M A RK E T & CONCEP T UA L DE SIGN

10.01.2013 | 13-033

38TH AVE

39TH AVE

CALIFORNIA AVE

B

38TH AVE

UN

TL

ER

O

Y

W
AY

SW

B

FA

ALKI
HARBOR
ISLAND

40TH AVE

SW OREGON ST

ELLIOTT
BAY

ADMIRAL

41ST AVE

42ND AVE

LOCATION

PARK

SW ALASKA ST

SW ALASKA ST

B

B

B

FUTURE
PARK

JUNCTION
WEST SEATTLE
TRIANGLE PLAN
THE WHITTAKER

SITE

LEGEND

B

EXISTING ALLEY

THE JUNCTION

PREVIOUSLY VACATED OR
NOT CONNECTED ALLEYS

TRIANGLE PLAN AREA

PROPOSED CROSS CONNECTOR

COMMERCIAL AREA

PEDESTRIAN ROUTES

PARKS

BUS STOP

PROPOSED
DEVELOPMENT AREA

SW EDMUNDS ST

FAUNTLEROY WAY SW

SW EDMUNDS ST

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| 1

large underused sites in the area. Key
recommendations include:

WEST SEATTLE
URBAN
■ ATRIANGLE
- An east / west midblock
crossing DESIGN FRAMEWORK GOALS on the long block between SW Alaska
NOVEMBER 2011
B
St. and SW Edmunds St.
B - Corner
plazas and
street parks.
• Capitalize on the investment■in transit
and transportation:
a transitfriendly neighborhood

“GATEWAY”

■ C - An abundantly planted 40th

SWtothat
could
be residential in
• Embrace the area’s location as a Ave.
gateway
the West
Seattle
peninsula
character.

D

■ ofDsmall
- Intersection
improvements
to
• Support the continued success
business and the
Triangle
business district
the SW Alaska / Fauntleroy Ave. SW

intersection.
Building designs meet the needs of occupants and property owners
while supporting a vibrant community life

GREEN
STORMWATER
INFRASTRUCTURE /
STREET PARK

C

• Accommodate all travelers: cars, transit, pedestrians, trucks and
bicycles
• Create places for people: new community spaces and connections
to parks
• Integrate natural systems

A

• Link to other neighborhood areas, including the junction business
district
• Accommodate parking and loading, and continue to plan for
parking needs in the future

PARKING

PARKING

N
W

E
S

November 2011

NOTE: IMAGE DIRECTLY FROM WEST SEATTLE TRIANGLE PLAN

Page 22

West Seattle Triangle Urban Design Framework
Seattle Department of Planning and Development

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URBAN DESIGN GOALS
Alaska Way SW

WHOLE FOODS

5

Break superblock into two pedestrian scaled
blocks

3

Provide safe, inviting mid-block pedestrian
connection that links to city park
Develop significant green street experience along
quieter 40th Ave SW

5

5

LOADING/
PARKING ENTRY

NEW PUBLIC PARK

6

Provide series of small, usable public spaces at
significant project nodes.

2
6

3
5

Activate Alaska and Fauntleroy with retail spaces
for small, medium, and large scale businesses.

PROPOSED
PROJECT
BY OTHERS

MASONIC LODGE

5

5

SW Fauntleroy Way

4

6

4
40th Ave SW

2

1

RETAIL / SMALL BUSINESS

Introduce gateway element acknowledging axis
of Fauntleroy

RETAIL / SMALL BUSINESS

1

2
6

PARKING
ENTRY

5

Edmunds Street SW

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PROJECT OVERVIEW

ALLEY
SW ALASKA ST

NEW
PROJECT

LEGEND
MASONIC
LODGE

GROCERY
RETAIL

SW EDMUNDS ST

FAUNTLEROY WAY SW

RESIDENTIAL
PARKING / LOADING / MECHANICAL

PROJECT OVERVIEW
NUMBER OF UNITS

389 UNITS

AFFORDABLE HOUSING

20%

RESIDENTIAL AREA

370,000 SQ FT

GROCERY STORE

45,000 SQ FT

ON-SITE PARKING

595 STALLS

40TH AVE SW
E
EXISTING BANK

S

N

FUTURE PARK

NEW PROJECT

W

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PUBLIC PROCESS
COMMUNITY OUTREACH MEETINGS

CITY REVIEW PROCESS

Chaco Canyon Café
7/27/2012
Fairmount Community Association
9/11/2012, 11/27/2012, 2/26/2013
Informal Community Stakeholder Design Group
11/27/2012, 1/24/2013, 2/26/2013
Masonic Temple Owners
9/11/2012, 11/02/2012
Morgan Junction Community Association
11/27/2012, 2/26/2013
West Side Baby
11/27/2012, 2/26/2013
West Seattle Chamber of Commerce
9/11/2012, 11/27/2012, 12/10/2012, 2/26/2013
West Seattle Junction Association
7/30/2012, 7/31/2012, 8/14/2012, 8/30/2012, 9/05/2012,
9/13/2012, 10/16/2012, 11/27/2012, 12/10/2012, 2/26/2013
West Seattle Junction Neighborhood Association
9/11/2012, 11/27/2012, 12/10/2012, 1/24/2012, 2/26/2013

July 12

Aug 12

Sept 12

Oct 12

Nov 12

Dec 12

Jan 13

Design Review Meetings
EDG Meeting with Planner #1
8/21/2012
EDG Meeting with Planner #2
9/4/2012
EDG Meeting #1 9/27/2012
EDG Meeting #2 11/8/2012
MUP Submittal 12/12/2012
Review Meeting with Planner
2/21/2013
Recommendation Meeting #1
3/28/2013
Review Meeting with Planner
5/20/2013
Recommendation Meeting #2
7/11/2013

Alley Vacation Meetings
Vacation Petition 2/4/2013
Design Commission Meeting #1
3/7/2013
Workshop / Design Meeting with SDOT #1
3/22/2013
Workshop / Design Meeting with SDOT #2
4/5/2013
Design Commission Meeting #2
4/17/2013
Design Commission Meeting #3
5/16/2013
Design Commission Meeting #4
6/20/2013
Meeting with SDOT #1
1/16/2014
Meeting with SDOT #2
2/7/2014
City Council Meeting 3/11/2014

Feb 13

Mar 13

April 13

May 13

June 13

July 13

Aug 13

SIP, SCL, SPU and DOIT Meetings
SCL Coordination Meeting 11/2/2012
SDOT 30% SIP Design Guidance Meeting
12/4/2012
SDOT SIP Coordination Meeting
2/12/2012
SCL Coordination Meeting 12/14/2012
SDOT SIP Design Charette #1
3/22/2013
SDOT SIP Design Charette #2
4/5/2013
SPU Alley Drainage Coordination
4/10/2013
SPU Alley Drainage Coordination
5/6/2013
SDOT 60% SIP Design Guidance Meeting
5/14/2013
SCL Coordination Meeting 7/2/2013
SPU Bioretention Coordination in 40th Avenue 7/24/2013
SCL Fauntleroy Feeder Dip & Shoofly Coord.
8/28/2013
DOIT Coordination Meeting 9/18/2013
SPU Alley Drainage Coordination
10/1/2013
SDOT SIP Interim Review for Building Permit
10/7/2013
SDOT Traffic Signal / Street Light Meeting
10/9/2013
SDOT 60% SIP Design Guidance Meeting #2
10/29/2013
SDOT Alley Wall Coordination
1/22/2014

Sept 13

Oct 13

Nov 13

Dec 13

Jan 14

Feb 14

Mar 14

COMMUNITY OUTREACH MEETINGS
DESIGN REVIEW MEETINGS
ALLEY VACATION MEETINGS
SIP, SCL, SPU, DOIT MEETINGS

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CONDITIONS OF APPROVAL
CITY COUNCIL
1. The vacation is granted to allow the Petitioner to build a project
substantially in conformity with the project presented to the City
Council and for no other purpose. The project must be substantially
in conformity with the proposal reviewed by the Transportation
Committee in March of 2014.
2. All street improvements shall be designed to City standards, as
modified by these conditions to implement the Public Benefit
requirements, and be reviewed and approved by the Seattle
Department of Transportation; elements of the street improvement
plan and required street improvements to be reviewed include:

°°
°°
°°
°°
°°
°°
°°
°°
°°
°°
°°
°°




Seattle Public Utilities;
Seattle City Light; and
CenturyLink Communications.

The mid-block connector shall include the following elements:
°°

3. The utility issues shall be resolved to the full satisfaction of
the affected utility prior to the approval of the final vacation
ordinance. Prior to the commencement of any development
activity on the site, the Petitioner shall work with the affected
utilities and provide for the protection of the utility facilities.
This may include easements, restrictive covenants, relocation
agreements, or acquisition of the utilities, which shall be at the
sole expense of the Petitioner. Utilities impacted include:

The total width shall be no less than 44 feet in width to
50 feet in width;
Two-way vehicle traffic is required;
The drive lane for vehicles is 20 to 25 feet in width;
An 8-foot wide elevated, pedestrian sidewalk shall be
located on the south side of the mid-block connector;
The pedestrian sidewalk shall be separated from the drive
lane by a 3-foot landscaping strip;
The pedestrian sidewalk shall have continuous overhead
weather protection;
The northwest side of the mid-block connector shall have
landscaping to discourage pedestrians;
No pedestrian crossing north/south may be provided in
the mid-block connector;
Pedestrian lighting shall be provided in the mid-block
connector;
The northeast side of the mid-block connector will provide
a sidewalk and landscaping at the residential entry;
Vehicles may turn right only when exiting at Fauntleroy
Way SW;
Roll-up doors shall be added to the loading bay area; and
A drive-up window may not be provided.

Street improvement plan showing sidewalks, street trees, bike
racks, street furniture, lighting, art or artist-made elements,
paving or special materials, wayfinding and landscaping
around the site;
The design on the new alley segment, including the geometry
of the turns and the connection at 40th Avenue SW, SW
Edmunds Street, and Fauntleroy Way SW; and
Agreement between all property owners on the alley that
protect use and access for all owners.

4. It is expected that development activity will commence within 18
months of this approval and that development activity will be
completed within 5 years. In order to insure timely compliance
with the conditions imposed by the City Council, the Petitioner
shall provide the Seattle Department of Transportation with
Quarterly Reports, following Council approval of the vacation,
providing an update on the development activity, schedule, and
progress on meeting the conditions. The Petitioner shall not
request or be issued a Final Certificate of Occupancy (C of O) for
the project until SDOT has determined that all conditions have
been satisfied and all fees have been paid.
5. In addition to the conditions imposed through the vacation
process, the project, as it proceeds through the permitting
process, is subject to SEPA review and to conditioning pursuant
to various City codes and through regulatory review processes
including SEPA.
6. Within one year after the completion of the public park planned on
40th Avenue SW, the Seattle Department of Transportation shall
review the pedestrian and traffic volumes on 40th Avenue SW to
determine whether a crosswalk from the Whittaker development
to the park, midblock on 40th Avenue SW, is warranted. Should the
Seattle Department of Transportation determine that a pedestrian
crosswalk is warranted in the above-stated location, Project X,
LLC shall pay for the installation of a pedestrian crosswalk. The
installation of a pedestrian signal or other pedestrian actuated
traffic controls is not required. The maximum amount to be
paid for the crosswalk shall be $24,000 and shall include ADA
ramps and landings on both sides with ladder striping across
the roadway per City standards. Such payment shall be made to
the Seattle Department of Transportation within 120 days after
the Seattle Department of Transportation determines that the
pedestrian crosswalk is necessary in the above-stated location.

7. The Petitioner shall develop and maintain the public benefit elements as defined by the City
Council. A Property Use and Development Agreement (PUDA) or other binding mechanism shall
be required to ensure that the public benefit elements remain open and accessible to the public
and to outline future maintenance obligations of the improvements. The final design of the
public benefit elements shall require the review and approval of SDOT Street Vacations. SDOT
will request additional Design Commission review when the design is further developed to the
60% level and 90% level and may request additional review as necessary. The public benefit
requirement includes the following features as well as corresponding development standards,
including approximate square footage dimensions, which shall be outlined in the PUDA:
DESCRIPTION

EXISTING

REQUIRED QUANTITY

COST

1. Voluntary Street Level Building
Setback

No

No

5,134 s.f.

n/a

2. Gateway Plaza at Fauntleroy &
Alaska

No

No

542 s.f.

$37,820

3. Linear Plaza and 40th Ave
Streetscape

No

No

1,356 s.f.

$147,140

4. Public “Outdoor Rooms” on
Fauntleroy

No

No

1,088 s.f.

$85,120

5. 40th Avenue off-site
improvements

No

No

2,550 s.f.

$93,260

6. Pedestrian Crosswalk at Fauntleroy & Alaska

No

No

n/a

$15,000

7. Cash Contribution for Public
Outreach and Schematic Design
(to 30% complete) for new City
Park

No

No

n/a

v$25,000

8. Mid-Block Pedestrian Sidewalk

No

No

1,672 s.f.

$10,030

9. Art: Inclusion of Commissioned
art pieces in Public Plazas and
Relocation/Recreation of Existing
Mural on-site

No

No

27 pieces

$50,000

10. Pedestrian Overhead Weather
Protection & New Bike Lane

No

No

5,666 s.f.

$853,680

11. Expanded public amenities along
Fauntleroy & Alaska including
widened public sidewalks and
landscaping on-street parking
and new bus pull out, all made
possible by removing existing
power poles and undergrounding
utilities.

No

No

1,300 s.f.

$1,100,000

TOTAL

$2,417,050

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CONDITIONS OF RECOMMENDATION

DESIGN COMMISSION
1. If any of the public benefit items are later found
to be necessary to meet code or mitigation
requirements, or are deemed infeasible or for any
other reason cannot be provided as proposed today,
the proponent shall consult the Design Commission
and provide public benefit commensurate to what
is no longer being provided.
2. Provide the art plan for administrative review by the
Design Commission when it has been developed.
3. Provide drawings of the gateway element
for administrative review when the design
has been further developed per commission
recommendations. Despite the fact that the
gateway is at a loud, busy intersection, it must
be a well developed, prominent feature given its
central location in the neighborhood.
4. Provide plans for administrative review of the
green wall in the through-block connector when
they have been refined.

DESIGN REVIEW BOARD
1. Change the white vinyl windows to a medium
or dark tone. (C-4)
2. Enhance the Alaska Street entrance to provide
greater visual prominence. (C-3)
3. Connect the Alaska Street entrance to the
northeast corner plaza at the ground plane by
the use of a paving pattern or other treatment.
(D-12)
4. Use the clearest transparent glazing for all
windows along Alaska St and 40th Avenue
SW to allow visual access from the sidewalk
to the store interior for the life of the project.
(C-4)
5. Develop a signage plan that does not allow
the use of backlit, plastic banner shaped signs.
The signage plan should be completed and
approved by the land use planner prior to and
finalized by Certificate of Occupancy. (C-9)

12.18.14

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PUBLIC BENEFIT PLAN
FAUNTLEROY WAY SW
10

11
6

2

9

4

4

9

9

8

SW ALASKA ST

1

SW EDMUNDS ST

9

11

ALLEY

10

LEGEND
1 Voluntary street level building setback
2 Gateway plaza at Fauntleroy & Alaska
3 Linear plaza and 40th Ave streetscape
10

MASONIC
LODGE

4 Public “outdoor rooms” on Fauntleroy
5 40th Ave off-site improvements
6 Pedestrian crosswalk at Fauntleroy and Alaska

8

7 Cash contribution for public outreach and schematic design (to 30% complete) of new city park
8 Mid-block pedestrian sidewalk
9 Inclusion of commissioned art pieces in public plazas and relocation / recreation of existing mural
10 Pedestrian overhead weather protection and new bike lane
11 Expanded public amenities along Fauntleroy & Alaska, incuding widened public sidewalks and

9

9

9

3

landscaping, on street parking and new bus pull out, all made possible by removing existing
power poles and undergrouding utilites

9

9

5

E
S

N
W

40TH AVE SW
5
7

NEW PARK

NEW PROJECT

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GATEWAY CORNER OF ALASKA & FAUNTLEROY

E
N

S
W

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GATEWAY CORNER OF ALASKA & FAUNTLEROY
FAUNTLEROY WAY SW

RESIDENTIAL
ENTRY

SW ALASKA ST

SMALL
BUSINESSES

WHOLE
FOODS
ENTRY

E
N

S
W

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ARTIST’S PREVIOUS WORK

12.18.14

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WATER’S EDGE INSPIRATIONS

12.18.14

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MATERIALS

Driftwood

Weathered Steel

Beach Stones

Glass

12.18.14

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GATEWAY CORNER OF ALASKA & FAUNTLEROY
FAUNTLEROY WAY SW

SW ALASKA ST

RESIDENTIAL
ENTRY

E
N

S
W

12.18.14

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GATEWAY PIERS

4’ - 8’ HT.

8”
SQ.

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GATEWAY CORNER OF ALASKA & FAUNTLEROY

E
N

S
W

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GATEWAY CORNER DETAILS

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CORNER OF ALASKA & 40TH

E
N

S
W

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40TH AVE GREEN STREET

WHOLE
FOODS
ENTRY

E
N

S

40TH AVE SW

W

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CORNER OF ALASKA & 40TH

E
N

S
W

12.18.14

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PASSAGEWAY

Series of pier-like sculptures configured
into a wave pattern placed throughout
the catch basin.

Slight angle of forms mimic the flowing pattern
of beach grass creating a connection between the
sculptures.

At each end plaza, two large granite rocks will be split to create a
viewing window through the corridor. In this space a combination of
steel and glass further define the window.

Glass inserts of each form strengthens the
wave pattern a communicates the concept of a
raingarden.

12.18.14

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+/- 3’ HT.

PASSAGEWAY

+/- 6’-6” HT.

+/- 4’

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40TH AVE GREEN STREET

E
N

S
W

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40TH AVE AT CROSS CONNECTOR

E
N

S
W

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40TH AVE AT CROSS CONNECTOR - LOOKING EAST

E
N

S
W

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CROSS CONNECTOR GREEN WALL

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CROSS CONNECTOR GREEN WALL DETAILS

12.18.14

| 27

GREEN WALL PLANTING PALETTE

1

5

9

11

15

19

21

2

6

10

12

16

20

22

3

7

13

17

4

8

14

18

SHADE LIST
1. Blechnum spicant. Deer Fern
2. Cornus canadensis. Bunchberry
3. Epimedium alpinum. Alpine Barrenwort
4. Gaultheria procumbens. American Wintergreen
5. Mahonia repens. Creeping Mahonia
6. Pachysandra terminalis 'Green Sheen'. Japanese Spurge
7. Polypodium glycyrrhiza. Licorice Fern
8. Polystichum munitum. Sword Fern
9. Sarcococca hookeriana 'Humilis'. Sweet Box
10. Vaccinium ovatum. Evergreen Huckleberry
SUN LIST
11. Arctostaphylos uva-ursi. Kinnikinnick
12. Carex albula 'Frosty Curls'. Frosty Curls Sedge
13. Festuca glauca. Blue Fescue
14. Gaultheria shallon. Salal
15. Lavandula stoechas 'Otto Quast'. Spanish Lavender
16. Liriope muscari 'Silvery Sunproof'. Variegated Lily-turf'
17. Potentilla nepalensis 'Miss Willmott'. Nepal Cinquefoil
18. Rosmarinus officinalis 'Prostratus'. Creeping Rosemary
19. Salvia clevelandii 'Compacta'. Compacta Cleveland Sage
20. Sedum rupestre 'Angelina'. Angelina Stonecrop
21. Sedum spathulifolium. Broadleaf Stonecrop
22. Stachys 'Silver Carpet'. Lamb's Ears

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FAUNTLEROY MID BLOCK PLAZA - LOOKING WEST

E
N

S
W

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FAUNTLEROY MID BLOCK PLAZA

FAUNTLEROY WAY SW

SMALL
BUSINESSES

SMALL
BUSINESSES

E
N

S
W

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STACKED STONES / CAIRNS

+/- 4’-6”

+/- 3’, TYP.

Single self standing sculpture created
with weathered steel and beach stones.

The shape resembles stacked stones found
along the beach or a cairn/trailmarker.

Stacked stone concept is reinforced by inset of beach stones into framework of sculpture.

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CORNER OF EDMUNDS & FAUNTLEROY

E
N

S
W

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CORNER OF EDMUNDS & FAUNTLEROY

RESIDENTIAL
ENTRY

E
N

SW EDMUNDS ST

FAUNTLEROY WAY SW

S
W

12.18.14

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MOUNTAINS AND SOUND
The form is split in two, relating to the split rocks
in the rain garden. They are spaced to be walked
through and around.

Two freestanding sculptures created with
weathered steel and wood. The composition
resembles a silhouette of the Olympic Range.

The edges of the forms have a wave pattern on
their sides giving it a water quality. Inset into the
framework are wood logs referencing driftwood.

+/- 7’ HT.

+/- 3’, TYP.

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CORNER OF EDMUNDS & FAUNTLEROY

E
N

S
W

12.18.14

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CONDITIONS OF RECOMMENDATION
1. If any of the public benefit items are later found to be
necessary to meet code or mitigation requirements, or
are deemed infeasible or for any other reason cannot
be provided as proposed today, the proponent shall
consult the Design Commission and provide public
benefit commensurate to what is no longer being
provided.
2. Provide the art plan for administrative review by the
Design Commission when it has been developed.
3. Provide drawings of the gateway element for
administrative review when the design has been
further developed per commission recommendations.
Despite the fact that the gateway is at a loud, busy
intersection, it must be a well developed, prominent
feature given its central location in the neighborhood.
4. Provide plans for administrative review of the green
wall in the through-block connector when they have
been refined.

12.18.14

| 36

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