way
14 4
14
14 6
0
13 4
136
13 6 14 14
0 8
1. 5.5’ for street trees, 6’ for

144
12
8 130
132 138
sidewalk
13 8
140 14 0
2. Generous entry
134
1 4 2 13 8 14 2
15 0
3. Bikes
144 14 4
138
14 0
Genesee Street
S
8"P
14 6
146 150
14 2
140
4. Bioplanter back of
6"SSS 14 4 160
148 14 8
142
14 6 sidewalk
SSS
N
31st Avenue SW
CO
14 8
144
"
12
150 0
16
15 0
150
#1
8 5. New sidewalk
146
ON
7
148 152
"C
7 6. Native plantings replace
12
2
15
150
asphalt
#1
G
15 2
6 Terrace/Site
15
0
11 10
154
W
E. S
2
V
15
TA 7. Terraces at units
31S
15
0
9
15
W
6
15
8. Bioplanter
.S
0 15
T
4
G
VE
IN
S
W AS H
N S. K IE
CW
A 9. Sloped landscape
S T 8
OF
RE
31 5
E
T
15
0
6
16
10. Bocce, etc.
W
15 0
11. Hangout spot between

CW
trees
DI
16
8"
Karen Kiest
1
SW
60
G
CW
EN
160
E
4
SE
16
W
0
ES
DI
8"
T.
SW
H
TM
GE
166
NE
2
CW
SE
16
0 © PUBL
These
prepared
E
FH
CW above-n
not sui
H
ST
TM
projects
G and/or
H
1
particip
W
.
WM
16 CW M
6
FH
CW G
3 3
I I I < DA
0 25 50 N
CW
SW AVALON WAY
� �
H
W
LANDSCAPE PLAN - 1SITE
WM
� �
H
WM
� �
Y
Landsca ON WA
8"CI W
� �
pe Plan W AVAL
8"C I W G � �
2
S
17
Street Le
17
17 0
� �
scale 1"
4 WM
= 10' - 0"
vel Colo
6
17
� �
17
W
4
red
CW
� �

CW
6
17
�
2
17
H
17
WM
"P S
8
6
FOR R
170
17
8
0 10 20
Landscape Plan Street Level Colored S
LANDSCAPE IMAGES - SITE
Street trees, sidewalk and bioretention Storm under building SLU Bocce Courtyard Terraces
Covered Amenity Area Courtyard Gather Spot Courtyard Gather Spot Courtyard Terraces with Bioplanter
LANDSCAPE IMAGES - SITE

DPD APPROVAL STAMP
14
6
LANDSCAPE PLANS - ROOF

MATERIALS & FINISHES ROOF & UPPER ROOF
8
14
SYMBOL DESCRIPTION
North Roof
14 4
PRECAST PAVERS ON PEDESTALS ABBOTSFORD

CONCRETE PRODUCTS 800.663.4091, PAVER 0
14
COLOR/FINISH: TEXADA-NATURAL, PEDESTAL

SYSTEM: APPIAN WAY BY ABBOTSFORD 136
8
12
130
132 138 1. Room for a tub
GREEN ROOF PLANTING: COLUMBIA GREEN
EXTENSIVE LAYERED SYSTEM W/ PREGROWN
SEDUM MATS, 503-327-8723
134
140
2. Green MATERIALS & FINISHES ROOF & UPPER ROOF
SYMBOL DESCRIPTION
12 3. Killer View
142 15 0
1-1/2" WASHED DRAIN ROCK PRECAST PAVERS ON PEDESTALS ABBOTS

144 CONCRETE PRODUCTS 800.663.4091, PAV
COLOR/FINISH: TEXADA-NATURAL, PEDEST
138
SYNTHETIC TURF: FOREVER LAWN
SYSTEM: APPIAN WAY BY ABBOTSFORD
South Roof
"K9 GRASS", 360-455-9500
OR APPROVED EQUAL.
146
8
10
140
GREEN ROOF PLANTING: COLUMBIA GRE
"TRUE PUTT 10/11", 360-455-9500 EXTENSIVE LAYERED SYSTEM W/ PREGR
OR APPROVED EQUAL. 160
4. Landscape Planters SEDUM MATS, 503-327-8723
11
148 STAIR 1
142

"FRINGE", 360-455-9500 5. Social Space 1-1/2" WASHED DRAIN ROCK
N
OR APPROVED EQUAL.
CO
144
"
12
FIBERGLASS PLANTER: 24" X 72" X 30" HT.,
WILSHIRE BY TOURNESOL SITEWORKS OR APPROVED EQUAL. 6. Mounded Landscape
"K9 GRASS", 360-455-9500
OR APPROVED EQUAL.
150
#1
COLOR-BLACK OR TBD SET ON SHIMS OR PEDESTALS 146

WILSHIRE BY TOURNESOL SITEWORKS OR APPROVED EQUAL. 7. Hangout Spot SYNTHETIC TURF: FOREVER LAWN
7 "TRUE PUTT 10/11", 360-455-9

148
COLOR-BLACK OR TBD SET ON SHIMS OR PEDESTALS
OR APPROVED EQUAL.
6
8. Trees in Pots
150
GAS FIREPIT, TBD SYNTHETIC TURF: FOREVER LAWN

15 2 "FRINGE", 360-455-9500
OR APPROVED EQUAL.
FURNITURE BY OWNER
9. Putting Green
FIBERGLASS PLANTER: 24" X 72" X 30"
WILSHIRE BY TOURNESOL SITEWORKS OR
10. Rough
COLOR-BLACK OR TBD SET ON SHIMS OR
2
5
15
FIBERGLASS PLANTER: 48" X 48" X 36"

WILSHIRE BY TOURNESOL SITEWORKS OR
COLOR-BLACK OR TBD SET ON SHIMS OR
11. Dog Spot
W 4 5 6
15
.S
0 15
T
GAS FIREPIT, TBD
4
G
VE
IN
12. Killer View
S
W AS H
N S. K IE
A
CT
N TE
TO HI
T
1
G
02
2/ C
/2
AR
1S
T
10
IN
OF
RE
FURNITURE BY OWNER
S
W AS H
E
NDS CAP E
E X P. 1
3
S. K I
E
T
Upper Roof
15
EN
3
0
ED 8 5 0
OF
LA
AR
NO
.
6 K
E
15
S
T
EN
TA
LI C
S
CW
13. Green Roof - 1200 sf

Landscape Architects
111 west john street suite 306
13 approx. required
seattle washington 98119
Karen Kiest
60 1
www.kk-la.com
Karen Kiest
206 323 6032
1
2
16
W
0
DI
8"
SW
GOLDEN TEE
PROJ NUMBER: 20007

3201 SW Avalon Way
Seattle WA 98126
GE
NE
CW
SE
16
0 © PUBL
These
prepared
E
above-n
0 0 10 10 20
Landscape
Landscape Plan1 Roof Colored Plan Upper Roof Colored
20 not sui
H
ST
© PUBLIC47 Architects LLC 2015

TM
projects
1
These documents have been and/or
prepared specifically for the particip
scale 1" = 10' - 0"
.
scale 1" = 10' - 0"

16
above-named project. They are
CW
6
not suitable for use on other
projects, or in other locations,
and/or without the approval and
participation of the Architect. FH
PLANT SCHEDULE ROOF & UPPER ROOF

TREES BOTANICAL NAME COMMON NAME SIZE COND REMARKS
I I I < DA
0 20 40 N
CW
� �
H
LANDSCAPE PLAN - ROOF

WM
� �
DATE REVISION � �
LAGERSTROEMIA INDICA CRAPE MYRTLE 6-8` HT. B&B MULTI-TRUNK, SPECIMEN
Y
ON WA
� � � � �
W AVAL
� � � 8"C I W � �
� � �
S
PARROTIA PERSICA PERSIAN PARROTIA 2" CAL. B&B
� �
6
� � �
17
� �
17
4
� � �
CW
� �

� � � �
2
17
PINUS CONTORTA SHORE PINE 6-8` HT. B&B

H
� � �
17
WM
8
� � � FOR R
� �
170
SHRUBS BOTANICAL NAME COMMON NAME SIZE COND REMARKS

FOR REFERENCE ONLY
MUP SET MISCANTHUS SINENSIS `LITTLE KITTEN` LITTLE KITTEN EULALIA GRASS 1 GAL. CONT.
0 10 20
Landscape Plan Street Level Colored 12/09/2020
S
LANDSCAPE IMAGES - ROOF
BBQs Tub Trellis Informal Fire
Social Spot Putting Green and Rough Trees in Pots Green Roof and Fun
LANDSCAPE IMAGES - ROOF

PRECAST PAVERS ON PEDESTALS ABBOTSFORD
CONCRETE PRODUCTS 800.663.4091, PAVER
COLOR/FINISH: TEXADA-NATURAL, PEDESTAL
LANDSCAPE - PLANTS
SYSTEM: APPIAN WAY BY ABBOTSFORD
DPD APPROVAL STAMP

(STREET SELECTION APPROVED BY CINDY KOZAK, SDOT FORESTER, VIA EMAIL 11/19/20, SEE ATTACHED SHEETS WITH APPROVAL STAMP) GREEN ROOF PLANTING: COLUMBIA GREEN
EXTENSIVE LAYERED SYSTEM W/ PREGROWN
TREES BOTANICAL NAME COMMON NAME SIZE COND REMARKS SEDUM MATS, 503-327-8723
TREES
STAIR 1
ACER CIRCINATUM * VINE MAPLE 6-8` HT. B&B

1-1/2" WASHED DRAIN ROCK
ACER PALMATUM JAPANESE MAPLE 6-8` HT. B&B MULTI-TRUNK, GREEN LEAF
"K9 GRASS", 360-455-9500
ACER TRUNCATUM X A. PLATANOIDES `WARRENSRED` PACIFIC SUNSET MAPLE 2.5" CAL. B&B
OR APPROVED EQUAL.
AMELANCHIER ALNIFOLIA SERVICEBERRY 6-8` HT. B&B SYNTHETIC TURF: FOREVER LAWN
"TRUE PUTT 10/11", 360-455-9500
CARPINUS CAROLINIANA AMERICAN HORNBEAM 2.5" CAL. B&B WELL BRANCHED OR APPROVED EQUAL.

PINUS CONTORTA SHORE PINE 6-8` HT. B&B
"FRINGE", 360-455-9500
OR APPROVED EQUAL.
STYRAX JAPONICUS JAPANESE SNOWBELL 2.5" CAL. B&B

THUJA PLICATA WESTERN RED CEDAR 8-10` HT. B&B WILSHIRE BY TOURNESOL SITEWORKS OR APPROVED EQUAL.
SHRUBS BOTANICAL NAME COMMON NAME SIZE COND REMARKS FIBERGLASS PLANTER: 48" X 48" X 36" HT.,
WILSHIRE BY TOURNESOL SITEWORKS OR APPROVED EQUAL.
AZALEA X `HINO CRIMSON` HINO CRIMSON AZALEA 2 GAL.
Carpinus
CONTAINER
caroliniana ‘Native Flame’ Styrax japonica Acer truncatum x A. plat. ‘Warrenred’ Pinus contorta ‘Contorta’
BUXUS MICROPHYLLA `WINTER GEM` * GLOBE WINTER GEM BOXWOOD 5 GAL. Carolina
CONTAINER Hornbeam
Japanese Snowbell Pacific Sunset
GAS FIREPIT, TBD Maple Shore Pine
SHRUBS
CISTUS X HYBRIDUS WHITE ROCKROSE 5 GAL. CONT.
FURNITURE BY OWNER
CORNUS SERICEA `ARTIC FIRE` ARTIC FIRE DOGWOOD 5 GAL. CONTAINER
CORNUS SERICEA `KELSEYI` KELSEYI DOGWOOD 2 GAL. CONTAINER
HYDRANGEA PANICULATA `JANE` LITTLE LIME HYDRANGEA 5 GAL. CONTAINER
ILEX CRENATA `CONVEXA` * CONVEX-LEAVED JAPANESE HOLLY 5 GAL. CONTAINER

CT
N TE
TO 1 HI
G
02
2/ C
ILEX GLABRA INKBERRY HOLLY 5 GAL. CONTAINER
/2
AR
T
10
IN
ES
W AS H
NDS CAP E
E X P. 1
S. K I
EN
MAHONIA AQUIFOLIUM `COMPACTA` COMPACT OREGON GRAPE 2 GAL. CONT.
ED 8 5 0
OF
Cornus kelseyii
LA
Rhododendron ‘Hino Crimson’
AR
Hydrangea paniculata ‘Jane’ Ilex crenata ‘Convexa’ NO
.
K
E
AT S
ST EN
LI C
NANDINA DOMESTICA `MOON BAY` TM * HEAVENLY BAMBOO 5 GAL.
‘Hino Crimson’ Azalea
CONTAINER Kelsey Redtwig Dogwood ‘Little Lime’ Hydrangea Convex-leafed Japanese Holly
POLYSTICHUM MUNITUM WESTERN SWORD FERN 5 GAL. CONTAINER
ROSA X `AMBER CARPET ROSE` ROSE 5 GAL. CONTAINER
www.kk-la.com
Karen Kiest
SARCOCOCCA HOOKERIANA HUMILIS * SWEET BOX 2 GAL. CONTAINER
CT
N TE
TO HI
206 323 6032

021
G
2/ C
/2
AR
T
10
IN
0 10 20
Landscape SPIRAEA
PlanX Roof
BUMALDAColored
S
WASH
E
NDSC APE
E X P. 1
S. K I
`DENISTAR ANTHONY WATERER SPIRAEA 5 GAL. CONTAINER
1 scale 1" = 10' - 0"
EN
ED 8 5 0
OF
LA
AR
NO
.
K
E
VIBURNUM DAVIDII * DAVID VIBURNUM 5 GAL. CONTAINER AT
ST EN
S
LI C
GOLDEN TEE
PROJ NUMBER: 20007

3201 SW Avalon Way
GROUND COVERS BOTANICAL NAME COMMON NAME SIZE COND SPACING REMARKS
PLANT SCHEDULE ROOF & UPPER ROOF
Seattle WA 98126
TREES CAREX OBNUPTA
BOTANICAL NAME SLOUGH
COMMON NAME SEDGE SIZE 1 GAL.
COND CONTAINER 12" o.c.
REMARKS TRIANG. SPAC.

LAGERSTROEMIA INDICA CRAPE MYRTLE 6-8` HT. B&B
Ilex glabra
MULTI-TRUNK, SPECIMEN
Nandina ‘Moon Bay’ Rosa ‘Amber Flower Carpet’ Spiraea x bumalda ‘Denistar’
FRAGARIA CHILOENSIS BEACH STRAWBERRY 1 GAL. Inkberry
CONTAINER 18" o.c. TRIANG. SPAC. Moon Bay Heavenly Bamboo ‘Amber Flower Carpet’ Rose Superstar Spirea
www.kk-la.com
Karen Kiest
206 323 6032

© PUBLIC47 Architects LLC 2015
These documents have been
PARROTIA PERSICA PERSIAN PARROTIA 2" CAL. B&B prepared specifically for the
ROOF

LIRIOPE SPICATA * CREEPING LILY TURF 1 GAL. CONTAINER 12" o.c. TRIANG. SPAC. projects, or in other locations,
PINUS CONTORTA SHORE PINE 6-8` HT. B&B participation of the Architect.
PACHYSANDRA TERMINALIS * JAPANESE

NAME SPURGE 1 GAL. CONTAINER 12" o.c. TRIANG. SPAC.
GOLDEN TEE
SHRUBS BOTANICAL NAME COMMON SIZE COND REMARKS
PROJ NUMBER: 20007

3201 SW Avalon Way
Seattle WA 98126
MISCANTHUS SINENSIS `LITTLE KITTEN` LITTLE KITTEN EULALIA GRASS 1 GAL. CONT.
MULCH ONLY
GROUND COVERS BOTANICAL NAME COMMON NAME SIZE COND SPACING REMARKS DATE REVISION
* DROUGHT TOLERANT PLANTS PER SEATTLE GREEN FACTOR LIST � � �
� � �
� � �
PENNISETUM ALOPECUROIDES `LITTLE BUNNY` LITTLE BUNNY FOUNTAIN GRASS 1 GAL. CONT. 12" o.c.
© PUBLIC47 Architects LLC 2015 � � �
These documents have been � � �
prepared specifically for the
� � �
Rudbeckia Goldsturm’
SEDUM X * SEDUM TILE `COLORMAX` --- Lagerstroemia ‘Tuscarora’ Parrotia persica

projects, or in other locations,
Sedum Tile ‘Color Max’
�
�
�
�
�
�
Tuscarora Crape Myrtle Persian Ironwood

participation of the Architect.
Black-Eyed Susan ‘Color Max Sedum Tile
PLANTS
� �
FOR REFERENCE ONLY

MUP SET
12/09/2020
LANDSCAPE PLAN
ROOF COLORED

L710
DATE REVISION
� � �
� � �
� � �
� � �
� � �
� � � CORNER OF PLOTTER WINDOW
� � �
ACCENT 120V HELIO™ BOLLARD, SERIES 600
5012
TECH BRIEF
PRODUCT DATA
EXTERIOR LIGHTING PLAN

Fixture Type:
Catalog Number:
Project:
Asymmetric Asymmetric wide spread
Location: light distribution light distribution
2d" 68"
68"
Landscape Light Bollard Light

PRODUCT DESCRIPTION SPECIFICATIONS
Landscape accent luminaire. Simple to retrofit existing line voltage systems or coordinate Input: 110V - 120VAC Recessed wall luminaires
well with a new commercial landscape installation. Power: 3.5W to 14.5W Asymmetric or asymmetric wide spread distribution BB
Brightness: 100 lm to 900 lm A CC
Beam Angle: 15° to 60° For decades, BEGA has set the standard for recessed wall luminaires worldwide.
FEATURES Asymmetric
CRI: 85 Newly redesigned with a refined look, broader range of delivered lumens, and LED A B C
• Adjustable and lockable beam angle Rated Life: 45,000 hours contractor friendly enhancements for ease of installation and quality assurance,
33 053 4.1 W 6 5⁄ 8 2 3⁄ 4 5
BEGA’s unwavering commitment to quality above all permeates everything about
• Integral dimmer this new approach to recessed wall luminaires.
33 054
33 055
5.9 W
8.4 W
10 1⁄8
121⁄2
2 3⁄ 4
2 3⁄ 4
5
5
• IP66 rated, Protected against high-pressure water jets Recessed wall luminaires with asymmetric or asymmetric wide spread light 33 058 12.3 W 13 4 7⁄ 8 5 1⁄ 2
• Includes a detachable shroud distribution. The asymmetric distribution provides light in a forward orientation
33 059
33 060
16.4 W
20.5 W
16 1⁄2
20 1⁄2
4 7⁄ 8
4 7⁄ 8
5 1⁄ 2
5 1⁄ 2
• Solid diecast brass or corrosion resistant aluminum and is suitable for lighting ground surfaces, building entrances, and stairways.
The asymmetric wide spread light distribution is ideally suited for illuminating
• Factory sealed water tight fixtures corridors and pathways. Separate installation housing allows for seamless
• Detachable shroud, 6' lead wire and wire nuts included coordination into construction and easy maintenance.
• Maintains constant lumen output against voltage drop Die-cast aluminum housing and faceplate · Composite installation housing
• UL 1598 Listed Safety glass with optical texture
• Not suitable to use with external dimmers LED color temperatures: 2700 K, 3000 K, 3500 K, 4000 K
BEGA luminaires offer a minimum service life of 60,000 hours, with suitable
LED replacement modules guaranteed for up to 20 years after date of purchase. BB
Further LED technical data including luminous flux, CRI, dimming and electrical
A CC
ORDERING NUMBER characteristics are provided on the individual luminaire specification sheets,
available at www.bega-us.com Asymmetric wide spread
Color Temp Finish
All BEGA standard finishes are matte, textured powder coat with minimum 3 mil LED A B C
thickness. BEGA Unidure ® finish, a fluoropolymer technology, provides superior
Entry Wall Sconce
33 023 4.0 W 6 5⁄ 8 2 3⁄ 4 5
BK Black on Aluminum fade protection in Black, Bronze, and Silver. BEGA standard White, as well as 33 046
33 049
5.9 W
7.8 W
10 1⁄8
121⁄2
2 3⁄ 4
2 3⁄ 4
5
5
optionally available RAL and custom colors, are a polyester powder.
5012 Accent 120V 30 3000K BZ Bronze on Aluminum 33 062 12.3 W 13 4 7⁄ 8 5 1⁄ 2
BBR Bronze on Brass NRTL listed to North American standards · Suitable for wet locations 33 067 16.4 W 16 1⁄2 4 7⁄ 8 5 1⁄ 2
Protection class IP 65 33 098 20.5 W 20 1⁄2 4 7⁄ 8 5 1⁄ 2
5012-30____ 53
Example: 5012-30BBR
Restaurant Retail Lobby
Down Light Step light
LEGEND
Down Light
Bollard Light
Step light Breeze-way Light

waclighting.com Headquarters/Eastern Distribution Center Central Distribution Center Western Distribution Center
Phone (800) 526.2588 44 Harbor Park Drive 1600 Distribution Ct 1750 Archibald Avenue
Fax (800) 526.2585Entry Wall Sconce
Port Washington, NY 11050 Lithia Springs, GA 30122 Ontario, CA 91760
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. MAy 19 2021
Landscape Light Existing Street Lamp

EXTERIOR SIGNAGE
Bronze / Golden Building Sign

1’6” tall letters complement the me-
tallic brick accent and overall black
and gold theme.
Brick Accent / Gold Metallic

Brick / Roman / Coal Creek
Proposed Building Sign
METAL SIGNAGE
Examples of metal building signage styles proposed for unit numbers and the primary building sign.
Existing Golden Tee Building Sign West Seattle Golf Course
MAIN BUILDING SIGNAGE

The new building will be named the Golden Tee Apartments after its predecessor. Inspiration for the building signage and materials have been drawn
from modern golf culture and the projects proximity to the local West Seattle Golf Club. Themes of rich wood tones, iron, and gold set the mood for the
Golden Tee.
The primary building sign is proposed as cut steel letters affixed to the upper corner of the main building mass along SW Avalon Way, and a secondary
building sign closer to the ground along SW Genesse St. Illuminate blade signage is proposed for ground floor commercial spaces.
ILLUMINATED BLADE SIGNS

Examples of illuminated blade signage styles proposed for the ground floor commercial spaces.

RENDERINGS
Aerial Perspective Looking Northeast

RENDERINGS
Avalon Way Perspective Looking Southeast

RENDERINGS
Avalon Way Street Level Perspective Looking South

RENDERINGS
Avalon Way Street Level Perspective Looking North

RENDERINGS
Breezeway Entrance Along Avalon Way SW

RENDERINGS
31st Ave Street Level Perspective Looking North

MODEL PHOTOS
Looking East Along SW Genesee St Looking South On SW Genesee St
Aerial View from Northeast corner Looking Northwest from West Seattle Golf Course

DEPARTURES
EDG Departure Request Summary 150’-0” 144’-3”
At EDG, a Departure Request was discussed with the board for massing Option 2 but the board ultimately
supported Option 3 (preferred alternate) with significant guidance. At that time, it was not understood that the
preferred alternate would have required two additional departures (for structure width and upper level setback). 176’-3”
Desirable massing features of EDG Option 2 were encouraged to be carried forward in addressing board concerns.
This proposal builds upon the concepts shown in the preferred alternate and modifies the preferred alternate at
EDG to incorporate suggestions from the neighbors and to respond to the board’s guidance. The MUP proposal
also attempts to minimize the requested departures and to better meet the design guidelines. Summary information
on discussion and status below for reference:
Departure Request #1: 23.45.528 - Structure Width 43’-1”

Standard: 98’-0” 21’-7”
Per 23.45.528: 219’-8”
The width and depth limits of this section 23.45.528 apply to lots greater than 9,000 sf in MR zones: A) The width of 217’-10”
principal structures shall not exceed 150 feet.
Proposed:
Building width per 23.86.014 A to be 217’-10” with the street level broken into three sections, 98 linear feet of
CODE COMPLIANT PREFERRED AT EDG MUP PROPOSAL
ground floor commercial space, a 21’-7” wide breezeway, and a lobby area 43’-1” wide. Most of this level is
transparent storefront glazing. At the upper story the building will be broken in two sections a 32’-0” rooftop deck,
and the remaining portion of building being 144’-3” wide.
Rationale:
Departing from this requirement will allow the proposal to better address street frontages, respond to topography,
and to create a mass that is perceptually smaller than a purely code compliant scheme (CS2-B-1, CS2-B-2). The
intent of this code section is to break down the massing of the overall building width. Width is determined in the
code by enclosing the proposed structure with a rectangle, regardless of topographic conditions or lot shape.
The width of the MUP proposal is less than the width of the preferred scheme at EDG. Further study of the EDG
preferred alternate found that it would have required a width departure as well (See Figure 1). The MUP proposal
erodes the massing of the building creating portions of the building that would comply with the 150 ft requirement,
however the total overall building width would exceed 150 ft when measured per code. At the ground floor, the
highly transparent street level is broken up by a 21’-7” wide breezeway. A ground floor commercial space, 98 ft
long, helps facilitate a better pedestrian experience (PL3-C-1, PL3-C-2). The top floor has been shortened by
pushing back the north face bringing the total length of the upper story to 144’-3”. The remaining stories have Plaza adjacent
Courtyard adjacent
recessed portions of metal panel siding breaking down the length of the façade as well. Blocking and stacking to commercial space
the building in this way creates a perceptually smaller mass than a code compliant one would be (CS2-III-iv) to residential units
(See Figure 2). At EDG the front courtyard relationship to the residential units was questioned by the board, this
proposal also attempts to address those concerns by shifting the massing and courtyard in a way that reinforces CODE COMPLIANT PREFERRED AT EDG MUP PROPOSAL
the street edge and provides commercial space at the ground (PL3-A-1, PL3-A-4 CS2-C1, CS2-IIi).
PREFERRED AT EDG MUP PROPOSAL

RENDERING AT PEDESTRIAN LEVEL WIDTH COMPARISON

DEPARTURES
Departure Request #2: 23.45.518.B.2 - Upper-Level Setbacks
in MR Zones
Standard:
Per 23.45.518.B.2:
a. For lots abutting a street that is less than 56 feet in width, all portions of the structure above 70
feet in height must be setback 15 feet from the front lot line abutting that right-of-way.
Proposed:
79.42 LF of upper story to encroach into the upper-level setback for a portion of the frontage.
Rationale:
This proposal provides more relief to 31st Ave than a code compliant scheme would. The right-
of-way is less than 56 ft wide, however, half of 31st Ave as originally platted was vacated and is
a short dead-end, unimproved street. Most of the required SIP improvements have been waved
through the Street Improvement Exemption process and much of the area in the right-of-way is a
steep slope. West Seattle Golf Course is across the street, and a large portion of the right-of-way
will remain unpaved due to existing trees and topography. As proposed, 31st Ave will function as
a driveway for the project and a provide a landscape buffer between the proposed development
and the golf course (DC3-B-3). In short, 31st Ave is a street that has very few characteristics
of a street. Also, portions of the MUP proposal setback much further than what is required. The
proposal provides 426,965 CF of relief when compared to a code compliant scheme that provides
221,300 CF of relief (DC2-A-1) (See Figure 5). Further study has revealed that the preferred
alternate at EDG would also have required this departure. The preferred alternate would have
had approx. 143 LF of upper story encroach into the upper-level setback as compared to the
MUP proposal having 79.42 LF (See Figure 4).
RELIEF AT EAST SIDE
PREFERRED AT EDG MUP PROPOSAL

EDG / MUP COMPARISON
SE
CT
IO
N
1
SE
CT
IO
N
2
SECTION 1 (SOUTH END) SECTION 2 (AT GARAGE ENTRY) CODE COMPLIANT SCHEME MUP PROPOSAL
SECTION COMPARISONS VOLUME COMPARISON

EXAMPLES OF PAST WORK
Anhalt Apartment Renovation
and Addition
Seattle, WA
2016 NW & Pacific Region AIA Merit Award

2015 Seattle AIA Honor Award
2015 People’s Choice Urban Design Awards,
Second Place
2015 Historic Seattle Preserving Neighborhood
Character Award
Henry Apartments
Seattle, WA
2017 Seattle AIA Honorable Mention Award

EXAMPLES OF PAST WORK
Inspire Apartments
Seattle, WA
2020 AIA Award for meeting 2030 Challenge
Shelton Apartments
Seattle, WA

APPENDIX // PROPOSED EXTERIOR MATERIALS

APPENDIX // PROPOSED EXTERIOR MATERIALS
PROPOSED MATERIALS
1. WOOD / HORIZONTAL / CHARRED

Manuf: Nakamoto Forestry
Gendai, Black 1x6x12 Shiplap
2. METAL PANEL / HARVEST GOLD MICA

Manuf: Alucobod
Harvest Gold Mica, Classic Collection
3. METAL PANEL / GRAPHITE MICA

Manuf: Alucobond
Graphite Mica, Classic Collection
4. BRICK ACCENT / GOLD METALIC

Manuf: La Covadonga
Metalic Glazed Klinker, 3507 R-30
5. BRICK / ROMAN / COAL CREEK

Manuf: Mutual Materials
Coal Creek
7. WINDOW FRAME / BLACK

Manuf: Euroline / EuroFoil Collection
Jet Black Mattex
Photograph: Material Board

APPENDIX // PREVIOUS EDG
Information Presented During Early Design Guidance Meeting

Meeting Date: 06/09/2018
*EDG Packet by NK Architects

DESIGN PROPOSAL DESIGN OPTIONS - COMPARISON
OPT STREET FACING COURTYARD OPT REAR FACING COURTYARD OPT HYBRID COURTYARD - PREFERRED
1 Code compliant 2 Departure request 3 Code Compliant
GSF: 139,500 SF GSF: 138,600 SF GSF: 138,600 SF
Residential Units: 158 Residential Units: 154 Residential Units: 150
Parking Spaces: 125 Parking Spaces: 86 Parking Spaces: 85
Pros Pros Pros

• Fully code compliant • Building massing steps reflecting the topography of the site • Fully code compliant
• Maximizes yield of units on site • Massing is continuous at ground level and steps back on the • Marries the pros of options 1 and 2
• Maximizes parking yield upper levels • Building massing steps reflecting the topography of the site
• Courtyard can become a public amenity • Residential amenity courtyard s more private and relationship with Golf Course Views.
• More articulated building massing in context with • Building massing directs views towards downtown and Mt. • Provides two amenity courtyard for residents and for the public
neighborhood Rainier • More articulated building massing in context with neighborhood
• Provides large, light, airy courtyard for residents.
Cons Cons
• Bulky massing, no corner articulation • Street facing edge provides no relief for pedestrians Cons
• Massing does not reflect topography of site • Departure requested for width of structure along Avalon Way
• The height perception from SE Corner.

DESIGN PROPOSAL MASSING OPTION 1 - BUILDING FORM
Street-Facing Courtyard (Code Compliant)

BIRDSEYE VIEW FROM NORTHEAS, LOOKING SOUTHWEST BIRDSEYE VIEW FROM WEST, LOOKING EAST
SECTION LOOKING NORTHEAST STREET VIEW LOOKING AVALON WAY & GENESEE
GSF: 139,500 SF
Residential Units: 158
Parking Spaces: 125

DESIGN PROPOSAL MASSING OPTION 1 - PLANS
LEVEL P1 - GARAGE LEVEL 1 - LOBBY + RESIDENTIAL 10

"
10
'-
'-
10
0"
56
'-
" SW
0"
-1 " AV
3' 1"
13 8' - 9 3'
-
9"
AL
ON
11 13 8 '- WA
10 LOBBY Y
63 STALLS
TS
5%
DN NI
LU PART
IAL B
PARKING TIA ELOW
EN GRA
86 SPACES ID DE
R ES
83' - 9 1/2" 15' - 0"
TRASH DN
5%
DN 15%
6' - 0"
BELOW
GRADE
ABOVE
GRADE
RESIDENTIAL UNITS
71' - 8"
62' - 9"
76' - 9 1/2"
- 0 -1/2"
9"
71' - 7"
71' - 8"
61' 62'
76' - 9 1/2"
DN 5% DN 2%
SW GENESEE ST
71' - 7"
66' - 0"
RESIDENTIAL UNITS UTILITY
DN 5%
RESIDENTIAL UNITS
65' - 0"
7' - 0"
7' - 0"
4' - 6" 23' - 3" 33' - 8"
7' - 0"
7' - 0"
7' - 0"
16' - 3" 218' - 0"
6' - 6"
240' - 9" 16' - 3" 218' - 0" 6' - 6"
240' - 9"
"
10
10
'-
'-
LEVEL 2-6 - RESIDENTIAL LEVEL ROOF - AMENITY
0"
10
56
'-
0"
OPTION 6B - LEVEL P1 -1
"
SCALE: 1/32" = 1'-0" 3' "
13 -9
OPTION 6B -LEVEL 1
10
8'
1 SCALE: 1/32" = 1'-0"
PTION 7A- LEVEL P0 TS
ALE: 1/32" = 1'-0" NI
LU
IA
ENT
ID
R ES
83' - 9 1/2" 15' - 0" 06/20/18
310 FIRST AVENUE SOUTH, SUITE 4S
06/20
SEATTLE, WASHINGTON 98104
T: 206.933.1150 F: 206.933.1154
www.nkarch.com
6' - 0"
H, SUITE 4S
AMENITY
SPACE
06/20/18
ON 98104
.933.1154
m
RESIDENTIAL UNITS
71' - 8"
76' - 9 1/2"
59' - 0"
71' - 7"
ROOF DECK
RESIDENTIAL UNITS
7' - 0"
7' - 0"
218' - 0"
16' - 3" 240' - 9" 6' - 6"

DESIGN PROPOSAL MASSING OPTION 2 - BUILDING FORM
Rear-Facing Courtyard (Departure Request)

BIRDSEYE VIEW FROM NORTHEAS, LOOKING SOUTHWEST BIRDSEYE VIEW FROM WEST, LOOKING EAST
ECTION LOOKING NORTHEAST STREET VIEW LOOKING AVALON WAY & GENESEE
GSF: 138,600 SF
Residential Units: 154 OP
Parking Spaces: 86
1 SCA
310 FIRST AVENUE SOUTH,

SEATTLE, WASHINGTON
T: 206.933.1150 F: 206.93
www.nkarch.com

LEVEL P1 - GARAGE LEVEL 1 - LOBBY + RESIDENTIAL
10
'-
0"
L1 - LOBBY / RESIDENTIAL
20 UNITS
GROSS SF: 17,000
48
SW
'-
AV
8"
AL
ON
WA
2" Y
1 '-
12
EN
TR
AN
CE
LOBBY 113
'- 91
/2"
TS
NI
LU
TIA
D EN BIKE
PARKING SI ROOM
86 SPACES RE RE
SID
EN
TS TIA
NI L
9' - 4"
TRASH LU UN
ITS
IA
NT
IDE
S
RE
SW GENESEE ST
62' - 9"
62' - 9"
62' - 9"
51' - 6"
RESIDENTIAL UNITS UTILITY
L3 - L5- RESIDENTIAL ENTRANCE
LEVEL:
10' - 9"
10' - 2"
20 UNITS 65' - 0"
7' - 0"
4' - 6" 23' - 3" 33' - 8"
GROSS SF: 13,700
10' - 0" 65' - 0" 94' - 7" 61' - 2" 10' - 0"
240' - 9"
LEVEL 2-6 - RESIDENTIAL LEVEL ROOF - AMENITY 31st AVE S

L7 Roof- RESIDENTIAL & ROOF AREA
LEVEL:
20 UNITS
GROSS SF: 13,700 LEVELS 1
17,000 SF
SW
AV TS
AL NI
" ON " LU
- 11 WA - 11 TIA
5' 167 Y 5' N
10 10 DE 167
'-5 SI '-5 SW
" RE "
PTION 7A- LEVEL P0 RE
OPTION 7A - LEVEL 1 AV
1
SID AL
TS ON
NI EN
TIA RE
ALE: 1/32" = 1'-0" LU L SCALE: 1/32" = 1'-0" SID WA
IA UN EN Y
NT ITS
CE
TIA
IDE PA
L UN
S S ITS
RE RE ITY
SID N RO
EN ME O FD
TS TIA A
NI L EC
K
LU UN
ITS CK
IA
29
NT DE
29
'-
'-
DE F
7"
OO
7"
SI
RE R
, SUITE 4S 310 FIRST AVENUE SOUTH, SUITE 4S
SW GENESEE ST
06/20/18
N 98104 SEATTLE, WASHINGTON 98104
"
"
SW GENESEE ST
-6
-6
33.1154 T: 206.933.1150 F: 206.933.1154

" 110 www.nkarch.com
1" 110
-1
24'
24'
' '-3 '- '-3

84 " 84 "
30
"
30
-6
'-
"
-6
'-
21
24'
9"
24'
/2"
10 UNITS
LEVELS L7
13,700 SF
20 UNITS 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 55
LEVELS 3-6
13,700 SF
DESIGN PROPOSAL MASSING OPTION 3 - PREFERRED BUILDING FORM
Hybrid Courtyard (Code Compliant)

BIRDSEYE VIEW FROM NORTHEAS, LOOKING SOUTHWEST
ECTION LOOKING NORTHEAST STREET VIEW LOOKING AVALON WAY & GENESEE
GSF: 136,960 SF
Residential Units: 150
Parking Spaces: 85

LEVEL P1 - GARAGE LEVEL 1 - LOBBY + RESIDENTIAL
69
SW
'-
AV
7"
AL
ON
" WA
-4 Y
8' 14
12 " 6' -
-1 10
9' "
10
100 EN
'-0 AMENITY TR
" AN
CE
PARKING ENTRANCE
86 SPACES RESIDENTIAL COURTYARD
UNITS
LOBBY
11' - 3"
TRASH
AMENITY
SW GENESEE ST
62' - 9"
62' - 9"
62' - 9"
62' - 9"
62' - 9"
55' - 0"
UTILITY
BIKE STORAGE
TRASH
RESIDENTIAL UNITS
RESIDENTIAL UTILITY RESIDENTIAL UNITS
UNITS UTILITY
65' - 0"
7' - 0"
4' - 6" 23' - 3" 33' - 8"
43' - 2" 68' - 7" 94' - 9 1/2"
43' - 3" 76' - 2" 42' - 4 1/2" 31st AVE S
LEVEL 2-6 - RESIDENTIAL LEVEL ROOF - AMENITY

60
OPTION 3 - PREFERRED-LEVEL 1
60
'-
1
"
'-
-1 /2"
0"
0"
9' 11
TION 3 - PREFERRED-p0 10 SCALE: 1/32" = 1'-0"
10
9'
-
: 1/32" = 1'-0"
PTION 7A- LEVEL P0 UNITS

ALE: 1/32" = 1'-0" RESIDENTIAL
UNITS
310 FIRST AVENUE SOUTH, SUITE 4S
06/27/18
SEATTLE, WASHINGTON 98104
T: 206.933.1150 F: 206.933.1154
www.nkarch.com
90' - 9" 06/27/18

90' - 9"
UNITS
H, SUITE 4S
06/20/18
ON 98104
.933.1154
m 62' - 9 1/2" AMENITY
62' - 9"
55' - 0"
55' - 0"
ROOF
DECK
RESIDENTIAL UNITS ROOF DECK
43' - 2" 68' - 7" 94' - 9 1/2" 43' - 2 1/2" 68' - 7" 94' - 9 1/2"

OPTION 3 - PREFERRED-ROOF Copy 1

Design Packet 3201 Avalon

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Design Packet 3201 Avalon

Uploaded by

Copyright:

Available Formats

3201 Avalon Way SW

Owner PRIORITY DESIGN GUIDELINES 12

DEPARTURE REQUESTS 44-45

EXAMPLE OF PAST WORK 46-47

APPENDIX (PROPOSED MATERIALS + PREVIOUS EDG) 48-57

2 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

• Provide approx 144 residential apartment units

Pedestrian Connections and Interest Sustainability Site Specific Response

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 3

4 Delridge Playfields and

Light Rail Station

4 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 5

SITE SOLAR AND TOPOGRAPHY N

6 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 7

*Height limit sections shown in this

80’ Height Limit

8 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

132' BLDG LAYOUT PT

Salmon Watershed 140'

EXTENT OF STEEP SLOPE PER

Side Setback from interior lot line:

7ft min, 10ft average

UPPER LEVEL SETBACKS 15’ for portions of a structure

PROPOSED 8 STORY RES.

above 70ft if street is less than APARTMENT BUILDING ENTRY

7' 3201 SW AVALON WAY

0 COMMERCIAL COMMERCIAL WAY

HV POWER LINE (N) 6' SIDEWALK

LEGAL DESCRIPTION LOTS 1-3, BLOCK 13, (N) FRONT COURTYARD

OPTION 2 Massing at EDG OPTION 3 Preferred Massing at EDG Proposed Massing

EXISTING SITE STRONG PLINTH ORIENT UPPER MASSING

LIFT UP AND PUSH DOWN SOCIAL SPACES PATTERN AND SCALE

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 11

12 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

CURVED STREET RESPONSE - SIDECAR

CURVED STREET RESPONSE - OOPEAA CURVED STREET RESPONSE - ALKI

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 13

14 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

Outline of SW AVA SW AVA above the residential lobby. SW AVA

MASSING STUDY 3: DOUBLE WING MASSING PROPOSED AT MUP PREFERRED MASSING

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 15

Deep Courtyard Massing pushes out at corner

Ground level residential units

Massing at EDG Massing at EDG

Massing Pulls back at corner

Massing at DRB Meeting Massing at DRB Meeting

16 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

Outline of massing at EDG

Massing at EDG Massing at EDG

Outline of massing at EDG

Massing at DRB Meeting Massing at DRB Meeting

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 17

0' 15' 30' 60'

18 • 3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021

FRONT PROPERTY LINE FRONT PROPERTY LINE

SW AVALON WAY SW AVALON WAY

3201 Avalon Way SW • Design Review Board Recommendation Meeting • 9/23/2021 • 19

UTILITY POLE BYND

TURN LANE PLANTING SIDEWALK PLAZA

PEDESTRIAN CIRCULATION / SEATING

TURN LANE SIDEWALK BENCH AND PLAZA COMMERCIAL

176' Precedent: Mercer Court Breezeway