MARQUEE ON MEEKER DESIGN REVIEW PACKET
Project Information & Sheet Index
PROJECT CONTACTS
TABLE OF CONTENTS
OWNER Landmark Development Group, LLC. Brett Jacobsen 2711 West Valley Hwy|Suite 200
REAL ESTATE HAL Real Estate Paul Manheim 2025 1st Avenue|Suite 700
Auburn|WA t:253.333.6789|f:206.448.5075
Seattle|WA Seattle|WA t:206.448.5080|f:206.448.5075 t:206.587.3797|f:206.587.0588 pmanheim@halrealestate.com mpakingan@studioms.com
CIVIL ENGINEER Navix Joe Taflin, PE 11400 SE 8th St|Suite 345 Bellevue|WA t:425.458.7900
ARCHITECT Studio Meng Strazzara Melanie Pakingan 2001 Western Ave|Suite 200
LANDSCAPE Thomas Rengstorf Associates Tom Rengstorf 811 First Avenue | Suite 615 Seattle |WA 98104 t: 206.682.7562
1
PROJECT INFORMATION & SHEET INDEX
18
SITE DESIGN
2
DESIGN REVIEW NARRATIVE
19
SITE DESIGN
3
DESIGN REVIEW NARRATIVE
20
LANDSCAPE PLAN ENLARGED
4
SITE PLAN
22
URBAN QUAD 1
5
LANDSCAPE SITE PLAN
23
URBAN QUAD 2
6
PLANS: PODIUM LEVEL 1/P1
24
URBAN QUAD 3
7
PLANS: PODIUM LEVEL MEZZANINE/P2
25
URBAN QUAD 4
8
PLANS: PODIUM LEVEL 2
26
ELEVATIONS: URBAN QUAD 1
9
LANDSCAPE PLANS: PODIUM LEVEL 2
27
ELEVATIONS: URBAN QUAD 2
10
PLANS: PODIUM LEVEL 3 (LEVEL 4 SIM)
28
ELEVATIONS: URBAN QUAD 3
11
PLANS: PODIUM LEVEL 5
29
ELEVATIONS: URBAN QUAD 4
12
ELEVATION: PODIUM
30
CARPORT PLANS
13
ELEVATION: PODIUM
31
CARPORT ELEVATIONS
14
ELEVATION: PODIUM
32
GARAGE PLANS
15
ELEVATION: PODIUM
33
GARAGE ELEVATIONS
16
ELEVATION: PODIUM
17
ELEVATION: PODIUM
APPENDIX
PROJECT INFORMATION
LEGAL DESCRIPTION
ADDRESS: 2030 West Meeker Street, Kent, WA 98032
PORTIONS GOVT LOTS 4 & 5 IN SW QTR STR 23-22-04 AND PORTION SE QTR NW QTR SD SEC 23 ALL LYING SLY OF STATE HWY NO 5-A & WLY OF JOHN DOWNEY RD NO 722 (54TH PLACE S) EXC PORTION THEREOF PLATTED AS COLONY PARK CONDO (VOL 31, PG 57) & EXC PORTION THEREOF DAF: BEG ON CENTERLINE SECONDARY ST HWY NO 5-A AT ENGINEER’S STATION 163+00 BACK= 163+48.2 AHEAD AS SHOWN ON STATE HWY MAP REVISED 19 MARCH 1957 TH N63-53-30E ALONG CENTERLINE OF SD HIGHWAY 549.68 FT TH S14-51-10E 301.01 FT TH S75-08-50W 60.00 FT TH S14-51-10E 119.73 FT TO TPOB TH CONTG S14-51-10E 166.14 FT TH N06-23-25E 55.20 FT TH N14-51-10W 76.19 FT TH N42-18-10W 43.39 FT TO TPOB (AS DELINEATED PER CITY OF KENT LOT LINE ADJUSTMENT NO LL-94-29 RECORDING NO 9502160277)
PARCEL#: 2322049011 ZONING: GC-MU (General Commercial-Mixed Use) TOTAL LOT AREA: 1,525,906± SQ.FT. (35.03 ± ACRES) BLDG. MAX HT: 65’-0”, 2x +5’-0” HT Bonus (KCC 15.04.205 1.a & KCC 15.04.205 1.c) FRONT YARD SETBACK: None required, except to accommodate a sidewalk and/or pedestrian area. SIDE & REAR YARD SETBACK: None, 20’-0” where abuts a residential district. BUFFERS: 200’-0” setback from ordinary high water line and 70’-0” min setback accessory parking facilities from ordinary high water line. PARKING: See Parking Analysis
PROJECT MATRIX PODIUM UNIT COUNT: 240 Units
URBAN QUAD UNIT COUNT: 252 Units
AVG. UNIT SIZE: ±
AVG. UNIT SIZE: ±
Studio: 15 Units
1BR|1BA: 42 Units
1BR|1BA: 4 Units
1BR|1BA|DEN: 18 Units
Urban 1 BR: 24
2BR|2BA: 108 Units
1BR|1BA|DEN: 53 Units
3BR|2BA: 84 Units
2BR|2BA: 24 Units
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
1
Design Review Narrative
1. SITE DESIGN A. Street Relationship
D. Site Design for Safety
Our team designed large storefront windows, inviting engagement from the street and conveying a welcoming building façade. The plaza outside the first floor of the podium building will incorporate a designated public pedestrian plaza. Buildings will have direct access to the public sidewalk, with the appeal of the front facade of the building that will be enhanced by the addition of a canopy, ornamental lighting, and planters. For more detailed information on this space, please reference the Design Review Packet.
Landscaped design areas and features function as a buffer between pedestrians and vehicular traffic, as well as developing pedestrian routes throughout the site. Designated service vehicle access areas are separate from pedestrian-oriented areas. We have an open site design, with visibility as a priority between the podium buildings and the urban quads, as evident in the ample spacing of the buildings to provide lines of sight.
Our firm presents a street relationship that corresponds with the newly designed “Meet Me on Meeker” streetscape standards. For access to the main building entry, we will be including a wide sidewalk, as part of visual and pedestrian access into the site from Meeker Street. This plaza will have the additional benefit of connecting to the existing Green River trail system. To support the pedestrian plaza, we will be requesting a Private Development Exception of a 20-foot setback.
Balconies have been provided for the urban quad units and the majority of the podium units, along with expansive glazing in the units. The purpose goes beyond additional amenities, by creating informal surveillance of the site from within the buildings, providing “eyes on the street”. Please see our lighting plan for our inclusion of light fixtures for safety and visual interest. All landscaping materials will be selected to account for the long-term characteristics of the species. All materials used throughout the site will be high-quality, durable, and easy to maintain.
B. Pedestrian Environment
E. Residential Open Space
Mirroring the lush landscape of the Green River, the design team has included decorative paving, bicycle racks, seating, and landscaped areas into the main plaza, which will have a point of connection to the trail. Trellises and planters cover the blank walls along Meeker Street, and canopies will be provided along the retail entrances to the podium buildings adjacent to the plaza.
The open spaces of this project will include spaces open to the public, and spaces shared between residents. Balconies are included for the majority of the units, a furnished playground and amenity recreation area, as well as roof-top amenity spaces on each of the podium buildings and courtyard will be enjoyed by Marquee residents. The pedestrian-oriented plaza along Meeker Street, and the sizable green space in between the buildings and Green River will be able to be shared by the public and residents alike.
To enhance the visual and pedestrian-oriented accesses to the Podium Buildings along Meeker Street, we will include a wide sidewalk that will connect with other crosswalks and walkways. Storefront windows create pedestrian-friendly building facades, along with a retail-oriented pedestrian space from the plaza between the two podium buildings. C. Siting and Screening of Service and Parking Facilities Any service utilities, trash enclosures, or other incompatible activities on-site will be screened and comply with requirements put forth by the City of Kent Zoning Code. Parking facilities will utilize shared parking between the residential and commercial spaces. The site is directly adjacent to a bus stop servicing four bus routes, connecting Marquee to public transit for retail and residential benefits. We will also provide bike racks within the site as well as bike rooms for storage within each of the podium buildings. In response to section C.3, Parking Lot Landscaping, we will include a significant pedestrian-oriented space in the form of a plaza between the two podium buildings. Additionally, we have a walkway connection through the site to the Green River Trail.
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
2
Design Review Narrative
2. BUILDING DESIGN A. Building Concept
B. Human Scale and Pedestrian Orientation
Our vision for this project is to create a thriving mixed-use community which anchors the western end of Meeker Street. Our design connects the Marquee community to the natural amenities of the Green River trails and golf course, while also being within close proximity to schools, services, and local businesses. A beacon along Meeker Street, our podiums will welcome visitors and call residents home, while our urban quads organically blend into the heritage trees along the riverfront. The two modern podium buildings contain 12,000 SF total retail spaces, with a premiere design that features large, operable storefronts with adjacent exterior lifestyle patios. Above the 20-foot high concrete podium deck, each building will have four levels of wood frame construction of 120 residential flats, for a total of 240 flat units. A mix of unit types ranging from studios, one, and two-bedroom unit plans offers a wide variety for future residents desiring the carefree lifestyle that this gateway community will offer. The overall height of each building will be between sixty and seventy feet. The dynamic roofline design and material palette create a visual connection throughout the development. These two podium style buildings create the “lights on” backdrop for a successful commercial retail place-making element for this mixed-use community.
For the podium building, we will provide windows that are separated through the use of molding and utilize multiple small panes, less than 32 square feet per pane. Different materials will be used for the ground story that are distinct from upper stories. Canopies will be utilized along the facades adjacent to the pedestrian-oriented plaza. The top floor of the podium building has a set back on the top level roof deck adjacent to the plaza. The urban quad buildings will utilize windows with small multiple panes, and individual windows generally less than 32 square feet per pane and separated from other windows. The quad buildings will also include balconies on each of the units.
There are (21) - twelve unit contemporary urban style walk-up buildings for a total of 252 units. This smaller, ground-related building type will benefit the site by having less of an impact on the adjacent existing natural character of the site along the river’s edge and pedestrian-bicycle pathway. The 4,000 SF average building footprint design will maximize the potential to save existing landscaping and view vistas found throughout this picturesque shoreline site. A mix of one, two and three-bedroom unit type plans create a village environment that will appeal to families, seniors and young professionals. We strongly believe that offering two distinct multi-family product types will complement each other and allow a more diversified community that will have a broad representation of the resident profile of the community of Kent. The overall height of each building will between thirty-five and forty feet with dynamic roofline design and materials for a strong unifying connection between the building types. High-quality exterior cladding will be used throughout the development. This cladding choice will endure the northwest climate, have a contemporary look that will complement the project, all while targeting the highest level of the market. Materials in consideration are steel, glass, exposed concrete, aluminum storefronts, metal accents, cementitious panels and accent green screens. For the podium building we provide balconies or patios as shown in the following plans. We will also provide windows separated through the use of molding, and windows with small, multiple panes. Different materials are selected for the ground floor that are distinct from the upper stories, one with a set back of at least 6 feet, at the roof deck adjacent to the plaza.
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
C. Architectural Scale On the podium building, we will include an upper story setback as well as horizontal building modulation, as explained by the design review guidelines, and a modulated roof line. The podium building will also have facades adjacent to the plaza, a pedestrian-oriented open space. The urban quads will include building modulation and a modulated roof line. D. Building Details and Elements The podium buildings will utilize an articulated roofline, an arcade by the plaza, and decorative building materials, including brick. The urban quads will include an articulated roofline, decorative building materials such as wood paneling. E. Materials and Colors On the podium building we will utilize brick, architectural concrete, and storefront at the base. The upper levels will differ at each modulation, utilizing neutral fiber cement panels. The urban quads will also utilize neutral tones with some accent colors and wood siding; predominantly sticking to a pacific northwest-inspired color scheme. F. Blank Walls Blank walls along Meeker Street will be treated utilizing planters and vertical trellises in compliance with the recommendations laid out in the design guidelines. In addition, a mix of architectural concrete and landscape screening may be used to add texture and variation at the base of the podium buildings.
3
Site Photos
A
B
C
7 8 9
11
6
D
5
2
4 1
3
E
10
21
22
20
12
19
16
15
17
18
G
13 14
F
0’ Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
750’
1500’
3000’
8 9
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017 10
LOOKING SOUTH-WEST
LOOKING SOUTH - EAST
MEEKER STREET / COURSE
LOOKING SOUTH
MEEKER STREET / COURSE
2
GREEN RIVER TRAIL
4
LOOKING SOUTH - EAST
MEEKER STREET / COURSE
LOOKING SOUTH
MEEKER STREET / COURSE 1
LOOKING NORTH-EAST
6
GREEN RIVER TRAIL
LOOKING SOUTH-EAST
GREEN RIVER TRAIL
LOOKING NORTH-WEST
GREEN RIVER TRAIL
LOOKING NORTH-EAST
MEEKER STREET
LOOKING NORTH-WEST
MEEKER STREET
LOOKING SOUTH
MEEKER STREET / COURSE
Site Photos
3
5
7
11
COLONY PARK APARTMENTS
20 17
21
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017 COLONY PARK APARTMENTS
GREEN RIVER TRAIL
18
22
LOOKING NORTH-WEST
COLONY PARK APARTMENTS
LOOKING NORTH-WEST
COLONY PARK APARTMENTS
LOOKING NORTH-EAST
14
LOOKING NORTH-EAST
16
LOOKING SOUTH-EAST
GREEN RIVER TRAIL
LOOKING SOUTH-WEST
LOOKING WEST
GREEN RIVER TRAIL
LOOKING NORTH-EAST
GREEN RIVER TRAIL 12
COLONY PARK APARTMENTS
LOOKING SOUTH-WEST
GREEN RIVER TRAIL
LOOKING EAST
GREEN RIVER TRAIL
LOOKING SOUTH-EAST
Site Photos
13
15
19
C
F
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
LOOKING SOUTH-EAST
GOLF COURSE / RIVER TRAIL
LOOKING SOUTH-EAST
MEEKER STREET
LOOKING NORTH-WEST
GREEN RIVER TRAIL
LOOKING NORTH-EAST
A
GREEN RIVER TRAIL
LOOKING NORTH-WEST
GREEN RIVER TRAIL GOLF COURSE CLUBHOUSE
LOOKING EAST
MEEKER STREET
LOOKING SOUTH
Site Photos
B
E
D
G
Site Plan FOOT
RIVERFRONT PARK BRIDG
E
“MEET ME ON MEEKER STREET” DESIGN, LAYOUT AND ALIGNMENT BY OTHERS BRIDGE
WEST MEEKER STREET PROPOSED DEDICATION LANDSCAPE BUFFER
RESS, V E PASSIN HICULAR & E G EAS EMENT QUIPMENT
LIFESTYLE PLAZA
DESIGN PER LANDSCAPE PLANS AMENITY RECREATION AREA
INGRE
SS, EG
TREE BUFFER ADJACENT NEIGHBOR, COLONY APARTMENTS
ACK
200‘ SETB
DESIGN PER LANDSCAPE PLANS
RIVERBEND DRIVING RANGE
PROPERTY LINE PROPOSED DEDICATION
ACK
140‘ SETB
ROW BY OTHERS
NT
EME LEVEE EAS
EASEMENT EXISTING TREES
ING EXIST
EN GRE
IL
R TRA
RIVE
LANDSCAPE BY OTHERS PROPOSED BUILDINGS PROPOSED CARPORTS, GARAGES & TRASH ENCLOSURES
GREEN RIVER
AD
ER RO
FRAG
0’ Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
750’
1500’
3000’ 8
Landscape Site Plan
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
9
Plans: Podium Level 1 Bldg X & Y
224' - 0" 1' - 8"
6,950 SF total retail
13
3' - 0"
STOR.
13
TRASH
LOBBY
-4 "
0"
STOR.
RETAIL RETAIL
2'
RETAIL
1' -
1'
" -0
4'
128' - 0"
1' - 8"
5,050 SF total retail
3' - 0"
224' - 0"
-0 "
-4 2' " -0
4'
-0
"
"
0"
-0 "
5 -0
0'
196' - 0"
79 '
32 '
-0 "
-0
"
0"
4'
-0
'-
196' - 0"
'-
8'
8'
32
RETAIL
0"
50
'-
FITNESS AMENITY
79
P1 PARKING
P1 PARKING
RETAIL RETAIL
"
LOBBY / LEASING
4'
128' - 0"
TRASH
"
0"
SINGLE PODIUM BUILDING FLOOR PLATE BREAKDOWN: Construction: Construction Type IA - Fully Sprinklered (NFPA 13) Occupancy: S-2, U, B, U, B LOBBY / LEASING/ AMENITY Zoning District: Gc-Mu (General Commercial-Mixed Use) Total Floor Area: 33,635 Sq.ft CIRCULATION / STORAGE / UTILITY Total Bldg Area: 162,530 Sq.ft PARKINGGROUND LEVEL PODIUM Allowable Area Calc.: 1 1" = 50'-0" RETAIL % Of Site Coverage: PROJECT NUMBER Occ. Load Factor: marquee on 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 OWNER tel: 206.587.3797 / fax: 206.587.0588 /Total www.studioms.com meeker Unit Count: 120 Units (6 Type A Units) Per Podium Buildings ARCHITECTURE PLANNINGTotal CONSULTING Parking: 120 Residential (Shared Use: Kcc 15.05.040(C)) Accessible Parking: 120 Stalls x 2% = 3 required Type A Stalls/ Building 4 Proposed Type A stalls per building
copyright
c
2016
3 HR FIRE SEPARATION WALL
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
AREA PER OCC.: Level 1 Occ. Load Factor Parking Garage S-2 200 Trash/Recycle U (Accessory S-2) 300 Retail B 100 Lobby/ Fitness Amenity B (Accessory R-2) 100 Storage U (Accessory S-2) 300
Area (Sq. Ft.) Bldg X: Bldg Y: 22,300 22,300 530 530 12,000 Total Retail X&Y 1,450 3,520 330 330
A
15312.01 GROUND
0’
25’
50’
100’ 10
Plans: Podium Level 2 Bldg X & Y 224'
3' - 0"
STOR.
13
OPEN TO LOBBY BELOW
-4
0"
STOR.
OPEN TO RETAIL BELOW
2' "
OPEN TO RETAIL BELOW
1' -
0"
128' - 0"
1' - 8"
1
'31
3' - 0"
1' - 8"
224'
4' -0 "
128' - 0"
P2 PARKING
-4
"
OPEN TO LOBBY BELOW
-0 "
4'
0"
5
0"
196' - 0"
-0 "
"
0'
79 '
-0 " 32 ' 0"
4'
"
0"
'-
-0
0"
50
8'
-0
'-
'-
OPEN TO RETAIL BELOW
8'
32
FITNESS AMENITY
79
P2 PARKING
4'
-0
"
2'
OPEN TO RETAIL BELOW
196' - 0"
SINGLE PODIUM BUILDING FLOOR PLATE BREAKDOWN: 3 HR FIRE SEPARATION WALL
CIRCULATION / STORAGE / UTILITY PARKING
copyright
c
2016
LOBBY / LEASING/ AMENITY
RETAIL
Construction: Construction Type IA - Fully Sprinklered (NFPA 13) Occupancy: S-2, U, B, U, B Zoning District: Gc-Mu (General Commercial-Mixed Use) Total Floor Area: 33,635 Sq.ft Total Bldg Area: 162,530 Sq.ft Allowable Area Calc.: % Of Site Coverage: PROJECT NUMBER Occ. Load Factor: marquee on 2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 OWNER tel: 206.587.3797 / fax: 206.587.0588 /Total www.studioms.com meeker Unit Count: 120 Units (6 Type A Units) Per Podium Buildings ARCHITECTURE PLANNINGTotal CONSULTING Parking: 120 Residential (Shared Use: Kcc 15.05.040(C)) Accessible Parking: 120 Stalls x 2% = 3 required Type A Stalls/ Building 4 Proposed Type A stalls per building
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
AREA PER OCC.: LEVEL 2 Occ. Load Factor Area (Sq. Ft.) Bldg X: Parking Garage S-2 200 22,300 Fitness Amenity B (Accessory R-2) 100 1,450 Storage U (Accessory S-2) 300 330
Bldg Y: 22,300 3,520 330
F
15312.01 P1 0’
25’
50’
100’ 11
Plans: Podium Level 3 Bldg X & Y
COURTYARD AMENITY, SEE LANDSCAPE PLAN
COURTYARD AMENITY, SEE LANDSCAPE PLAN
PODIUM BUILDING Y FLOOR PLATE BREAKDOWN: (Bldg X, Sim.) 3 HR FIRE SEPARATION WALL AMENITY CIRCULATION / STORAGE / UTILITY
Construction: Construction Type VA - Fully Sprinklered (NFPA 13) Occupancy: R-2 Total Floor Area: 33,225 Sq.ft (Includes Exterior Courtyard)
OCC. LOAD FACTOR: Level 3 Occ.
Load Factor
Apartment
200
R-2
2 BED / 2 BATH [x 6 UNITS] 1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH [x 1 UNITS] URBAN 1 BEDROOM [x 6 UNITS] STUDIO [x 4 UNITS] Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
25’
50’
100’ 12
Plans: Podium Level 4 (Level 5 Sim.) Bldg X & Y 223' - 0"
223' - 0"
13
1' -
0"
74' - 0"
1
'31
74' - 0"
0"
185' - 0"
79
185' - 0"
4' 11
0"
'0"
-0 "
0"
79 '
11 4' -
PODIUM BUILDING Y FLOOR PLATE BREAKDOWN: (Bldg X, Sim.) 3 HR FIRE SEPARATION WALL
copyright
c
2016
AMENITY
Construction: Occupancy: Total Floor Area:
Construction Type VA - Fully Sprinklered (NFPA 13) R-2 22,750 Sq.ft
CIRCULATION / STORAGE / UTILITY
1
OCC. LOAD FACTOR: Level 4-5 Occ. Apartment
R-2
Load Factor 200
RESIDENTIAL - L2
2 BED / 21" BATH [x 6 UNITS] = 50'-0"
1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH [x 2 UNITS]
2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com
URBAN 1 BEDROOM [x 6 UNITS]
ARCHITECTURE PLANNING CONSULTING
STUDIO [x 4 UNITS] Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
OWNER
marquee on meeker
PROJECT NUMBER
C
15312.01 R-2 0’
25’
50’
100’ 13
Plans: Podium Level 6 Bldg X & Y 223' - 0"
223' - 0"
13
0' -
0"
74' - 0"
1
'30
74' - 0"
0"
185' - 0"
ROOFTOP AMENITY
74 '
-0 "
0"
1
0"
7' -
ROOFTOP AMENITY
0"
'-
10
74
185' - 0"
'07
PODIUM BUILDING Y FLOOR PLATE BREAKDOWN: (Bldg X, Sim.) 3 HR FIRE SEPARATION WALL
Construction Type VA - Fully Sprinklered (NFPA 13) R-2, Accessory R-2, 22,750 Sq.ft
CIRCULATION / STORAGE-/L4 UTILITY RESIDENTIAL
1
OCC. LOAD FACTOR: Level 6 Occ. Load Factor Apartment R-2 200 Roof Deck Accessory R-2 15 NET
= 50'-0" 2 BED / 21" BATH [x 5 UNITS]
copyright
c
2016
AMENITY
Podium Building: Occupancy: Total Floor Area:
1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH [x 3 UNITS]
2001 WESTERN AVE, SUITE 200 SEATTLE, WA 98121 tel: 206.587.3797 / fax: 206.587.0588 / www.studioms.com
URBAN 1 BEDROOM [x 6 UNITS]
ARCHITECTURE PLANNING CONSULTING
STUDIO [x 4 UNITS] Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
OWNER
marquee on meeker
PROJECT NUMBER
E
15312.01 R-4 0’
25’
50’
100’ 14
Elevation: Podium
+5’ HT BONUS (c)
+5’ HEIGHT BONUS (c)
D1
+5’ HEIGHT BONUS (a)
C1
A1
C1
+5’ HT BONUS (a) T.O. ROOF +110’-0”
T.O. ROOF +110’-0”
65’ - 0” MAX HT
65’ - 0” MAX HT
LEVEL 4 +72-0”
LEVEL 4 +72’- 0”
C1
LEVEL 3 +62’-0”
D1 B1
LEVEL 2 +42’-0”
D1
LEVEL 3 +62’- 0”
E3
B1
D1 B1
B1
E2 F1
C1
LEVEL 1 +42’-0”
D1 C1
F1
LEVEL 2 +52’- 0” LEVEL 1 +42’- 0”
ANGLED ELEVATION
70’ -0” TOTAL MAXIMUM HEIGHT
LEVEL 5 +82’- 0”
B1
68’ -0” PROPOSED
LEVEL 5 +82-0”
10’-0”
LEVEL 6 +92’- 0”
10’-0” 10’-0”
LEVEL 6 +92’-0”
10’-0”
B1
10’-0”
D1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 15
Elevation: Podium
+5’ HEIGHT BONUS (c)
D1 C1
+5’ HEIGHT BONUS (a)
+5’ HT BONUS (c)
A1
+5’ HT BONUS (a)
C1
T.O. ROOF +110’-0”
T.O. ROOF +110’-0”
LEVEL 4 +72’- 0”
B1
LEVEL 3 +62’-0”
LEVEL 3 +62’- 0”
D1 D2 E3 B1
LEVEL 2 +42’-0”
C1 D1
B1
B1
F1
LEVEL 2 +52’- 0”
C1
LEVEL 1 +42’-0”
LEVEL 1 +42’- 0”
70’ -0” TOTAL MAXIMUM HEIGHT
D1
68’ -0” PROPOSED
B1
LEVEL 5 +82’- 0”
B1
10’-0”
B1
LEVEL 4 +72-0”
C1
10’-0” 10’-0”
LEVEL 5 +82-0”
LEVEL 6 +92’- 0”
10’-0”
B1
B1
LEVEL 6 +92’-0”
10’-0”
65’ - 0” MAX HT
65’ - 0” MAX HT
ANGLED ELEVATION II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 16
Elevation: Podium
+5’ HT BONUS (c)
+5’ HEIGHT BONUS (c)
C1
+5’ HEIGHT BONUS (a)
D1 C1
A1
+5’ HT BONUS (a) T.O. ROOF +110’-0”
T.O. ROOF +110’-0”
65’ - 0” MAX HT
65’ - 0” MAX HT
B1
D2
LEVEL 4 +72-0”
B1
C1
LEVEL 4 +72’- 0”
D1
E3
B1
LEVEL 3 +62’-0”
LEVEL 3 +62’- 0” B1
LEVEL 2 +42’-0”
D1
B1
LEVEL 2 +52’- 0”
F1
C1
LEVEL 1 +42’-0”
LEVEL 1 +42’- 0”
ANGLED ELEVATION
70’ -0” TOTAL MAXIMUM HEIGHT
D1
LEVEL 5 +82’- 0”
B1
68’ -0” PROPOSED
LEVEL 5 +82-0”
10’-0”
LEVEL 6 +92’- 0”
10’-0” 10’-0”
LEVEL 6 +92’-0”
10’-0”
D1
10’-0”
B1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 17
Elevation: Podium
+5’ HT BONUS (c)
A1
65’ - 0” MAX HT
B1
LEVEL 6 +92’-0”
LEVEL 6 +92’- 0”
B1
LEVEL 5 +82-0” B1
LEVEL 4 +72-0”
B1
LEVEL 5 +82’- 0”
C1
LEVEL 4 +72’- 0”
D1 D1 D2
LEVEL 3 +62’-0”
B1
E3
LEVEL 3 +62’- 0” B1
LEVEL 2 +42’-0”
D1
F1
B1
C1
LEVEL 1 +42’-0”
LEVEL 2 +52’- 0” LEVEL 1 +42’- 0”
70’ -0” TOTAL MAXIMUM HEIGHT
T.O. ROOF +110’-0”
65’ - 0” MAX HT
68’ -0” PROPOSED
T.O. ROOF +110’-0”
10’-0”
+5’ HT BONUS (a)
10’-0”
+5’ HEIGHT BONUS (a)
D1 C1
C1
10’-0” 10’-0”
C1
10’-0”
+5’ HEIGHT BONUS (c)
ANGLED ELEVATION II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 18
Elevation: Podium
+5’ HEIGHT BONUS (c)
C1
B1
LEVEL 5 +82-0”
LEVEL 6 +92’- 0” LEVEL 5 +82’- 0”
B1 C1
B1
LEVEL 4 +72-0”
LEVEL 4 +72’- 0”
LEVEL 3 +62’-0”
LEVEL 3 +62’- 0” B1
LEVEL 2 +42’-0”
D1
C1
LEVEL 1 +42’-0”
F1
C1
D1
LEVEL 2 +52’- 0”
F1
F1
LEVEL 1 +42’- 0”
70’ -0” TOTAL MAXIMUM HEIGHT
B1
LEVEL 6 +92’-0”
68’ -0” PROPOSED
65’ - 0” MAX HT
10’-0”
T.O. ROOF +110’-0”
65’ - 0” MAX HT
10’-0” 10’-0”
T.O. ROOF +110’-0”
10’-0”
+5’ HT BONUS (a)
10’-0”
A1
+5’ HEIGHT BONUS (a)
+5’ HT BONUS (c)
D1
ANGLED ELEVATION II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 19
Elevation: Podium
+5’ HEIGHT BONUS (c) +5’ HEIGHT BONUS (a)
A1
C1
T.O. ROOF +110’-0”
+5’ HT BONUS (c)
D1 C1
+5’ HT BONUS (a) T.O. ROOF +110’-0”
B1
LEVEL 3 +62’-0”
E3
B1 B1
LEVEL 2 +42’-0”
B1
D1
F1
C1
B1
LEVEL 1 +42’-0”
LEVEL 3 +62’- 0” LEVEL 2 +52’- 0”
B1 C1
LEVEL 1 +42’- 0”
70’ -0” TOTAL MAXIMUM HEIGHT
LEVEL 4 +72’- 0”
D2
68’ -0” PROPOSED
D1
C1
LEVEL 4 +72-0”
LEVEL 5 +82’- 0”
10’-0”
B1
LEVEL 5 +82-0”
10’-0” 10’-0”
LEVEL 6 +92’- 0”
10’-0”
B1
LEVEL 6 +92’-0”
10’-0”
65’ - 0” MAX HT
65’ - 0” MAX HT
ANGLED ELEVATION II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
E. MATERIALS & COLORS:
F. BLANK WALLS:
1. ARCHITECTURAL ELEMENTS (a,b,c)
1. BUILDING ELEMENTS (a, c, d, h, i, k, l)
1. SCALE OF LARGE BUILDINGS (b, c, d, f)
1. APPROPRIATE BUILDING DETAILS (a, c, e)
2. USE COMPATIBLE BUILDING MATERIALS (c, d)
1. DESIGN TREATMENT (b,d)
[2. HISTORIC DISTRICT BUILDING DETAILS (c, e, f, h)]
3. APPROPRIATE MATERIALS TO BLEND W/ HISTORIC DIST. (a,d)
FIBER-CEMENT, GREY FIBER-CEMENT, BROWN
Y
FIBER-CEMENT, NAVY FIBER-CEMENT, DARK GREY
NOTE: BLDG X SIM.
BRICK CONCRETE METAL Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 20
Site Design
D2
E1
D2
E1 D2
D2
D2
D3
E1
A4
B1
C1
D3 B2
B7
B6
B7
D4
D2 D5
B2
B3
C2 C3
B4 C2
D5 A4
B1
B4
B5
B7
E1
B7
B2
A3 A5 B6
Note: The rendered outdoor patio design, furniture, lighting and fixtures are depicted to show potential tenant features and design intent. These are subject to change based on the needs of the actual commercial tenant, and are not guaranteed components of the design.
I. SITE DESIGN A. STREET RELATIONSHIP:
B. PEDESTRIAN ENVIRONMENT:
C. SITTING & SCREENING OF SERVICE & PARKING FACILITIES:
D. SITE DESIGN FOR SAFETY:
E. RESIDENTIAL OPEN SPACE:
3. SIDEWALKS & STREETSCAPE FEATURES
1. PEDESTRIAN WEATHER PROTECTION
1. SCREENING OF INCOMPATIBLE ACTIVITIES
1. PEDESTRIAN SAFETY
1. FUNCTIONAL OPEN SPACE
4. PROMINENT BUILDING ENTRANCES
2. PEDESTRIAN-FRIENDLY BUILDING FACADES
2. PARKING LOT FACILITIES
2. EYES ON THE STREET
5. STREET CORNERS
3. PEDESTRIAN AREAS AT BUILDING ENTRIES
3. PARKING LOT LANDSCAPING
3. LIGHTING
4. ACCESS TO MAIN BUILDING ENTRY
4. SAFE LANDSCAPE DESIGN
5. PEDESTRIAN ACTIVITY AREAS
5. QUALITY OF SITE FURNISHINGS AND FEATURES
W. MEEKER STREET
6. LANDSCAPE COMPONENTS 7. GENERAL PEDESTRIAN AMENITIES
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
21
Site Design
D2
E1
D2
D3 C1 C2 C3
B2 B6
B3
B4
B7 D2 E1 B5
B6
D4
Note: The rendered outdoor patio design, furniture, lighting and fixtures are depicted to show potential tenant features and design intent. These are subject to change based on the needs of the actual commercial tenant, and are not guaranteed components of the design.
I. SITE DESIGN A. STREET RELATIONSHIP:
B. PEDESTRIAN ENVIRONMENT:
C. SITTING & SCREENING OF SERVICE & PARKING FACILITIES:
D. SITE DESIGN FOR SAFETY:
E. RESIDENTIAL OPEN SPACE:
3. SIDEWALKS & STREETSCAPE FEATURES
1. PEDESTRIAN WEATHER PROTECTION
1. SCREENING OF INCOMPATIBLE ACTIVITIES
1. PEDESTRIAN SAFETY
1. FUNCTIONAL OPEN SPACE
4. PROMINENT BUILDING ENTRANCES
2. PEDESTRIAN-FRIENDLY BUILDING FACADES
2. PARKING LOT FACILITIES
2. EYES ON THE STREET
5. STREET CORNERS
3. PEDESTRIAN AREAS AT BUILDING ENTRIES
3. PARKING LOT LANDSCAPING
3. LIGHTING
4. ACCESS TO MAIN BUILDING ENTRY
4. SAFE LANDSCAPE DESIGN
5. PEDESTRIAN ACTIVITY AREAS
5. QUALITY OF SITE FURNISHINGS AND FEATURES
W. MEEKER STREET
6. LANDSCAPE COMPONENTS 7. GENERAL PEDESTRIAN AMENITIES
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
22
Landscape Plan Enlarged
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
23
Concept Rendering
Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
24
Urban Quad 1
LEVEL 1 (LEVEL 2+3 SIMILAR)
LEVEL 1
LEVEL 2+3
ROOF
A 3 BED / 2 BATH 2 BED / 2 BATH
C FR
1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH
W. MEEKER STREET
CONSTRUCTION: OCCUPANCY: TOTAL LOT AREA:
TYPE VB - FULLY SPRINKLERED (NFPA 13-R) R-2 1,525,906± SQ.FT. (35.03 ± ACRES)
Level First Floor Plan Second Floor Plan
Occ. Load Factor R-2 200 R-2 200
TOTAL FLOOR AREA: TOTAL BLDG AREA: OCC. LOAD FACTOR:
3,710 sq.ft. 11,130 sq.ft. 3,710/ 200 sq.ft= 19 per floor, 56 occ. per building
Third Floor Plan
R-2
200
URBAN 1 BEDROOM / 1 BATH STUDIO / BATH Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 25
Urban Quad 2
LEVEL 1
LEVEL 2+3
ROOF
A1 C1
3 BED / 2 BATH 2 BED / 2 BATH
FR
1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH
W. MEEKER STREET
CONSTRUCTION: OCCUPANCY: TOTAL FLOOR AREA: TOTAL BLDG AREA: OCC. LOAD FACTOR:
TYPE VB - FULLY SPRINKLERED (NFPA 13-R) R-2 3,835 sq.ft 11,505 sq.ft. 3,835/ 200 sq.ft= 19 per floor, 56 occ. per building
Level First Floor Plan Second Floor Plan
Occ. Load Factor R-2 200 R-2 200
Third Floor Plan
R-2
200
URBAN 1 BEDROOM / 1 BATH STUDIO / BATH Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 26
Urban Quad 3
LEVEL 1
LEVEL 2+3
ROOF
W. MEEKER STREET
B1
3 BED / 2 BATH 2 BED / 2 BATH
B
1 BED + DEN / 1 BATH [x 13 UNITS]
FR
1 BED / 1 BATH
CONSTRUCTION: OCCUPANCY: TOTAL FLOOR AREA: TOTAL BLDG AREA: OCC. LOAD FACTOR:
TYPE VB - FULLY SPRINKLERED (NFPA 13-R) R-2 3,980 sq.ft 11,940 sq.ft. 3,980/ 200 sq.ft= 20 per floor, 60 occ. per building
Level First Floor Plan Second Floor Plan
Occ. Load Factor R-2 200 R-2 200
Third Floor Plan
R-2
200
URBAN 1 BEDROOM / 1 BATH STUDIO / BATH Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 27
Urban Quad 4
36’ - 1”
28’ - 10”
29’ - 0”
10’ - 1”
35’ - 0”
11’ - 11”
44’- 3”
LEVEL 1
LEVEL 2+3
23’ - 10”
ROOF
C2 C3
3 BED / 2 BATH
FR
2 BED / 2 BATH
1 BED + DEN / 1 BATH [x 13 UNITS] 1 BED / 1 BATH
8’ - 9”
W. MEEKER STREET
CONSTRUCTION: OCCUPANCY: TOTAL FLOOR AREA: TOTAL BLDG AREA: OCC. LOAD FACTOR:
TYPE VB - FULLY SPRINKLERED (NFPA 13-R) R-2 4,670 sq.ft 14,910 sq.ft. 4,670/ 200 sq.ft= 25 per floor, 75 occ. per building
Level First Floor Plan Second Floor Plan
Occ. Load Factor R-2 200 R-2 200
Third Floor Plan
R-2
200
URBAN 1 BEDROOM / 1 BATH STUDIO / BATH Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 28
Elevations: Urban Quad 1
D2
LEVEL 1
ELEVATION 1
LEVEL 2
LEVEL 1
ELEVATION 2
C1
C1
C1
C1
LEVEL 2 B1
ELEVATION 3
B1
LEVEL 1
C1
LEVEL 3 D1
B1
LEVEL 2
10’-0”
D1
10’-0”
LEVEL 3
B1 39’-0”
B1 C1
T.O. ROOF
19’-0”
19’-0”
T.O. ROOF
B1
C1
39’-0”
19’-0” D1
B1
10’-0”
LEVEL 3
LEVEL 1
ELEVATION 4
39’-0”
B1
C1
10’-0”
LEVEL 2
B1 39’-0”
D1
10’-0”
LEVEL 3
10’-0”
19’-0”
B1
C1
C1
T.O. ROOF
10’-0”
B1
C1
T.O. ROOF
10’-0”
C1
C1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
1. ARCHITECTURAL ELEMENTS
1. BUILDING ELEMENTS (a,d,k)
1. SCALE OF LARGE BUILDINGS (c,d)
1. APPROPRIATE BUILDING DETAILS (b,e)
W. MEEKER STREET
2. HISTORIC DISTRICT BUILDING DETAILS (e)
FIBER-CEMENT FIBER-CEMENT
3
FIBER-CEMENT WOOD CONCRETE
4
2
METAL 1 Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 29
Elevations: Urban Quad 2
ELEVATION 1
LEVEL 1
ELEVATION 2
C1
C1
C1
C1
D1 B1
LEVEL 2
C1 LEVEL 1
19’-0” C1
LEVEL 3
D1 B1
LEVEL 2
10’-0”
C1
10’-0”
LEVEL 3
39’-0”
C1
B1
ELEVATION 3
T.O. ROOF
19’-0”
T.O. ROOF
B1
39’-0”
19’-0” LEVEL 2
10’-0”
B1
LEVEL 1
ELEVATION 4
C1
39’-0”
LEVEL 1
D2
LEVEL 3
D1
10’-0”
LEVEL 2
C1
10’-0”
B1
10’-0”
LEVEL 3
D1
B1
39’-0”
C1
T.O. ROOF
10’-0”
19’-0”
B1 B1
C1
T.O. ROOF
10’-0”
C1
C1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
1. ARCHITECTURAL ELEMENTS
1. BUILDING ELEMENTS (a,d,k)
1. SCALE OF LARGE BUILDINGS (c,d)
1. APPROPRIATE BUILDING DETAILS (b,e)
W. MEEKER STREET
2. HISTORIC DISTRICT BUILDING DETAILS (e)
FIBER-CEMENT FIBER-CEMENT
3
FIBER-CEMENT WOOD CONCRETE
4
2
METAL 1 Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 30
Elevations: Urban Quad 3
D1
C1
D1
LEVEL 2
LEVEL 1
19’-0”
39’-0”
B1
LEVEL 3
C1 B1
LEVEL 2
LEVEL 1
ELEVATION 4
C1
39’-0”
19’-0”
T.O. ROOF
19’-0” B1
39’-0”
39’-0”
C1
LEVEL 3
C1
10’-0”
C1
T.O. ROOF
B1
ELEVATION 3
LEVEL 1
ELEVATION 2
C1
B1
LEVEL 2
C1
10’-0”
ELEVATION 1
B1
10’-0”
LEVEL 1
D2
LEVEL 3
C1
10’-0”
LEVEL 2
B1
10’-0”
C1
10’-0”
LEVEL 3
T.O. ROOF
10’-0”
B1
19’-0”
C1
B1
C1
T.O. ROOF
10’-0”
C1
C1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
1. ARCHITECTURAL ELEMENTS
1. BUILDING ELEMENTS (a,d,k)
1. SCALE OF LARGE BUILDINGS (c,d)
1. APPROPRIATE BUILDING DETAILS (b,e)
W. MEEKER STREET
2. HISTORIC DISTRICT BUILDING DETAILS (e)
FIBER-CEMENT FIBER-CEMENT
3
FIBER-CEMENT WOOD CONCRETE
4
2
METAL 1 Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 31
Elevations: Urban Quad 4
ELEVATION 1
LEVEL 1
ELEVATION 2
C1
C1
T.O. ROOF B1
C1
D1
LEVEL 2
LEVEL 1
ELEVATION 3
LEVEL 3
LEVEL 2
D1 10’-0”
B1
10’-0”
LEVEL 3
B1 39’-0”
C1
B1 LEVEL 1
ELEVATION 4
C1
39’-0”
T.O. ROOF B1
19’-0”
B1
10’-0”
C1
C1
B1
19’-0”
B1
39’-0”
LEVEL 1
D2
LEVEL 2
10’-0”
LEVEL 2
19’-0”
C1
D1
LEVEL 3
10’-0”
B1
10’-0”
LEVEL 3
10’-0”
C1
B1
B1 39’-0”
B1
T.O. ROOF
C1 19’-0”
C1 B1
C1
T.O. ROOF
10’-0”
C1
C1
II. BUILDING DESIGN A. BUILDING CONCEPT:
B. HUMAN SCALE & PEDESTRIAN ORIENTATION:
C. ARCHITECTURAL SCALE:
D. BUILDING DETAILS & ELEMENTS:
1. ARCHITECTURAL ELEMENTS
1. BUILDING ELEMENTS (a,d,k)
1. SCALE OF LARGE BUILDINGS (c,d)
1. APPROPRIATE BUILDING DETAILS (b,e)
W. MEEKER STREET
2. HISTORIC DISTRICT BUILDING DETAILS (e)
FIBER-CEMENT FIBER-CEMENT
3
FIBER-CEMENT WOOD CONCRETE
4
2
METAL 1 Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
0’
10’
20’
40’ 32
Elevations: Garage LAKE WILDERNESS MONARCH 26214 MAPLE VALLEY - BLACK DIAMOND RD SE
T.O. ROOF
T.O. ROOF
8’-6”
WALKWAY
LEVEL 1
LEVEL 1
CONCRETE BASE, TYP.
CURB
1" / 1'-0"
T.O. ROOF
T.O. ROOF
8’-6”
11’-5”
8’-6” LEVEL 1
3'-0" X 7'-0" EXTERIOR HM DOOR @ ADA VARIATION ONLY PAINTED TO MATCH
11’-5”
B.O. ROOF
B.O. ROOF
CL
11’-5”
11’-5”
B.O. ROOF
LEVEL 1
WALKWAY
CURB
W. MEEKER STREET
0’ Marquee on Meeker | DESIGN REVIEW PACKET - CORRECTIONS RESPONSE | 11.03.2017
5’
10’
20’ 33
