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310 First Avenue S, Suite 4S,Seattle, WA 98104
206.933.1150www.nkarch.com
nNICHOLSON KOVA
CAPELOUTO 424505 42ND AVEN
DESIGN RERECOMMENDA
DPD #30DECEMBER 4TH
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PROJECT VISION
Set within the established but growing West Seattle Junction, this projectcombines richly textured materials with a clean and timeless architecture,resulting in a project that respects the neighborhood traditions while helpingit grow and evolve. Street life along 42nd Ave and SW Oregon St will be
enhanced through thoughtfully crafted retail spaces that activate the buildingsinterface with the public right-of-way. The residential portion of the buildingwill be accessed from a more private entry off of SW Oregon St.
Site Information 4Early Design Guidance 10Response to Guidance 12Design Process 15
Design Proposal 16Composite Site Plan 17Building Elevations 18Design Proposal - South Facade 22Design Proposal - Materials Board 23Floor Plans 24Landscaping 26Design Features 28Grade Differential 29Design Features SW Oregon St 30Sidewalks 31Design Features Sections 32Design Features Signage 33Design Features Exterior Lighting 34Shadow Studies 35Design Inspiration 36Recent NK Images 37
PROJECT PROGRAM
Number of Residential Units: 41 unitsNumber of Lodging Units 9 unitsArea of Residential Use: 30,329 sfArea of Lodging Use 6,901 sf
Area of Commercial Uses: 3,598 sfNumber of Parking Spaces: 15 spaces below gradeFloor Area Ratio: 5.96Number of Stories: 7 storiesTotal Area: 48,022 sfTotal Area Above Grade: 41,122 sf
OWNER
Leon CapeloutoPO Box 448
Bothell, WA 98041
ARCHITECT
Nicholson Kovalchick Architects310 1st Avenue SSuite 4SSeattle, WA 98104
DPD CONTACT
Beth Hartwick
CONTENTS
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PROJECT SITE
2
2
1
PROJECT SITE
ADJACENT PARKING LOT LOOKING
SW OREGON STREET LOOKIN
SW OREGON STREET LOOKIN
32
14
ACROSS FROM PROJECT SITE
SITE INFORMATIONSTREETSCAPE PHOTOMONTAGES
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PROJECT SITE
PROJECT SITE
3
3
4
1 ADJACENT PARKING LOT LOOKING SOUTH
42ND AVENUE SW LOO
42ND AVENUE SW LOOK
THE ALLEY LOOK
ACROSS FROM PROJECT SITESITE INFORMATIO
STREETSCAPE PHOTO MONT
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SITE INFORMATIONSITE CONTEXT
HOPE LUTHERAN CHURCH OREGON42 APARTMENTS (CONSTR)
CUPCAKE ROYALE
CONNER BUILDING (CONSTR)
CAPCO PLAZA & QFC SHADOWLANDMIXED-USE MURAL APARTMENTS
LINK APARTMENTS
4730 CALIFORNIA (CONSTR)
JEFFERSON SQUARE COMMERCIAL
EASY STREET RECORDS NOVA APARTMENTS
1 4
10
2
5 87
11
3
6
9 12
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NC3-65
NC2-40
80' - 0"
R.O.W.
MULTI-FAMILY
SW OREGON ST60-0
"
R.O.W
.
42NDAVSW
HOPE LUTHER
SCHOOL & CHU
ELEV: 336 ELEV: 342
ELEV: 344ELEV: 333
60.00
S011230W
PROJECT SITE
SINGLE FAMILYSTRUCTURE
(TO BE DEMOLISHED)
115.05
S884752E
60.0
0
N011
305E
115.06
N884752W
GARAGE
(TO BE DEMOLISHED)
16' - 0"
ALLEY (CONC)
R.O.W.
EXISTING SURFACE PARKING]
(OFFSITE TO REMAIN)
C - 5 NC3-65
NC3-85
NC2-40
80' -0"
O.W..
MUL
NC3P-85 NC3-85
NC3P-85
NC2-65 W N0-0
"
.O.......W
..
ELEV: 336 LEV: 342
3 4ELEV:ELEV: 333
0.00
S011230W
PPRROOJJEECCTT SSIITTEE
SISINGNGLELE FFAMAMILILYYSTSTRURUCTCTURUREE
(T(TOO BEBE DDEMEMOLOLISISHEHED)D)
115.05
0
6.0
N011
E
115.06
N884752
GAGARR
LLISISHH D)D)EEOO BBTT
16' -' 0"
ALLEY ( ONC)
R. .W.
EXEXISISTITINGNG SSURURFAFACECE PPARARKIKINGNG]]
(O(OFFFFSISITETE TTOO REREMAMAININ))
340
330
OFFICES/RETAIL
OFFICE/RETAIL
WEST SEATTLE
SENIOR CENTER
OFFICE/RETAIL
UTILITY POLE
OVERHEAD POWER LINE
2- 0" ALLEY DEDICATION
3- 0" SETBACK
SITE
SITE
SITE
SITE INFORMATIOEXISTING SITE
PROJECT SITE LOOKING EAST UP SW OREGON ST1
PROJECT SITE LOOKING NORTH ACROSS PARKING 2
PROJECT SITE LOOKING SOUTH ON 42 ND AVE SW3
1
2
3
NOTE: BUILDING ENVELOPE IS APPROXIMATELY 85 IN ABOVE
DESIGNATED
NEIGHBORHOOD
GATEWAY
(CALIFORNIA&O
REGON)
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DISTINGUISHING FEATURES
36 residential flats, 9 mezzanine units, 2 retail spaces, and 17 pa 48,700 gsf: 36,500sf residential, 4,300sf retail Large Retail space accessed from the Oregon St sidewalk Main building/lobby entrance from north side of site (Oregon)
Setback mezzanine units at top level Bicycle storage area in garage Naturalized tree planting between building and parking lot Rooftop amenity area
PROS
Retail space at grade provides a more active streetscape and conew commercial development to the east with businesses on C
Strong corner presence on 42nd and Oregon. Power lines along alley moves underground improving neighbor
lines.Provides large inset area on South facade with windows and doparking
Steps back upper level to allow clerestory windows facing soutspace for residents, and relieves massing.
CONS
14 tall retail space Retail is 24 +/- below grade at 42nd Avenue Subdued residential entry Subdued relationship to California (Gateway Intersection)
GROUND LEVEL
STREETVIEW LOOKING SOUTHWEST ON 42ND AVE SW
Special treatment, such as higherroofline and overhang, at corner
Transparent corner
Varied roofline accentuates corner
Cornice strengthens stepping form
Bay windows articulate facade and
provide prominence to corner
Continuous canopieson Oregon and 42nd
Retail entrances onboth Oregon and 42nd
Podium level is distinguished by material and physical offset
Different finish treatment separates building sections
Wide sidewalks allow for retail use to spillout and activate pedestrian experience Retail and residential entrances are inset
RETAIL
RETAIL
RAMPDOWN
TRASH
RESLOBBY
SW OREGON STREET
ALLEY
ADMINOFFICES
EARLY DESIGN GUIDANCEPREFERRED EDG OPTION
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2 PEDESTRIAN EXPERIENCE
Encouraged more work on the overhangs Encouraged more work on the relationship between retail and sidewalk
1 MASSING AND CORNER TREATMENT
Encourage the building to make more of a statement: Provide a stronger podium Provide a strong design at the corner Design the building with more height at the corner Consider a taller tower Treat the tower differently Continue the stair tower design as shown in option 3 Continue the massing and glazing along south elevation Maintain the building cap Consider the massing of option 1 with a tower
3. SOUTH ELEVATION
Encourage the applicant to design stair tower as shown in Optio encourage massing and glazing on South elevation
EARLY DESIGN GUIDANCEDG BOARD COMM
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DESIGN PROCERESPONDING TO EARLY DESIGN GUIDANCE - DESIGN PRO
Concept sketches from EDG- Give the tower more presence with contrasting and set back materials- Set the tower apart from ground to cornice- Provide a harmonious and continuous vocabulary- Investigate proportions of setbacks- Investigate where to highlight with color- Enhance the single story plinth through use of canopies and color- Investigate signage- Differentiate various entries and uses- Provide appropriate lighting and amenities- Revise the level of detail
NC-85 ZONING POTENTIAL
SW OREGON
STREET
NC-40 ZONING POTENTIAL
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DESIGN PROPOSALCORNER RENDERING
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COMPOSITE SITE PLA4505 - 42ND AVENU
RETAIL
RES.ENTRY
TRASH AND
RECYCLING
EXISTING
TRUSTEES PARKING LOT
EXISTINGCROSSING
EXISTINCROSSIN
OFFICE LOBBY
EXPANDED
SIDEWALK
17-0 MAX
OFFICE
RELANDSCAPED
AREA
SHORT TERMBICYCLE
PARKING
RETAIL
ENTRYNICHE
S W O R E G O N S T R E E T
42ND
AVENUESW
ALLEY
(20-0WIDE) RAMP ACCESS TO
BICYCLE AND AUTOMOBILE
PARKING
SIDEWALKACCESS
EXIT TO ALLEY
LOBBY
THREE FOOT SETBACK
EXISTING
TREE
EXISTINGTREE
NEW
STREETTREE
NEW
STREETTREE
NEWSTREETTREE
NEWSTREETTREE
PROPERTY LINE
PROPERTY LINE
ALLEYCURB CUT
115.05
60.00
115.06
EXISTINGPROPERTYLINE
PLANTING STRIP
5-0 WIDE
NEWSIDEWALK
7-8 MIN WIDE
EXISTING
SIDEWALK
6-0+/-WIDE
ELEV: 331-10
ELEV: 341-1
ELEV: 339-1
ELEV: 341-0
ELEV: 337-6
ELEV: 335-6
WESTS
EATTLESENIORCENTER
SURFACEPARKING
PROPOSEDPROPERTYLINE
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BUILDING ELEVATIONSEAST ELEVATION
Sconce lighting
Brick on Concrete
Metal Panel System: Orange
Metal Storefront: Clear Anodized
Black Metal Juliet Balcony
Vinyl Windows: White
Glass Roof Railing
Metal Panel System: Grey
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BUILDING ELEVATIONNORTH ELEVAT
Vinyl Windows: White
Metal Panel System:
Canopy: Black Frame
Metal Storefront: Clear Anodized
Wood Soffit
Sconce lighting
Brick: Forest Ble
Brick on Concre
G O S
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BUILDING ELEVATIONSWEST ELEVATION
Rolling Gate: Black
Brick on Concrete
Metal Panel System: Orange
Overhead Door: Grey
Vinyl Windows: White
Glass Roof Railing
Metal Panel System: GreyGlass Juliet Balcony
BUILDING ELEVATION
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BUILDING ELEVATIONSOUTH ELEVATIO
Metal Panel System: Grey
Metal Panel System: Orange
Metal Panel System: White
Glass Roof Railing
Canopy: Black Fr
Concrete: Cast-in
Brick: Forest Ble
Sconce lightin
DESIGN PROPOSAL
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UNPRETENTIOUS, YET CHARMING GRAPHICS ON ATERTIARY FACADE.
DESIGN PROPOSALSOUTH FACADE
Looking up at the corner of the southwest building View of the southeast corner of the building from the
DESIGN PROPOSA
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DESIGN PROPOSAMATERIALS BO
Proposed Materials
1. Stained Wood -underside of soffi - residential doors2. Metal Panel Grey3. Metal Panel : Orange4. Metal panel : White5. Metal roofing: Black - canopies6. Paint: jack Black (Black) -railings -miscellaneous7. Storefront: Clear Anodized
8. Vinyl Windows: White9. Brick: Forest Blend, Mission
1
2
3
4
5
6
7
8
9
12
9
3
4
8
7
FLOOR PLANS
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FLOOR PLANSLOWER LEVELS
LEVELP1
PARKINGGARAG
EANDSTORAGE
LEVEL1
RETAIL,RES.ENTRY+SERVICE
L
EVEL1M
MEZZANINEAMENITY
ROOM
PARKING
BIKESXFMR
ACCESS RAMP
STORAGE
ELEV
X
X
RETAIL
OFFICE
ACCESS RAMP
BELOW
TRASH +
RECYCLING
OFFICE
LOBBY
LOBBY
SW OREGON AVENUE
ALLEY
LOBBY
BELOW
AMENITY
X
X
ALLEY
ELEV
UTILITY
PARKING
CIRCULATION
RETAIL
RESIDENTIAL
LODGING
GREEN ROOF
FLOOR PLAN KEY
FLOOR PLAN
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FLOOR PLANUPPER L
PRIVATE TERRACE
PRIVATE
TERRACE
PRIVATE
TERRACE
2 BED/2 BATH
1 BED/1 BATH
OPEN 1/1 BATH OPEN 1/1 BATH OPEN 1/1 BATH
1 BED/1 BA
1 BED/1 BATH
ELEV
DN
DECK DECK DECK
DECK DECK
CANOPY BELOW
2 BED/2 BATH
STUDIO
1 BED/1 BATH
OPEN 1/1 BATH OPEN 1/1 BATH OPEN 1/1 BATH
1 BED/1 BATH
1 BED/1 BATH
1 BED/1 BATH
ELEV
ROOFTOP AMENITY AREA
MECHANICAL
ELEVATOR
MACHINE
UTILITY
PARKING
CIRCULATION
RETAIL
RESIDENTIAL
LODGING
GREEN ROOF
FLOOR PLAN KEY
LEVELS2-5
TYPICALRESIDENTIALFLOOR
LEVEL6
RESIDENTIALLEVEL(LEVEL7SIMILAR)
L
EVEL8
ROOFTOPAMENITY
LANDSCAPING
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LANDSCAPINGSTREET LEVEL PLAN
FURNISHINGS, PLANTSFIRE PIT PLANTERS SET IN PEBBLESSECLUDED LOUNGING ROOFTOP P-PATCH CAFE SEATING CONTINUOUS PLANTER CEANOTHUS VICTO
LANDSCAPING CONCEPT
The Junction has been and always will be a pedestrian-oriented communityby transit. Within this context, 42nd and Oregon are pedestrian-designated
and form the edge of the plateau and present distinct faces to the commuproject provides an enhanced pedestrian streetscape with building overhanwidened sidewalks on Oregon in order to encourage pedestrian activity anaccess to California, the primary shopping street . The treatment is extendthe corner to 42nd Avenue SW to help define the gateway from the eastplanted corner reinforces the pedestrian nature and provides a visual cue tpedestrian gateway entry to the neighhborhood.
At the 42nd Avenue / Oregon corner, there is a landscaped sidewalk buffer which is further enhanced by the project. The landscape plan consists of st
and complementary concentrated landscape treatment along the wide 42nfrontage.
Plantings are proposed to buffer the site from the parking lot to the south,versa.
The Landscape for the roof identifies activity zones towards the NW, SW, athat provide the same elements gathering area, seating, view zones. BBQgarden beds and a screened dog run contribute to a vibrant year-round amzone.
At each level, the landscape is designed to look good year-round, with the mground plantings broadleaf evergreens with some seasonal interest (springfall coloring). Plants are tightly spaced to ensure complete ground coverag
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DESIGN FEATURES
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DESIGN FEATURES42ND AVE SW STOREFRONT
GRADE DIFFERENTIA
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GRADE DIFFERENTIAEXPLORING RETAIL WITH FLOORS BELOW THE SIDEW
BELOW GRADE RETAIL
Below grade retail brings to mind dark, dank basement spaces with noconnection to the street or sidewalk. Now, there are many instancthis is a benefit and becomes the defining characteristic of the spacas Marcus Martini Heaven in Pioneer Square. However, the belowspace in this project is approximately only 24 below the adjacent sThe primarey entrance(s) off of Oregon are at grade in a rather larglarge storefront windows begin at 30 above finished floor, typical ospaces.
Many successful businesses thrive with such a situation, and it is a commcondition given Seattles hilly topography. This page shows a varietybusinesses with entrances at grade and a portion of the space withlower than the adjacent sidewalk. The feeling inside and out is comand understandable; common and enjoyable.
PROPOSED RELATIONSHIP OF INTERIOR RETAIL GRADE WITH SIDEWALK ALONG42ND INCLUDING (FROM RIGHT TO LEFT) :
ROADWAY WITH PARKING - 0-6 CURB
- 5-0 TREE WELL WITH LOW HEIGHT UNDER PLANTINGS - 6-0 +/- SIDEWALK - 7-0 +/- PLANTING BUFFER WITH MEDIUM HEIGHT PLANTINGS - 5-0 +/- ACCESS STRIP
BUILDING WITH 6 SILL AND TALL WINDOWS RETAIL SPACE
BEER JUNCTION4511 CALIFORNIA AVE SW
INTERIOR FLOOR LEV-
EL IS APPROXIMATELY10 BELOW ADJACENT
SIDEWALK
EXTERIOR INCLUDES TALL WINDOWS
AND A LOW WALL BELOW
POQUITOS1000 PIKE STREET
INTERIOR FLOOR
LEVEL IS APPROXI-MATELY 40 BELOW
ADJACENT SIDEWA
WEST SEATTLE COIN1404 PINE STREET
INTERIOR FLOOR LEVELVARIES BETWEEN 0 AND24+/- BELOW ADJACENTSIDEWALK
BARRIO1420 TWELFTH AVENUE
INTERIOR FLOORLEVEL VARIES BE-
TWEEN 24 AND36+/-
BELOW ADJACENT
SIX ARMS300 E PIKE STRE
INTERIOR FL
LEVEL VARIETWEEN 12 BELOW ADJA
SIDEWALK. ALSO HAS BINTERIOR A
TERIOR SEATEITHER SIDEWINDOW A
LOCATION, WHICH ARESEATING OP
SHADOWLANDS4458 CALIFORNIA AVE SW
INTERIOR FLOOR LEVEL VAR-IES BETWEEN 0 AND 18+/-
BELOW ADJACENT SIDE-WALK AT WINDOWS ALONGOREGON
EXAMPLE OF PLANTING AREA INSET INTO HARDSCAPE
DESIGN FEATURES
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DESIGN FEATURESSW OREGON STSW OREGON ROW SETBACK
The project is providing a three foot setback at the ground level per section 23.53.0153h. The setback issized to provide adequate space for the sidewalk, planting strip, and streetscape amenities.
An Exception Request was made to the Department of Planning and Development, zoning, via LoriSwallows. The setback exception request is consistent with other projects in the vicinity.
The existing sidewalk feels particularly narrow as it is partially blocked by the overgrown laurel hedgeand its proximity to the street.
The proposed sidewalk is sized to exceed those found on California Avenue SW and to exceed thesidewalk further east along SW Oregon Street. The project team also feels the sidewalk layout issuperior to the existing sidewalk directly east of the site, in front of the West Seattle Senior Center, as
it provides a wide walking area that is separated from the street by afive foot planting strip, with streettrees, that can also accommodate street signage.
The request was granted with the following reasoning:
The street is not developed to zoned capacity but the proposal is to set back the street level portionof the structure the required three feet and up to 10 above grade which will allow for adequate verticalclearance and allow for the required sidewalk and planting strip to be provided.The sidewalk provided will be adequate for pedestrian traffic.The current roadway width is approximately 39 which exceeds the 36 required for the NC3 zones.
SW OREGON STREET SIDEWALK EAST OF SITE - NOTE : THE PLANTING STRIP IS LESS THAN 4 WIDEAND THE 3 SETBACK IS USED FOR STORMWATER DETENTION AGAINST THE BUILDING
PROPOSED STREETSCAPE WITH CURB, PLANTING STRIP AND WALKING SURFACE RIGHT UP TO THE BUILDING EDGE WITH OVERHEWEATHER PROTECTION
SIDEWALK
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TREE WELLS
LOCATED AT THECURB NARROWTHE SIDEWALK TO
6 +/-
INSET DOORWAYS PROVIDERELIEF TO SIDEWALK AND
ALLOW FOR CHANGES INGRADE
TRASH CANS NEXT TO CURBALONG CALIFORNIA
SIDEWALKEXPLORING NEARBY STREETSC
BUILDINGENTRANCES
EXTEND SIDEWALK
4-6 4-0 1-6SIGNSBIKE RACKS
WALKING AREAWALKING
AREAWALKI
BU
4-64-01-66
6-0 +/- DEEPSOLID CANOPIES AT
8-9 - 10+/- ABOVE
SIDEWALK
WALKINGAREA
EXTENDED
COMMERCIALUSE
TREE WELLSSIGNSPOLES
SIGNS
TYPICAL CALIFORNIA AVENUE SW SIDEWALK - LOOKING NO
VILLAGE WOODWORKS4538 CALIFORNIA AVENUE SW
SW OREGON SIDEWALK AT SR CENTER - LOOKING EAST
1-6 6-0 3-0
WALKING AREA/BUFFER
BUSINESSES OFTENSPILL OUT INTOSTREET, UTILIZING A
PORTION OF THE SIDE-WALK, NARROWINGTHE WALK SPACE
SIGNSBIKE RACKS
POSTSTREE WELLS
NO OVERHEAD
PEDESTRIANPROTECTION
BETWEEN
CALIFORNIA AND42ND ALONG
OREGON
EAST SIDE OF CALIFORNIA AVENUE SW
TYPICAL CALIFORNIA AVENUE SW SIDEWALK - LOOKING SOUTH
TYPICAL CALIFORNIA AVENUE SW SIDEWALK
PARKING STEP
OUT STRIP
TYPICAL CALIFORNIA AVENUE SW SIDEWALK
DESIGN FEATURES
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DESIGN FEATURESSECTIONS
BUILDING CUTAWAY THROUGH RETAIL
NC-85 ZONING POTENTIAL
SW OREGON STREET
BUILDING SECTION
BUILDING CUTAWAY THROUGH STAIRS
DESIGN FEATUR
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DESIGN FEATURSIG
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SHADOW STUDI
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SHADOW STUDI
DECEMBER
MARCH/SEP
TEMBER
JUNE
10:00 AM NOON 2:00 PM
DESIGN INSPIRATION
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DESIGN INSPIRATION
RECENT NK PROJECT
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J
WESTLAKE VILLAGE
PARK PASSIVE: AIA NATIONAL HOUSING AWARD WINNER
STREAM BELMONT
ARTHOUSE
H2O APARTMENTS - LEED-H PLATINUM TARGET
DAKOTA
BROADSTONE KOI - LEED-NC CERTIFIED TARGET
TRIAD 12TH
APERTURE - BUILT GREEN 3-STAR TARGET