MUP Recommendation Packet - 1435 34th Avenue - #3007213

911 Western Avenue, Suite 440 Seattle, Washington 98104
T. 206.624.9966 F. 206.624.9957
MUP Recommendation Packet | 1435 34th Avenue | #3007213
EXISTING USE The site is located on the southeast corner at the junction of East Pike Street and 34th Avenue in Seattles Madrona neighborhood. Previously an auto repair business occupied the site and there are two existing wood frame buildings. A small building at the northeast corner of the site is leased as commercial space and the linear building along the western edge of the site is used by the owner as an artists studio. 1 - Looking southwest at E. Pike Street and 34th Ave. 5 - Looking west at site TOPOGRAPHY 34th Avenue is virtually flat along the sites property line. East Pike Street rises approximately five feet along the sites property line. There are existing retaining walls at the southern and western edges of the site that maintain the relatively level existing site topography. In its larger context, the site is located just below the crest of a hill along 33rd Avenue from which western city views are prominant. Further east down East Pike Street, views to Lake Washington become prominant. ACCESS The site is bounded by streets on two sides. To the east it is bounded by 34th Avenue, which is the principal commercial street of the Madrona neighborhood. The site is bounded by East Pike Street to the north, which is the preferred street for parking access to the site. To the north, 34th Avenue winds down to Lake Washington Avenue. Vehicles entering the neighborhood from the Lake enter the commercial zone of Madrona at East Pike Street. 7 - Looking northeast at park
6 - Looking south within site 2 - Looking south from E. Pike Street
3 - Looking northwest from 34th Ave.
4 - Looking east from site
Site Photo Map
Site Existing Conditions

911 Western Avenue, Suite 440 Seattle, Washington 98104 T. 206.624.9966 F. 206.624.9957
SITE
8 - 34th Ave. montage looking west
9 - 34th Ave. montage looking east
SITE
10 - E. Pike Street montage looking south
11 - E. Pike Street montage looking north
Streetscape: 34th Avenue and East Pike Street

4 SITE OPPORTUNITIES AND CONSTRAINTS SUMMARY

BUILDING MASS -Opportunity to address streets with mass -Maintain privacy in site interior -Respect adjacent buildings and street scale -Corner location is prominent position at the northern edge of the neighborhoods commercial streetscape STREETS -34th Avenue is principal commerical street in neighborhood and connector to Lake Washington -East Pike Street slopes down from adjacent residential zone permitting building scale to be diminished -The sites location at the corner is the prominent entrance to the neighborhoods commerical district -The difference between 34th and Pike may suggest different design features such as larger planted setbacks on Pike PARKING ACCESS -34th Avenue inappropriate -East Pike Street preferred for location away from principal commercial street NEIGHBORING LOTS -Adjacent to residential SF-5000 to the west -Building on southern property boundary is at lot line SOLAR ACCESS -Best solar access will be at northern and eastern edges of the site due to slope and adjacent properties VIEWS -No significant distant views -Excellent local view into northeast park AMENITIES -Alvin Larkins Park across 34th Avenue -Neighborhood cafes, restaurants, grocery and services located along 34th Avenue -Madrona Branch Library one block south
Site Aerial Photo with zoning
Site Analysis Map
Site Analysis MUP Recommendation Packet | 1435 34th Avenue | #3007213
T. 206.624.9966 F. 206.624.9957
Site Survey MUP Recommendation Packet | 1435 34th Avenue | #3007213
T. 206.624.9966 F. 206.624.9957
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3 1 4 5 6 8 9 12 14 13 15 16 17 35 37 22
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23 25 26 27
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Aerial Vicinity Photograph

30 31
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Vicinity Map of Madrona commercial district
1 SITE 2 Alvin Larkins Park 3 Apartments- 1430 34th Avenue 4 Conrow Porcelain 5 Cremant Restaurant 6 Roy McMakin Studio 7 Madrona Executive Building 8 Wilridge Winery 9 Hi Spot Cafe 10 Fetch
11 Kings Palace 12 Madrona Laundry 13 Amara 14 Decor 15 Coupage Restaurant 16 Cafe Soleil 17 Glassy Baby Studio 18 Madrona Elementary School 19 Madrona Branch Library 20 Madrona Market
21 Pure Manifestations / Monad Studio 22 Madrona Eatery and Alehouse 23 St. Clouds Restaurant 24 Global Visionaries 25 World Travel Center 26 Hitchcock 27 Scottish Tea Shop 28 Ruby Cleaners 29 Conley Hat Mfg. Co.
30 Jaywalk 31 Cafe Verite 32 Madrona Park 33 Townhouses 34 St. Therese School 35 Lake Washington 36 Epiphany School 37 Grocery Outlet
Urban Analysis Vicinity Maps

VICINITY The neighborhood of Madrona is bounded by Lake Washington to the east, MLK Way to the west, E. Cherry Street to the south, and E. Howell Street to the north. Topographically, the neibhorhood is oriented along a north-south ridge at 33rd Avenue and slopes to a valley at MLK Way and to Lake Washington to the west and east, respectively. Madrona Elementary School at Union Madrona Elementary School at Spring Madrona Library Branch from 33rd Ave Madrona Playfield from Spring Street Corner of Spring St. and 34th Madrona is predominantly residental with a limited commercial district around the junction of E. Union Street and 34th Avenue. The neighborhood has a small branch library and public elementary school, both located at the corner of 33rd Avenue and E. Union Street. There are several examples of mixed-use buildings along 34th Avenue, most notably at the edges of the commercial district on E. Spring Street and E. Pike Street. Alvin Larkins Park and the Madrona Playfield bound the commercial district to the north and south. The commercial district provides a variety of building scales. Small one storey houses, single story commercial spaces mix with larger 3 story commercial and mixed-use building. Larger scale buildings are located at the southern and northern edges of the commerical district, and the Madrona Elementary Schoold provides a gateway from the west along E. Union Street.
Commercial along 34th Ave.
West corner of Union and 34th Ave.
East corner of Union and 34th Ave.
St. Therese School with view to Lake Washington
New entrance at St. Therese
Typical house on 33rd Ave.
Large house on 35th Ave.
Adjacent styles on 35th Ave.
Large house within SF 5000 on 34th
Contemporary houses near commerical district
Multifamily on Spring Street
Epiphany School
Commercial on MLK Way
Corner of MLK Way and Union St.
Lake Washington at terminus of Madrona Drive
Urban Analysis Context

DESIGN CUES The neighborhood contains a mixture of architectural styles. The residential area contains various traditional house styles and is also home to award-wining contemporary designs, most notably on 35th Avenue. While residential homes have been transformed into business within the commercial district, many of the larger buildings are commercial in appearance and use a variety of materials. The material pallete of buildings along 34th Avenue is predominantly wood and brick, with some concrete and stucco cladding. Street-level spaces generally have large transparent areas and provide generous overhangs or recesses at entries. There are several particularly helpful and compelling feautres in the neighborhood that will inform this design. The corners of buildings, and most notably those on street corners, tend to be articulated with added detail and prominance. Several protrude and create overhangs. Many buildings utilize several different materials in their facades. Often a material change will be used to accent a certain space or area such as an entryway. Planted form is also employed to embellish the street level facades along with awnings and canopies. Perhaps most important is the street level attention to the human scale which is expressed in the plantings, overhanging features, attractive signage, material articulation and artful detailing.
Multifamily on Spring Street
Urban Analysis Design Cues

LOCATION PARCEL NO. LOT SIZE DIMENSIONS
1435 34th Avenue 715220255 7012 sf 100(E. Pike St.)x 70(34th Ave)
SITE ZONING SEPA REVIEW CAM 208
NC1-30 Required with construction of over 4 units in NC zone
LIVE/WORK 23.84A.024
PERMITTED USES 23.47A.005 The uses envisioned for this project (residential, live/work, retail, office) are all permitted. .2) Residential uses may not occupy more than 20% of the street-level street-facing facade. STREET LEVEL STANDARDS 23.47A.008 A.2) Blank segments of the street-facing facade between 2 ft. and 8 ft. above the sidewalk may not exceed 20 ft. in width. B.2) For street level non-residential facades, 60% of the street-facing facade between 2 ft. and 8 ft. above the sidewalk shall be transparent. B.3) Nonresidential uses must extend an avg. of at least 30 ft. and a min. of 15 ft. in depth from streetlevel street-facing facade. Nonresidential uses at street level must have a floor-to-floor height of at least 13 ft. E) When a live-work unit is located on a street-level street-facing facade the portion of ea. live-work unit in which business is conducted must be located between the principal street and the residential portion of the live-work unit. HEIGHT STANDARDS 23.47A.012A Maximum height is 30 ft. 1a) In zones with a 30 ft. height limit the height of a structure may exceed the otherwise applicable limit by up to 4 ft. provided that the floor-to-floor height of 13 ft. or more is provided for nonresidential uses at street level. D2) Open railings, planters, skylights, clerestories, greenhouses, parapets and firewalls may extend up to 4 ft. above the otherwise applicable height limit. D3) In zones with mapped height limits of 30 ft., solar collectors may extend up to four 4 ft. above the otherwise applicable height limit, with unlimited rooftop coverage. Solar collectors, stairs,elevator penthouses, and mechanical equipment may extend up to 15 ft. above the otherwise applicable height limit, so long as the combined total coverage does not exceed 20% of the roof area or t25% of the roof area if the total includes stair or elevator penthouses or screened mechanical equipment. FAR 23.47A.013 East Pike St. and 34th Ave. 26-27-28 12 & RANDELLS 2ND ADD N 12 FT OF 26& ALL 27-28 & LOT B BLK 12 RANDELLS 2ND SUPL 2.5 for 30 mixed-use or 2.25 for 30 non-residential Assuming 3 stories, then: 2.5 FAR=83% lot coverage or 5,820 sf lot coverage 2.25 FAR=75% lot coverage or 5,259 sf lot coverage SETBACKS 23.47A.008 23.47A014
Structure or portion of a structure: (1) that combines a comm. or manufacturing activity w/ a res. living space for the owner of the comm. or manufacturing business, or the owners employee + their household; (2) where the resident owner or employee is responsible for the comm. or manufacturing activity performed; and (3) where the comm. or manufacturing activity takes place subject to a valid business license assoc. w/ the premises.
A.3) Street-level street-facing facades must be located within 10 ft. of the street lot line, unless wider sidewalks, plazas, or other approved landscaped or open spaces are provided. B1) Setback req. on any lot that abuts the intersection of side lot line and front lot line of a lot in a residential zone. Req. setback forms a triangular area. 2 sides must each extend along the street lot line and side lot line 15 ft. from the intersection of the street lot line and the side lot line abutting the residentially zoned lot. B2a) Setback req. along any rear or side lot line that abuts a lot in a residential zone: 10 ft. for portions of structures above 13 ft. in height to a max. of 65 ft. B3a) For a structure with more than one dwelling unit, setback req. along any rear lot line that abuts a lot in a residential zone: 15 ft. above 13 ft. in height up to max of 40 ft. B5) No opening permitted closer than 5 ft. to a residential zone. E4) Unenclosed pedestrian bridges, nec. for access and less than 5 ft. wide, are permitted in req setbacks. E5) Retaining walls used to protect a cut into ex. grade may not exceed the min. height nec. to support the cut or 6 ft. A2) Landscaping that achieves a green factor score of .30 or greater is req. for any new structure containing more than 4 dwelling units. D1) Landscaping in surface parking req. 18sf/parking Surface parking abutting a lot in a residential zone must have 6 ft. high screening along abutting lot line(s) and a 5 ft. deep landscaped area inside the screening. A1) In NC1, if lot does not abut an improved alley but abuts two or more streets, access to parking must be from the street with the fewest lineal feet of commercially zoned frontage. Live/Work Units 1 space/unit D2) In non ped. designated comm. zones, no parking is required for the first 1500 sf of ea. business
LANDSCAPING 23.47A.016
PARKING 23.47A.032
23.54.015
Zoning Map
PUBLIC R.O.W. LEGAL DESCR.
Zoning and Code Summary NC1-30
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DEVELOPMENT OBJECTIVES 6 LIVE-WORK UNITS + 1 RESIDENTIAL -Live-work units to be < 1500 sf total 1st floor work/commercial = c. 3483 sf total 2nd + 3rd floors residential = c. 5650 sf total 1 required parking stall- 5 provided PROJECT DESCRIPTION Project is for a 3-story building containing 6 Live-Work Units and 1 Residential Unit. Overall building height is 356 with 13 ft floor-to-floor ground floor height. Overall building footprint is 4925 sf. Each Live-Work Unit will have ground floor commercial space with dwelling unit on the 2nd and 3rd floors, totaling less than 1500 sf. The Residential Unit will be located above the access driveway with a dwelling unit on the 2nd and 3rd floors. There will be one (1) van accessible parking space and four (4) small vehicle parking stalls. DESIGN OBJECTIVES - Design a building that is environmentally beneficial. The project strives to become an exemplary sustainable structure for the neighborhood. Towards this goal, the building will incorporate numerous sustainable design strategies and employ ecologically sensitive technologies. The design seeks to achieve the goals established in the Cascadia Region Green Building Councils LIving Building Challenge. Some strategies and goals are: create a permeable site that recharges groundwater and has a positive effect on limiting the velocity and quantity of stormwater runoff; gIve each unit a green roof garden that can be potentially become edible gardens; solar power and solar hot water collection; passive design for heating and cooling; rainwater collection for irrigation and toilet flushing; energy efficient construction; energy efficient appliances; sustainable construction methods and materials; recycled content construction products; ecologically sensitive material selection - Create a well-designed building that is an attractive addition to the pedestrian quality of the 34th Avenue commercial area and the residential neighborhoods surrounding the site. Part of this consideration involves careful siting of parking, preferntially in the interior of the site - Address the corner of 34th Avenue and E. Pike Street and mark the entrance to the neighborhood from the Lake and the commercial edge. A new building can achieve this by focusing massing at the corner and allowing facade elements to create a presence at the corner - Design open, contemporary living spaces that offer both individual privacy and a sense of community. This may be enhanced by shared exterior circulation and an open courtyard in the sites interior - Build well. This project envisions a new building that will last for generations and be worthy of the neighborhood and its residents
Landscape Plan
Scale: 1/16=1-0
Development Objectives Landscape Plan

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RESPONSE TO EARLY DESIGN GUIDANCE The Board was supportive of a highly sustainable, community-building live-work project in Madrona. They asked that we address parking and be specific regarding the courtyard use and also that we provide appropriate pedestrian access to the second floor units. The project team moved the building back to a full 8 from the adjacent residential lot line. This strikes a healthy balance with the required setbacks and necessary interior space requirements for viable commercial spaces. It also grants appropriate pedestrian access and the necessary egress to the sites interior. Given the specific topographic conditions on site as well as existing building footprints on the neighboring site and their respective distances from the lot line, the project team felt that this setback should be adequate. Regarding the interior courtyard, the project team has decided to provide four parking spaces in addition to the one van accessible space required by Land Use Code requirements. This decision was based on a desire to offer some parking to future residents while hoping to mitigate the projects impact on local on-street parking. The limited space available in the courtyard was a driving factor in minimizing the stall sizes and still providing some pedestrian-oriented space in the courtyard. The parking area is to be physically separated from the adjacent courtyard area via distinct material changes and topographic changes in slope. The sitewalls will be planted with a greywater filtration garden which will provide teh added benefit of softening the courtyards material palette. The project team has created an amenable community-oriented access to the 2nd floor units through an exterior walkway on the 2nd level that will overlook the common courtyard providing a greater sense of interaction. Additionally, as the team seriously considered the Boards recommendations during meetings with City Building Code officials, it was determined that the 2nd level walkway was a necessary part of the egress pathway. The common path of egress travel is required by code to be no greater than 125. Because the project includes the amenity of accessible green roofs, the 2nd level walkway becomes necessary in order to meet the requirements for the common path of egress travel. The walkway has been designed to have trellis railings and planters for the units to have herb gardens. Kitchens for each unit are specifically located adjacent to the walkway to provide greater interaction between the buildings occupants.
Site Plan
Scale: 1/16=1-0
Response to EDG Site Plan

T. 206.624.9966 F. 206.624.9957
DEPARTURE MATRIX
NO.
1
12
REQUIREMENT REQUEST
That a departure be granted for the building to be setback from a triangular area with 2 sides extending 8 ft. along the street lot line (Pike Street) and side lot line (residential lot west of site) from the intersection of those lot lines.
STANDARD
SMC 23.47A.014.B1
JUSTIFICATION AND RELATED GUIDELINES

By massing the structure along E. Pike St., parking can be kept to the interior of the site (23.47A.032.B1a) while additionally providing an amenity courtyard space and optimal solar access. The three units along E. Pike St. are minimized to accomodate necessary and appropriate site access. Recessing or chamfering the building at the corner is not consistent with the buildings architectural concept. The adjacent residential lot is sloped significantly uphill from the property line, with a c. 12 ft. tall garage built along the lot line and the residence set back more than 14 ft. from the lot line. A2- Streetscape Compatability- As a corner lot at the entrance to a commercial district, the projects siting reinforces the commercial streetscape and is consistent with similar corner projects that address the street edge on both street fronts A4- Human Activity- Project creates a livlier street edge A5- Respect for Adjacent Sites- Siting minimizes disruption of the adjacent residential lots backyard privacy and avoids overlooking the rear yard B1- Height, Bulk and Scale Compatability- Because of the adjacent sloping site conditions, the buildings siting and size maintains a respectful relationship with the adjacent zone C2- Architectural Concept and Consistency- The buildings massing and design features maintain a consistent facade bay organization, the dimensions of which have been minimized in order to permit for a setback from the adjacent lot Project siting addresses the street corner and maintains a consistent architectural language of 8-6 bays for each live-work unit. In order to maintain proportionality and to emphasize the street corner the bay lengthens to 11 ft., wrapping the street corner and accomodating the 2-6 projection along the perpendicular street. A-3- Entrances Visible from the Street- Each projected bay window emphasizes the commercial, off-street entrance below it. A-10- Corner Lots- Siting is oriented toward the street corner and bay window is an architectural feature that accentuates the corner C-1- Architectural Context- The corner siting and bay windows complement the neighborhoods existing commercial and mixed-use architectural character C-2- Architectural Concept and Consistency- The bay window spacing and porportions maintain consistency with the architectural concept and overall building form while emphasizing the street corner
Setback req. on any lot that abuts the intersection of side lot line and front lot line of a lot in a residential zone. Req. setback forms a triangular area. 2 sides must each extend along the street lot line and side lot line 15 ft. from the intersection of the street lot line and the side lot line abutting the residentially zoned lot.
SMC 23.47A.014.B2a Setback req. along any rear or side lot line that
That a departure be granted for the abuts a lot in a residential zone: 10 ft. for portions building to be setback 8 ft. (for porof structures above 13 ft. in height to a max. of tions above 13 ft.) from the side lot 65 ft. line along the residential lot line to the north of the site. Max. length of ea. bay window shall be 15 ft. at the line establishing the req. open area, and shall be reduced in proportion to the distance f deg. angles drawn inward from the ends of such 15 ft. dimension, reaching a max. of 9 ft. along a line parallel to and at a distance of 3 ft. from the line establishing the open area That a departure be granted for a bay window at the corner of the building to be 11 ft. along a line parallel to the establishing open area along both the north and east building facades for a total bay length of 22 ft.
SMC 23.53.035.A4c
SMC 23.54.030.B2a
For live-work units, when 10 or fewer parking spaces are provided, a max. of 25% of the parking spaces may be striped for small vehicles. A min. of 75% of the spaces shall be striped for large vehicles For non-residential driveway widths, the min. width of driveways for two-way traffic shall be 22 ft. and the max. width shall be 25 ft. Per Exhibit 23.54.030 D, parking aisle width shall be 22 ft. for a medium parking stall that is 8 ft. wide, 16 ft. long and at a parking angle of 90 degrees
That a departure be granted for 4 of the 5 provided parking spaces to be striped for small vehicles and that the fifth space be striped for a medium vehicle that will accomodate van accessible parking per ADA ICC/ANSI A117.1-2003
SMC 23.54.030.D2a
That a departure be granted for two-way traffic to be permitted to have a residential two-way traffic driveway width of 10 ft.
SMC 23.54.030.E1
SMC 23.54.030.F2b2 For non-residential uses with two-way driveway
traffic, the min. width of curb cuts is 22 ft., and the max. width is 25 ft.
That a departure be granted for the parking aisle width to by 21 ft. for a medium parking stall that is 8 ft. wide, 16 ft. long and at a parking angle of 90 degrees A-4- Human Activity- Siting the parking area away from the street edge promotes human activity. It also creates greater spatial limitations on the parking area A-5- Respect for Adjacent Sites- Siting the parking area in the sites interior reduces the buildings impact on the adjacent lots privacy but also creates spatial limitations on the parking area That a departure be granted for the curb-cut width to be permitted at a 10 ft. A-8- Parking and Vehicle Access- Parking area location minimizes impact on the pedestrian environment. Reductions in curb cut and driveway widths also minimize impact width that is comensurate with two-way A-9- Location of Parking on Commercial Street Fronts- Parking lot location meets the preferred design guidelines for commercial street fronts, however it creates greater spatial limitations on the parking area driveway traffic for residential uses C-5- Structured Parking Entrance- The parking driveway passes through the building to maximize site spacing. Its location at the western edge of the site on E. Pike St. deemphasizes its presence and locates it near a small garage on the adjacent lot. Residential driveway and curb cut widths will diminish the parking entrances presence. That a departure be granted for the sight triangles to be permitted to be at a distance of 6-2 and 6-3 from the intersection of the driveway with the sidewalk, and that the width of one triangle be permitted at 8-8 adjacent to the driveway of the neighboring property By massing the structure along E. Pike St., parking can be kept to the interior of the site (23.47A.032.B1a) while additionally providing an amenity courtyard space and optimal solar access. This massing is also consistent with the NC-1 zoning. Establishing the building mass at the property line limits the depth of the site triangles. While it is possible to acheive a site triangle arm length of 10 ft. to the east, the western site triangle is limited to 8-8 due to its location near the property line. The parking entrance location here was selected to minimize its presence on the street front. This parking entrance will also have very limited residential vehicle use (5 total). A-2- Streetscape Compatability- Massing the building along the street reinforces the commercial characteristic of the NC-1 zoning. This siting also creates limitations on the site triangle depth. A-4- Human Activity- Siting the building along the property line of E. Pike St. enhances the quality of human activity in the commercial zone. This siting also creates limitations on the site triangle depth. C-5- Structured Parking Entrances- The parking driveway entrance is diminished by locating it near the western property line. This location, in order to remain architecturally consistent with the rest of the facade, limits the western site triangle arm length
With 6 live-work units, each under 1500 sf, and one residential unit the project is only required to provide 1 residential parking space. The project is instead proposing to provide 4 small vehicle parking spaces and one medium vehicle van accessible parking space to be used for the dwelling purposes of 4 live-work units in addition to the residential unit. The inclusion of parking in the development is based on both economic considerations as well as a desire to be good neighbors and limit, as much as possible, any additional on-street parking created by the increased density provided by the project. The parking area has been located in the site interior in order to allow the buildings massing to address the street corner. This siting is preferable according to zoning standards (23.47A.032.B1a) and Design Guidelines. By locating the parking area in the site interior, there is greater limitation on parking stall sizes and parking aisle widths. At the north side of the parking area the buildings ground floor will be set back under the cantilevered upper stories in order to accomodate parking and drive aisles. - Limiting the parking stall sizes to small and medium vehicles assists in maintaining viable drive aisle widths for all the stalls without an excessive structural cantilever. Permitting small and medium vehicle parking stalls also reinforces the project teams development goals of limiting parking to smaller fuel efficient and hybrid vehicles. A medium parking stall is also sufficient to accomodate ADA requirements for van accessible parkng, which will be provided per building code. - Two-way traffic will be necessary into the parking area. Provided parking will be for the dwelling purposes of the live-work and the residential unit. It is appropriate that the scale of the driveway width and curb cut should be residential in dimension. A smaller driveway and curb cut will also help to emphasize the pedestrian quality of the sidewalk.
SMC 23.54.030.G1
For two-way driveways and easements less than 22 ft. wide, a sight triangle on both sides of the driveway or easement shall be provided, and shall be kept clear of any obstruction for a distance of 10 ft. from the intersection of the driveway or easement with a driveway, easement, sidewalk or curb intersection if there is no sidewalk
Departure Requests
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Ground Level Plan

Scale: 1/16=1-0
2nd Level Plan

Scale: 1/16=1-0
Building Plans
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3rd Level Plan

Scale: 1/16=1-0
Roof Plan
Scale: 1/16=1-0
Building Plans
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North Elev.- Pike St.

Scale: 3/32=1-0
East Elev.- 34th Ave.

Scale: 3/32=1-0
Building Elevations MUP Recommendation Packet | 1435 34th Avenue | #3007213
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Courtyard-South Elev.
Scale: 3/32=1-0
Courtyard-East Elev.
Scale: 3/32=1-0
Courtyard Elevations
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1 4
5 6
View from northwest corner of 34th Ave. and Pike St.

8
9 7 2
View from south side of 34th Ave.
3D Images MUP Recommendation Packet | 1435 34th Avenue | #3007213
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View of principal residential entrance on Pike St.
View of secondary residential entrance and adjacent residential property
3D Images MUP Recommendation Packet | 1435 34th Avenue | #3007213
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View west from corner of 34th Ave. and Pike St.
View south from corner of 34th Ave. and Pike St.
View north along 34th Ave.
View east from corner of elevated walkway
View looking west of rear parking area and vegetated wall
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911 Western Avenue, Suite 440 Seattle, Washington 98104