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Design review: 106 Eighteenth cleared to proceed to permitting; 1303 Gulf Way returned for revisions
Summary
Staff and applicants resolved outstanding issues for 106 Eighteenth Avenue and the board allowed staff to proceed to permitting; design review for 1303 Gulf Way remains incomplete after staff and the consultant flagged frontage, fenestration and ground-floor treatment concerns.
The board discussed two design-review items on March 6: 106 Eighteenth Avenue (case 25034) and 1303 Gulf Way (case 24095).
106 Eighteenth Avenue: Planning staff and the applicant reported the project meets house-medium standards with an alley-access garage and an existing curb cut to be closed on the east. The applicant, Jay Dennis Johnson Jr., told the board the front landscaping on the published renderings was intentionally minimal to show the house; he said a $30,000 landscape budget will meet staff recommendations. Staff noted two minor zoning comments (garage separation and frontage parking depth) that do not change the design. The board found no reason to require another hearing and directed staff to allow permitting to proceed once the applicant submits final landscaping details and standard permit documentation.
1303 Gulf Way: Staff presented plan sets and a design-review consultant report that flagged several outstanding items. The consultant requested identification of private-frontage elements (porch or stoop), confirmation that window sizes and patterns meet the code’s similarity standard, and a stronger architectural relationship between the ground floor and the two upper floors. Zoning staff also noted parapet heights that appeared to exceed a 28-foot parapet limit (even though total height of 32 feet measured from the design flood elevation was within the maximum allowed). Staff asked the applicant to revise plans to show the required frontage type, clarify fenestration, address the ground-floor treatment and remove a pool catch basin from the front setback. The architect and owner were present and said landscaping and other changes are planned; they will return revised plans to staff and the board will be updated as needed.
The board treated 106 Eighteenth as ready for permitting with the applicant’s commitment to expanded landscaping; they did not take final action on 1303 Gulf Way and requested the applicant address the design-review comments.
