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DESIGN REVIEW

4722 Fauntleroy Way SW


Seattle, WA 98116
April 19, 2018 | SDCI #3026790
| CONTENTS

COVER
Contents 2
Project Vision 4
Development Proposal 5

SUMMARY CONTEXT ANALYSIS


Neighborhood Study 6
Nine-Block Study 8
Immediate Site Conditions 10 ^Junction Mixed Use ^Great ice cream!

Surrounding Site Context 13


Zoning Data 14

DESIGN PROPOSAL
Design Parti 16
Composite Site Plan 18
Itemized Response to EDG 20
Floor Plans 34
Composite Landscape Plans 42
Elevations 50
Material & Color Palette 54
Renderings 56
Exterior Lighting Plan 58
Signage Concept Plan 59
^Junction street retail ^View from West Seattle toward Downtown
Building Sections 60

DEPARTURES
None 64

APPENDIX
Existing Streetscape Photos 66
Solar Study 70

^Shipping Yards ^Harbor Island


2 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
^Port of Seattle between Downtown Seattle and West Seattle
PROJECT TEAM & OUR PREVIOUS WORK |

DEVELOPER

Legacy Partners
1111 3rd Avenue, Suite 2850
Seattle, WA 98101

Contact: Steffenie Evans


sevans@legacypartners.com
206.321.0064

^Use of modulation and patterns to add visual interest ^Active outdoor spaces

ARCHITECT

Encore Architects
1402 3rd Avenue, Suite 1000
Seattle, WA 98101

Contact: Derrick Overbay, AIA


derricko@encorearchitects.com
206.240.0409

^Fenestration/balcony patterns ^Integration of upper and lower massing forms ^Use of color, materials and textures
LANDSCAPE ARCHITECT

Thomas Rengstorf & Associates


811 First Avenue, Suite 615
Seattle, WA 98104

Contact: Forrest Jammer, RLA, CLIA


fjammer@trengstorf.com
206.682.7562

Featured projects shown designed or


developed by members of the project team

^Reduce larger massing into smaller forms ^Active building entries, use of overhangs, canopies
Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 3
| DEVELOPMENT OBJECTIVES

SUMMARY

The vision for this development is to create a residential community


that seamlessly blends into the established West Seattle neighborhood
as a timeless and elegant design that provides a comfortable place for
residents and visitors.

^Example of enhanced pedestrian street with landscape buffers and activated spaces
GOALS

Enhance the neighborhood by infilling under utilized sites and activating


the urban edge along Fauntleroy. Improve the pedestrian experience
with carefully detailed, human scale architectural details at the street
level and building entrances.

Respond to the unique needs of West Seattle residents by providing


appropriate landscape buffers to improve the pedestrian experience.
Both neighbors and tenants will benefit from a greater sense of security
and safety because of eyes on the street.

Create an enduring building with an architectural design that


incorporates high-quality, durable materials and references relevant ^Example of high quality durable building materials
context.

^Example of buffers separating private and public spaces

4 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
DEVELOPMENT OBJECTIVES |

DEVELOPMENT PROPOSAL
PROJECT INFORMATION

- Address 4722 Fauntleroy Way SW


- Site Area APPROX 39,000 SF
- Residential Units 240
- Live / Work Units 16
- Parking Stalls APPROX 241
- Retail Space APPROX 10,000 SF

PROJECT OBJECTIVES

West Seattle Apartments is a proposed multi story residential


building located on a mid-block site fronting Fauntleroy Way
SW betweeen SW Alaska St and SW Edmunds St. The site
is proposed to be developed concurrently with a smaller site
across the alley to the east, address 4721 38th Ave SW.

This project is designed to serve the expanding West Seattle


neighborhood by creating a residential community of high
quality design. The project will be responsive to the unique
needs of its residents and will enhance the neighborhood with
excellent walkability and an enriched streetscape design.

DRIVEWAY
EXISTING
The project site area is approximately 39,000 SF. The proposed
building is comprised of 5 wood frame levels over 2 levels of
above grade concrete podium and 2 levels of concete below
grade for parking. The main entrance located on Fauntleroy
Ave SW will provide direct residential access into the building.
The project will have approximately 240 residential apartment
units and 16 live/work units with approximately 241 parking
stalls.

Through its scale, modulation and material selection, the


proposed building will reflect characteristics of the area’s
recent & historical development, offering a vibrant, enduring
asset to the community.

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 5
CONTEXT STUDY

- NC1, NC2, NC3


- C1, C2
- HR, MR, MR/RC
- CITY OWNED OPEN SPACE
SITE B
- LR1, LR2, LR3 SDCI #
- IG1, IG2 3028047
- IB, IC
SITE A
- SF5000 / 7200 / 9600
SDCI #
3026790

- HUB / RES. URBAN VILLAGE


- POTENTIAL EXPANSION AREA
T - FREQUENT TRANSIT STOP

- PROJECT SITE

^Graphic Source: City of Seattle

6 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
ZONING MAP |

LR3 LR2
NC3-65

NC3-65
NC3-85 NC3-65

NC3-40

NC3-85 (4.75)
SITE B
SDCI #
3028047
SITE
NC3-65
A
SDCI #
3026790
LR2 SF-5000
NC3-40 NC3-85
NC3-65

LR2
NC3-40
NC3-65

LR3
LR2 LR3
SF-5000

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 7
| SITE ANALYSIS

Fauntleroy Place

West Seattle Stadium

39th Ave SW
SW Oregon Street

y
ro
tle
West Seattle

un
Junction Junction Plaza

Fa
Urban Village Park

SW Alaska Street
- PROJECT SITE West Seattle
- GREEN SPACE Junction West Seattle Golf
Mid-Block
SITE B Course
- WEST SEATTLE URBAN VILLAGE SDCI #
Connection
- PEDESTRIAN AREAS 3028047
SW Edmund Street
- ARTERIALS
SITE A
- FREQUENT TRANSIT STOP
SDCI #
3026790

SW Hudson Street

Fauntleroy Way SW
California Ave SW

42nd Ave SW

40th Ave SW

38th Ave SW

37th Ave SW

36th Ave SW

35th Ave SW
41st Ave SW
Walk Score: 88

Transit Score: 53

Bike Score: 55

Source: www.walkscore.com

8 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
AERIALS OF ALLOWABLE ZONING MASS |

PROJECT SITE - FACING SW PROJECT SITE - FACING NE PROJECT SITE - FACING SE

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 9
| NEIGHBORHOOD CONTEXT

A. PROJECT SITE TODAY - Parking Lot / RV Rental B. 3901 SW Alaska Street - Shell Gas Station C. 4754 Fauntleroy Way SW - Multi-Family (FUTURE) D. ADDRESS: 3900 SW Alaska Street
BUILDING/USE: LA Fitness / Multi-Family Housing

E. ADDRESS: 4755 Fauntleroy Way SW F. ADDRESS: 4755 Fauntleroy Way SW


BUILDING/USE: Multi-family Housing (Under Construction) BUILDING/USE: Multi-family Housing (Under Construction)

G. ADDRESS: 3801 SW Alaska Street H. ADDRESS: 3715 SW Alaska Street J. ADDRESS: 4545 Fauntleroy Way SW
BUILDING/USE: Les Schwab’s Tire Center BUILDING/USE: Fire Station (Under Construction) BUILDING/USE: Trader Joe’s

10 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
NINE BLOCK STUDY |

D
B

SW ALASKA ST
G H
FAUNTLEROY WAY SW
F

38TH AVE SW
E
C

- RESIDENTIAL (SINGLE & TWO FAMILY)


- MULTI-FAMILY RESIDENTIAL
- RETAIL
- COMMUNITY USE
- INDUSTRIAL & OFFICE

- PROJECT SITE - BUILDING A, SDCI #3026790

- BUILDING B, SDCI #3028047

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 11
| AERIAL IMAGES OF PROJECT SITE

SITE B
SDCI #
3028047

SITE A
SDCI #
3026790

^Aerial - View of site from Fauntleroy Way SW, looking East towards 38th Avenue SW

SITE A
SDCI #
3026790

SITE B
SDCI #
3028047

^Aerial - View of site from 38th Avenue SW, looking West towards Fauntleroy Way SW *Note: Recent construction in the area not pictured
12 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
SURROUNDING PROPERTIES INFORMATION |

EXISTING PROJECT SITE INFORMATION

- Address: 4712 Fauntleroy Way SW SW ALASKA ST


- Parcel Number: 6126600435
- Lot Area: 27,000 SF
- Existing Building: 1 Story Wood Frame
- Existing Use: Service / Retail
PARCEL #6126600235 PARCEL #6126600235
- Address: 4736 Fauntleroy Way SW 1 STORY RETAIL
- Parcel Number: 6126600410 PARKING LOT
- Lot Area: 4,800 SF
- Existing Building: 1 Story Wood Frame
- Existing Use: Garage / Storage
ALLEY
- Address: 4740 Fauntleroy Way SW
- Parcel Number: 6126600400
- Lot Area: 7,200 SF 80’ BUILDING B
- Existing Building: 1 Story Wood Frame
BLDG TO
PROP LINE
4721 38TH AVE SW
- Existing Use: Office (construction staging) PARCEL #9379700000 PARCEL #6126600435 PARCEL #6126600275 SDCI #3028047
7 STORY MIXED-USE PARKING LOT

FAUNTLEROY WAY SW

Y
ALLEY
PARCEL #6126600300
TO FUTURE 1 STORY SINGLE FAMILY

38TH AVE SW

38TH AVE SW
WEST SEATTLE
JUNCTION PARK MID-BLOCK CONNECTION
PARCEL #6126600310
1 STORY SINGLE FAMILY

PARCEL #6126600410 PARCEL #6126600320


1 STORY SINGLE FAMILY
PROJECT SITE PARCEL #6126600400
BUILDING A PARCEL #6126600330

PROP LINE
BLDG TO
0.5’
4722 FAUNTLEROY WAY SW UNDEVELOPED

SDCI #3026790 PARCEL #9379700000


7 STORY MIXED-USE
PARCEL
#6126600380 PARCEL #6126600340
FUTURE 8 STORY UNDEVELOPED
MIXED-USE
(PLAN BASED ON DESIGN
PROJECT SITE RECOMMENDATION
PACKET DATED 4/6/17,
SDCI #3024359 )
TRANSIT ROUTE
PARCEL #6126600360
BICYCLE ROUTE 1 STORY SINGLE FAMILY

PEDESTRIAN ROUTE

MID-BLOCK CONNECTION SW EDMUNDS ST

PARCEL LINE

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 13
DEVELOPMENT STANDARDS | ZONING SUMMARY

23.47A.004- PERMITTED & PROHIBITED USES


PROPOSED USES:
• All uses are permitted outright, prohibited, or permitted as a conditional use according
• J.1 Residential: Permitted
to Table A for 23.47A.004 and this Section 23.47A.004, except as may be otherwise
• C.10.a Retail Sales: Permitted
provided pursuant to subtitle III, Division 3, Overlay Districts, of this Title 23.
• Live / Work:
Permitted per 23.47A.004.G
SITE • K.1 Storage:
23.47A.005- STREET LEVEL USES
B Permitted up to 25,000 SF
• Residential uses at street level
NC3-40
1. In all NC and C zones, residential uses may occupy, in the aggregate, no more than 20
SITE percent of the street-level street-facing facade in the following circumstances or locations:
PROPOSED STREET LEVEL USES
A • RETAIL
c. Within a zone that has a height limit of 85 feet or
• RESIDENTIAL LOBBY (LESS THAN 20%)
NC3-85 higher, except as provided in subsection 23.47A.005.C.2
• LIVE / WORK

23.47A.008- STREET LEVEL DEVELOPMENT STANDARDS


A.3. 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.
B. Non-residential street level requirements:
2. Transparency: Sixty percent of street-facing facade between 2 feet
and 8 feet above the sidewalk shall be transparent.
3. Depth: Non-residential uses shall extend an average depth of
at least 30 feet and a minimum depth of 15 feet.
^Graphic Source: City of Seattle GIS 4. Height: Non-residential uses at street level shall have a floor-to-floor height of at least 13 feet.
D. Where residential uses are located along a street-level street-facing facade the
STREET LEVEL INFO:
following requirements apply unless exempted by subsection 23.47A.008.G:
• The residential building lobby is
1. At least one of the street-level street-facing facades containing a residential
proposed to be located at street
use shall have a visually prominent pedestrian entry; and
level on Fauntleroy Way SW.
2. The floor of a dwelling unit located along the street-level street-facing facade shall be at least
CODE: CITY OF SEATTLE ZONING CODE • No street-level residential
4 feet above or 4 feet below sidewalk grade or be set back at least 10 feet from the sidewalk.
units are proposed.
E. When a live-work unit is located on a street-level street-facing facade, the provisions of
ZONE: NC3-85 • Street-level street-facing live-work units
subsections 23.47A.008.A and 23.47A.008.B, and the following requirements, apply:
are proposes along Fauntleroy Way SW
OVERLAY: WEST SEATTLE JUNCTION HUB URBAN VILLAGE 1. The portion of each such live-work unit in which business is conducted must be
located between the principal street and the residential portion of the live-work unit.
LOT AREA: 39,000 SF The non-residential portions of the unit shall extend the width of the street-level
street-facing facade, shall extend a minimum depth of 15 feet, and shall not contain
any of the primary features of the residential (live) portion of the live-work unit.
2. Each live-work unit must include an exterior sign with the name of the business. Signage
shall be clearly associated with the unit and visible to pedestrians outside of the building.
3. The owner of each live-work unit must keep a copy of the current business
license associated with the business located in that unit on file.

23.47A.012- STRUCTURE HEIGHT


• 85 foot height limit. PROPOSED HEIGHT: Approx. 76 feet

• Rooftop elements: there are numerous additional height allowances for rooftop
elements, appurtenances, or features in Section 23.47A.012.C.4.
• Stair and elevator penthouses may extend above the applicable height limit up to 16 feet.

14 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
ZONING SUMMARY | DEVELOPMENT STANDARDS

23.47A.013- FLOOR AREA RATIO


• Per Table A, the maximum permitted FAR is: ALLOWABLE FAR:

2. 4.5 for any single use within a mixed use structure. • SINGLE USE: 39,000 SF

3. 6.0 for all uses on lot occupied by a mix of uses. X 4.5 = 175,500 SF
• COMBINED USE: 39,000 SF

23.47A.014- SETBACK REQUIREMENTS X 6.0 = 234,000 SF

B. Setback requirements for lots abutting or across the alley from residential zones.
3. For a structure containing a residential use, a setback is required along any SETBACKS:

side or rear lot line that abuts a lot in a residential zone or that is across an • Adjacent property to the east

alley from a lot in a residential zone (per Exhibit C for 23.47A.014) (across the alley) is zoned LR2.

4. One-half of the width of an abutting alley may be counted as part of the required setback.

23.47A.016- LANDSCAPING AND SCREENING STANDARDS


A. Landscaping that achieves a Green Factor score of 0.3 or greater,
pursuant to Section 23.86.019, is required for any lot with:
1. development containing more than four new dwelling units or a congregate residence
B. 1. Street trees are required when any development is proposed, except
as provided in subsection 23.47A.016.B.2 and Section 23.53.015.

23.47A.024- AMENITY AREA


A. Amenity areas are required in an amount equal to 5 percent of the total gross PROPOSED AMENITY AREAS:
floor area in residential use, except as otherwise specifically provided in • Podium level courtyard(s)
this Chapter 23.47A. Gross floor area, for the purposes of this subsection, • Roof terrace
excludes areas used for mechanical equipment and accessory parking.
B. 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 count as amenity areas.
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.

23.47A.032- PARKING LOCATION AND ACCESS


PROPOSED PARKING:
A. 1.a. Access to parking shall be from the alley if the lot abuts an alley
Proposed residential parking access
improved to the standards of subsection 23.53.030.C.
from east-west alley.
Proposed commercial parking access
23.54.015- REQUIRED PARKING
from the north-south alley.
Per Table A, the mimimum required parking for non-residential uses is:
B.10 Sales and services, general: 1 space for each 500 square feet.
• RETAIL:
D. Live-work units: 0 spaces for units with 1,500 square feet or less.
Min. 1.0 stalls per 500 SF
Per Table B, the mimimum required parking for residential uses is:
• LIVE-WORK: Approx. 0.8 stalls per unit
L. All residential uses within urban centers: No mimimum requirement.
• RESIDENTIAL: Approx. 0.8 stalls per unit

23.54.040- SOLID WASTE & RECYCLABLE MATERIALS STORAGE & ACCESS


TRASH PICK UP:
F. 2.a. Direct access shall be provided from the alley or street to containers.
All trash/recycling pick-up to be off of alley.

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 15
DESIGN PROPOSAL | PARTI

TWO STORY BASE THE TALL ONES INFILL RELIEF

16 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
SKINNY STACKS THE SHIFT THE RESPONSE

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 17
DESIGN PROPOSAL | COMPOSITE SITE PLAN

240
16

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THIS PAGE INTENTIONALLY LEFT BLANK

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 19
DESIGN PROPOSAL | RESPONSE TO EDG - BOARD RECOMMENDATIONS

^EDG Massing - Standing on Fauntleroy Avenue looking South ^Proposed Design - Standing on Fauntleroy Avenue looking South

PRIORITIES & BOARD RECOMMENDATIONS


1a. Design concept reminiscent of the nearby shipping yards with their kit north-south movement, with proportions reminiscent of the of shipping element that wraps the other building masses, and is supported by
of parts: large bases, cranes that are delicate but tall elements that shift, containers moving in and out of this flow. The repeating tall “crane” angled pilasters that are proportioned to appear both massive when
and shipping containers that offer stacking or modulation characteristics. elements introduce a perpendicular movement, straddling the smaller viewed from one angle, and slender when viewed in elevation - providing
The Board supported this concept. (DC2-I-ii Cohesive Architectural elements and providing a repeating rhythm along the street flow, at a shifting dynamic that grounds the tall elements by straddling the base
Concept) different scales appropriate to the speed of movement. See rhythm without overpowering it. These elements frame the street level entries,
diagrams page 22-23, and concept diagrams, pages 24-25. as well as supporting canopy elements that further define the building
Response: The design concept has been further developed and entries. No canopy is provided at the southernmost mass, allowing the
strengthened, see Parti, pages 16-17, and Expression of Concept, pages live/work use to relate to the street level independently, while maintaining
24-25. 1c. The Board recommended that Site B have a more dynamic expression the grounded massing form. See concept diagram page 24, and north
of The Shift concept specifically, which would result in more than just a elevation diagram, page 27.
superficial relationship to Site A. (DC2-I-ii Cohesive Architectural Concept)
1b. The Board recommended the design concept be fully expressed,
and that there should be more rigor to the massing expression with tall Response: See response to Building B (SDCI No. 3028047).
elements taller to clearly differentiate recesses in the mass. (DC2-I-ii
Cohesive Architectural Concept)
1d. The Board recommended that these strong massing moves be tied
Response: The expression of the design elements has been refined and to the ground level and building program by extending the frame down
expanded with the integration of materials and fenestration. As shown in to the common entries. The Board gave guidance to further develop
the concept diagrams (page 16), the shipyard elements inspire a series (the north mass) as it wraps the corner. The Board also gave direction to
of movements and shifting patterns. resolve the northernmost mass to better convey the design concept, and
the southernmost shifting mass to better relate to the ground level and
The street and traffic provides a strong north-south flow of movement building program. (DC2-I-ii Cohesive Architectural Concept)
parallel to the base, and the secondary building masses are defined
by smaller stacked, repeating modules that provide a feeling of parallel Response: The taller elements have been detailed as a lighter framework

20 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - BOARD RECOMMENDATIONS | DESIGN PROPOSAL

^EDG Massing - Standing on Fauntleroy Avenue looking North ^Proposed Design - Standing on Fauntleroy Avenue looking North

1e. The Board recommended the (northwest chamfered) corner be (PL1-B-2 Pedestrian Volumes, PL3-A Entries) with the commercial entry.
orthogonal/rectilinear. (DC2-I-ii Cohesive Architectural Concept)
Response: The ground level planters along the retail portion of the street Response: Garage entry locations have been maintained.
Response: The proposed design has removed the chamfered corner and frontage have been removed, allowing for a wider sidewalk and clear access
integrates the building entries into the grounded massing forms. See first and visibility to the retail storefront. See page 42. 3b. The Board noted that the relationship of Site A and B at the alley is
floor plan on page 36. important, with opportunity for the buildings to relate to each other through the
massing, scale, placement of courtyards, datum lines, material references,
1f. The Board gave guidance that (secondary architectural features) should 2b. The Board would like to see more detail describing the landscape and and/or pattern repetition. Design this area to be safe and well lit. (DC2-I-ii
relate to the design concept. How balconies are detailed and integrated into hardscape materials proposed. (DC4-D Trees, Landscape, and Hardscape Cohesive Architecural Concept, PL2-A-2 Lighting for Safety)
the concept shall be presented. (DC2-C-1 Visual Depth and Interest) Materials)
Response: Diagrams showing the relationship between the two buildings
Response: Typical architectural features including balconies and canopies Response: Proposed typical landscape and hardscape materials are is provided on pages 30 and 31.
are shown on page 29. shown on pages 42-49.

1g. The Board requested that a conceptual signage plan be presented, 2c. The Board recommended the landscape concept be informed by the
with special attention paid to scale and character to add human scale along architectural concept, with spaces designated with the use of plantings,
Fauntleroy Way SW. (DC4-B-1 Scale and Character) hardscape, and texture. (DC4-D Trees, Landscape, and Hardscape Materials)

Response: A conceptual signage plan is provided on page 59. Response: The rooftop landscape has been re-designed to utilize the
same 8’ x 24’ module that the building design is based on, aligning with
2a. The Board recommended that the ground level planters at the northwest the building massing. Row of trees planters align with the building’s taller
corner of the site be removed to provide a strong street edge with adequate vertical massing elements. See page 46 for diagram.
room for pedestrians, and express a commercial or urban character. The
Board recommended a high level of transparency along Fauntleroy Way SW. 3a. The Board supported the location of the garage entrances, particularly

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 21
DESIGN PROPOSAL | RESPONSE TO EDG - PROCESS

SCALE OF RHYTHM AND MASSING THRESHOLD WAIT

FAST JAUNT SLOW

22 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - EXPRESSION OF CONCEPT | DESIGN PROPOSAL

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 23
DESIGN PROPOSAL | RESPONSE TO EDG - EXPRESSION OF CONCEPT

BOARD GUIDANCE THE TALL ONES STACKED ELEMENTS SHIFTING INFILL


PRIMARY MASSING ELEMENTS: SECONDARY MASSING ELEMENTS: TERTIARY MASSING ELEMENTS: THE
1b. The Board recommended the design concept be fully ex- TALLER, LIGHTER FRAMEWORK ORGANIZED AS STACKED CONTAIN- SHIFTING INFILL - PERPENDICULAR
“CRANE” STRUCTURES ERS PARALLEL TO NORTH-SOUTH TO NORTH-SOUTH MOVEMENT FLOW
pressed, and that there should be more rigor to the massing PERPENDICULAR TO NORTH-SOUTH MOVEMENT FLOW
expression with tall elements taller to clearly differentiate recesses MOVEMENT FLOW
in the mass. (DC2-I-ii Cohesive Architectural Concept)

Response: The expression of the design elements has been


refined and expanded with the integration of materials and
fenestration. As shown in the concept diagrams (page 16), the
shipyard elements inspire a series of movements and shifting
patterns.

The street and traffic provides a strong north-south flow of move-


ment parallel to the base, and the secondary building masses
are defined by smaller stacked, repeating modules that provide
a feeling of parallel north-south movement, with proportions rem-
iniscent of the of shipping containers moving in and out of this
flow. The repeating tall “crane” elements introduce a perpendic-
ular movement, straddling the smaller elements and providing a
repeating rhythm along the street flow.

24 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - EXPRESSION OF CONCEPT | DESIGN PROPOSAL

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 25
DESIGN PROPOSAL | NORTH ELEVATION STUDIES

"

# # #
$

26 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
ELEVATION STUDIES | DESIGN PROPOSAL

LIGHT FRAME ELEMENT, ORGA-


NIZED TO ACCENTUATE THE
VERTICAL EXPRESSION AND TO
ENCOMPASS AND SEPARATE THE
CONTAINER ELEMENTS.

SECONDARY ELEMENTS, ORGA-


NIZED AS 8’ x 8’ x 24’ STACKED
CONTAINER BOXES, SLIDING
THROUGH AND PAST THE TALL
FRAME ELEMENT.
!

"

# # #
$

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 27
DESIGN PROPOSAL | RESPONSE TO EDG - ENTRIES AND GROUNDED MASSING

BOARD GUIDANCE

1d. The Board recommended that these strong massing moves


be tied to the ground level and building program by extending the
frame down to the common entries. The Board gave guidance to
further develop (the north mass) as it wraps the corner. The Board
also gave direction to resolve the northernmost mass to better
convey the design concept, and the southernmost shifting mass
to better relate to the ground level and building program. (DC2-I-ii
Cohesive Architectural Concept)

Response: The taller elements have been detailed as a lighter


framework element that wraps the other building masses, and is
supported by angled pilasters that are proportioned to appear
both massive when viewed from one angle, and slender when
viewed in elevation - providing a shifting dynamic that grounds
the tall elements by straddling the base without overpowering it.
These elements frame the street level entries, as well as supporting
canopy elements that further define the building entries. No canopy
is provided at the southernmost mass, allowing the live/work use
to relate to the street level independently, while maintaining the
grounded massing form.

^Section through Residential Entry - Threshold

28 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - ARCHITECTURAL FEATURES | DESIGN PROPOSAL

BOARD GUIDANCE

1f. The Board gave guidance that (secondary architectural


features) should relate to the design concept. How balconies
are detailed and integrated into the concept shall be presented.
(DC2-C-1 Visual Depth and Interest)

Response: Typical architectural features including balconies and


canopies are shown.

^Perspective toward juliets/balconies

^Aluminum Pattern Juliet ^Aluminum/Wood Slat Balcony ^Aluminum and Glass Railing

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 29
DESIGN PROPOSAL | RESPONSE TO EDG - RELATIONSHIP BETWEEN BUILDINGS

BOARD GUIDANCE
ALIGNMENT OF PARAPET
3b. The Board noted that the relationship of Site A and B at the HEIGHTS
alley is important, with opportunity for the buildings to relate to
each other through the massing, scale, placement of courtyards,
datum lines, material references, and/or pattern repetition. De-
sign this area to be safe and well lit. (DC2-I-ii Cohesive Archite-
cural Concept, PL2-A-2 Lighting for Safety)

Response: Diagrams showing the relationship between the


two buildings is provided on pages 28 and 29.

ADJACENCY OF
COURTYARDS

ALLEY ALLEY
ALLEY

A A

^Section AA - Cross Section of Building Courtyards

30 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - RELATIONSHIP BETWEEN BUILDINGS | DESIGN PROPOSAL

RELATIONSHIP OF COURTYARDS

STAIR TO BUILDING A
RESIDENTIAL PARKING

SPECIAL PAVING AT
PEDESTRIAN CONNECTION

STAIR TO BUILDING N
RESIDENTIAL UNITS

^Alley looking North

RELATIONSHIP OF RESIDENT
PARKING ENTRIES

SPECIAL PAVING AT
PEDESTRIAN CONNECTION

2. AL
ALLE
ALLEY
LEY
LE Y LOOKING
LOOK
LO OKIN
OK ING
IN G SO
SOUT
SOUTH
UTH
UT H

^Alley looking South


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DESIGN PROPOSAL | PROCESS DIAGRAMS - MASSING AND RHYTHM

32 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RESPONSE TO EDG - BUS STOP INTEGRATION | DESIGN PROPOSAL

OVERHEAD CANOPIES

BUS STOP
BUS FRONT BUS REAR
DOOR ACCESS DOOR ACCESS

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DESIGN PROPOSAL | LEVEL P2 FLOOR PLAN

34 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LEVEL P1 FLOOR PLAN | DESIGN PROPOSAL

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DESIGN PROPOSAL | LEVEL 1 FLOOR PLAN

36 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LEVEL 2 FLOOR PLAN | DESIGN PROPOSAL

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DESIGN PROPOSAL | LEVEL 3 FLOOR PLAN

38 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LEVELS 4-7 FLOOR PLAN | DESIGN PROPOSAL

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DESIGN PROPOSAL | LEVEL 7 FLOOR PLAN

40 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
ROOF LEVEL PLAN | DESIGN PROPOSAL

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DESIGN PROPOSAL | COMPOSITE LANDSCAPE PLAN - STREET LEVEL

LANDSCAPE PLAN - STREET LEVEL

42 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
COMPOSITE LANDSCAPE PLAN - COURTYARD & ROOF LEVELS | DESIGN PROPOSAL

LANDSCAPE PLAN - STREET LEVEL

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DESIGN PROPOSAL | STREET LEVEL RELATIONSHIP DIAGRAM

BUILDING STEPS BACK TO ALIGN


WITH ADJACENT BUILDING AT
STREET LEVEL

LIVE/WORK UNITS LIVE/WORK UNITS

IN-GROUND PLANTERS AT CURB SIDE OF RAISED PLANTERS AT BACK OF SIDE-


SIDEWALK, TYPICAL AT BOTH BUILDINGS WALK, TYPICAL AT BOTH BUILDINGS

FAUNTLEROY WAY SW

DESIGN PROPOSAL ADJACENT BUILDING*

* ADJACENT BUILDING CURRENTLY UNDER CONSTRUCTION.


IMAGE TAKEN FROM DESIGN RECOMMENDATION PACKET

44 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LIVE/WORK LANDSCAPE - ALTERNATE STUDIES | DESIGN PROPOSAL

OPTION 1 (PREFERRED)

RAISED PLANTERS

CREATES BUFFER BETWEEN PUBLIC


SIDEWALK AND LIVE/WORK UNIT

OPTION 2 OPTION 3

RAISED PLANTER
RAISED PLANTER
IN-GROUND PLANTER
WIDER SIDEWALK

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 45
DESIGN PROPOSAL | LANDSCAPE DIAGRAMS

BOARD GUIDANCE
2c. The Board recommended the landscape concept be informed by the
architectural concept, with spaces designated with the use of plantings, ARCHITECTURAL “KIT OF PARTS”
hardscape, and texture. (DC4-D Trees, Landscape, and Hardscape - “CONTAINER MODULES”
Materials) - “TALL ONES”

Response: The rooftop landscape has been re-designed to utilize the


same 8’ x 24’ module that the building design is based on, aligning with
the building massing. Row of trees planters align with the building’s taller VERTICAL LANDSCAPE ELEMENTS
vertical massing elements. ROWS OF TREE PLANTERS ALIGNS
WITH “TALL ONES” BUILDING
MASSING ELEMENTS

GREEN ROOF GRID


MATCHES AND ALIGNS WITH
8X12 BUILDING “CONTAINER”
MODULE

PLANTING GRID
GRID DEFINED BY VARYING
DEPTH OF PLANTING BEDS AND
TYPES OF PLANT MATERIALS

BOARD GUIDANCE
2a. The Board recommended that the ground level planters at the
northwest corner of the site be removed to provide a strong street edge
with adequate room for pedestrians, and express a commercial or urban
character. The Board recommended a high level of transparency along
Fauntleroy Way SW. (PL1-B-2 Pedestrian Volumes, PL3-A Entries)
ROOF LANDSCAPE DIAGRAM

Response: The ground level planters along the retail portion of the street
frontage have been removed, allowing for a wider sidewalk and clear
access and visibility to the retail storefront.

RETAIL SPACE CLEAR ACCESS AND VISIBILITY


TO RETAIL STOREFRONT

RETAIL
ENTRY

STREET LEVEL LANDSCAPE DIAGRAM


46 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LANDSCAPE MATERIALS | DESIGN PROPOSAL

BOARD GUIDANCE
2b. The Board would like to see more
detail describing the landscape and hard-
scape materials proposed. (DC4-D Trees,
Landscape, and Hardscape Materials)

Response: Typical landscape and hard-


scape materials proposed.

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DESIGN PROPOSAL | PLANTING MATERIALS

48 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
PLANT SCHEDULE | DESIGN PROPOSAL

PLANT SCHEDULE - STREET LEVEL

PLANT SCHEDULE - COURTYARD & ROOF LEVELS

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DESIGN PROPOSAL | WEST ELEVATION

50 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
EAST ELEVATION | DESIGN PROPOSAL

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DESIGN PROPOSAL | NORTH ELEVATION

52 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
SOUTH ELEVATION | DESIGN PROPOSAL

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DESIGN PROPOSAL | MATERIAL AND COLOR PALETTE

TALL ONES MATERIAL


BASE MASS MATERIAL

^BRICK - COAL CREEK ^DARK BRONZE - STOREFRONT FIBER CEMENT - MOONSHINE ^VINYL WINDOW - BLACK

^STEEL CANOPY ^PAINTED STEEL

^CONCRETE - SEALED ^CEDAR - SIKKENS STAIN ^FIBER CEMENT - BLACK IRON ^CUT METAL JULIET BALCONY

54 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
MATERIAL AND COLOR PALETTE | DESIGN PROPOSAL

INFILL 1 MATERIAL INFILL 2 MATERIAL INFILL 3 MATERIAL

^METAL SIDING - STEEL GRAY ^VINYL WINDOW - ADOBE FIBER CEMENT - BLACK IRON ^VINYL WINDOW - ADOBE ^WOOD COMPOSITE - BURMA ^VINYL WINDOW - BLACK

^METAL TRIM - STEEL GRAY ^ALUMINUM GLASS JULIET

^CEDAR - BALCONY ^CUT METAL JULIET BALCONY ^BREAK METAL ^CUT METAL JULIET BALCONY ^FIBER CEMENT - BLACK IRON ^BREAK METAL

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DESIGN PROPOSAL | RENDERINGS

56 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
RENDERINGS | DESIGN PROPOSAL

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DESIGN PROPOSAL | EXTERIOR LIGHTING PLAN

58 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
SIGNAGE CONCEPT PLAN | DESIGN PROPOSAL

BOARD GUIDANCE:
1g. The Board requested that a conceptual
signage plan be presented, with special atten-
tion paid to scale and character to add human
scale along Fauntleroy Way SW. (DC4-B-1
Scale and Character)

Response: Conceptual signage plan provid-


ed.

signage

RETAIL SIGNAGE BUILDING SIGNAGE LIVE/WORK SIGNAGE

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DESIGN PROPOSAL | TRANSVERSE BUILDING SECTION

60 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
TRANSVERSE BUILDING SECTION | DESIGN PROPOSAL

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 61
DESIGN PROPOSAL | TRANSVERSE BUILDING SECTION

62 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
LONGITUDINAL BUILDING SECTION | DESIGN PROPOSAL

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DESIGN PROPOSAL | D EPARTURES

NO DEPARTURES ARE REQUESTED

64 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
THANK YOU!

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 65
APPENDIX | AERIAL KEY PLAN

ADJACENT SINGLE-FAMILY
RESIDENTIAL BUIDINGS

F F

C A E

SW EDMUNDS ST
EXISTING STRUCTURES
SW ALASKA ST

TO BE REMOVED

PROPOSED 8 STORY
SITE RESIDENTIAL BUIDING
SDCI #3024359

B C A E B

FAUNTLEROY WAY SW

D ADJACENT 7 STORY RESIDENTIAL BUIDING D

ELEVATION OF PROJECT SITE

LOOKING ACROSS STREET FROM PROJECT SITE

66 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
STREETSCAPE PHOTO MONTAGES | APPENDIX

AA PROJECT SITE

^North Elevation - Street montage from alley to Fauntleroy Way SW, along SW Alaska Street

FUTURE 8 STORY MIXED-USE


(ELEVATION BASED ON DESIGN
RECOMMENDATION PACKET DATED
4/6/17, SDCI #3024359 )

BB PROJECT SITE

^West Elevation - Street montage from SW Alaska Street to SW Edmunds Street, along Fauntleroy Way SW

Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018 | 67
APPENDIX | STREETSCAPE PHOTO MONTAGES

CC ACROSS FROM PROJECT SITE

^North Elevation - Street montage from alley to Fauntleroy Way SW, along SW Alaska Street

DD ACROSS FROM PROJECT SITE

^West Elevation - Street montage from SW Alaska Street to SW Edmunds Street, along Fauntleroy Way SW

68 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
STREETSCAPE PHOTO MONTAGES | APPENDIX

EE ACROSS FROM PROJECT SITE

^South Elevation - View of project to be constructed on south property

FF ACROSS FROM PROJECT SITE

^East Elevation - Alley montage

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APPENDIX | SUN STUDY - EXISTING
SPRING EQUINOX

MARCH 20TH - 10 AM MARCH 20TH - 12 PM MARCH 20TH - 2 PM


SUMMER SOLSTICE

JUNE 21ST - 10 AM JUNE 21ST - 12 PM JUNE 21ST - 2 PM


WINTER SOLTICE

DECEMBER 21ST - 10 AM DECEMBER 21ST - 12 PM DECEMBER 21ST - 2 PM


70 | Legacy Partners | 4722 Fauntleroy Way SW | SDCI #3026790 | DESIGN REVIEW | 04.19.2018
SUN STUDY - DESIGN PROPOSAL | APPENDIX
SPRING EQUINOX

MARCH 20TH - 10 AM MARCH 20TH - 12 PM MARCH 20TH - 2 PM


SUMMER SOLSTICE

JUNE 21ST - 10 AM JUNE 21ST - 12 PM JUNE 21ST - 2 PM


WINTER SOLSTICE

DECEMBER 21ST - 10 AM DECEMBER 21ST - 12 PM DECEMBER 21ST - 2 PM


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