PROJECT #3037829-EG

4448 California Ave SW, SEATTLE, WA 98116

EARLY DESIGN GUIDANCE | JULY 15, 2021
2.0 CONTENTS| index

2.0 CONTENTS 2
3.0 PROJECT DATA 3
4.0 SITE PLANS 4
survey of existing conditions
proposed & existing conditions
5.0 URBAN DESIGN ANALYSIS 6
urban context - walk-ability & transit
local amenities
site zoning
existing urban context
material context
street scape on california ave sw
street scape on alley
street scape on california ave sw to south
site photos
6.0 COMMUNITY OUTREACH 18
community outreach plan & feedback
7.0 ZONING DATA 19
8.0 DESIGN GUIDELINES 21
9.0 DESIGN CONCEPTS & INSPIRATION 24
site & design considerations
10.0 ARCHITECTURAL DESIGN CONCEPTS 25
comparisons
scheme 1 : shifting stacks
scheme 2 : erosion
scheme 3 : pinwheel
solar studies
landscape design concept
material explorations
11.0 DESIGN SUMMARY 43

2 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 project background, site information, development objectives | 3.0 PROJECT DATA

PROJECT INFORMATION CONTEXT + SITE

SITE ADDRESS 4448 California Ave SW
PARCEL NUMBERS 0952006236, 0952006243 The project site is located toward the northern end of the West Seattle Junction neighborhood of West Seattle – a neighborhood that is
PROJECT NUMBER 3037829-EG continuing to see new growth within its mixed-use commercial core. Currently, this block mainly consists of smaller scale commercial
structures – both storefront style and stand-alone with parking lots – that have not yet been developed to their full potential. Across the alley to
PROJECT TEAM the east is also zoned for taller commercial use structures, but is also relatively under-developed.
ARCHITECT Atelier Drome Architecture
112 Prefontaine Pl S The local farmer’s market takes place year-round on Sundays, just south of this block (stopping at the intersection of California and Oregon St).
Seattle, WA 98104 Still, pedestrian traffic spills northward to our site on these market days. The site is well-served by frequent transit bus routes along California
CONTACT Michelle Linden Ave affording easy access to downtown as well as other areas of West Seattle. Currently, there are also several nearby surface parking lots,
[email protected] signed bike routes, and a multitude of street-side bike racks, providing a variety of transit options.
BUILDER STS Construction
A driving design theme for the West Seattle Junction neighborhood is the desire to maintain its small town, pedestrian friendly atmosphere,
while still welcoming new growth that helps to strengthen the neighborhood qualities. This particular site is located further from the main
PROJECT CRITERIA
core of the Junction, but within its boundaries and close to many favorite local businesses and services. The beloved Shadowland is directly
ZONING NC2-75(M)
adjacent to this project’s lot. Because it is not anticipated that the Shadowland building will be redeveloped in the near future, consideration has
OVERLAYS West Seattle Junction (hub urban village)
been given to our property acting almost as a corner lot gateway, until such time as that lot is reconfigured.
Parking flexibility
ABUTTING ZONES none
CURRENT USE (2) existing office buildings
LOT AREA 9,718 sf TOTAL DEVELOPMENT PROPOSAL
0952006236: 5,405 sf
0952006243: 4,313 sf The proposed project is a new 7-story mixed use building with 6 stories of apartments over a 1-story commercial base. A green roof and roof
ALLOWABLE FAR 53,449 sf (5.5) deck is anticipated, as well as pedestrian access from both the street and the alley. The existing buildings will be demolished.
ECAs None
VEHICULAR PARKING None required (urban village + frequent transit)
SUPPLEMENTAL DG West Seattle Junction
DEVELOPMENT OBJECTIVES
PROJECT PROPOSAL Objective 1: Provide visually interesting massing which responds to the building’s role as an important piece of the California Ave fabric, while
GROSS BUILDING FLOOR AREA 53,398 sf (preferred scheme) respecting the character of the existing and historic buildings along California Ave.
PROPOSED RESIDENTIAL UNITS 96 units (preferred scheme)
PROPOSED COMMERCIAL UNITS 3 units with commercial passage, 4,790 sf (preferred scheme) Objective 2: Design a building that responds to its adjacency to the gateway corner of California and Oregon.
PROPOSED VEHICULAR PARKING None
NO. OF STORIES 6 stories of residential over 1 level of commercial at grade Objective 3: Provide comfortable and economic housing for a growing neighborhood that wants to maintain its small-town, pedestrian-friendly
DEMOLITION Existing office buildings to be demolished atmosphere.

CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 4.0 SITE PLANS | survey of existing conditions

LEGAL DESCRIPTION
115.05’
THE SOUTH 22.87 FEET OF LOT 20, AND ALL OF LOT 21, BLOCK 48,
THE BOSTON CO’S PLAT OF WEST SEATTLE, ACCORDING TO THE PLAT
CALIFORNIA AVE SW

THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 19, RECORDS OF

KING COUNTY, WASHINGTON.

40' LOT 22 AND THE NORTH 12 1/2 FEET OF LOT 23, BLOCK 48, THE

46.97’
ROW BOSTON CO’S PLAT OF WEST SEATTLE, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 19, RECORDS OF
KING COUNTY, WASHINGTON.

TOPOGRAPHIC & BOUNDARY SURVEY

46.97’

4448 CALIFORNIA AVE. SW, LLC

PARCEL NO. 0952006243 & 0952006236
16'
ALLEY

37.49’
37.49’

115.05’
north

SW GENESEE ST

ROW
30'
4 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG
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40'
40' ROW
ROW
 proposed & existing conditions | 4.0 SITE PLAN

THIS PAGE LEFT INTENTIONALLY BLANK

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5.0 URBAN DESIGN ANALYSIS | transit & walk-ability

50
55
NEIGHBORHOOD CIRCULATION
128
sw genesee st The project site is served by multiple bus routes. The 50, 55,
128, and Rapid Ride C lines provide service to downtown,
57 south lake union, westwood village, and south center.
50
55 A dedicated cycling route runs east-west on SW Alaska St
128
57
starting at 42nd Ave SW going east, and a bicycle-friendly
road runs north-south along California Ave SW.

The pedestrian experience is very important in this area, with

California Ave designated as a “major pedestrian street” and
50 Oregon as an “important pedestrian connector” east/west.
55
128
sw oregon st

50

california ave sw
gle 55
128

44th ave sw
nn

sw
wa

ay
ys

yw
w

ero
57

ntl
fau
50
50 50 55
55 55 773
128 C 773 C
sw alaska st

50 55
50 50
128 C
55 55 legend
773
773 C
arterials
bus stop
designated bicycle route
bicycle-friendly roads
park / open space

sw edmonds st project site

773 128
north
ercolini park

junction plaza park

project site

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 local amenities | 5.0 URBAN DESIGN ANALYSIS
to west seattle high school

LOCAL AMENITIES

1 Project Site 18 United States Post Office

11 2 Bright Horizons Daycare 19 CHI Franciscan

sw dakota st
4 3 Hope Lutheran School 20 Jiffy Lube

4 Tilden School 21 True Value Hardware

5 6
5 Holy Rosary School 22 Les Schwab Tire Center

7 6 St Christopher Academy 23 West Seattle Senior Center

sw genesee st
7 Seattle Lutheran High School 24 West Seattle Farmers Market
18
8 Junction Plaza Park 25 Seattle Fire Station #32

9 Fauntleroy Place

1
10
gle

Ercolini Park

sw
3
nn

ay
sw oregon st

yw
wa

23 15 9

ero
ys

11 Dakota Place Park

ntl
w

fau
2
24 17
12 QFC

13 Whole Foods Market

10 20 19
8 12
sw alaska st 14 Safeway

13 22 25
15 Bartell Drugs
california ave sw

42nd ave sw
49th ave sw

40th ave sw
48th ave sw

47th ave sw

46th ave sw

45th ave sw

44th ave sw

38th ave sw

37th ave sw

36th ave sw
41st ave sw

16 7-Eleven

21 17 Trader Joe’s
14
sw edmonds st

16 north

to tony’s market / barton p-patch / southwest public library

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5.0 URBAN DESIGN ANALYSIS | site zoning

B West Seattle Junction Commercial Core SITE ZONING

The site is located in the neighborhood commercial zone NC2-75 (M), which steps up in height to the south NC3P-95 (M)
with a pedestrian overlay. The height limit transitions down with LR2, LR3, and SF5000 to the west; and NC2-55 and LR2
to the east. The site is at the north end of the West Seattle Junction commercial core.

Section A - Looking North from SW Oregon ST

Change
Zoning
Change

Change
Zoning

Zoning
Change
75’-0”

Zoning
NC2-75 (M) Height
NC2-55 (M)
LR2 (M) LR2 (M)
LR3 (M)
SITE
NC2-55 (M)

California Ave SW

42nd Ave SW
SF5000 LR2 (M) LR3 (M) NC2-55 (M)

44th Ave SW
NC2-75 (M)

Change
Zoning
Section B - Looking East from California Ave SW
75’-0”
NC2-75 (M) Height NC3P-95 (M)

SITE

CALIFORNIA AVE SW
A
site

SW Genesee St

SW Oregon St

SW Alaska St
SW OREGON ST

SURROUNDING USES
Project Site

NC2-55 (M) NC2-75 Mixed-Use

(M) Multi-Family
NC3-95 NC3-75 LR3 (M) Commercial
(M) (M) Service Building

Office/Warehouse
NC3P-95 (M)
Single Family

LR3 RC School/Church

(M)

NC3P-95 (M)
north

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 existing urban context | 5.0 URBAN DESIGN ANALYSIS

PROJECT LOCATION KEY

MULTI-FAMILY SMALL SCALE COMMERCIAL

9 8
5
site

1
1. AJ Apartments 4. Junction 47 Apartments 7. Shadowland
3

2. Junction Flats 5. 4447 41st Ave SW 8. Coastline Burgers

6 north
3. Oregon 42 Apartments 6. 4724 California Ave SW 9. Pagliacci Pizza

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5.0 URBAN DESIGN ANALYSIS | material context

MATERIAL CONTEXT SMALL SCALE COMMERCIAL

The exterior material language along California Ave consists primarily of brick, stone and/or
stucco at the ground floor, with pedestrian display windows typically with transoms above,
recessed retail entries, and awnings that blur the boundary between public and private. The
facade line is held to the street at the first and second floors, and then sets back above,
creating a strong horizontal datum at about 20 feet. West Seattle is also known for it murals
on walls at the ground floor and upper levels throughout the neighborhood.

Recently constructed mixed-use buildings utilize the existing language of brick, stone or
stucco at the ground floor, and at the upper levels are provided with carefully detailed cement
board siding, natural wood siding and metal panels.

Smaller scale commercial buildings using textured metal roofing, outdoor seating, and public facing art to engage the street scape

MULTI-FAMILY / MIXED-USE

Apartment developments that use changes in siding material and color to differentiate the corner Mixed use development using a strong commercial base below residential
condition and add interest and scale units

Future Development Future Development Recently Completed

10 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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Bus Stop
DIAGRAM LEGEND

Alley Entrance
Shared Bike Path

Through-Block Connection
Dental Office

Dental Office Office

Apartments Apartments

Glow Medispa

Hotwire
Courtesy Accounting
Coffee

Apartments
Apartments
Post Office

Apartments

Apartments Century Link

Junction Landing
Apartments

Apartments

Mountains
West Seattle Eagles

View to Water &

View to Downtown

Primp

Apartments Seattle Fish Co.

CALIFORNIA AVE SW

Ma’ono

Junction Flats
Apartments
John L. Scott
Real Estate Greentree Animal Hospital

Apartments Pagliacci
Vi

Vi
ew

Garage
ew Coastline Burgers
House

Lulu Coffee

Allstate
Lady Di Pet
Chaperone
SITE

Retail
Apartments
Dumplings of Fury
Blue
Vi

House Geisha
Shadowland
Vi
ew

ew Tattoo

SW OREGON ST

Apartments Chase Bank

Bellevue Rare Coins

AJ Apartments
Credit Union Verizon

Be’s Restaurant Senior Center

The Beer Junction Naked Crepe

Vain Lee’s Asian

Parking

Seattle E-Bike Kamei Japanese

A-plus Hearing Aid

TouchTech Systems, Inc Antique Mall

West Seattle

Supreme
Pizzeria Credo
Junction Gateway

Lady Jaye
Apartments

Capers Parking
Windermere

Wild Rose’s
Vega
Apartments
Carmilias
Compass Real Estate

Menashe & Sons

Azuma Sushi Jewlers

Discovery Shop Fleurt Collective

Virago Gallery
Mountains

West 5
View to Water &
View to Mt Rainier

Village Woodworks
Parking

Next to Nature
Click!
Alaska House

Maharaja Cuisine of India

Lika Love
The Matador
Russell’s Jewelers

Jak’s Grill
Slim Waist Trainer Delivery

Washington Management
Company
Wells Fargo
Bank Easy Street Records & Cafe
Cupcake Royale
EARLY DESIGN GUIDANCE | JULY 15, 2021
CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG
north

11
street scape on california ave sw between sw genesee st & sw oregon st | 5.0 URBAN DESIGN ANALYSIS
5.0 URBAN DESIGN ANALYSIS | street scape on california ave sw between sw genesee st & sw oregon st Enlarged Site Photo

LOOKING EAST

75’ Max Height

NC2-75(M)
SW Genesee St

Zoning Envelope

SITE

SW Oregon St
20’

PROJECT SITE

West Greentree
SW Genesee St

Hotwire Post Office

SW Oregon St
Seattle Animal Coastline
Coffee Eagles Primp Shadowland
Dental Office Hospital Burgers

PROJECT SITE

12 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 street scape on california ave sw between sw oregon st & sw alaska st| 5.0 URBAN DESIGN ANALYSIS

LOOKING WEST

75’ Max Height

NC2-75(M)

SW Genesee St
SITE
SW Oregon St

20’

OPPOSITE
PROJECT SITE

Dental

SW Genesee St
Century Link
SW Oregon St

Office
Funky Janes Courtesy Glow
Many Moons John L Scott Seattle Accounting Medispa
Lulu Coffee Pagliacci Ma’ono
Real Estate Fish Co.
Allstate Pizza

OPPOSITE PROJECT SITE

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5.0 URBAN DESIGN ANALYSIS | street scape on sw oregon st between 44th ave sw & 42nd ave sw

LOOKING NORTH

75’ Max Height 75’ Max Height

NC2-75(M)
NC2-75(M) 55’ Max Height

California Ave SW
50’ Max Height NC2-55(M)

42nd Ave SW
Alley
LR3(M)

Alley
44th Ave SW 20’
20’
SITE

Dumplings
Apartments Cafe Lia/
of Fury/
Mystery Made Co
Many Moons Chiropractor
Psychologist
Shadowland Office

SW Oregon St

PROJECT SITE BEYOND

14 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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5.0 URBAN DESIGN ANALYSIS | street scape on alley

LOOKING WEST

SITE

LOOKING WEST

PROJECT SITE

LOOKING EAST

OPPOSITE PROJECT SITE

CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG
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 street scape on california ave sw - south of oregon st | 5.0 URBAN DESIGN ANALYSIS

LOOKING EAST

SITE
Future Development

LOOKING WEST

16 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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5.0 URBAN DESIGN ANALYSIS | site photos

5
2 3
1

1 View south east from california ave sw 2 View of site from california ave sw 3 View west from alley

4 View west from alley 5 View west to site from alley

CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 community outreach plan & feedback | 6.0 COMMUNITY OUTREACH

OUTREACH METHODS

As part of the community outreach program, the design team chose the following three community
outreach
methods of outreach. All methods of community outreach undertaken at this time were
required to be electronic to follow social distancing protocols.

PRINTED OUTREACH:
Posters were hung in ten locations at visible and accessible intersections within a
half-mile of the project site. The posters provided a basic description of the project and
PROJECT
advertised the website and outreach hot line created to receive community comments. SITE

ELECTRONIC/DIGITAL OUTREACH:
The posters hung within the community publicized a hot line number community
members could use to request more information. The hot line provided a personalized
voice message with information about the site location, brief project description, project

PUBLIC NOTICE
email address, project website and the ability to leave a voicemail. The voicemail box
was checked daily and any messages left were returned.

ELECTRONIC/DIGITAL OUTREACH:
Due to the impact of COVID-19, Seattle City Council passed emergency legislation Share your thoughts about the
on April 27 which addressed the need for alternatives to in-person meetings. For the 4448/4452 California Ave SW Project
Early Outreach process, the temporary rule states that developers need to substitute an This project proposes the demolition of two existing buildings and the construction of a
seven-story mixed-use building.
additional high impact digital method in lieu of in-person outreach. This project selected
the high-impact method of electronic/digital outreach, “2a.Interactive Project website
Let us know what you think! Connect with us online Project Address:
with Public Commenting Function,” to satisfy this requirement per the emergency or through our project hotline to share your priorities, 4448/4452 California Ave SW Seattle,
concerns, and input on this new building and WA 98116
legislation. The posters hung publicized this website. neighborhood overall. Contact:
Michelle Linden
Website: atelierdrome.com\4448-4452-california
COMMUNITY FEEDBACK Outreach Hotline: 253.234.7476
Applicant:
Atelier Drome Architecture & Interior
Design
Please note information you share could be made public. Calls and emails
are subject to City of Seattle public disclosure laws. Additional Project Information can
We received no public comment through the outreach methods. be found by searching for the project
This website is active until February 26, 2021 (21 days of public notice). address (4448/4452 California Ave
SW) on the Seattle Services Portal
(https://cosaccela.seattle.gov/Portal).

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7.0 ZONING DATA

ZONE | ABUTS | INCENTIVES | RESTRICTIONS | OVERLAY | SITE AREA | USES PERMITTED OUTRIGHT
NC2-75(M) NC2-55(M) frequent transit none west seattle junction hub urban village 9,718sf residential & commercial uses

LAND USE CODE INFORMATION DESIGN TEAM RESPONSE

USES PERMITTED OUTRIGHT 23.47A.004 TABLE A
• Residential uses Project proposes residential and commercial uses, which are permitted COMPLIES
• Commercial uses (retail sales, office, eating/drinking establishments) outright.

STREET-LEVEL DEVELOPMENT STANDARDS 23.47A.008

(Residential) The residential and commercial uses will comply with the street-level COMPLIES
• Blank segments of street-facing facades between 2 - 8 feet above the sidewalk may not exceed 20 feet in width. Facades with development standards. No blank facades proposed. The residential entry
screening or landscaping are not considered blank. is provided with a prominent pedestrian entry on California Ave SW; no
• The total of all blank facade segments may not exceed 40% of the facade width of the structure along the street. dwelling units are located on the ground level. The commercial spaces will be
• Street-level street-facing facades shall be located within 10 feet of the street lot line unless wider sidewalks, plazas, or other transparent when facing California Ave SW and are provided with an average
approved landscaped or open spaces are provided depth of 30 feet or more, min. 15 feet.
• At least one of the street-level street-facing facades containing a residential use shall have a visually prominent pedestrian entry
• The floor of a dwelling unit located along the street-level street-facing facade shall be at least 4 feet above or 4 feet below sidewalk
grade or be set back at least 10 feet from the sidewalk
(Commercial)
• 60% of street-facing facades between 2 - 8 feet above the sidewalk shall be transparent
• Non-residential uses greater than 600sf shall extend an average depth of at least 30 feet and a minimum depth of 15 feet from
street-level, street-facing facade
• Non-residential uses at street level shall have a floor-to-floor height of at least 13 feet

MAXIMUM STRUCTURE HEIGHT 23.47A.012

• Maximum structure height = 75 feet Proposed structure height is 74’. All rooftop features (stair and elevator COMPLIES
• Certain rooftop features may also extend beyond the height limit (in particular, a stair or elevator penthouse may extend an penthouses) are located a min. of 10’ from the north edge of the roof.
additional 16 feet), however, some of these features must be located at least 10 feet from the north edge of the roof

MAXIMUM FAR 23.47A.013

• 5.5 on a lot outside of the Station Overlay District Proposed far is 53,398 sf (preferred scheme) which is less than 53,449 sf COMPLIES
lot area: 9,718 sf max allowed. All proposed schemes are less than the maximum FAR.
max. FAR: 53,449 sf
• Area exempt from FAR: underground stories, portions of a story that extend no more than 4 feet above grade, rooftop greenhouse
area

SETBACK REQUIREMENTS 23.47A.014

Front (California AVE SW): for zones with a height limit of 75 feet, portions of structures above 65 feet must be set back from the front lot The proposed schemes are setback by an average of 8’ above 65’. COMPLIES
line by an average depth of 8 feet
Rear: none
Side: none (does not abut a residential zone)
Side: none (does not abut a residential zone)

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 7.0 ZONING DATA

ZONE | ABUTS | INCENTIVES | RESTRICTIONS | OVERLAY | SITE AREA | USES PERMITTED OUTRIGHT
NC2-75(M) NC2-55(M) frequent transit none west seattle junction hub urban village 9,718sf residential & commercial uses

LAND USE CODE INFORMATION DESIGN TEAM RESPONSE

LANDSCAPING & SCREENING STANDARDS 23.47A.016
• A green factor score of 0.3 or greater is required (functionally equivalent to landscaping 30% of lot) The proposed project will provide a green factor score of .3 or greater. COMPLIES
*note: credit is awarded for green roofs, planters, green walls. landscaping, and plantings in the adjacent right-of-way
*note: street trees are required and are counted towards the green factor requirement

LIGHT & GLARE STANDARDS 23.47A.022

• Exterior lighting must be shielded and directed away from adjacent uses Exterior light will be shielded and directed away from adjacent uses. COMPLIES

REQUIRED AMENITY AREA 23.47A.024

• 5% of the total gross floor area in residential use required (area excludes mech equipment and parking) All schemes are provided with at least 5% of the total gross floor area as COMPLIES
• Bio-retention facilities qualify as amenity areas amenity area. The amenity area will be located on the roof and will not be
enclosed.
• All residents shall have access to at least one common or private amenity area
• Amenity areas shall not be enclosed
• No common amenity area shall be less than 250sf and shall have a minimum horizontal dim of 10 feet
• Private balconies and decks shall have a minimum area of 60sf and no horizontal dimension shall be less than 6 feet

REQUIRED PARKING 23.54.015

• No minimum requirement for all residential and non-residential uses in commercial zones within urban villages if the residential No parking is provided for vehicles. Bike parking will be provided for the COMPLIES
use is located within a frequent transit service area commercial and residential uses - see the ground floor level in all schemes.
• Bicycle parking for commercial uses: eating and drinking establishments: 1 long term bicycle space per 5,000 sf; 1 short term
Bike parking required, provided as follows:
bicycle space per 1,000 sf. sales and services, general: 1 long term bicycle space per 4,000 sf; 1 short term bicycle space per restaurant: 1 long term, 2 short term, required & provided
2,000 sf. offices: 1 long term bicycle space per 2,000 sf; 1 short term bicycle space per 10,000 sf. retail: 1 long term, 2 short term, required & provided
• Bicycle parking for residential uses = 1 bicycle space per dwelling unit (long term); 1 short term space per 20 dwelling units office: 1 long term, 1 short term, required & provided
residential: 96 long term, 5 short term, required & provided
total: 99 long term, 10 short term, required & provided

MANDATORY HOUSING AFFORDABILITY 23.58C.040 TABLE B

• Low area
• Zones with a (M) suffix - $7.92/sf developer contribution (residential) / $5.78/sf (commercial) DEVELOPER CONTRIBUTION WILL COMPLY

20 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 design priorities | 8.0 DESIGN GUIDELINES

street scape compatibility, visual and physical connection architectural facade composition interior market visible architectural expression considered
specific to california ave to commercial spaces from exterior on all facades

Seattle Design Guidelines 1. Façade Composition: Design all building facades—including alleys and visible West Seattle Junction Design Guidelines
roofs—considering the composition and architectural expression of the building
as a whole. Ensure that all facades are attractive and well proportioned through the
PL3: Street Level Interaction placement and detailing of all elements, including bays, fenestration, and materials,
CS2: Urban Pattern & Form (West Seattle
C. Retail Edges and any patterns created by their arrangement. On sites that abut an alley, design the Supplemental Guidance)
1. Porous Edge: Engage passersby with opportunities to interact visually with the alley façade and its connection to the street carefully. At a minimum, consider wrapping I. Street scape Compatibility
building interior using glazing and transparency. Create multiple entries where possible the treatment of the street-facing façade around the alley corner of the building. A pedestrian-oriented street scape is perhaps the most important characteristic to
and make a physical and visual connection between people on the sidewalk and retail 2. Blank Walls: Avoid large blank walls along visible façades wherever possible. Where be achieved in new development in the Junction’s mixed use areas (as previously
activities in the building. expanses of blank walls, retaining walls, or garage facades are unavoidable, include defined). New development—particularly on SW Alaska, Genesee, Oregon and Edmunds
2. Visibility: Maximize visibility into the building interior and merchandise displays. uses or design treatments at the street level that have human scale and are designed Streets—will set the precedent in establishing desirable siting and design characteristics
Consider fully operational glazed wall-sized doors that can be completely opened to the for pedestrians. These may include: in the right-of-way.
street, increased height in lobbies, and/or special lighting for displays. a. newsstands, ticket booths and flower shops (even if small or narrow); i. Reduce the scale of the street wall with well organized commercial and residential
3. Ancillary Activities: Allow space for activities such as sidewalk vending, seating, b. green walls, landscaped areas or raised planters; bays and entries, and reinforce this with placement of street trees, drop lighting on
and restaurant dining to occur. Consider setting structures back from the street or c. wall setbacks or other indentations; d. display windows; trellises or other secondary buildings, benches and planters.
incorporating space in the project design into which retail uses can extend. elements; ii. Provide recessed entries and ground-related, small open spaces as appropriate
e. art as appropriate to area zoning and uses; and/or f. terraces and landscaping where breaks in the street wall.
The preferred scheme provides a variety of opportunities for street level interaction. retaining walls above eye level are unavoidable.
The west façade is intended to be highly glazed, allowing for both a physical and visual
connection to the interior. The commercial spaces face both outward towards the street This project is located mid-block, but will likely be highly visible for the time being. The preferred scheme breaks up the street wall in a variety of ways. The southern portion
and north/south lot lines, as well as inwards creating an interior market space. With To the south, is the venerated Shadowland, to the north a small scale commercial of the massing extends close to the sidewalk, with recessed entries for the commercial
outdoor seating at the recessed mass as well as an opportunity for incorporating interior structure, and to the east is the alley. As such, care has been given to ensure that all and residential entries. This portion of the massing is approximately 16’-6” tall, to reflect
space for use by the retailers, the project accommodates an all-weather market-place. facades are considered compositionally, and provide attractive elements including the height/scale of neighboring structures, with the upper stories of the massing set
It is anticipated that the retail uses will spill into the interior open space, as well as the balconies, fenestration, and materiality that wraps all sides. Care has been given to back further from the street edge in order to reduce the scale of the street wall and avoid
exterior. minimize blank walls, with very few blank walls occurring in the preferred scheme. looming over the street scape. Recessed entries are provided that reflect the similar
The twisting forms accommodate balconies that are fully integrated into the massing entries up and down the block. At the northwest corner of the structure, the mass is set
and fenestration patterns as well as lighter weight balconies that act as secondary even further back, providing a small ground-related open space, anticipated to be used
DC2: Architectural Concept architectural elements. for outdoor dining.
B. Architectural and Façade Composition

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8.0 DESIGN GUIDELINES | design priorities

base height study proportional massing varied setbacks enhance the human scale weather protection
pedestrian environment

III. Height, Bulk and Scale At the northern end of California, where this site is located – the majority of the A portion of the preferred massing extends close to the property line, but the northwest
Current zoning in the Junction has created abrupt edges in some areas between existing structures have a 20’ massing or shorter, as compared to the southern end of corner is intentionally set back in order to accommodate an outdoor dining space or
intensive, mixed-use development potential and less-intensive, multifamily California. This reduced scale is also reflected in the zoning, with a lower height limit similar public space. Large, inviting windows are anticipated along this edge to provide
development potential. In addition, the Code-complying building envelope of NC-65’ at the northern end than at the denser, more active portions of California Ave. As such, nighttime lighting as well as a connection to the interior.
(and higher) zoning designations permitted within the commercial core (see Map 1, while it is important for the base to extend higher than a single story – a two-story base The massing at the southwest edge extends closer to the sidewalk, and is intended to
page 1) would result in development that exceeds the scale of existing commercial/ likewise feels out of scale. Our preferred scheme utilizes the patterns in the existing built provided recessed entries (responsive to the adjacent Shadowland entry) and large,
mixed-use development. More refined transitions in height, bulk and scale—in terms of environment to provide a 1.5 story base. Additionally, by setting back a portion of the open, and inviting storefront windows.
relationship to surrounding context and within the proposed structure itself—must be massing, the street edge and façade are broken up into a scale more consistent with the
considered. neighborhood’s commercial core buildings. Modulation at all levels helps to break up all
ii. The massing prescribed by Neighborhood Commercial development visible facades.
PL2: Walk-ability (West Seattle Supplemental
standards does not result in mixed-use development that is compatible with the Guidance)
I. Human Scale
existing context. Among recent development in NC-65’ zones and higher, the base PL1: Connectivity (West Seattle Supplemental
(ground level commercial area) often appears truncated by the upper residential levels Facades should contain elements that enhance pedestrian comfort and orientation
within a mixed-use building. The 13- foot, lot line – to – lot line commercial ground
Guidance) while presenting features with visual interest that invite activity.
I. Human Activity i. Overhead weather protection should be functional and appropriately scaled, as
floor is an inadequate base for buildings of this size in terms of overall proportion.
An active and interesting sidewalk engages pedestrians through effective transitions defined by the height and depth of the weather protection. It should be viewed as an
Moreover, surrounding commercial structures along California Avenue tend to
between the public and private realms. architectural amenity, and therefore contribute positively to the design of the building
have a building mass of 20 to 30 feet at the front property line. Therefore, for new
i. Particularly in the California Avenue Commercial Core (see map 1, page 1), proposed with appropriate proportions and character.
development in Neighborhood Commercial zones 65’ or higher:
development is encouraged to set back from the front property line to allow for more Overhead weather protection should be designed with consideration given to:
a. Patterns of urban form in existing built environment, such as setbacks and
public space that enhances the pedestrian environment. Building facades should give a. Continuity with weather protection on nearby buildings
massing compositions.
shape to the space of the street through arrangement and scale of elements. Display b. When opaque material is used, the underside should be illuminated
b. Size of Code-allowable building envelope in relation to underlying platting
windows should be large and open at the street level to provide interest and encourage c. The height and depth of the weather protection should provide a comfortable scale
pattern.
activity along the sidewalk. At night, these windows should provide a secondary source for pedestrians.
iii. New buildings should use architectural methods including modulation, color,
of lighting.
texture, entries, materials and detailing to break up the façade— particularly important
iii. When a setback is not appropriate or feasible, consider maximizing street level The majority of overhead weather protection along the northern length of California Ave
for long buildings—into sections and character consistent with traditional, multi-bay
open space with recessed entries and commercial display windows that are open and is slung low, just over the door and window heads. While this project seeks to provide
commercial buildings prevalent in the neighborhood’s commercial core (see map 1,
inviting. continuity of weather protection with nearby buildings, the intention is to provide a
page 1).

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 design priorities | 8.0 DESIGN GUIDELINES

outdoor dining provides break in street wall and amenity spaces oriented towards views detail through textured siding rotating material direction
integrated balconies
enhances pedestrian experience

raised awning closer to 13’, which will better reflect the overall height and proportion can be obtained from the West Seattle Junction Association. overall building. New mixed-use buildings are encouraged to build the commercial
of the building, and provide flexibility to ensure year-round usage of the outdoor patios. All options offer a setback of some degree on the ground floor to allow for spillage from level, as well as one to two levels above, out to the front and side property lines to
Additionally, a raised awning will provide a more comfortable scale for the outdoor the commercial units to the public space. Our preferred scheme, has multiple breaks in create a more substantial base.
patio/dining spaces and entries and allow for overhead heaters and lighting. Uplighting the street scape, accommodating a variety of pedestrian open spaces and entrances. A ii. The use and repetition of architectural features and building materials, textures and
or other soffit lighting will provide a soft glow on the underside of the awnings. walkway along the southern edge of the property allows for a connection to the interior colors can help create unity in a structure. Consider how the following can contribute
commercial spaces, as well the through the entire lot. While, the building at the northern to a building that exhibits a cohesive architectural concept:
II. Pedestrian Open Spaces and Entrances edge doesn’t allow for a through lot connection, it has a deeper setback which allows a. facade modulation and articulation;
Design projects to attract pedestrians to the commercial corridors (California, Alaska). the commercial space to spill out on both the north and west facades – providing an b. windows and fenestration patterns;
Larger sites are encouraged to incorporate pedestrian walkways and open spaces to active street scape. The western edge of the façade extends close to the sidewalk, c. trim and moldings;
create breaks in the street wall and encourage movement through the site and to the with recessed entries that help to mimic the existing condition of the other commercial d. grilles and railings;
surrounding area. The Design Review Board would be willing to entertain a request for spaces along the block. The larger setback to the north creates a break in the street e. lighting and signage.
departures from development standards (e.g. an increase in the 64% upper level lot wall while allowing the commercial spaces to spill and mingle with the pedestrian walk.
coverage in NC zones and a reduction in open space) to recover development potential At the interior, the design provides an interior walkway through the lot, intermingling In general, the ground floor levels have been designed to read as part of the overall
lost at the ground level. commercial and residential uses in an open market style, encouraging movement massing, but can also be distinguished as a commercial base through the use of
i. Street Amenities: Street scape amenities mark the entry and serve as way finding through the site to areas beyond. Street amenities and pedestrian enhancements are secondary architectural features such as overhangs and materiality. While located
devices in announcing to visitors their arrival in the commercial district. Consider anticipated to include pedestrian scale lighting, planters, and seating, per the design within the Junction, this project site is slightly off the beaten path, and accordingly
incorporating the following treatments to accomplish this goal: guidelines. relates to its neighboring buildings in a slightly different way. Proportionally, a two story
a. pedestrian scale sidewalk lighting; base for a 75’ building (compared to the 85’ structures down the street) appears to be
b. accent pavers at corners and mid-block crossings; DC2: Architectural Concept too tall, especially when compared to the existing structures on the block. Alternatively,
c. planters; I. Architectural Concept and Consistency a one story base appears too squat. Our preferred scheme utilizes a 1.5 story base (one
d. seating. i. New multi-story developments are encouraged to consider methods to integrate tall story plus parapet), reinforcing the scale of the block while still creating a substantial
ii. Pedestrian enhancements should especially be considered in the street frontage a building’s upper and lower levels. This is especially critical in areas zoned NC-65’ base that extends close to the front and side property lines. With a playful massing, the
where a building sets back from the sidewalk. and greater, where more recent buildings in the Junction lack coherency and exhibit intent is to avoid a disconnect between the commercial base and upper residential units
Note: The recently completed California Avenue SW street improvement project a disconnect between the commercial base and upper residential levels as a result of and to instead maintain a coherency in architectural concept through the repetition of
offers good examples of street amenities that could be repeated in portions of new disparate proportions, features and materials. The base of new mixed-use buildings architectural features including façade modulation, windows and fenestration patterns,
developments that extend into the public realm. Details of these street scape elements – especially those zoned 65 ft. in height and higher - should reflect the scale of the and materials that extend from the ground plane to the sky.

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 site & design considerations | 9.0 DESIGN CONCEPTS & INSPIRATION
DESIGN CONSIDERATIONS & LESSONS LEARNED FROM FUTURE DEVELOPMENTS

Guidance to break up blank walls Recommended reduced landscaping Encourage setting back base level for

where possible at ground level to allow for more pedestrian spillover

active street scape

Support of 2nd story amenity Supported one story base in lieu of two

space and connection to the street Recommended clear distinct entries story base when consistent with neighboring

for commercial vs residential spaces structures

Supported varying setbacks @

streetscapes

4508 California Ave SW 2715 California Ave SW

Guidance to reduce blank walls where

feasible
Strong datum at 1.5 story level 2 story datum would align with Precedent for awning at
1.5 story datum at our uphill site ground floor level Guidance to ensure pedestrian safety at alley
location
with welcoming entry
Adjacent Building Project Site Adjacent Building
Coastline Burgers Shadowland

Precedent for awning at 4747 California Ave SW

ground floor level

10’-5” approx.
13’-0” approx.

Inset entry at Shadowland

8’-4” approx.
awning

9’-3” approx.
awning
1’-6” 13’-1” 1’-9” 18’-2”

Angled entries respond to corner’s pedestrian

traffic patterns and views

24 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 comparisons | 10.0 ARCHITECTURAL DESIGN CONCEPTS

MASSING COMPARISONS

SCHEME 1 SCHEME 2 SCHEME 3

SHIFTING STACKS EROSION PINWHEEL

(CODE COMPLIANT) (CODE COMPLIANT) (CODE COMPLIANT) (PREFERRED)
The building is broken down into two slipped masses, The overall mass of the building has been broken down The building’s mass is broken down into smaller
which each in turn are comprised of a jenga-style into two larger masses, with the western mass eroding as pieces of the puzzle, which then subtly twist and
stack of units, that shift in and out. the building grows upward. turn to gesture towards views and uses.

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10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 1: shifting stacks

ends are carved out, bringing

movement to the main masses

SCHEME 1: SHIFTING STACKS (CODE COMPLIANT)

Scheme 1 (shifting stacks) is a zoning code compliant scheme that provides a rigor in
building form, clearly evident from all sides. The overall mass of the building has been
broken down into two slipped masses, which each in turn are comprised of jenga style two masses slip
stacks of units. Units shift inward (for inset balconies) or can be extended outward with past each other
bolt-on style balconies. The ground floor commercial spaces have been broken up in refined mass broken down
order to provide a street scape relating to the scale of the pedestrian experience along by jenga style units that
California Ave. Where the building extends towards the property lines, inset entries will shift in and out
be provided. At the northwest corner of the lot, the building is further set back in order
to provide a small open space (for a potential outdoor dining area), which further breaks
down the street wall. The simple form of the massing does not favor a base that extends
forward or outward from the overall mass, and instead the height can be broken down
by awnings or similar secondary architectural features.

NO OF RESIDENTIAL UNITS: 96
NO OF COMMERCIAL UNITS: 2 - 3,409 SF
PARKING: 0 (NONE REQUIRED)

BENEFITS:
• Provides a clarity of form with its simplistic massing
• Simple form and repeated units provide economic benefits to owners
• Two outdoor community spaces are provided – at the roof with multiple viewpoints,
and at the seventh floor with views to the sound

CONCERNS:
• Nearly all units are narrow and facing the side-yards, which limits direct/natural
light if/when the adjacent properties are developed
• While awnings/balconies can help break up the front facades, it may still read to
pedestrians as a tall, looming street wall without a distinct base

POTENTIAL DEPARTURES:
• None

26 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 scheme 1: shifting stacks | 10.0 ARCHITECTURAL DESIGN CONCEPTS

Note: Dashed box massings indicate

allowable zoning envelope. These are
not a development proposal.

CS2.III HEIGHT, BULK & SCALE

A
Architectural materials, balconies, and detailing are
used to break down long facades on the north and
south. These may be visible for some time until the
adjacent sites are developed.
DC2.D1 ARCHITECTURAL CONCEPT Calif
B ornia
Ave
The building’s massing integrates the commercial on St SW
Oreg
base with the upper levels and is consistent with the SW
building’s concept, creating a unified whole. Cali
forn

all
ia Av

ey
St
on
PL2.II PEDESTRIAN OPEN SPACE e SW

eg
C

Or
C

SW
The ground floor steps back along the street, creating
the opportunity for a wide pedestrian plaza and for D A A
the north commercial space to spill out with outdoor
dining.
Recessed entries at commercial and
PL3.A1 ENTRIES
1 birds eye view looking northeast from California Ave SW
residential lobby consistent with
2 birds eye view looking southwest from alley
D West Seattle Junction
Both commercial and multi-family common entries
are provided with ample cover. The entries are easily
identifiable and provide a break from the street wall.

6 SW
3 ia Ave
2 Ca liforn
7 W
B ve S

ey
nia A

all
Califor
C
B
D

SW
Or
eg
on
St
3 birds eye view looking southeast from California Ave SW 4 birds eye view looking northwest from alley
1 4 8
5
# birds eye view # street view

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10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 1: shifting stacks

Ca
lifo

alley
rni
aA
ve
SW

5 street view looking north up California Ave SW balconies are used to break down and 6 street view looking south down alley
provide detail along the long facade, facing
adjacent sites that are not yet built to
zoning limits

6
3
2
7

t S
gon
SW

re
WO
ve
ia A
orn

S
if
Cal

7 street view looking south down California Ave SW

8 street view looking west down SW Oregon St
1 4 8
5
# birds eye view # street view

28 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 scheme 1: shifting stacks | 10.0 ARCHITECTURAL DESIGN CONCEPTS

5.0' 109.4' 0.6' 5.0' 109.4' 0.6' 73.3'

5.6'
6.0'

6.0'
115.05'

7.5' 8.9' 8.9' 8.9' 8.9' 8.9' 8.9'

46.97'
2.4'

46.97'
waste
33.1'

33.8'
commercial mech.

california ave sw
california ave sw

2,520 sf
storage

75.1'
2.4'

alley

76.1'
73.3'
residential residential units

alley
0.5' lobby
elec. 2.4'
39.4'

38.8'
37.49'

37.49'
commercial bicycle storage

13.9'
889 sf
transf.

115.05'

6.0'
109.4'

5.6'
0.5' 109.4' 5.1'
0.5' 5.1' S E CTI O N
LE VE L ONE L E V E L S T WO , F O UR , S I X
5.6'

5.6'
5.0' 5.0'
california ave sw

california ave sw

california ave sw
alley

alley

alley
residential units residential units
roof deck
5.1'
5.6'

5.6'

potential balcony 11.2' 98.8' 5.1' ROOF clerestory

locations, typ.
L E V E L S T HR E E , F I V E LEVEL SEVEN
north

residential commercial roof deck utility

unit
CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG
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29
10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 2: erosion

SCHEME 2: EROSION (CODE COMPLIANT)

Scheme 2 (erosion) is a zoning code compliant scheme that aims to provide a varied,
stepped back façade along the California Ave street wall. The overall mass of the
building has been broken down into two larger masses, with the western mass eroding
as the building grows upward. This erosion can provide integrated balconies, planters,
or other secondary architectural elements as part of the overall mass. The ground
two masses push lower levels hold the street masses continue to slide past, upper levels erode further,
floor extends close to the property line along the full length of California Ave, in order
against each other edge, while the upper levels creating opportunity for a terracing downward
to provide a clear base expression. The ground floor commercial spaces have been
while sliding past begin to disintegrate southern ground floor plaza
broken up into smaller units, with one large unit fronting at the southwest corner, held
back from the south property line in order to accommodate a patio / open space. With
minimal modulation, the rear (eastern) mass anchors the overall form of the building.

NO OF RESIDENTIAL UNITS: 96
NO OF COMMERCIAL UNITS: 3 - 4,006 SF
PARKING: 0 (NONE REQUIRED)

BENEFITS:
• Steps in massing respond to West Seattle Junction design guidance
• Simple form is unobtrusive in the neighborhood
• Stepped massing is aimed towards the gateway corner of California and Oregon

CONCERNS:
• One long street wall reduces opportunities to break down the scale compatible with
the existing street scape along California Ave
• There are two large blank walls – one at the north, one at the south
• Two-story base fronting California Ave responds to guidance, but feels out of scale
for this section of the street.
• Building modulation occurs mainly fronting California Ave, with minimal modulation
facing the alley

POTENTIAL DEPARTURES:
• None

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 scheme 2: erosion | 10.0 ARCHITECTURAL DESIGN CONCEPTS

Note: Dashed box massings indicate

allowable zoning envelope. These are
not a development proposal.

DC2.A1 ARCHITECTURAL CONCEPT & CONSISTENCY

A
The massing integrates the upper and lower
floors creating a connected and coherent mass.
Architectural features, fenestration, and materials will C
be used to further create unity and break down the
mass.
Calif
ornia
PL2.II PEDESTRIAN OPEN SPACE AND ENTRANCES Ave
B on St SW
Oreg
An open space is provided along the south side of SW
Cali
the ground floor, encouraging the commercial space forn

all
ia Av

ey
St
to spill outward with outdoor dining or seating.

on
e SW

eg
C

Or
SW
C
PL2.B1 EYES ON STREET A
With street and alley frontages, it is important to B
provide eyes on the street. Natural surveillance will
be easily provided a large portion of units facing the
street and the alley, allowing for fenestration and 1 birds eye view looking northeast from California Ave SW 2 birds eye view looking southwest from alley massing steps back at alley
balconies. providing transition to adjacent
zone
CS2.1 STREETSCAPE COMPATIBILITY
D
The ground floor holds the street edge while
providing recessed entries and outdoor seating area
opportunities. A A
B

6 SW
3 ia Ave
2 Ca liforn
7 W
ve S

ey
nia A

all
Califor
C

SW
Or
B D

eg
on
St
3 birds eye view looking southeast from California Ave SW 4 birds eye view looking northwest from alley
1 4 8
5
# birds eye view # street view

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10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 2: erosion

massing steps down to provide

a sense of scale and unity
between the base and upper
levels.

Ca
lifo

alley
rni
aA
ve
SW

5 street view looking north up California Ave SW areas with blank walls provide 6 street view looking south down alley massing steps back at alley
opportunities for texture, mural, providing transition to adjacent
facade is set back for or patterning - see images this sheet. zone
fenestration opportunities

blank facades provide opportunities for mural or ombre siding

treatment, creating visual interest and breaking down the facade

6
3
2
7

t S
gon
SW

re
WO
ve
ia A
orn

S
if
Cal

7 street view looking south down California Ave SW

8 street view looking west down SW Oregon St
1 4 8
5
# birds eye view # street view

32 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 scheme 2: erosion | 10.0 ARCHITECTURAL DESIGN CONCEPTS
111.9' 107.0'
3.1' 52.0' 60.0' 52.1' 54.9'
65.6'

2.1'
6.0' 60.6'

3.7'
115.05'
55.6'

10.0'
residential
46.97'

46.97'
commercial bicycle mech.

28.4'
entry 837 sf storage

california ave sw

14.3' 8.9' 8.9' 8.9' 8.9' 8.9' 8.9'

elec.
california ave sw

alley
alley
69.6'

commercial residential units

74.0'

81.5'
738 sf

75.9'

87.5'
waste

81.9'
51.9'

77.9'
commercial storage
37.49'

37.49'
2,384 sf
6.3' 8.4'

transf. 8.0'
8.9'

8.9'
3.1' @ lvl 2

8.3'
115.05'

0.5'

0.5'
49.0' 59.4' 60.0' 47.0'
LE VE L ONE 3.5' L E V E L S T HR E E - F I V E
115.0'
( L E V E L T W O S I M. )
12.0' 48.1' 52.9' S E CTI O N
2.1'

2.0'

2.1'
balconies, typ.
10.0'

10.0'
california ave sw

california ave sw

california ave sw
68.5'

alley

alley

alley
residential units residential units

2.0' roof deck

12.0'

potential for
18.9'
13.9'

juliet balconies
balconies, typ.

56.0' 45.0' clerestory

LE VE L SIX LEVEL SEVEN ROOF

north

residential commercial roof deck utility

unit
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10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 3: pinwheel

edges rotate toward views corner edges break down center shift vertically
to provide relief and create acknowledges central com-
opportunities for balconies mercial passageway
and roof decks

SCHEME 3: PINWHEEL (CODE COMPLIANT)

Scheme 3 (the pinwheel) is zoning code compliant and provides visual interest and
movement along all facades. The overall mass of the building has been broken down
into smaller pieces of the puzzle, which then subtly twist and turn to gesture towards
a variety of views and uses. By twisting the forms counterclockwise, the structure is ground floor pushes
able to respond to its location close to the intersection of California and Oregon, aim commercial form back to create plaza
views to the sound, as well as aim views towards downtown Seattle. The ground floor extends to ground close
commercial spaces have been broken up in order to provide a street scape compatible to sidewalk edge
with the pedestrian experience along California Ave. Where the building extends towards corner edges connect
the property lines (helping to provide an ample base for the structure), inset entries will at integrated balconies
be provided. At the northwest corner of the lot, the building is further set back in order and decks
to provide a small open space (for a potential outdoor dining area), which further breaks
down the street wall and helps to create an engaging experience at the pedestrian level.
The residential lobby and commercial spaces on the ground floor open to a central
passageway that connects California Ave SW and the alley, making for a cozy and secure
marketplace experience for pedestrians year-round.

NO OF RESIDENTIAL UNITS: 96
NO OF COMMERCIAL UNITS: 3 AND COMMERCIAL PASSAGEWAY - 4,790 SF
PARKING: 0 (NONE REQUIRED)

BENEFITS:
• Steps the ground floor commercial level back from the street to enable spillover into
the public realm, enhancing the pedestrian experience
• Provides a covered through way at the ground level to create a mid-block connection
that helps link pedestrians to surrounding streets and the Junction’s commercial core.
• Modulation provides visual interest on all facades, while minimizing blank walls
• Two outdoor community spaces are provided - at the roof with views to downtown
and the sound, and at the second floor with opportunities for connection to the street.
• Twisting provides the opportunity for multiple balconies and decks along all facades.

CONCERNS:
• The complex form will be best served by a simpler fenestration / material patterning.

POTENTIAL DEPARTURES:
• None

34 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 scheme 3: pinwheel | 10.0 ARCHITECTURAL DESIGN CONCEPTS

Note: Dashed box massings indicate

street-oriented facade is allowable zoning envelope. These are
broken down into multiple not a development proposal.
masses
CS2.III HEIGHT, BULK & SCALE
A A A
The street and alley oriented facades are broken
down into multiple masses to reduce perceived bulk, B
while secondary architectural elements further aids
in providing relief to the mass.

DC2.I.ii ARCHITECTURAL CONCEPT Calif

B ornia
Ave
on St SW
The use and repetition of the angled architectural C D Oreg
features help create unity in the structure while SW
providing facade modulation, articulation and visual Cali
forn

all
ia Av

ey
St
interest..

on
e SW

eg
Or
SW
PL1.I.i HUMAN ACTIVITY
C
The set back of the ground floor commercial level from
the street and north property lines allows for more
public space that enhances the pedestrian experience.
street edge is maintained while
1 birds eye view looking northeast from California Ave SW
providing a set back for commercial
2 birds eye view looking southwest from alley angled architectural features repeated around
the building creates a unified design, and
CS2.1 STREETSCAPE COMPATIBILITY opportunities, such as outdoor seating
D angling away from alley directs views and provides opportunities for decks and balconies
The south portion of the ground floor holds the street provides relief at alley/zone change
edge and will be provided with recessed entries in
keeping with the Junction context. The northern
edge is setback to create a pedestrian plaza and A
opportunities for outdoor dining.

6 SW
3 ia Ave
2 Ca liforn
B
7 W
ve S A

ey
nia A

all
Califor
B
C D

SW
Or
eg
on
St
3 birds eye view looking southeast from California Ave SW 4 birds eye view looking northwest from alley
1 4 8
5
# birds eye view # street view

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10.0 ARCHITECTURAL DESIGN CONCEPTS | scheme 3: pinwheel

Ca
lifo

alley
rni
aA
ve
SW

interior commercial passage: opportunities for

restaurants and retail to open up for additional seating,
massing is deliberately broken mixing of activities, and kiosks for pop-ups
5 street view looking north up California Ave SW down into multiple sections 6 street view looking south down alley

views from all sides have been

considered, with opportunities for
balconies and eyes on the street at
all sides

6
3
2
7

t S
gon
SW

re
WO
ve

C D
ia A
orn

S
if
Cal

7 street view looking south down California Ave SW

8 street view looking west down SW Oregon St
1 4 8
5
# birds eye view # street view

36 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 scheme 3: pinwheel | 10.0 ARCHITECTURAL DESIGN CONCEPTS
110.3'
4.3' 71.0' 39.1' 0.6' 75.1' 35.2' 4.6'

3.0'

3.0'
6.4'
115.05'
7.4'

bicycle
46.97'

46.97'
mech.

35.7'
storage
29.0'

commercial

california ave sw
california ave sw

1,527 sf
electrical

alley
alley

77.8'
commercial passageway residential units 69.9'
1.0'
3.7' 44.4'

40.6'
transf.
37.49'

37.49'
commercial commercial

14.0' 8.9' 8.9' 8.9' 8.9' 8.9' 12.9'

811 sf
1,188 sf waste storage

8.2'
115.05' residential lobby

5.2'

3.7'
10.8' 35.8' 36.4' 31.4'
45.6' 64.9' 3.5'

81.3'
78.3'
0.6'
LE VE L ONE L E V E L S T WO , T H R E E , S I X
106.2'
4.3' 71.0' 35.2' 4.6'
3.0'
6.4'

balconies, typ.

roof deck
sw california ave

sw california ave S E CTI O N

alley

alley
10.8' residential units
8.2'

clerestory
3.7'

26.7' 5.3'
LE VE LS FIVE , SE VE N ROOF
north

residential commercial roof deck utility

unit
CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG
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10.0 ARCHITECTURAL DESIGN CONCEPTS | solar studies - scheme 1: shifting stacks
9AM 12PM 3PM

JUNE 21
MARCH/SEPTEMBER 21
DECEMBER 21

north

38 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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 solar studies - scheme 2 : erosion | 10.0 ARCHITECTURAL DESIGN CONCEPTS
9AM 12PM 3PM

JUNE 21
MARCH/SEPTEMBER 21
DECEMBER 21

north

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10.0 ARCHITECTURAL DESIGN CONCEPTS | solar studies - scheme 3: pinwheel
9AM 12PM 3PM

JUNE 21
MARCH/SEPTEMBER 21
DECEMBER 21

north

40 CALIFORNIA MIXED-USE / 4448 CALIFORNIA AVE SW| PROJECT #3037829-EG

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10.0 ARCHITECTURAL DESIGN CONCEPTS| landscape design concept

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 materials exploration | 10.0 ARCHITECTURAL DESIGN CONCEPTS

MATERIAL EXPLORATIONS
The proposed building will be highly visible from all sides, as it faces California Ave and an
alley, with two under-developed sites to the north and south, visible from SW oregon. We
are exploring the use of strong horizontals, in addition to a materials palette that alternates
in texture and finish, to accentuate the massing at the upper levels. Additionally we are
exploring a strong base that draws from the materiality of California Ave.

consideration of alternating textures, panel sizes and gradients of color

accentuated angles with strategic use of color

interwoven massing highlighted by material expression

attention to detail with quality & durable materials

brick or tile base, maintaining pedestrian scale

strong base that extends vertically, with emphasis on pedestrian experience attention to detail with quality & durable materials strong horizontals with rhythmic patterning

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 design summary | 11.0 SUMMARY

SCHEME 1: SHIFTING STACKS (CODE COMPLIANT) SCHEME 2: EROSION (CODE COMPLIANT) SCHEME 3: PINWHEEL (CODE COMPLIANT)
Scheme 1 (shifting stacks) is a zoning code compliant scheme that provides a rigor in Scheme 2 (erosion) is a zoning code compliant scheme that aims to provide a varied, Scheme 3 (the pinwheel) is zoning code compliant and provides visual interest and
building form, clearly evident from all sides. The overall mass of the building has been stepped back façade along the California Ave street wall. The overall mass of the movement along all facades. The overall mass of the building has been broken down into
broken down into two slipped masses, which each in turn are comprised of jenga style building has been broken down into two larger masses, with the western mass eroding smaller pieces of the puzzle, which then subtly twist and turn to gesture towards a variety
stacks of units. Units shift inward (for inset balconies) or can be extended outward with as the building grows upward. This erosion can provide integrated balconies, planters, of views and uses. By twisting the forms counterclockwise, the structure is able to respond
bolt-on style balconies. The ground floor commercial spaces have been broken up in or other secondary architectural elements as part of the overall mass. The ground to its location close to the intersection of California and Oregon, aim views to the sound, as
order to provide a street scape relating to the scale of the pedestrian experience along floor extends close to the property line along the full length of California Ave, in order well as aim views towards downtown Seattle. The ground floor commercial spaces have
California Ave. Where the building extends towards the property lines, inset entries will to provide a clear base expression. The ground floor commercial spaces have been been broken up in order to provide a street scape compatible with the pedestrian experience
be provided. At the northwest corner of the lot, the building is further set back in order broken up into smaller units, with one large unit fronting at the southwest corner, held along California Ave. Where the building extends towards the property lines (helping to
to provide a small open space (for a potential outdoor dining area), which further breaks back from the south property line in order to accommodate a patio / open space. With provide an ample base for the structure), inset entries will be provided. At the northwest
down the street wall. The simple form of the massing does not favor a base that extends minimal modulation, the rear (eastern) mass anchors the overall form of the building. corner of the lot, the building is further set back in order to provide a small open space (for
forward or outward from the overall mass, and instead the height can be broken down a potential outdoor dining area), which further breaks down the street wall and helps to
by awnings or similar secondary architectural features. NO OF RESIDENTIAL UNITS: 96 create an engaging experience at the pedestrian level. The residential lobby and commercial
NO OF COMMERCIAL UNITS: 3 - 4,006 SF spaces on the ground floor open to a central passageway that connects California Ave SW
NO OF RESIDENTIAL UNITS: 96 PARKING: 0 (NONE REQUIRED) and the alley, making for a cozy and secure marketplace experience for pedestrians year-
NO OF COMMERCIAL UNITS: 2 - 3,409 SF round.
PARKING: 0 (NONE REQUIRED) BENEFITS:
• Steps in massing respond to West Seattle Junction design guidance NO OF RESIDENTIAL UNITS: 96
BENEFITS: • Simple form is unobtrusive in the neighborhood NO OF COMMERCIAL UNITS: 3 AND COMMERCIAL PASSAGEWAY - 4,790 SF
• Provides a clarity of form with its simplistic massing • Stepped massing is aimed towards the gateway corner of California and Oregon PARKING: 0 (NONE REQUIRED)
• Simple form and repeated units provide economic benefits to owners
• Two outdoor community spaces are provided – at the roof with views to downtown CONCERNS: BENEFITS:
and the sound, and at the seventh floor with views to the sound • One long street wall reduces opportunities to break down the scale compatible with • Steps the ground floor commercial level back from the street to enable spillover into the
the existing street scape along California Ave public realm, enhancing the pedestrian experience
CONCERNS: • There are two large blank walls – one at the north, one at the south • Provides a covered through-way at the ground level to create a mid-block connection
• Nearly all units are narrow and facing the side-yards, which limits direct/natural • Two-story base fronting California Ave responds to guidance, but feels out of scale that helps link pedestrians to surrounding streets and the Junction’s commercial core.
light if/when the adjacent properties are developed for this section of the street. • Modulation provides visual interest on all facades, while minimizing blank walls
• While awnings/balconies can help break up the front facades, it may still read to • Building modulation occurs mainly fronting California Ave, with minimal modulation • Two outdoor community spaces are provided - at the roof with views to downtown and
pedestrians as a tall, looming street wall without a distinct base facing the alley the sound, and at the second floor with opportunities for connection to the street.

POTENTIAL DEPARTURES: POTENTIAL DEPARTURES: CONCERNS:

• None • None • The complex form will be best served by a simpler fenestration / material patterning.

POTENTIAL DEPARTURES:
• None

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