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DAWSON STREET FLATS.5203 37TH AVENUE SOUTH.ARCHITECT:DAVID VANDERVORT ARCHITECTSCC: MARK WIERENGA2000 FAIRVIEW AVE E, SUITE 103SEATTLE, WA 98102(206) 784-1614PROPERTY OWNER:DENIZEN DEVELOPMENT.CC: CHRIS JOLLEY2000 FAIRVIEW AVE E, SUITE 103SEATTLE, WA 98102(206) 423-0145PROJECT NUMBER: 3029728 I EARLY DESIGN GUIDANCE I JANUARY 2018.
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01.02.03.04.05.EDG PACKAGE I DAVID VANDERVORT ARCHITECTSPROJECT INFORMATION5PROJECT DESCRIPTION5SITE ANALYSIS69-BLOCK STUDYVICINITY MAPPROPOSED SITE CONDITIONS - SITE PLANEXISTING SITE CONDITIONS - SURVEYOPPORTUNITIES & CONSTRAINTSVIEWS FROM THE SITEBLOCK FACE STUDYSUN / SHADOW STUDYZONING DATA67891011121417DESIGN STANDARDS18DESIGN NARRATIVE18BUILDING DESIGN20OPTION 1 - NARRATIVE / PLANSOPTION 2 - NARRATIVE / PLANSOPTION 3 - NARRATIVE / PLANSOPIONS 1-3 COMPARISON20242832CODE DEPARTURES33PROPOSED UPPER LEVEL SETBACK DEPARTURE33REFERENCE IMAGES / WORK SAMPLES34PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 20183
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5203 37TH AVENUE SOUTH.3609 SOUTH DAWSON STREET.PROJECT DESCRIPTION.Our proposed apartment building is located at the corner of 37th Ave S andS Dawson Street in Columbia City. It is in the LR2 zone and sited within theColumbia City Residential Urban Village. The property is comprised of twolots: 3609 S Dawson Street and 5203 37th Ave S. There is a duplex oneach of the existing sites which will be removed as part of our project.Our project will create 45 small efficiency dwelling units on four levels (threestories over a daylight basement). Auto parking is not required at this siteand none will be constructed. We will provide ample secure bicycle storageand on-site facilities for laundry. There will be a large shared amenity areaprovided as well as individual balconies for most of the dwelling units.There is no alley access at this site. All access will be taken from the adjacent streets.PROJECT #.LOT AREA.PROPOSED DWELLING TYPE.RESIDENTIAL UNIT #.FLOOR AREA.BUILDING HEIGHT.PARKING.EDG PACKAGE I DAVID VANDERVORT ARCHITECTS302972810,120 SFAPARTMENT(S.E.D.U.)45 UNITS13,000 SFALLOWED 13,15630’ (3 STORIES)NONE PROVIDED / REQ.PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY TANDARDS04.BUILDINGDESIGN05.CODEDEPARTURES5
STAIR9-BLOCK STUDY.SURROUNDING COMMUNITY.EXITEQUIP.BOYS & GIRLS CLUBOF AMERICAANGELINEAPARTMENTS45'-0"COLUMBIACITY STATIONSTAIRELEVATORSSITETRASHROOMOPEN TO ABOVEGREENHOUSETUTTA BELLARAINER COMMUNITYRAMP TOAPARTMENTSGARDENUNIT 103 PIZZERIA UNIT 102CENTERUNIT101GARAGE1 BED / 1 BATH01.PROJECTINFORMATION3'-6"PATIOPATIOPATIO16'-5 1/2"9'-0"LINE OF FLOORABOVELINE OF CANOPY 5'-0"RAI1ST FLOOR PLANNIERAVE.S.MARTIN LUTHER KING JR WAY S.SCALE: 1" 20'VINA DENTAL &DENTURE CLINIC6NGATE03.DESIGNSTANDARDS05.CODEDEPARTURES2 BED / 2 BATHENTRY02.SITEANALYSIS04.BUILDINGDESIGN1 BED / 1 BATHFAIR WORKCENTERPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018COLUMBIAPARKSEATTLE GYMNASTICSACADEMYHITT’S HILLPARKFULL TILTBROOKS BARCOLUMBIA CITYBER SHOPEDG PACKAGE I DAVID VANDERVORT ARCHITECTS8'16'
STAIRSTAIRELEVATORSEXIT45'-0"EQUIP.BIKE LANESRAMP TOGARAGESITEUNIT 103UNIT 102UNIT 1011 BED / 1 BATH1 BED / 1 BATH2 BED / 2 BATHENTRY43'-6"3LINE OF FLOORABOVE9'-0"2OPEN TO ABOVEPATIOGATEPATIOPATIO5LINE OF CANOPY ABOVE20'-0"1. COLUMBIA CITY FARMER MARKET5'-0"01RAMPDOWN01.PROJECTINFORMATIONN16'-5 1/2"BUS STOPSVICINITY MAP.LANDMARKS & TRANSPORTATION.TRASHROOM8'16'32'6. GREENHOUSE 5'-0"82. COLUMBIA CITY STATION7. HITT’S HILL PARK1ST FLOOR PLAN03.DESIGNSTANDARDS6SCALE: 1" 20'ATTOLLO56TH STREET CONDOSBALLARD1 2 /2 1 /2 0 1 793. COLUMBIA PARK8. TUTTA BELLA PIZZERIA74. CITY APARTMENTS5. ANGELINE APARTMENTSVICINITY MAP.EDG PACKAGE I DAVID VANDERVORT ARCHITECTS102.19. SEATTLE GYMNASTICS ACADEMY04.BUILDINGDESIGN05.CODEDEPARTURES10. RAINIER MEDICAL CENTERPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 20187
PROPOSED SITE CONDITIONS.SITE PLAN.134142140138142D A VIDVA N D E R V O R TARC HIT ECT SA IAD A VID.V A N D E R V O2R0T6 7 8 4 . 1 6 1 4A R C H I T E C vTa Snde r vo r t .comA IAPROPOSED TREES ON SITE ALONGINFILL EXISTINGS. DAWSON STREETCURB CUTSPROPOSED TREES ON SITE ALONGS. DAWSON STREET134PROPOSED WASTECURB CUT134N88d43'49"W 92.00'5' FRONT SETBACKRAMP UP5' ENTRYFRONT SETBACKMAINTAIN EXISTING TREE ONNEIGHBORING SITERAMP UPENTRY136ROOFBELOWROOFBELOWRAMP UPRAMP UPRAMP UPvande r vo r t .com138140SECURITY GATE TO AMENITY AREALEGAL DESCRIPTION: PARCEL NO: 266050-047602UNIT 101TH2 BED / 2 BATHCOMMONAMENITYAREAROOFBELOW5203 37TH AVENUE SOUTH &3609 SOUTH DAWSON5203 STREET37TH AVENUE SOUTH &PROPOSED 45 UNIT SEDU3609 APARTMENTSSOUTH DAWSON STREETZONE:LR-2 45 UNIT SEDU APARTMENTSPROPOSEDZONE: LR-2COMMON144146RAISED PLANTERS TYP.EXCEPT THE NORTH 20 FEET THEREOF FOR STREET.SHORING RETAINING WALL150SHORING RETAINING WALL15' REAR SETBACKDEMO EXISTING DUPLEXES ON SITE15215' REAR SETBACKDEMO EXISTING DUPLEXES ON SITENUNIT 1012 BED / 2 BATH05.154CODEPATIODEPARTURES16'-5 1/2"ON88d43'49"W 92.00'16'-5 1/2"PATIO41'-0"N160N88d43'49"W 92.00'PROPOSED TREES IN R.O.W.ALONG 37TH AVE. SOUTH160008'8'16'16'PROPOSED TREES IN R.O.W.ALONG 37TH AVE. SOUTH32'EXISTING S.F.R.ZONE: SF-5000APN: 266050-0485HEIGHT: 2 STORIES32'5'-0"156160EXISTING S.F.R.ZONE: SF-5000APN: 266050-0485HEIGHT: 2 STORIES1601585'-0"8PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018EDG PACKAGE I DAVID VANDERVORT ARCHITECTSATTOLLO37TH AVE S.37TH AVE S.142148AMENITYAREARAISED PLANTERS TYP.S01d16'11"W 110.00'7' AVG. SIDE SETBACK5' MIN. SIDE SETBACKS01d16'11"W 110.00'7' AVG. SIDE SETBACK5' MIN. SIDE SETBACKROOFBELOWRAMP UPPRIVATE BALONIES TYPICALDNRAMP UPRAMP UPCIRCULATION TYPICALPRIVATE BALONIES TYPICALRAMP UPRAMP UPCIRCULATION TYPICALDNRAMP UP04.BUILDINGDESIGNLEGAL DESCRIPTION: PARCEL NO: 266050-0477THE WEST 46.5 FEET OF THE EAST 92 FEET OF LOT 35,FRYES ADDITION TO COLUMBIA, ACCORDING TO THE PLATTHE WEST 46.5 FEET OF THE EAST 92 FEET OF LOT 35,THEREOF, RECORDED IN VOLUME 9 OF PLATS, PAGE 87,FRYES ADDITION TO COLUMBIA, ACCORDING TO THE PLATRECORDS OF KING COUNTY, WASHINGTON;THEREOF, RECORDED IN VOLUME 9 OF PLATS, PAGE 87,RECORDS OF KING COUNTY, WASHINGTON;EXCEPT THE NORTH 20 FEET THEREOF FOR STREET.DN5' MIN. SIDE SETBACK7' AVG. SIDE SETBACKS.LEGAL DESCRIPTION: PARCEL NO: 266050-0477TAIRS01d16'11"W 110.00'EXISTING TRI-PLEXZONE: LR-2APN: 266050-0475HEIGHT: 2 STORIESDN5' MIN. SIDE SETBACK7' AVG. SIDE SETBACKEXISTING TRI-PLEXZONE: LR-2APN: 266050-0475HEIGHT: 2 STORIESS01d16'11"W 110.00'AVES.EXCEPT THE NORTH 20 FEET THEREOF FOR STREET.TONRENAVEDESIGNSTANDARDSLEGAL DESCRIPTION: PARCEL NO: 266050-0476THE EAST 45.5 FEET OF LOT 35, FRYES ADDITION TOCOLUMBIA, ACCORDING TO THE PLAT THEREOF,THE EAST 45.5 FEET OF LOT 35, FRYES ADDITION TORECORDED IN VOLUMNE 9 OF PLATS, PAGE 87, RECORDSCOLUMBIA, ACCORDING TO THE PLAT THEREOF,OF KING COUNTY, WASHINGTON;RECORDED IN VOLUMNE 9 OF PLATS, PAGE 87, RECORDSOF KING COUNTY, WASHINGTON;EXCEPT THE NORTH 20 FEET THEREOF FOR STREET.TON1 BED/ 1 BATH03.SECURITY GATE TO AMENITY AREARENUNIT 107ASHOM134CURB CUTINFILL EXISTINGCURB CUTSDNMAINTAIN EXISTING TREE ONNEIGHBORING SITEPATIO1 BATH136N88d43'49"W 92.00'02.10'-0"SITEANALYSIST 107138S. DAWSON ST.S. DAWSON ST.PROPOSED WASTEDN206 . 784 . 161410'-0"140134RAMP UP01.PROJECTINFORMATION136
D A VVA N D EARCHIAIEXISTING SITE CONDITIONS.SURVEY.2 0 6 . 7 8vande r v10'-0"80'-0"10'-0"01.PROJECTD A VIDINFORMATIONVA N D E R V O R T16'-0"RETAINING WALLARC HIT ECT SA IAPATIOPATIOPATIO26'-6"10'-0"PATIO206 . 784 . 1614vande r vo r t .com80'-0"02.SITEANALYSIS10'-0"UNIT 104UNIT 105UNIT 106UNIT 1071 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATH16'-0"RETAINING WALLPATIOPATIOUNIT 104UNIT 105UNIT 106UNIT 1071 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATHTRASHROOMOPEN TO ABOVESTAIR45'-0"EXITUNIT 102ROOMOPEN TO ABOVE45'-0"NUNIT 103GATEUNIT 102UNIT 1011 BED / 1 BATH1 BED / 1 BATH2 BED/ 2 BATHPATIOENTRYPATIOPATIOLINE OF CANOPY ABOVEGATE20'-0"PATIOLINE OF FLOORABOVE9'-0"3'-6"2 BED / 2 BATHRAMPDOWN16'-5 1/2"3'-6"UNIT 1011 BED / 1 BATHENTRYLINE OF FLOORABOVE9'-0"04.BUILDINGDESIGNTRASHUNIT 103EQUIP.RAMP TOGARAGEPATIOPATIOLINE OF CANOPY "FLOOR PLANOOR1STPLANSTAIRELEVATORS1 BED / 1 BATHEDG PACKAGE I DAVID VANDERVORT MP TOGARAGEPATIO16'-5 OJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 20189
STAIROPPORTUNITIES & CONSTRAINTS.IMMEDIATE AREA MAP.EXITEQUIP.SECONDARY WALKINGCONNECTION TO MLK45'-0"EXISTING SINGLE /MULTI-FAMILY DWELLINGSDEMO EXISTINGBUILDINGS01.PROJECTINFORMATIONOPEN TO ABOVEMODERATERAMP TOUNIT 103 USEGARAGE PEDESTRIAN1 BED / 1 BATHUNIT 102EXISTING SINGLE STORYGYMNASTICSACADEMYUNIT1011 BED / 1 BATH2 BED / 2 BATH130NGATE9'-0"LINE OF FLOORABOVERENTON37TH AVENUE SOUTHHLR-2 ZONESCALE: 1" 20'4:00 pm 37 SOUTH DAWSON STREET04: 0pm20 157.00'156.25'8: 0154.25'0a0SOUTH DAWSON STREET41'-0"OUT17 SIDEWALK5'-0"135.00'UE SNAVE138.20'1ST FLOOR PLANpmLINE OF CANOPY ABOVERAMPDOWN142.00'PATIOPATIO20'-0"SLOPES DOWN6: 00PATIO16'-5 1/2"3'-6"C2-65 ZONEVIEWS FROMUPPER LEVELS03.DESIGNSTANDARDS8'-0"41'-0"5'-0"1406: 00am17 8:00 am 37 m21500 16010 42 12:00 pm 66 SOUTHm0a19 14 362: 0pm170 SLOPES DOWNSIGNIFICANTLY360056am 2:am014PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018ZONE TRANSITIONLR-2 TO SF-5000SUM:0EXISTING SINGLEFAMILY DWELLING170ING: 0010SF-5000 ZONESPRam05.CODEDEPARTURESWRINTE: 00pm561002: TAIRELEVATORSMERNO ALLEY180190200200WALKING CONNECTIONS TOCOLUMBIA CITY & TRANSIT190180TOWNHOUSE PROJECTUNDER CONSTRUCTIONEDG PACKAGE I DAVID VANDERVORT ARCHITECTS8'16'
STAIRSTAIRELEVATORSEXITVIEWS FROM THE SITE.SITE PHOTOSTRASHROOMEQUIP.45'-0"OPEN TO ABOVERAMP TOGARAGEUNIT 103UNIT 102UNIT 1011 BED / 1 BATH1 BED / 1 BATH2 BED / 2 343'-6"GATEPATIO920'-0"1. 3609 - VIEW OF BACK YARDS. DAWSONST.PATIOPATIO134LINE OF CANOPY ABOVE10N88d43'49"W 16'11"W 110.00'783609 SOUTHDAWSONSTREET1381405203 37THAVENUESOUTHS01d16'11"W 110.00'3601 SOUTHDAWSONSTREET7. LOOKING NORTH FROM 3609ATTOLLO56TH STREET CONDOSBALLARD1 2 /2 1 /2 0 1 7144TONAVE3ST.15237TH AVE S.146403.DESIGNSTANDARDS142REN3. VIEW BETWEEM DUPLEXES16'1366SCALE: 1" 20'8'SIDEWALK5'-0"1ST FLOOR PLAN06. VIEW BETWEEM DUPLEXESRAMPDOWN2. 5203 - VIEW OF BACK YARD16'-5 1/2"9'-0"LINE OF FLOORABOVE8. LOOKING SOUTH FROM 52032.114804.BUILDINGDESIGN1501524. 3609 - VIEW OF SIDE YARD9. VIEW OF EXISTING DUPLEX154N88d43'49"W 92.00'1565211 37THAVENUE SOUTH5. 5203 - VIEW OF SIDE YARDPHOTO KEY PLAN.EDG PACKAGE I DAVID VANDERVORT ARCHITECTS16005.CODEDEPARTURES15810. VIEW OF EXISTING DUPLEXPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 201811
BLOCK FACE STUDY.37TH AVENUE NSTANDARDSSOUTH DAWSONSTREETVIEW FROM 37TH AVENUE SOUTH. LOOKING EASTPROPOSEDPROJECT SITE04.BUILDINGDESIGNSOUTH DAWSONSTREET05.CODEDEPARTURESVIEW FROM 37TH AVENUE SOUTH. LOOKING WEST12PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018EDG PACKAGE I DAVID VANDERVORT ARCHITECTS
BLOCK FACE STUDY.SOUTH DAWSON STREET.01.PROJECTINFORMATIONRENTON AVENUESOUTH37TH AVENUESOUTH02.SITEANALYSISVIEW FROM SOUTH DAWSON STREET. LOOKING NORTHPROPOSEDPROJECT SITE03.DESIGNSTANDARDS04.BUILDINGDESIGN37TH AVENUESOUTHRENTON AVENUESOUTH05.CODEDEPARTURESVIEW FROM SOUTH DAWSON STREET. LOOKING SOUTHEDG PACKAGE I DAVID VANDERVORT ARCHITECTSPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 201813
SUN / SHADOW STUDY.IMPACTS ON SURROUNDINGS.01.PROJECTINFORMATIONMARCH 21ST. 9:00 AMMARCH 21ST. NOONMARCH 21ST. 3:00 PMJUNE 21ST. 9:00 AMJUNE 21ST. NOONJUNE 21ST. 3:00 GN05.CODEDEPARTURES14PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018EDG PACKAGE I DAVID VANDERVORT ARCHITECTS
SUN / SHADOW STUDY.IMPACTS ON SDECEMBER 21ST. 9:00 AMEDG PACKAGE I DAVID VANDERVORT ARCHITECTSDECEMBER 21ST. NOONDECEMBER 21ST. 3:00 PMPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 201815
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CODE RESEARCH.ZONING DATA.PROJECT SITELR-2C2-6510,120 SFZoning:LR-2ECA:N/A (SITE INCORRECTLY MAPPED AS STEEP SLOPE, EXEMPTION UNDERWAY)Commercial Use:N/AResidential Use:45 SEDU UNITSFAR:1.3 PER TABLE A 23.45.510 (TABLE B 23.45.510)HEIGHT:30’ PER TABLE A 23.45.514 (TABLE B 23.45.514)SETBACKS:FRONT: 5’ MINIMUM PER TABLE A 23.45.518LR-2SF-500001.PROJECTINFORMATIONLot Area:SIDES:7’ AVERAGE / 5’ MINIMUM PER TABLE A 23.45.518REAR:15’ PER TABLE A 23.45.518 (NO ALLEY)PARKING:NONE REQUIRED PER TABLE B 23.54.015 MBICYCLE PARKING:.75 BIKE PARKING SPACE PER SEDU UNIT PER TABLE D 23.54.015AMENITY AREA:25% OF LOT AREA, HALF OF WHICH IS REQUIRED AT GROUND LEVEL PER 23.45.522 AGREEN FACTOR:A GREEN FACTOR SCORE OF 0.6 IS REQUIRED FOR THIS SITE PER UILDINGDESIGN05.CODEDEPARTURESEDG PACKAGE I DAVID VANDERVORT ARCHITECTSPROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 201817
DESIGN STANDARDS.DESIGN NARRATIVE.01.PROJECTINFORMATION02.SITEANALYSISCS1: Natural Systems and Site FeaturesC.1 Land Form:This site slopes down to the NE corner along both Dawson and 37th Ave. Dawson is the natural site entry due to existing grade and other factors. Our proposalresponds to the land form by daylighting to the Dawson side for pedestrian andservice access points. The remainder of the building is then set into the hillside as away of reducing perceived mass.C.2 Elevation Changes:While entry is taken from Dawson, the shared amenity space is oriented behind thebuilding at the next level up. This helps maintain privacy for the amenity court andallows the dwellings to orient to the street.CS2: Urban Pattern and Form03.DESIGNSTANDARDS04.BUILDINGDESIGNB.2. Connection to street:It is clear from visiting the site that Dawson is the primary access street adjacentto this site. It is a major walking route from this site to the shops and restaurantsof Columbia City, as well as transit access. The 37th Ave side of the site is muchmore residential and is quite a bit steeper. As such, we elected to orient dwellingunits to this street face, but not to have direct pedestrian access on this side. Notethat there is no planting strip along Dawson street, and that part of our preferredscheme is to provide a planting strip on our property to allow for street tree planting.We have also elected to site the building further back from Dawson in order to allowspace for front entry and service functions and to better address the neighborhoodcontext.05.CODEDEPARTURESC.1. Corner Sites:As mentioned above, we have determined that access from Dawson street isideal for this building. In locating the building entry, we worked to get the buildingentry as close to the corner of the site as possible. This helps to focus activity andinteraction at the most easily accessed portion of the site. Service entries are heldas far west along Dawson as possible, so that there is a clear hierarchy betweenbuilding access points.D.3 Zone transition:The site to the south is a single family zone, with detached homes built on them.18PROJECT # 3029728 I 5203 37TH AVENUE SOUTH I JANUARY 2018We have reduced the impact to this less intensive zone in the following ways: The required rear yard (adjacent to the SF zone) is 15’. We are increasing thissetback distance to 17.75’. Height and bulk: Single family zoning height limit is 30’. The façade that facesthis single family zone will be less than 30’ in height in order to maintain consistency with a single family use. There is a significant grade change along the south boarder of our site, adjacent to the SF zone. The site to the south is about 14’ higher than our proposed first floor elevation. Since the SF house perches above our site, whichhelps to reduce the impact of our proposed apartment building. This site really creates a transition from the single-family nature of 37th Ave,and the more heavily trafficked Dawson Street. Our concept is to keep theperceived bulk smaller on the south side of the site and express a taller façadealong Dawson Street. Since we are north of the single family site, and below it, the proposed projectwill not cast any shadows on the lower-intensity zone.D.5 Respect for Adjacent Sites:Our preferred scheme orients dwellings toward the streets and toward our sharedoutdoor amenity space. Units on the south side of the building orient east and west,not to the south. This will help to protect the privacy of house to the south.CS3: Architectural Context and CharacterB.2. Evolving Neighborhoods:Columbia City is a part of Seattle undergoing a significant transformation. Thereare many newly renovated older structures on and around Rainier, but the neighborhood around Columbia City is being redeveloped at a rapid rate. Our project utilizesmore contemporary forms, but will be modulated in such a way as to relate better tothe single family structures to the south and west of our site.PL1: ConnectivityB.1 Pedestrian Infrastructure:After visiting the site, we have concluded that the best pedestrian access for the siteis from S Dawson Street. Dawson is a natural pedestrian connector to services andlocal amenities which this project will rely on. 37th Ave is a very steep incline andfeels like a smaller-scale connection to the residential neighborhood to the south.EDG PACKAGE I DAVID VANDERVORT ARCHITECTS
DESIGN STANDARDS.DESIGN NARRATIVE.C.1 Selecting Activity Areas:Our proposed at-grade amenity space is oriented to the south in order to providebetter solar exposure.PL2: WalkabilityA.1. Access for All:Dwelling units and in-building services are located at the ground level will be fullyaccessible. The entry sequence from S Dawson Street provides the most easilyaccessed connection from the neighborhood possible. An outdoor ramped pathwaywill provide connection from the ground level to the outdoor amenity area at the SWportion of the site.B.1 Eyes on the Street:By orienting dwellings to the street, we help to ensure a sense of security for allbuilding occupants.B.2 Lighting for Safety:Lighting will be provided along all exterior pathways and access points in order tocreate a safe and secure environment.C1 Location and coverage (weather protection):All building entries will be provided with generous overhead weather protection.PL3: Street Level InteractionA.1.c Common Entries to multi-story Buildings:This building will have two entry points along S Dawson Street: The main entry willbe clearly identified by location (near the corner), size (width-appropriate), weatherprotection and signage. The secondary entry will be set back from the street andwill be used for service functions, such as bicycle storage and required exiting.DC2: Architectural ConceptA.1 Site Characteristics and Uses:We have arranged the massing of our building to take advantage of the streetcorner, orienting as many of the dwellings as possible to the street. The “L” formedby this arrangement creates a perfect location for our at grade amenity space at therear of the site.A.2 Reduce Perceived Mass:The facades of the building are broken into blocks, each of which is roughly the sizeof an average single family house façade. This helps create a sympathetic transition from the commercial areas north of the site to the single family areas to thesouth and west.02.SITEANALYSISDC4: Exterior Elements and FinishesA.2 Climate Appropriateness:From a form standpoint, we are proposing shed roof overhang on this building,which will provide protection to all exterior materials. Overhangs are also in keepingw
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