Seattle Homes: Projects Under Construction

Residential real estate projects currently being built in Seattle

200 2ND AVE W, Seattle WA

Link to PDF of full Design Review Application for 200 2ND AVE W

June 23, 2015: Land Use Application to allow a 7-story structure containing 78 apartments above 2 live-work units in an environmentally critical area. Parking for 70 vehicles will be located below grade. Existing structure to be removed.

Jan. 13, 2017: Permits issued.

DEVELOPMENT GOALS

The owner’s aim is to create a market rate rental community that appeals to a wide range of Queen Anne neighborhood residents. The development will be designed in keeping with the specific character of the surrounding neighborhood context in it’s architectural elements, building scale, and massing. We are committed to using quality, long-lasting materials, and an aesthetic design that appeals to and blends with the neighborhood. The proposed building is a 78-unit, five-level wood frame over two-level concrete. The design will include live-work units on the ground level and 70 stalls in the parking garage accessed via 2nd Ave W.

Proposed Building Summary:
* FAR Building Area: 67,943 SF
* Residential Unit: 78 Units
* Parking: 70 Parking Stalls

FLOOR AREA RATIO
Floor area ratio calculations: (23.47A.013)
Max. FAR for total of Mixed-Use structure: 4.75
Lot Area: 14,4314 sq ft
14,314 sq ft x 4.75 = 67,992 sq ft Allowable FAR

Gross Areas:
Parking Level 1: Underground Story (Exempt)
Level 1: Partially Underground Story = 4,370 SF
Level 2: Partially Underground Story = 6,666 SF
Levels R3 – R7: 11,410 SF X (5 Levels) = 56,825 SF
Total Gross Floor Area = 67,943 SF
67,943 SF (Provided) < 67,992 (Allowable) = OK

219 1ST AVE N, Seattle WA

Link to PDF of full Design Review Application for 219 1ST AVE N

July 31, 2014: Land Use Application to allow a 6-story structure containing 45 residential units above 1,724.73 sq. ft. of commercial space. Parking for 5 vehicles to be provided. Existing structures to be demolished.

Aug. 18, 2015: Permits issued.

DEVELOPMENT OBJECTIVES

The proposed development will create an urban-infill mixed use building with approximately 45 dwelling units and 1725 square feet of commercial space. Parking is not required, but some parking (5 stalls) will be provided within the building on the ground level. 12 bicycle storage spaces for residents and 2 short term bicycle storage spaces for the commercial use will also be provided. The structure will follow the topography of the site. Amenity space for the residents will be located on the courtyard level roof above the garage and upper rooftop deck providing outdoor comfort and views of the city.

SITE DESCRIPTION

The site is located at 219 1st Ave N, just southwest of Key Arena in the Lower Queen Anne neighborhood. It is zoned NC3-65 and is within the Uptown Urban Center in the Uptown Urban Character Area. The site is just a couple of blocks to the west of the Seattle Center and major city destinations such as the Space Needle, Pacific Science Center, Experience Music Project, Seattle Children’s Theater, McCaw Hall, Fischer Pavilion and Memorial Stadium. Myrtle Edwards Park and Olympic Sculpture Park are both located a few blocks southwest of the project site.

The neighborhood is a mix of office, commercial, mixed use and multifamily uses. The site has views of the Puget Sound to the south and west and the Space Needle to the east.

There are currently two existing 1-story buildings on the site, each comprising of one retail use and 3 apartment units. There is a 3-story apartment building to the north and a 1-story commercial building with a surface parking lot to the south. There is a surface parking lot to the east across 1st Ave N. and a 7-story mixed-use residential building to the west across the alley.

The project site slopes down approximately 5 feet from the northeast to the southwest. There are no environmentally critical areas or other natural features on the site.

1116 5TH AVE N, Seattle WA

Link to PDF of full Design Review Application for 1116 5TH AVE N

May 11, 2016: Streamlined Design Review Application to allow a 3-story building containing seven (7) residential townhouse units. Parking for seven vehicles to be provided within the structure. Existing single family residence to be demolished.

Permits issued.

2015 2ND AVE, Seattle WA

Link to PDF of full Design Review Application for 2015 2ND AVE

Jan. 14, 2008: Land Use Application to allow a 39-story building containing 7,733 sq. ft. of retail and 244 residential units above. Parking for 305 vehicles to be provided above and below grade. Project includes 32,400 cu. yds. of grading. An Addendum to the EIS prepared by City of Seattle. (Downtown Height and Density Changes - January 2005) to be prepared.

March 25, 2009: Permits issued.

Project Vision Statement
2015 2nd avenue

The project site is on the northwest side of the intersection at Second Avenue and Virginia Street, the crown of the hill signifying the highest point in Belltown. As such, the site deserves a prominent structure that acknowledges it’s place in the city as an entry point to the north market area and Victor Steinbrueck Park, as well as a prominent part of the transition from Downtown to Belltown.

The project’s block is on the south edge of Belltown, downtown Seattle’s most dense residential neighborhood and sits across First Avenue from the Pike Place Market district. The Project vision is to continue the residential density of the neighborhood and include ground-floor retail where possible to enhance the pedestrian environment.

2015 2nd Avenue will adhere to the full height and narrow profile of the city’s land-use code provisions adopted in April of 2006. The residential tower will be slender and unique above a 65 foot-high base which has been crafted to respond nimbly to context and use. Below the street-level will be residential parking; street level will contain retail, the residential lobby and residential services; the five floors above the street level will contain perimeter townhouses and work studios, parking and amenities all for the residents of the building. Considerations from and for the two existing residential towers on the block have helped shape and mold the tower. A balance has been struck between the needs of this design proposal and concerns we have heard from the community. Maintaining this balance will require continued support from the board for the listed departures which make the tower shaping and positioning possible.

2134 WESTERN AVE, Seattle WA

Link to PDF of full Design Review Application for 2134 WESTERN AVE

Dec. 12, 2014: Land Use Application to allow an 8-story structure containing 152 residential units above 5,934 sq. ft. of retail space. Parking for 153 vehicles to be provided below grade.

Sept. 10, 2015: Permits issued.

PROJECT SUMMARY

The proposed building located at 2134 Western Avenue in Downtown’s DMR/C 85/65 zone within the Belltown Urban Center Village overlay. The proposed building will be 7 levels of residential over 1 level of commercial containing 152 units, 5,655 square feet of retail and 153 parking stalls. All parking will be accessed from the alley allowing for continuous and uninterrupted sidewalks. The lot fronts Western Avenue (a class II pedestrian street) to the west, Blanchard Street (a designated green street) to the north, a shared alley to the east and a shared property line to the south. The site area is 120’x180’ and the site slopes down approximately 13’ from east to west along Blanchard Street.

1430 2ND AVE, Seattle WA

Link to PDF of full Design Review Application for 1430 2ND AVE

May 5, 2010: Land Use Application to allow a 35-story structure with 290 residential units above 14,850 sq. ft. of retail & restaurant space. Parking for 389 vehicles to be provided below grade. Review includes removal of 79 surface parking spaces. Project also includes 59,840 cubic yards of grading.

Aug. 15, 2012: Permits issued.

PROJECT HISTORY

The 2nd and Pike project started the Design Review process with an Early Design Guidance (EDG) meeting and presentation on July 15, 2004. In April of 2006, the city council enacted major revisions to the downtown zoning code which resulted in a re-consideration of the development proposal. The design team presented a revised EDG packet on July 20, 2006. The Design Review Board (DRB) provided valuable feedback and recommendations. In July of 2007, an opportunity was presented to the 2nd and Pike project with the addition of Candela Hotels to the project team. The design team underwent a formal adn thorough revision to the program in response to this partnership. The DRB provided additional feedback in response to a revised EDG presentation on May 27, 2008. In 2009, the project trajectory was adjusted again with the removal of the Candela Hotel program. An EDG meeting to review the new program for the 2nd & Pike Tower took place on February 10,2010. Illustrated in this DRB booklet, are additional residential units to replace the hotel program, ground level retail spaces part of a landscaped and public ground fl oor, new public amenity spaces on upper levels, additional parking and storage for residents in the tower’s below grade levels, as well as responses to the EDG meetings’ design recommendations.

VISION STATEMENT

The 2nd & Pike Tower will provide the missing link in the pedestrian intensive Pike/Pine corridor. The project will restore this once signifi cant corner to its place as an iconic landmark and extension of the region’s ambition. It will respond to its unique location and history with a multifaceted building which is both transparent and dynamic. The southeast corner of 2nd Avenue and Pike Street was the home to the MacDougall Southwick Department Store from the turn of the 20th century until 1964. Once the center of the Seattle Retail Core and across the street from the Bon Marche, the area began to experience a downturn once the core began to move East. The area eventually became neglected and urban renewal resulted in the destruction of many of the adjacent historic buildings. The 2nd and Pike intersection has since been relegated to serving the retail core by providing surface and garage parking. The goal of this project is to inject the site with a vitality and humanity it has not seen for decades. Urban Visions has established itself as a leading force in large sustainable designed projects. The 2nd & Pike Tower will be the culmination of this commitment. The building will achieve LEED Certifi cation. A large street level restaurant and upper level Skybar with roof decks will further ensure the building’s engagement with its neighborhood and contribute to the richness of the Pike/Pine Corridor.

2116 4TH AVE, Seattle WA

Link to PDF of full Design Review Application for 2116 4TH AVE

Sept. 26, 2008: Land Use Application to allow a 40-story building containing 2,743 sq. ft. of ground level retail with 365 residential units above. Parking for 329 vehicles to be provided above and below grade. Project includes 34,500 cu. yds. of grading. Existing structure to be demolished. An Addendum to the Downtown Height & Density Changes Environmental Impact Statement (2005) has been prepared.

June 17, 2011: Permits issued.

Project Vision Statement

HAL Real Estate Investments, Inc. is proud to present 2116 4th Avenue, a 40-story tall residential tower with 359 units, 2,697 sf of ground floor retail and 324 parking stalls.

Rising from a mid-block, 12,969 sf site next to the Cinerama theatre in the heart of Belltown, this 400 foot tall high-rise residential tower will embody the Northwest high-rise design principal of tall, thin and sustainable towers that allow for abundant light and openness to reach the street, enhance the skyline and create a lively and safe streetscape.

The base of the tower will feature high-ceilinged and highly transparent retail space that will provide inviting and vibrant activation. Careful attention will be given to the ground plane in an effort to create a rich pedestrian experience, by incorporating lush landscape / hardscape treatments, contiguous overhead weather protection, and sophisticated lighting and graphic treatment.

The podium of the tower will house four floors of above-grade parking above the retail. The façade of these parking levels will be animated with work studios covering approximately 55% of the façade, and will be treated with a dynamic and artistic architectural expression. The intent is to create a visual landmark that celebrates this specific location, in a way that achieves an architectural dialogue with the neighboring Cinerama Theatre.

The façades of this sculpted tall and slender tower are broken down into smaller vertical elements that help to create a slender look and graceful scale. The top of the tower is sculpted in an effort to enhance the Seattle skyline. Taking cues from the Cinerama location, the rooftop level will accommodate a one of a kind garden terrace featuring an outdoor projection cinema.

With a Seattle sensibility, the 2116 4th Avenue high-rise residential tower will capture and foster a sense of authenticity, unpretentious charm and elegant but understated design. The tower will feature an array of amenities that both bring people together and let them create the type of individual urban lifestyle they desire.

210 WALL ST, Seattle WA

Link to PDF of full Design Review Application for 210 WALL ST

April 6, 2016: Land Use Application to allow a 24-story structure containing 275 apartments above 11,289 sq. ft. of ground floor retail. Parking for 247 vehicles will be located below grade.

Permits issued.

DEVELOPMENT DETAILS

The proposed project is 24-story mixed-use building with below-grade parking.

The basic program includes:
• Approximately 275 apartments
• Approximately 10,000 gsf of street-level commercial area
• Approximately 250 below-grade parking stalls

PROJECT GOALS
• Create a vibrant pedestrian and retail street experience for the
neighborhood
• Develop a residential community appropriate for its place, that is “of
the Belltown neighborhood”, and provides a playful, active environment
for the local community to engage
• Reinforce concepts from the ‘growing vine street’ movement,
emphasizing vine street as a pedestrian-oriented green street

19 W HARRISON ST, Seattle WA

Link to PDF of full Design Review Application for 19 W HARRISON ST

Jan. 20, 2015: Land Use Application to allow a 7-story structure with 71 residential units above 713 sq. ft. of eating and drinking establishment. Project also includes 4 live-work units and enclosed parking for 43 vehicles to be provided at and below grade. Existing structure to be demolished.

Nov. 24, 2015: Permits issued.

Development Objectives:

This project is being developed by Calfox LLC and their developer, Barrientos LLC.

The surrounding context includes residential uses intermixed with newer mixed use developments to the south and west and east of the site. There are also some older two and three story commercial and residential projects in the immediate neighborhood. The context is evolving rapidly - within just a few blocks there are several projects under construction, and new applications for development are pending throughout the district.

The site is characterized by its corner location and 15’ of grade change from the NE corner to the SW corner of the parcel. There is approximately 8’ (7%) of grade change along the W Harrison St frontage, and another 7’ (6%) of slope along the 1st Ave W frontage. The site is serviced by an improved alley along the east side.

The project seeks to develop 73 units of urban multifamily housing within this established residential neighborhood. The project seeks to respect its context in both use and scale and to offer an appropriate scale and presence to its immediate neighbors. No vehicle parking is required, but the project proposes a ratio of approx 0.57 vehicle parking stalls/unit. In addition, the proposal is planning to exceed the code requirement with a target of 1 bike parking stall per unit.

Programmatically the building proposes to provide a retail space at the corner of 1st Ave W and W Harrison St as well as 2 live/work units along 1st Ave W. The building plans to offer several amenities, including a bicycle service and storage area and a common recreation area at the roof level of the project. A private interior courtyard will be available to the tenants at Level 3 as well.

SUMMARY
STORIES: 7 ABOVE GRADE
GROSS FLOOR AREA: 90,239 SF
NUMBER OF RETAIL TENANCIES: 1
NUMBER OF LIVE/WORK UNITS: 2
NUMBER OF RESIDENTIAL UNITS: 73
# OF PARKING STALLS: 43 - 30 BELOW GRADE & 13 AT ALLEY LEVEL

1249 5TH AVE N, Seattle WA

Link to PDF of full Design Review Application for 1249 5TH AVE N

Aug. 19, 2015: Land Use Application to allow three, three-story structures containing two townhouses (for a total of six units) in an environmentally critical area. Parking for 12 vehicles to be provided below grade. Existing structure to be demolished.

Sept. 23, 2016: Permits issued.

DESIGN GUIDANCE PROPOSAL

PROPOSED PROJECT: The applicant proposes three buildings of 3-4 stories each containing two town home units in each building. The three buildings will be constructed on a common podium structure containing a garage for 12 vehicles.

DEVELOPMENT OBJECTIVES: The objectives are to provide a high quality town home development.

ZONING: The site is zoned LR3 with a small portion at the west side of the site zone SF5000. The adjacent properties that surround the site to the north and south also have the zoning designation of LR3. Adjacent properties to the west are zoned SF 5000.

EXISTING CONDITIONS: The site is located on 5th Avenue N. There is currently an older 5-unit apartment building on the site with structured parking along the street front.

CONTEXT: The area is on the east slope of Queen Anne Hill. There is a mixture of mid-century apartment buildings and single family homes

ADJUSTMENTS OR DEPARTURES: An adjustment of the required side yard setback on the North side is requested to be 2'6" instead of 5'. The adjacent North property is 30' of unimproved right of way for Lee street.

1228 5TH AVE N, Seattle WA

Link to PDF of full Design Review Application for 1228 5TH AVE N

Dec. 12, 2014: Land Use Application to allow 4, 3-story structures containing 10 townhouse units in an environmentally critical area. Parking for 10 vehicles to be provided below and at grade. Existing structures to be demolished. Environmental Review includes future Full Unit Lot Subdivision.

Feb. 4, 2016: Permits issued.

OBJECTIVES

The project proposes to demolish the existing single family structures and construct ten new townhomes, centered around a shared courtyard. The structures will be three stories tall with 7 below-grade parking spaces and 3 parking spaces at grade, all accessed from the alley. Jan. 13, 2017: Permits issued.

Number of Residential Units 10
Amount of Lot Square Footage 9,900
Number of Parking Stalls 13

Sustainability
Achieve a minimum of 4-Star Built Green.
Maximize building performance and utilize reclaimed materials.

Community
The proposal will be designed around a central courtyard at the center of the site. A walkway from 5th Ave N will connect to the courtyard, the homes at the rear of the site and parking at the alley.

119 15TH AVE, Seattle WA

Link to PDF of full Design Review Application for 119 15TH AVE

March 8, 2011: Land Use Application to allow a three-story, four-unit townhouse structure. Parking for four vehicles to be provided within the structure. Existing residential structure to be demolished.

Feb. 25, 2014: Permits issued.

Site Opportunities

The site has great access to westerly downtown views. There is a 9’ slope down to the west evenly across the site, providing an opportunity to terrace the townhouse units to create visual interest and provide staggered access to views. An existing alley and curbcut to the south of the site can provide easy vehicular access. Future residents will enjoy close proximity to retail, public amenities, transit, and work opportunities.

Site Constraints

Small lot footprint (48’ x 80’) makes placement of 4 dwelling units difficult and frontage along 15th Ave is narrow. Future development to the south may hamper solar access to a portion of the site.

1613 S LANE ST, Seattle WA

Link to PDF of full Design Review Application for 1613 S LANE ST

Nov. 30, 2015: Land Use Application to allow two, 4-story apartment buildings containing a total of 13 units (8 units in one and 5 units in the other).

Permits issued.

STATEMENT OF OBJECTIVES: PROJECT SUMMARY

This site is on a vacant parcel of land in the Southeast area of Seattle. Rainier Ave. is the closest arterial to the west of the site, with S. Jackson to the north and S. Dearborn to the south. There are no existing trees located on the parcel and the adjacent property to the west is also a vacant lot. The lot located to the east of the property has an existing non-conforming side setback condition at the lot line between these two parcels with two multi-family buildings, however, both lots (1613 South Lane St. and 1617 South Lane St.) are under the same ownership. The proposed site has an ECA steep slope descending to the south and a variance has been granted to develop into this slope.

The site is located in an LR-3 urban overlay zone (23rd and Union-Jackson) and is close to major bus routes including the #7 &14 with service to the downtown area and the #4 & 48 running north and south along 23rd. As the site is located in a Residential Urban Village overlay zone, close to public transportation, parking is not required for the project.

The site is located in a transition zone regarding the neighboring developments and uses. To the west and northwest of the site are commercial developments part of Rainier Avenue's commercial corridor. Directly to the east, south and northeast of the site are multi-family developments transitioning to single family residential zones. This project site is part of the multi-family buffer zone between the commercial developments to the west and the single family zones to the east.

The proposal is to construct a new 13 unit apartment building consisting of 4 floors (3 units per floor) and one unit at a basement level. No commercial space or parking will be provided. The total proposed height for the design is 38'-4" with a maximum allowable height of 40'-0."

Design review is required due to exceeding the threshold for allowable dwelling units. The zoned threshold for the site is 8 units compared to the proposal for 13 units. The design plans to meet the city's design guidelines by developing a project of appropriate massing and scale keeping with the context of the neighborhood while developing a residential edge and zone transition in the buffer between commercial developments and single family homes. The project also accommodates an amenity area contributing to community between the project site and the adjacent parcel: 1617 South Lane St.

213 18TH AVE, Seattle WA

Link to PDF of full Design Review Application for 213 18TH AVE

Feb. 1, 2016: Streamlined Design Review application proposing a 3-story structure containing 3 townhouse units with attached garages. Existing single family residence to be demolished.

Permits issued.

PROJECT INFORMATION

  • ADDRESS: 213 18th Ave, Seattle, WA 98122
  • ZONE: LR2
  • DPD #s: 3022629
  • APN: 1934800205
  • OWNER: BLACKHAWK INVESTMENTS, LLC
  • CONTACT: Amy Helmick (Playhouse Design Group)

PROJECT PROGRAM

LOT SIZE: 3,372 SF
APPROX FAR: 4,040 (4,046 sf allowed), (Far 1.2 if the project meets the standards of subsection 23.45.510.C.)
PARKING: 3 in attached garages
BUILDING TYPE: Townhouses
UNIT COUNT: 3
UNIT SIZES:
1,308 sf gross heated (north unit)
1,298 sf gross heated (middle unit)
1,326 sf gross heated (south unit)
Building Total: 3,932 sf gross heated
# OF STORIES: 3 + stair tower

PROJECT OBJECTIVES

The proposed site's current use is a Four-plex. The lot is approximately 2,468 sf located mid-block between E Alder St and E Spruce St in an LR2 zone. This is within a frequent transit corridor and the 23rd & Union Residential-Jackson Urban Village overlay zone. This proposal is to demolish the existing multifamily structure and to construct 3 townhouses. Each of the proposed structures will be 3 stories (+ stairtower at townhouses) with roof decks and attached garages. 

The proposed project will achieve a 4-star Built Green certification to maximize building sustainability and performance.

The project is located in the Central District which is a diverse area of increasing density with many neighborhood shops, dining and services within walking and biking distance. We are proposing a pedestrian friendly design (through the use of engaging shapes, color and abundant tiered landscaping). This proposal will increase the density to what it is zoned for. Quality construction and landscape design will add to the sense of community with a modern architectural solution.

1106 23RD AVE S, Seattle WA

Link to PDF of full Design Review Application for 1106 23RD AVE S

April 6, 2016: Streamlined Design Review application to allow a 3-story building containing five residential units. Surface parking for four (4) vehicles to be provided. Existing single family residence to be demolished.

Permits issued.

PROPOSAL
1106 23rd Ave S is currently (1) SFR. The applicant proposes to remove the existing SFR and develop the site with (5) new townhouses and (4) open parking stalls.

KEY METRICS
Zone: LR2
Lot size: 5,249 SF
FAR: 5,249 sf x 1.2 = 6,298 sf allowed (th/s+built green+paved alley)
6,298 sf/ 5 units = 1,259.6 sf per unit (inside face of walls)
Structure Height: 30’ + 4’ Parapet Allowance & 10’ Penthouse
Units: 5
Parking: 4 stalls off alley
*Qualifies for Frequent Transit

ANALYSIS OF CONTEXT
Our site is located near Judkins Park in the Atlantic neighborhood directly off 23rd Ave S. The neighborhood is a strong residential neighborhood with a mixture of older single family homes and newer multifamily development. East of the alley at the rear of the site is a small p-patch community garden. The site has great views towards downtown, Beacon Hill, and Mt. Rainier.

831 29TH AVE S, Seattle WA

Link to PDF of full Design Review Application for 831 29TH AVE S

March 9, 2015: Streamlined Design Review for a 5 unit townhouse structure with surface parking for three vehicles located on the site. Existing single family dwelling unit to be demolished.

Permits issued.

Proposal
831 29th Ave S is currently a lot with (1) SFR. The applicant proposes to demolish the existing SFR and develop the site with five townhouses.

Key Metrics:
Zone: LR2
Lot size: 5,151 SF
Total Building Area:
FAR: 5,151 sf x 1.2 = 6,181 sf allowed (th/s + built green)
6,181/5 unites = 1,236 sf per unit (inside face of walls)
Structure Height: 30’ + 4’ Parapet Allowance & 10’ Penthouse
Units: 5
Parking Stalls: (frequent transit)
(3) open stall, residential

Analysis of Context:
The structures surrounding this site consist of a mix of single family residence and multifamily residences between 2 and 3 stories. Territorial views from the site southwest towards Mt. Rainier and the Rainier Valley.

1801 S JACKSON ST, Seattle WA

Link to PDF of full Design Review Application for 1801 S JACKSON ST

Oct. 7, 2013: Land Use Application to allow a 5-story structure consisting of 152 residential units, eight live/work units and 15,000 sq. ft. of commercial. Parking for 137 vehicles to be provided within the structure. Project includes 13,500 cu. yds. of grading. Existing structures to be demolished.

Oct. 22, 2014: Permits issued.

EXISTING SITE

7 tax parcels located on the approximate western three-quarters of the block bounded by South Jackson Street on the north, 18th Avenue South on the west and an alley on the south. 19th Avenue South dead-ends at S Jackson Street in the eastern portion of the site.

The parcel is approximately rectangular, measuring approximately 415 feet long and 110 feet wide and contains of approximately 45,737 sf. The site slopes approximately 26 feet from NE to SW.

PROJECT PROGRAM
Number of Residential Units: 160
Number of Parking Stalls: 138
Area of Residential Uses: Approximately 115,000 sf
Area of Retail Uses: Approximately 14,000 sf
Area of Parking Garage: Approximately 36,000 sf
Total Area: Approximately 188,000 sf

PROJECT VISION
• Provide a visually attractive building from near and far
• Provide desirable homes and common areas for residents that respond to site forces, such as views.
• Provide elegant transition in massing between adjacent properties to the north and south.
• Enhance the emerging pedestrian environment.
• Develop the site to the highest and best use.
• Provide 10’ landscape buffer at the 40’ wide alley behind the project site.

304 26TH AVE S, Seattle WA

Link to PDF of full Design Review Application for 304 26TH AVE S

Dec. 8, 2014: SEPA-Streamlined Design Review for 2, 3-story, 3-unit townhouses with parking located within the structures. Existing structures to be demolished.

Dec. 9, 2014: Permits issued.

PROJECT INFORMATION
ADDRESS: 304 26th Ave S, Seattle, WA 98144
DPD #: 3015176 \ 6362054
OWNER: Modern Homes, LLC
APPLICANT: Playhouse Design Group, LLC
CONTACT: Yueann Wu

PROJECT PROGRAM
BUILDING TYPE: Townhouses (2 structures)
UNIT COUNT: 6 (3 in each structure)
UNIT SIZES: Approximately 1400 sf
ABV.-GROUND STORIES: 3 + Penthouse
PARKING STALLS: 4 (Madison-Miller urban village)
APPROX FAR: 8615.5sf (FAR of 1.2 used),
Priority Green
LOT SIZE: 7,200sf

PROJECT OBJECTIVES

The proposed site’s current use is a single family residence. It is approximately 7200 square feet in LR2 zone. The property is located at the mid-block between S Washington Street and S Jackson Street on 26th Avenue S. The project is proposed to demolish the existing single family structure and to construct 2 structures, each with 3 townhouses (total 6 units), in the 23rd & Union-Jackson Residential Urban Village. The proposed structures will be three stories tall with garage parking in each unit.

The proposed project is to achieve a minimum of 4-Star Build Green certifi cation to maximize building sustainability performance.

23rd & Union-Jackson Residential Urban Village areas are in a higher dense and diversity living with many neighborhood shopping, dining and services within walking distance. We are proposing a pedestrian friendly design to accommodate the sense of community with a modern architectural solution.

3717 S DAWSON ST, Seattle WA

Link to PDF of full Design Review Application for 3717 S DAWSON ST

April 19, 2016: Land Use Application to allow two 3-story, two-unit townhouse structures (four units total) in an environmentally critical area. Parking for four vehicles to be provided. Existing structure to be demolished. Environmental review includes future unit lot subdivision.

Permits issued.

PROJECT OVERVIEW

Site Location: 3717 S. Dawson Street
Site Zoning: LR2
Permitted Use: Multifamily- 5 townhouse units, no commercial space proposed.
SEPA Review: No (Less than 20 dwelling units in LR2 inside of Urban Center)
Site Area: 6,907 sf

4561 M L KING JR WAY S, Seattle WA

Link to PDF of full Design Review Application for 4561 M L KING JR WAY S

March 17, 2015: Land Use Application to allow a four-story mixed-use building containing 96 apartment units above two live-work units and 7,226 sq. ft. of commercial space. Parking for 82 vehicles to be provided in a below grade garage.

Sept. 6, 2016: Permits issued.

3621 COURTLAND PL S, Seattle WA

Link to PDF of full Design Review Application for 3621 COURTLAND PL S

Aug. 13, 2014: Land Use Application to allow 3, 3-story, 3-unit townhouse structures (9 units total) in an environmentally critical area. Surface parking for 6 vehicles to be provided. Existing structure to be demolished. Environmental review includes future unit lot subdivision.

March 4, 2015: Permits issued.

DEVELOPMENT OBJECTIVES

 The proposed project at 3621 Courtland PL S will create three new residential buildings - three townhouse units in each building, for a total of 9 townhouses. The project will provide 6 surface parking stalls accessed from the alley, with a shared driveway with DPD project # 3017345. The goal for this project is to create an attractive modern community that complements the rich character of the neighborhood. The existing duplex will be demolished. DPD Project #3017274 King County Assessor Parcel Numbers: 983420-1300

PROJECT SUMMARY

Lot Size: 10,123 SF Proposed - Pending LBA # 3017486 (Parent Lots: 12,254 SF + 5,106 SF)
Zoning: Lowrise Residential (LR-2), North Rainier Hub Urban Village
Overlay: Southeast Seattle Reinvestment Area and Rainier/Genesee Business District, Frequent Transit Corridors
Townhouse FAR - 1.2 (Meeting standards of 23.45.510.C)
Allowable FAR - 10,123 * 1.2 = 12,147 SF

Building 1 FAR – 3,855 SF
Building 2 FAR – 3,855 SF
Building 3 FAR – 4,052 SF
Total FAR proposed – 11,762 SF
Proposed FAR meets the requirements of SMC 23.45.510 C

Parking Required = 0 stalls (Under North Rainier Hub Urban Village and Frequent Transit)
Parking Proposed = 6 surface stalls (small)

Amenity Space Required = 25% of Lot area. 10,123 * .25 = 2,531 SF
Proposed Public Amenity Area at Ground level = 1,395 SF
Proposed Private Amenity Area at Ground level = 2,742 SF
Total proposed Amenity Area at Ground level = 4,137 SF = 40.9% of lot area

3629 COURTLAND PL S, Seattle WA

Link to PDF of full Design Review Application for 3629 COURTLAND PL S

May 23, 2014: Land Use Application for Streamlined Design Review to allow two, 3-story, three unit townhouse structures (6 units total). Surface parking for six vehicles to be provided at rear of property. Existing structure to be demolished.

Permits issued.

DEVELOPMENT OBJECTIVES

The proposed project at 3629 Courtland PL S will create two new residential buildings - three townhouse units in each building, for a total of 6 townhouses. The project will provide 6 surface parking stalls accessed from the alley, with a shared driveway with DPD project # 3017274. The goal for this project is to create an attractive modern community that complements the rich character of the neighborhood. The existing duplex will be demolished. DPD Project #3017345 King County Assessor Parcel Numbers: 983420-1315

PROJECT SUMMARY

Lot Size - 7,237 SF Proposed - Pending LBA # 3017486 (Parent Lots:12,254 SF + 5,106 SF)
Zoning: Lowrise Residential (LR-2), North Rainier Hub Urban Village
Townhouse FAR - 1.2 (Meeting standards of 23.45.510.C)
Allowable FAR - 7,237 * 1.2 = 8,684 SF

Building 1 FAR – 3,855 SF
Building 2 FAR – 4,052 SF
Total FAR proposed – 7,907 SF
Proposed FAR meets the requirements of SMC 23.45.510 C

Parking Required = 0 stalls (Under North Rainier Hub Urban Village and Frequent Transit)
Parking Proposed = 6 surface stalls (small)

Amenity Space Required = 25% of Lot area. 7,237 * .25 = 1,809 SF
Proposed Public Amenity Area at Ground level = 877 SF
Proposed Private Amenity Area at Ground level = 1,760 SF

Total proposed Amenity Area at Ground level = 2,637 SF = 36.4% of lot area

3418 RENTON PL S, Seattle WA

Link to PDF of full Design Review Application for 3418 RENTON PL S

Feb. 2, 2016: Streamlined Design Review application to allow a 3-story structure containing 5 townhouse units. Parking for four vehicles to be provided. Existing structure to be removed.

Permits issued.

PROPOSAL
3418 Renton Place South is currently (1) lot with (1) SFR. The applicant proposes to remove the existing SFR and develop the site with (5) new townhouses.

KEY METRICS
Zone: LR3
Lot size: 5,271.8 SF
FAR: 5,271.8 sf x 1.2 = 6,326 sf allowed (th/s+built green+paved alley)
6,326 sf / 5 units = 1,265 sf per unit (inside face of walls)
Structure Height: 30’ + 4’ Parapet Allowance & 10’ Penthouse
Units: 5
Parking: 4 stalls off alley

ANALYSIS OF CONTEXT
Our site is located in between the Mt. Baker Neighborhood and the Columbia City neighborhood, near the Mt. Baker Light Rail Station. The neighborhood is an older residential neighborhood, but the newer multi-family development along Martin Luther King Jr Way South is beginning to extend towards Rainer Ave. South and towards the neighborhood. The site minimally slopes up approximately 2 feet between the north and south property lines.

Newly built homes in Seattle

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