HomeMy WebLinkAboutEx 04_Architectural Plans.pdf1
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RS D E D I C A T I O N
1 6 ' - 0 "
E A S E M E N T
1 1 ' - 6 "
10
'
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73
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13' - 0"
2233 SF
252 SF
260 SF
260 SF
794 SF
2233/73.27= 30.48'
AVE WITDH
MIN WIDTH
21.52'
COMMON OPEN SPACE
350 S.F. MIN PER UNIT
30' MIN AVERAGE DIMENSION
PRIVATE YARD
250 S.F. MIN, 8' MIN DIMENSION
OTHER LANDSCAPE
WALKS AND DRIVEWAYS
ALLEY PAVING
BLDG FOOTPRINT @ GRADE
BUILDING FLOORS ABOVE
NE 13TH ST
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10' - 0" REAR
10 EXISTING SIGNIFICANT TREES
6 TO BE RETAINED
(3 REQUIRED)
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126.42' PL
L-84.50' R-315.70'
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SUMMARY OF REQUIREMENTS
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE
COMMON OPEN SPACE
4 OR MORE UNITS
350 S.F. PER UNIT OF COMMON OPEN SPACE
350 X 5 = 1750 S.F. TOTAL
AT LEAST 30' IN EACH DIMENSION
( LESS IS ALLOWS AS LONG AS THE AVERAGE MINIMUM IS 30')
PRIVATE OPEN SPACE
PRIVATE YARD OF 250 S.F., 8' MINIMUM DIMENSION
SIDEWALKS PATHWAYS AND PEDESTRIAN EASEMENTS
REQUIRED THROUGHOUT
PERMEABLE PAVEMENT WHERE FEASIBLE
FRONT ENTRY WALKS 3~4' WIDE
OTHER WALKS 3' MINIMUM
RESIDENTIAL DESIGN
ENTRY
REQUIRED FROM STREET OR COMMON SPACE
PORCH OR STOOP REQUIRED, 5' WIDE BY 12" HIGH
MODULATION
PRIMARY ELEVATION AT LEAST ONE MODULATION OF 2'
OTHER FACADES FACING STREETS OR PUBLIC SPACES, AT LEAST ONE MODULATION OF 1'
WINDOWS AND DOORS
PRIMARY WINDOWS PROPORTIONED VERTICALLY, MAY BE COMBINED IN LARGER GROUPS
DOORS MUST BE WOOD, FIBERGLAS, METAL OR GLASS AND TRIMED WITH 3-1/2" MATERIAL
PRIMARY DOOR FACES STREET OR COMMON SPACE AND MUST HAVE WINDOWS OR INSET PANELS.
SLIDING GLASS DOORS ARE NOT PERMITTED ALONG A FRONTAGE OR PEDESTRIAN EASEMENT
SCALE BULK AND CHARACTER
PORCHES DORMERS AND OTHER FEATURES ARE SECONDARY AND SHALL NOT DOMINATE.
PORCHES SHALL BE ONE STORY, STACKING IS ALLOWED
ROOFS
VARIETY OF ROOF LINES IS ENCOURAGED
EAVES
DETAILED AND PROPORTIONED TO COMPLIMENT THE STYLE
12" MIN INCL GUTTER AND FASCIA AND 5" DEEP
ARCHITECTURAL DETAILING
3-1/2" TRIM
AT LEAST ONE SHUTTERS, KNEE BRACES, FLOWER BOXES OR COLUMNS
2-1/2" CORNERS
COLUMNS -6" MIN
MATERIALS AND COLORS
WOOD, FRC,STUCCO MASONRY (AND SIMULATED) OK
DEEPER MUTED COLORS ARE PREFERED
PROJECT NAME: 2811
PROJECT ADDRESS:2811 13th Ave NE Renton, WA 98059
PARCEL #7227801700
PROJECT SITE AREA:15,800 SQ. FT. (0.36 ACRES)
15,655 SQ. FT. AFTER DEDICATION (0.3593 ACRES)
ZONING:R-14
COMPREHENSIVE PLAN RESIDENTIAL HIGH DENSITY
PROJECT TYPE:MULTIFAMILY, 5 TOWNHOME UNITS
IBC OCCUPANCY R-3 (RESIDENTIAL CODE)
IBC CONSTRUCTION TYPE:VB (UNRATED CONSTRUCTION)
BUILDING FLOOR AREAS:SEE BELOW
LEGAL DESCRIPTION:RENTON HIGHLANDS # 2 CORRECT PLAT, PLAT BLOCK: 46, PLAT LOT: 27
ZONE:R-14
DENSITY: 5/0.3593 = 13.92 DU/ACRE
BUILDING COVERAGE:REFER TO CIVIL
IMPERVIOUS SURFACES:REFER TO CIVIL
OPEN SPACE:COMMON OPEN SPACE IS PROVIDED
COMMON OPEN SPACE REQ'D = 350 S.F./UNIT
350 X 5 = 1750 S.F.
REFER TO PLAN
PRIVATE YARDS:PROVIDED AT GRADE.
PRIVATE YARD REQ'D = 250 S.F./UNIT
BUILDING HEIGHT:32' TO PLATE (CUP REQUIRED) PLUS 6' FOR 4:12 ROOF
COMMON OPEN SPACE IS
CONTIGUOUS WITH 3 OF 5 UNITS
5 ' - 0 "
5' - 0"
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7' - 6"
REQUIRED ENTRY STOOP
AT ALL UNITS, 12" HIGH BY
5' WIDE MINIMUM
ENTRY
ENTRY
ENTRY
ENTRY
ENTRY
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10'-6"
12'-0"
1634 SF
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41' - 0"3' - 0"5' - 0"
3' - 0"3' - 0"43' - 0"
TREES TO BE REMOVED
TREES TO REMAIN
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4' - 0"19' - 5 1/2"19' - 6 1/2"2' - 0"
45' - 0"
PRIVATE
ROOF
DECK
PRIVATE
ROOF
DECK
PRIVATE
ROOF
DECK
PRIVATE
ROOF
DECK
PRIVATE
ROOF
DECK
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5
STATE OF WASHINGTON
ARCHITECT
REGISTERED
Daniel W Umbach
6882
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
dan@umbacharchitect.com
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1" = 10'-0"1 SITE PLAN
FLOOR AREAS - GROSS
LEVEL AREA
UNIT 1
LEVEL 1 525 SF
GARAGE 525 SF
LEVEL 1 369 SF
LEVEL 2 827 SF
LEVEL 3 798 SF
HEATED 1994 SF
UNIT 1 2519 SF
UNIT 2
LEVEL 1 480 SF
GARAGE 480 SF
LEVEL 1 367 SF
LEVEL 2 830 SF
LEVEL 3 837 SF
HEATED 2034 SF
UNIT 2 2514 SF
UNIT 3
LEVEL 1 480 SF
GARAGE 480 SF
LEVEL 1 367 SF
LEVEL 2 830 SF
LEVEL 3 837 SF
HEATED 2034 SF
UNIT 3 2514 SF
UNIT 4
LEVEL 1 506 SF
GARAGE 506 SF
LEVEL 1 341 SF
LEVEL 2 829 SF
LEVEL 3 836 SF
HEATED 2006 SF
UNIT 4 2512 SF
UNIT 5
LEVEL 1 522 SF
GARAGE 522 SF
LEVEL 1 374 SF
LEVEL 2 828 SF
LEVEL 3 799 SF
HEATED 2001 SF
UNIT 5 2523 SF
12582 SF
FAR TOTAL 12582 SF
FLOOR AREAS-NET
LEVEL AREA
UNIT 1
LEVEL 1 494 SF
GARAGE 494 SF
LEVEL 1 343 SF
LEVEL 2 769 SF
LEVEL 3 744 SF
HEATED 1856 SF
UNIT 1 2350 SF
UNIT 2
LEVEL 1 482 SF
GARAGE 482 SF
LEVEL 1 310 SF
LEVEL 2 773 SF
LEVEL 3 780 SF
HEATED 1863 SF
UNIT 2 2345 SF
UNIT 3
LEVEL 1 481 SF
GARAGE 481 SF
LEVEL 1 311 SF
LEVEL 2 773 SF
LEVEL 3 780 SF
HEATED 1864 SF
UNIT 3 2345 SF
UNIT 4
LEVEL 1 481 SF
GARAGE 481 SF
LEVEL 1 311 SF
LEVEL 2 773 SF
LEVEL 3 780 SF
HEATED 1864 SF
UNIT 4 2345 SF
UNIT 5
LEVEL 1 494 SF
GARAGE 494 SF
LEVEL 1 340 SF
LEVEL 2 769 SF
LEVEL 3 744 SF
HEATED 1853 SF
UNIT 5 2347 SF
11732 SF
FAR TOTAL 11732 SF
(EXTERIOR FACE OF WALL)(INTERIOR FACE OF WALL-BLDG CODE)
GROSS TOTALNET TOTAL
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BUILDING A
BUILDING B
RIDGE 392.31
SOLID PARAPET 388.76
DECK PARAPET HEIGHT LIMIT AT BSBL
= HEIGHT LIMIT AT 386.59'
CLOSED DECK PARAPETS AT 388.76
MUST BE SET BACK FROM BSBL
1.5' FOR EACH FOOT IN HEIGHT
ABOVE THE BASE HEIGHT LIMIT
388.76-386.59 = 2.17'
2.17 X 1.5 = 3.255' SETBACK
SETBACK LINE FOR CLOSED
PARAPETS AT 388.76'
3.26'
HEIGHT LIMIT IS LOWER FOR BUILDING B WHICH
IS USED AS THE BASE HEIGHT LIMIT FOR BOTH
BUILDINGS FOR THE PURPOSES OF COMPLIANCE
= HEIGHT LIMIT 386.59'
RIDGE HEIGHT LIMIT 386.59' + 6' = 392.59'
RIDGE 392.59
355.29 355.52
354.33
354.89
354.86
354.27
354.33 354.89
BUILDING A
BUILDING B
STATE OF WASHINGTON
ARCHITECT
REGISTERED
Daniel W Umbach
6882
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
dan@umbacharchitect.com
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1/16" = 1'-0"2 BUILDING HEIGHT DIAGRAM
1/16" = 1'-0"1 AVERAGE GRADE DIAGRAM3541" = 30'-0"3 SHADOWS - APRIL/AUGUST 20TH 3PM
1" = 30'-0"4 SHADOWS - APRIL/AUGUST 20TH 9AM
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UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
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dan@umbacharchitect.com
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The buildings are positioned with ample setback on all
sides.
The front unit has access directly from the stree while
with a generously landscaped front yard, and all other
units are acessed from the common walk and open space
which connect directll, to and are visibile from, the street.
All uses are residential and the ground floors are raised at
least 12" above grade.
All units have a recessed/covered entry and are
approached via a generous front walk. Decorative wall
sconces will be used at each unit entry and large stand-
off metal numbers wil be used to identify each address.
Pedestrian pathways connect the entries of all units and
every unit is accessed through a landscaped yard. The
rear units are also connected directly to the common
open space.
The buildings are well modulated including the recessed
entries and upper level balconies. Material/color changes
are also used to define the building masses, and the roof
line is a combination of gable roofs, open railings and
closed parapets.
All trash/recycle storage will be located inside the provate
garages, so separate encosures will not be needed.
All garages are located along the new alley. There is only
one curbcut which serves the alley.
Landscape and amenities at the common open space and
along the entry walk will be developed as the landscape
design progresses.
Private and common open space exceed the requirements
of these standards and are in compliance with the
residential design standards. Refer to A1.0.
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7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
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dan@umbacharchitect.com
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The buildings well modulated and are generally in
compliance with prescriptive modulation. Color and
material changes have also been used to break up the
scale of the buildings and provide emphasis to entries
and pedestrian level spaces.
Building entries include decarative light fixtures and
raised metal house numbers. All galzing will be clear.
This requirement may need discussion relative to the
entry facade on 13th. Unit 1 includes an appropriate
amount of glazing on the north facade at ground level,
but is not 50%. In the applicant's opinion, this would be
far too much glass for the public street level side of this
unit.
The building facades will be primarly fiber cement siding
in a combination of lap siding and panels, with 3 different
colors/finishes including paint and "woodtone" finish.
Refer to elevations.
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BEDROOM
ENTRY
GARAGE
BATH
BEDROOM
ENTRY
GARAGE
BEDROOM
ENTRY
GARAGE
BATH
BEDROOM
ENTRY
GARAGE
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GARAGE
BATH
BEDROOM
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LIVING/DINING
PANTRYPOWDER
KITCHEN
LIVING/DINING
PANTRYPOWDER
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LIVING/DINING
PANTRY
POWDER
KITCHEN
LIVING/DINING
PANTRYPOWDER
KITCHEN
LIVING/DINING
PANTRYPOWDER
KITCHEN
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1' - 6"3' - 0"3' - 0"2' - 6"20' - 11"15' - 11"3' - 8"
50' - 6"
4' - 6"
3' - 0"
42' - 6"3' - 0"
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KITCHEN
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BEDROOM
PRIME BEDROOM
CLOSET
HALLWAY
BALCONY
LAU.
BEDROOM
BATH
BATH
BEDROOM
BEDROOM
PRIME BEDROOM
CLOSET
BATH BATH
LAU.
HALLWAYBALCONY
BEDROOM
BEDROOM
PRIME BEDROOM
CLOSET
BATH BATH
LAU.
HALLWAY
BALCONY
BEDROOM
BEDROOM
PRIME BEDROOM
CLOSET
BATH BATH
LAU.
HALLWAY
BALCONY
CLOSET
BEDROOM
HALLWAY
BALCONY
LAU.
BEDROOM
BATH PRIME BEDROOM
BATH
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42' - 6"3' - 0"1' - 4"
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1' - 6"
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46' - 10"
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2' - 6"
STATE OF WASHINGTON
ARCHITECT
REGISTERED
Daniel W Umbach
6882
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
dan@umbacharchitect.com
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.
2
9
.
2
4
28
1
1
N
E
1
3
T
H
S
T
R
E
N
T
O
N
W
A
9
8
0
5
6
.
RE
N
T
O
N
,
W
A
9
8
0
5
7
1/8" = 1'-0"1 LEVEL 1
1/8" = 1'-0"2 LEVEL 2
1/8" = 1'-0"3 LEVEL 3
No
r
t
h
NU
M
.
R
E
V
I
S
I
O
N
D
A
T
E
MAX PLATE HEIGHT
386.59
LEVEL 1
356.50'
LEVEL 2
365.65'
AVERAGE GRADE
354.59
LEVEL 3
375.71'
PLATE
383.80'
A E LRS
HIGHPOINT ROOF DECK
385.59'
MAX RIDGE HEIGHT
392.59
OPEN RAILING 388.59SOLID PARAPET 388.76
DECK CURB 385.84
1'
-
9
1
/
2
"
8'
-
1
1
/
8
"
10
'
-
0
3
/
4
"
9'
-
1
3
/
4
"
FIBER CEMENT LAPSIDING -PAINTED
STAINED CEDAR FENCING
FIBER CEMENT PANEL SIDING -PAINTED
FIBER CEMENT LAPSIDING -"WOODTONE" FINISH
PAINTED METAL RAILINGS
WHITE VINYL WINDOWS
STANDOFF METAL HOUSE NUMBERS
DECORATIVE WALL SCONCE
STAINED WOOD ENTRY DOORS1X4 WOOD TRIM
MAX PLATE HEIGHT
386.59
LEVEL 1
356.50'
LEVEL 2
365.65'
AVERAGE GRADE
354.59
LEVEL 3
375.71'
PLATE
383.80'
AHLF
HIGHPOINT ROOF DECK
385.59'
MAX RIDGE HEIGHT
392.59
OPEN RAILING 388.59
SOLID PARAPET 388.76DECK CURB 385.84
1'
-
9
1
/
2
"
8'
-
1
1
/
8
"
10
'
-
0
3
/
4
"
9'
-
1
3
/
4
"
6'
-
0
"
32
'
-
0
"
MAX PLATE HEIGHT
386.59
LEVEL 1
356.50'
LEVEL 2
365.65'
AVERAGE GRADE
354.59
LEVEL 3
375.71'
PLATE
383.80'
CL
HIGHPOINT ROOF DECK
385.59'
MAX RIDGE HEIGHT
392.59
1'
-
9
1
/
2
"
8'
-
1
1
/
8
"
10
'
-
0
3
/
4
"
9'
-
1
3
/
4
"
A I
STATE OF WASHINGTON
ARCHITECT
REGISTERED
Daniel W Umbach
6882
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
dan@umbacharchitect.com
MU
P
S
U
B
M
I
T
T
A
L
O
N
L
Y
-
N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
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N
A3.1
EL
E
V
A
T
I
O
N
S
28
1
1
CU
P
S
U
B
M
I
T
T
A
L
Am
a
n
i
I
m
r
a
n
.
08
.
2
9
.
2
4
28
1
1
N
E
1
3
T
H
S
T
R
E
N
T
O
N
W
A
9
8
0
5
6
.
RE
N
T
O
N
,
W
A
9
8
0
5
7
1/8" = 1'-0"1 ELEVATION FROM 13TH - BUILDING A
1/8" = 1'-0"4 ELEVATION - BUILDING B SOUTH
1/8" = 1'-0"2 ELEVATION - BUILDING A SOUTH
1/8" = 1'-0"3 ELEVATION - BUILDING B NORTH
NU
M
.
R
E
V
I
S
I
O
N
D
A
T
E
MAX PLATE HEIGHT
386.59
LEVEL 1
356.50'
LEVEL 2
365.65'
AVERAGE GRADE
354.59
LEVEL 3
375.71'
PLATE
383.80'
12345687
HIGHPOINT ROOF DECK
385.59'
MAX RIDGE HEIGHT
392.59
1'
-
9
1
/
2
"
8'
-
1
1
/
8
"
10
'
-
0
3
/
4
"
9'
-
1
3
/
4
"
6'
-
0
"
32
'
-
0
"
OPEN RAILING 388.59
DECK CURB 385.84
STAINED CEDAR FENCING
FIBER CEMENT PANEL SIDING -PAINTED
FIBER CEMENT LAPSIDING -"WOODTONE" FINISH
PAINTED METAL RAILINGS
WHITE VINYL WINDOWS
STANDOFF METAL HOUSE NUMBERS
DECORATIVE WALL SCONCE
STAINED WOOD ENTRY DOORS1X4 WOOD TRIM
MAX PLATE HEIGHT
386.59
LEVEL 1
356.50'
LEVEL 2
365.65'
AVERAGE GRADE
354.59
LEVEL 3
375.71'
PLATE
383.80'
1 2 3 4 5 6 8
HIGHPOINT ROOF DECK
385.59'
MAX RIDGE HEIGHT
392.59
1'
-
9
1
/
2
"
8'
-
1
1
/
8
"
10
'
-
0
3
/
4
"
9'
-
1
3
/
4
"
6'
-
0
"
32
'
-
0
"
EXISTING GRADE FINISHED GRADE
FIBER CEMENT LAPSIDING -PAINTED
STAINED CEDAR FENCING
FIBER CEMENT PANEL SIDING -PAINTED
FIBER CEMENT LAPSIDING -"WOODTONE" FINISH
WHITE VINYL WINDOWS
AS[HALT SHINGLE ROOFING
STATE OF WASHINGTON
ARCHITECT
REGISTERED
Daniel W Umbach
6882
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
dan@umbacharchitect.com
MU
P
S
U
B
M
I
T
T
A
L
O
N
L
Y
-
N
O
T
F
O
R
C
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N
S
T
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U
C
T
I
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A3.0
EL
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V
A
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S
28
1
1
CU
P
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08
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4
28
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1
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W
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9
8
0
5
6
.
RE
N
T
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N
,
W
A
9
8
0
5
7
1/8" = 1'-0"1 ELEVATION - ENTRY SIDE
1/8" = 1'-0"2 ELEVATION - GARAGE SIDE
NU
M
.
R
E
V
I
S
I
O
N
D
A
T
E
UMBACH
7711 16th Ave NW
Seattle, WA 98117
Ph: 206 427-3871
SHEET NUMBER
daniel
architect
BACH
PR
E
L
I
M
I
N
A
R
Y
-
N
O
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F
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dan@umbacharchitect.com
A3.2
3D
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W
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28
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28
1
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1
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9
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5
6
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RE
N
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N
,
W
A
9
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5
7
CU
P
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B
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0
8
.
2
9
.
2
4
NU
M
.
R
E
V
I
S
I
O
N
D
A
T
E
FROM 13TH
ENTRY WALK
ENTRY WALK - UNITS 4 &5
DRIVE AISLE
ENTRY WALK
@ 13TH
ENTRY WALK LOOKING NORTH