Post on 13-Jun-2020
310 First Avenue S, Suite 4S Seattle, WA 98104
206.933.1150www.nkarch.com
nkNICHOLSON KOVALCHICK ARCHITECTS
LOFTS AT THE JUNCTION4535 44TH AVENUE SW
EARLY DESIGN GUIDANCEMEETING DATE: MAY 9, 2013
DPD # 3014846
AERIAL VIEW OF SITE
PROJECT SITE
CA
LIFOR
NIA
AVEN
UE SW
44TH
AVEN
UE SW
GLEN
N W
AY SW
NICHOLSON KOVALCHICK ARCHITECTSnk2
PROJECT DESCRIPTION
ADDRESS: 4535 44th Avenue SWDPD PROJECT #: 3014846OWNER: Lofts at the Junction llc.APPLICANT: Nicholson Kovalchick ArchitectsCONTACT: Kurt Andersen
PROJECT PROGRAM
Number of Residential Units: Approximately 27 unitsArea of Residential Uses: Approximately 8,500 sfNumber of Live / Work: Approximately 6 unitsArea of Live/Work Uses: Approximately 2,800 sfNumber of Parking Stalls: Approximately 0Total Area: Approximately 14,600 sfTotal Area Above Grade: Approximatlely 11,300 sf
DEVELOPMENT OBJECTIVES
The owner proposes the new construction of an approximately 27 unit residential building, including approximately 3 ground-level live/work units along the building’s 44th Ave SW facade, and 3 ground-level live/work units along the building’s Glenn Way SW facade. The site is within close proximity of frequent transit so does not provide parking on site.
The project team endeavors to reinforce the existing pedestrian scale of 44 Ave SW, while at the same time, increase density and community connectivity of the West Seattle Junction neighborhood. The project will take advantage of its site to maximize views to the Puget Sound and Olympic Mountains to the west, and Elliott Bay, Downtown, and the Cascades to the east.
EXISTING SITE
The project site consists of one triangular shaped parcel (338990-0330) located near the intersection of Glenn Way SW and 44th Avenue SW with a total area of 3,770 sf. The project includes the relocation or demolition of one offi ce building currently located on the parcel. The site slopes down gradually from north to south along 44th Ave SW but slopes up from north to south along Glenn Way SW. The height difference between the two streets are approximately 10’ that decreases gradually to the south.
ZONING AND OVERLAY DESIGNATION
The parcel is zoned NC2-40 and is located within the West Seattle Junction Hub Urban Village. This zone continues to the north and south of the site. The area immediately to the west of the site is zoned LR3-RC and the areas east of 44th Avenue SW are zoned NC65. The site is also located within a Frequent Transit Corridor.
NEIGHBORHOOD DEVELOPMENTThe project site is located within the West Seattle Junction Hub Urban Village, and the adjacent commercial areas along both California Ave SW and SW Alaska St. The area refl ects the NC zone with an eclectic mix of small offi ce buildings, multi-family apartments and single family homes. There is a bank across 44th to the southeast and the site of the West Seattle Farmers market is directly to the southeast across SW Alaska St. There are several churches and schools in the immediate vicinity, and the relatively new Capco Plaza/QFC and Mural mixed-use buildings are within a few blocks. The site is very pedestrian friendly and within the major West Seattle Junction public transit hub. There are multiple shops, restaurants, cafés and grocery stores all within walking distance of the site.
SW GENESEE STREETSW GENESEE STREETSW GENESEE STREETSW GENESEE STREET
GLEN
N W
AY SW
GLEN
N W
AY SW
42N
D A
VE
SW
42N
D A
VE
SW
41ST
AV
E S
W41
ST A
VE
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44T
H A
VE
SW
44T
H A
VE
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45T
H A
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46T
H A
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46T
H A
VE
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47T
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47T
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CA
LIFO
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CA
LIFO
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IA A
VE
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SW ALASKA S TREETSW ALASKA S TREETSW ALASKA STREETSW ALASKA STREET
SITE LOCATION
I-5
AV
EAA
VE
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44T
H A
VE
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44T
H A
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LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE3
PARCELS: 338990-0330ZONING: NC2-40OVERLAYS: West Seattle Junction Hub Urban VillageLOT AREA: 3770 sf
23.47A.004 PERMITTED USES (NC2-40)Permitted outright:
- Residential - Live/Work - Commerical Uses (Restaurants, Offi ces, General Sales) up to 25,000 sf
23.47A.005 STREET-LEVEL USES (NC2-40) - Residential uses can occupy no more than 20% of the street-level, street-
facing facade in NC zones on arterial streets per DR 17-2012. - Where residential uses occur, the fl oor of a dwelling unit located along
the street level street facing façade shall be at least 4’ above or below sidewalk grade or be set back at least 10’ from the sidewalk
- Live/work units located on street-level street-facing facades must comply with blank façade and transparency requirements.
- Blank facade requirements apply (segments no more than 20’ in width, total blank facade sements may not exceed 40% of width)
- Street-level, street facing facades must be located within 10’ of the street lot line, unless wider sidewalks, plazas or other approved landscaped or open spaces are provided.
- 60% of street-facing facade between 2’ and 8’ above the sidewalk shall be transparent.
- Non-residential uses must be average 30’ deep and no less than 15’ deep.
23.47A.012 STRUCTURE HEIGHT (NC2-40) Allowed Maximum Base Height: 40’-0”Maximum height w/ 4’ increase* for non-residential use: 44’-0”* 4’ maximum height increase is allowed with 13’ fl oor to fl oor at street level non-residential use (SMC 23.47A.012.A.1.a)
- 4’ additional allowed for parapets: 48’-0” - 16’ additional allowed for stair & elevator penthouses: 60’-0”
Height of the structure is the difference between the highest point and the average grade level.
23.47A.013 FLOOR AREA RATIO (NC2-40)Single-purpose: 3.0 Mixed-use: 3.25
23.86.006 STRUCTURE HEIGHT MEASUREMENTThe height of a structure is the difference between the elevation of the highest point of the structure not excepted from applicable height limits and the average grade level (‘average grade level’ means the average of the elevation of existing lot grades at the midpoints, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure).
23.47A.014 SETBACK REQUIREMENTS (NC2-40) - No setbacks required
23.47A.024 AMENITY AREAS (NC2-40) - Required: 5% of gross fl oor area in residential use - Estimated requirement: 8,500 sf x 5% = 425 sf
General Requirements:
- All residents shall have access to at least one private or common amenity area
- Amenity areas shall not be enclosed - Common amenity areas shall have a minimum dimension of 10 ft and be
no less than 250 sf in size - Private balconies and decks shall have a minimum area of 60 sf and no
horizontal dimension less than 6 ft
23.47A.016 LANDSCAPING STANDARDS (NC2-40) - Green factor score minimum 0.3 required. - Street trees are required when any development is proposed. Existing
street trees shall be retained unless the Director of Transportation approves their removal.
23.47A.030 REQUIRED PARKING (NC2-40) - No parking is required for all residential uses in commercial and multi-
family zones within urban villages, if the residential use is located within 1,320 feet of a street with frequent transit service.
23.54.040 SOLID WASTE & RECYCLABLE MATERIALS STORAGE AND ACCESS (NC2-40)
- For 26-50 dwelling units: 375 sf - Min. storage area may be reduced 15% if min. horizontal dimension is 20’ - Estimated requirement: 375 sf
LR2
LR2
LR2
LR2
LR2
LR2
LR3
NC3 65
LR3
DPD ZONING MAP
NC2-40
LR3-RC
NC2-40
NC3-85
SITESF5000
ZONING CODE SUMMARY
SF5000
NICHOLSON KOVALCHICK ARCHITECTSnk4
URBAN ANALYSIS
SW ALASKA STREET
SW EDMUNDS STREETSW EDMUNDS STREET
46th
AV
E SW
49th
AV
E SW
TO MORGANJUNCTION
TO WESTSEATTLEBRIDGE
CALI
FORN
IA A
VE
SW
SITE
PROVIDENCE MT. ST. VINCENT
FAIRMONTPARK
SAFEWAY
WEST SEATTLEJUNCTION HUB URBAN VILLAGE
ERCOLINIPARK
JUNCTION PLAZAPARK
VCA WEST SEATTLEVET HOSPITAL
QFC
DAKOTA PARK PLACE
48th
AV
E SW
47th
AV
E SW
45th
AV
E SW
50th
AV
E SW
51st
AV
E SW
42nd
AVE
SW
41st
AVE
SW
40th
AVE
SW
38th
AVE
SW
35th
AVE
SW
37th
AVE
SW
36th
AVE
SWFA
UN
TLER
OY
WAY
SW
FAUNTLEROY WAY SW
WEST SEATTLEGOLF COURSE
WEST SEATTLESTADIUM
TO ADMIRALURBAN VILLAGE
WEST SEATTLE FARMERS MARKET
SW OREGON STREETSW OREGON STREET
SW GENESEE STREETSW GENESEE STREET
SW DAKOTA STREETSW DAKOTA STREET
SW HUDSON STREETSW HUDSON STREET
SW DAWSON STREETSW DAWSON STREET
GLENN WAY SW
GLENN WAY SW
SW JACO
BSEN RO
AD
SW JACO
BSEN RO
AD
WW
ERSKINE W
AY SW
ERSKINE W
AY SW
SITE
NC-ZONED
PARK
NODE
WEST SEATTLE JUNCTION HUB URBAN VILLAGE BOUNDARY
LOCAL LANDMARK
ARTERIAL STREET
BUS ROUTE & MAJOR TRAFFIC FLOW
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE5
SITE CONTEXT
HOLY ROSARY CHURCH
MIXED-USE ON 44TH AVENUE SW
WEST SEATTLE FARMERS MARKET
DAKOTA- NK PROJECT
THE JUNCTION
MIXED-USE ON ALASKA AND 44TH
THE JUNCTION
LINK APARTMENTS MIXED-USE
THE JUNCTION
MULTI-FAMILY STRUCTURE
ALTA MIRA MIXED-USE
MURAL APARTMENTS MIXED-USE
1
4
10
2
5
87
11
9
3
6
12
5
11
1
6
9
3
2
7
12
SITE
10
4
8
SW OREGON ST
SW ALASKA ST
CA
LIFO
RN
IA A
VE
SW
GLEN
N W
AY SW
44T
H A
VE
SW
FAUNTLE
ROY WAY S
W
SW GENESEE ST
SW EDMUNDS ST
42N
D A
VE
SW
41ST
AV
E S
W
40T
H A
VE
SW
39T
H A
VE
SW
FAU
NT
LER
OY
WA
Y S
W
ERSKINE W
AY SW
NICHOLSON KOVALCHICK ARCHITECTSnk6
LOOKING AT DROP IN GRADE ALONG WEST PROPERTY LINE3
LOOKING NORTHWEST TOWARDS SITE ALONG GLENN WAY SW4
6
The following series of photos keyed to the map below serve to illustrate the site itself and immediate vicinity. The site is steeply sloped to the east and west with an existing single story mid century brick offi ce building. The surrounding vicinity refl ects an eclectic mix of multi-family and single family homes, as well as a number of small to medium size commercial-use buildings.
SF
LOOKING EAST TOWARDS THE SCARLET OAK ON SITE1
LOOKING NORTHWEST TOWARDS THE SITE2
EXISTING SITE CONTEXT PHOTOS
5
7
8
1
211
12
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10
3
9
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3
SITE
SITE
SITE
SITE
SITE SITE
SW OREGON ST
SW ALASKA ST
GLEN
N W
AY SW
45T
H A
VE
SW
44T
H A
VE
SW
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE7
EXISTING SITE CONTEXT PHOTOS
LOOKING WEST ALONG SW OREGON STREET AT NEW TOWNHOMES9
LOOKING WEST AT ADJACENT NORTH PROPERTY8
LOOKING NORTH ALONG 44TH AVE SW AT A MULTI-FAMILY STRUCTURE10
VIEW FROM FARMER’S MARKET TOWARDS SITE6
LOOKING NORTH FROM JUNCTION OF ALASKA, GLENN WAY AND 44TH5
LOOKING EAST AT ADJACENT SOUTH PROPERTY 7
LOOKING SOUTH ALONG GLENN WAY SW12
SINGLE-FAMILY AND MULTI-FAMILY STRUCTURES WEST OF SITE11
LOOKING WEST ALONG SW ALASKA STREET13
NICHOLSON KOVALCHICK ARCHITECTSnk8
PROJECT SITE
44TH AVENUE SW LOOKING WEST 1
MONTAGE KEY MAP
SW OREGON ST
44T
H A
VE
SW
CA
LIFO
RN
IA A
VE
SW
SW ALASKA STREET
45T
H A
VE
SW
1 246
TH
AV
E SW
GLEN
N W
AY SW
STREETSCAPES
44TH AVENUE SW LOOKING EAST2
3
4
SITE
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE9
GLENN WAY SW LOOKING NORTHEAST3
PROJECT SITE
STREETSCAPES
GLENN WAY SW LOOKING NORTHWEST4
NICHOLSON KOVALCHICK ARCHITECTSnk10
DESIGN GUIDELINES
Response: The concept will have a strong design concept that is carried throughout the entire building. Materials, colors, and patterns of articulation will be drawn from the surrounding neighborhood context.
C-3 HUMAN SCALEFacades should contain elements that enhance pedestrian comfort and orientation while presenting features with visual interest that invite activity. Response: The project will incorporate street level elements and articulation to enhance the existing pedestrian scale. Architectural elements will be appropriately scaled, will be considered as both tenant and neighborhood amenities.
D-1 PEDESTRIAN OPEN SPACES AND ENTRANCES Pedestrian enhancements should especially be considered in the street frontage where a building setback from the sidewalk. Response: A combination of façade articulation, landscaping elements, and pedestrian open space will be provided at the ground level. The possible use of street art as a means of defi ning and expressing the unique neighborhood character of the Junction is being considered.
D-6 SCREENING OF DUMPSTERS, UTILITIES AND SERVICE AREAS Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Response: Service areas and dumpsters are located below grade and screened from the street
D-7 PERSONAL SAFETY AND SECURITY Project design should consider opportunities for enhancing personal safety and security in the environment under review. Response: The presence of street level live/work provides the opportunity for “eyes on” surveillance. Incorporating facade lighting along the street frontage will further enhance safety along the sidewalk.
E-2 LANDSCAPING TO ENHANCE THE BUILDING AND/OR SITE Landscaping, including living plant material, special pavements, trellises, screen walls, planters, site furniture, and similar features should be appropriately incorporated into the design to enhance the project. Response: The design will provide rooftop decks and plantings as an amenity to the tenants. Planting areas along the facade of the live/work units will provide some privacy screening for the tenants while at the same time serving to soften the building facade and provide visual interest.
RELEVANT DESIGN GUIDELINE PRIORITIES
A-2 STREETSCAPE COMPATIBILITYThe siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Response: Primary pedestrian access to the project will be from the public sidewalk along Glenn Way SW, and will be appropriately scaled to the existing character of the neighborhood. The ground level live/work units are well connected to the street and refl ect the eclectic blend of residential and commercial use found in the neighborhood.
A-4 HUMAN ACTIVITYAn active and interesting sidewalk engages pedestrians through the effective transitions between the public and private realm. Response: The project will have a well articulated building façade that will help to shape the pedestrian environment along 44th Ave SW and Glenn Way SW. Live/Work units along both street frontages will have entries along the public sidewalk, encouraging activity and site permeability, while directional down-lighting will help to enhance security along the street level façade at night.
B-1 HEIGHT, BULK AND SCALE COMPATIBILITYCurrent zoning in the Junction has created abrupt edges in some areas between intensive, mixed-use development potential and less intensive multi-family development potential. In addition, the Code-complying building envelope of NC-65 zoning designations permitted with the Commercial Core would result in development that exceeds the scale of existing commercial/ mixed-use development. More refi ned transitions in height, bulk and scale -in terms of relationship to surrounding context and within the proposed structure itself- must be considered. Response: The proposed building will continue the density expansion within the West Seattle Junction core that has been occurring over the past several years. The scale will be consistent with the multi-family uses already existing in the neighborhood.
C-1 ARCHITECTURAL CONTEXTTo make new larger development compatible with the surrounding architectural context, facade articulation and architectural embellishment are important considerations in mixed-use and multi-family residential buildings. Response: The projects material palette and architectural features will be consistent with and inspiration will be drawn from the West Seattle Junction’s existing architectural context
C-2 ARCHITECTURAL CONCEPT AND CONSISTENCYThe use and repetition of architectural features and building materials, textures and colors can help create unity in a structure.
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE11
-6’-10’-12’
LR3-RC
NC
2-40
60’ ROW8’ SIDEWALK +
4’ PLANTER STRIP 80’ ROW
10’ PLANTER STRIP+ 8’ SIDEWALK +2’ PLANTER STRIP
44T
H A
VE
NU
E S
W
GLEN
N W
AY SW 31.20’ P.L.
69.17’ P.L.
75.0
0’ P
.L.
84.11’ P.L.
MULTI-FAMILY
MULTI-FAMILY
MULTI-FAMILY
MULTI-FAMILY
MULTI-FAMILY
MULTI-FAMILY
MULTI-FAMILY
OFFICE
SIN
GLE
FAM
ILY
SF BANK
BUS STOP
BUS STOP
MIXED-USE
SITE
SCARLET OAK TREE
0’-2’-4’-8’
FLOWERINGAPPLE
JAPANESESTEWARTIA
FLOWERINGAPPLE
FLOWERINGAPPLE
EXISTING SITE PLAN
SITE CONTEXT AND DESIGN CUES
The project is located in the West Seattle Junction Urban Village. The character of this area is defi ned by a mix of low-rise multi-family apartments and smaller two and three story commerial buildings fronting the denser development along SW Alaska Street and California Avenue SW. There are a wide variety of commercial amenities available within easy walking distance of the site.
The aesthetic direction of the project seeks to respond to this diverse neighborhood by providing Live/Work units with 13’ commercial store fronts along both street frontages. The facade along 44th is broken into two massings of residential units above the street which refl ect the scale of the existing multi-family developments in the neighborhood. Design cues will be taken from some of the mid century modern buildings in the immediate vicinity.
NICHOLSON KOVALCHICK ARCHITECTSnk12
OPTION 1 (CODE COMPLIANT)OPTION 1 (CODE COMPLIANT)
DISTINGUISHING FEATURES
· A code compliant scheme utilizing the full allowable zoning envelope without any requested departures
· 4-story building with 30 residential apartments, with Live/Work units along 44th Ave. SW
· 2030 sq ft of Live/Work space on Glenn Way SW
PROS
· Building provides a large Live/Work space on 44th Ave. SW · Live/Work units on 44th Ave. SW · Majority of units are oriented towards water views to the west
CONS
· Live/Work use on Glenn Way SW is less visible than on 44th Ave. SW · Accessible pedestrian route requires a long ramp up to residential levels · Lower fl oor-to-fl oor heights than preferred scheme
NO DEPARTURES REQUESTEDSTREETVIEW: LOOKING NORTH ALONG 44TH AVENUE SW
STREETVIEW: LOOKING SOUTH ALONG GLENN WAY
UTILITY LIVE WORK
LIVE WORK
STUDIOS
STUDIOSSTUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS44TH AVE SW
GLENN WAY
13’-0”
10’-0”
4’-0”
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE13
OPTION 1 (CODE COMPLIANT)
LEVEL 1 OP1314' - 6"
LEVEL 0 OP1305' - 0"
LEVEL 2 OP1327' - 6"
LEVEL 3 OP1337' - 0"
ROOF OP1356' - 0"
LEVEL 4 OP1346' - 6"
44' -
0"
PL
CLERESTORY
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
PL
4' -
0"
9' -
6"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
GLE
NN W
AY
ADDITIONAL HEIGHT FOR CLERESTORY
GRADE ON GLENN WAYFROM 305' TO 307'
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
CLERESTORY
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO LIVE WORK
UTILITY
9' -
6"9'
- 6"
9' -
6"13
' - 0
"9'
- 6"
EXTERIOR CORRIDORS
LEVEL 1 OP1314' - 6"
LEVEL 0 OP1305' - 0"
LEVEL 2 OP1327' - 6"
LEVEL 3 OP1337' - 0"
ROOF OP1356' - 0"
LEVEL 4 OP1346' - 6"
44' -
0"
PL
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
PL
4' -
0"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
ADDITIONAL HEIGHT FOR CLERESTORY
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
CLERESTORY
STUDIO
STUDIO
STUDIO
9' -
6"9'
- 6"
9' -
6"9'
- 6"
13' -
0"
STUDIO
LIVE WORK 4' -
0"
GLE
NN W
AYGRADE ON GLENN WAYFROM 305' TO 307'
BUILDINGFACADE BEYOND
OPTION 1 (CODE COMPLIANT)
AERIAL VIEW: LOOKING AT ELEVATION ON 44TH STREET SW
AERIAL VIEW: LOOKING AT ELEVATION ON GLENN WAY
SECTION AA
SECTION BB
GLENN WAY
GLENN WAY
44TH AVE SW
44TH AVE SW
NICHOLSON KOVALCHICK ARCHITECTSnk14
CONCRETE
CURB
CONCRETE
CURB
CONCRETE
SIDEWALK
PLAN
TER STRIP
PLAN
TER STRIP
305
771 SFLIVE WORK
GLENN
WAY
SW
EXIT @ GRADE
44TH
AVE
SW
LINE OF CURBABOVE
BELOW GROUND
(ABO
VE G
ROUN
D)
A A
B B
LIVE WORKENTRY @ GRADE
LIVE WORKENTRY @ GRADE
621 SFLIVE WORK
1394 SFUTILITY
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL
ABOVE
ROW30' - 0"
ROW30' - 0"
656 SFLIVE WORK
311 SFSTUDIO
363 SFSTUDIO
311 SFSTUDIO
311 SFSTUDIO
311 SFSTUDIO
560 SFSTUDIO
RAMP UP TORESIDENTIALLOBBY
OVERHEADPOWER LINE
EXISTINGPLANTER STRIP
EXISTINGPLANTER STRIP
44TH
AVE
SW
GLENN
WAY
SW
RAMP DN TOLIVE WORKENTRY
LOBBY
A A
B B
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL
ROW30' - 0"
ROW30' - 0"
ROW
40' - 0"
10' - 0" 8' - 0" 2' - 0"
4' - 0"8' - 0"
LEVEL 0 - GLENN WAY LEVEL LEVEL 1 - 44TH AVE SW LEVEL
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE15
363 SFSTUDIO
311 SFSTUDIO
311 SFSTUDIO
311 SFSTUDIO
311 SFSTUDIO
560 SFSTUDIO
309 SFSTUDIO
347 SFSTUDIO
A A
B B
LEVEL 2 TO 4 - RESIDENTIAL LEVELS
NICHOLSON KOVALCHICK ARCHITECTSnk16
OPTION 2
DISTINGUISHING FEATURES
· 4-story building with 32 residential apartments, with Live/Work units along 44th Street SW
PROS
· Residential lobby at grade along 44th Ave. SW · Uniform unit confi guration
CONS
· Portions of units extend into public right-of-way · First level of residential is 2’-8” above the residential lobby and
requires a long ramp for accessibility · Most units face east, away from water views · Lower fl oor to fl oor heights than preferred scheme · No connection along Glenn Way · Lack of organized facade
NO DEPARTURES REQUESTED
STREETVIEW: LOOKING NORTH ALONG 44TH AVENUE SW
STREETVIEW: LOOKING SOUTH ALONG GLENN WAY
STUDIOS
STUDIOS
STUDIOS
STUDIOS
STUDIOS
LOBBY LIVE WORK
STUDIOS
STUDIOS
STUDIOS
UTILITY
44TH AVE SW
GLENN WAY
4’-4”
2’-0”
13’-6”
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE17
OPTION 2
ROOF OP2356' - 0"
44' -
0"
PL
LEVEL 3 OP2337' - 4"
LEVEL 2 OP2328' - 0"
LEVEL 4 OP2346' - 8"
LEVEL 1 OP2315' - 0"
LEVEL 0 OP2309' - 4"
9' -
4"9'
- 4"
9' -
4"9'
- 4"
9' -
4"4'
- 4"
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
PL
4' -
0"
3' -
8"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
GLE
NN W
AY
ADDITIONAL HEIGHT FOR CLERESTORY
GRADE ON GLENN WAYFROM 305' TO 307'
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
CLERESTORY CLERESTORY
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIOLIVE WORK
STUDIO
BUILDINGFACADEBEYOND
13' -
0"
EXTERIOR CORRIDORS
UTILITY
3' -
10"
ROOF OP2356' - 0"
LEVEL 3 OP2337' - 4"
LEVEL 2 OP2328' - 0"
LEVEL 4 OP2346' - 8"
LEVEL 1 OP2315' - 0"
LEVEL 0 OP2309' - 4"
44' -
0"
PL
9' -
4"9'
- 4"
9' -
4"9'
- 4"
9' -
4"4'
- 4"
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
PL
4' -
0"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
GLE
NN W
AY
ADDITIONAL HEIGHT FOR CLERESTORY
GRADE ON GLENN WAYFROM 305' TO 307'
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
CLERESTORY
STUDIO
STUDIO
STUDIO
RESIDENTIALLOBBY
BUILDINGFACADEBEYOND
13' -
0"
UTILITY
AERIAL VIEW: LOOKING AT ELEVATION ON 44TH STREET SW
AERIAL VIEW: LOOKING AT ELEVATION ON GLENN WAY
SECTION AA
SECTION BB
GLENN WAY
GLENN W
44TH AVE SW
44TH AVE SW
NICHOLSON KOVALCHICK ARCHITECTSnk18
UP
CONCRETE
CURB
CONCRETE
CURB
CONCRETE
SIDEWALK
PLAN
TER STRIP
PLAN
TER STRIP
305
296 SFSTUDIO
300 SFSTUDIO
287 SFSTUDIO
BELOW GROUND
44TH
AVE
SW
LINE OF CURBABOVE
(ABO
VE G
ROUN
D)
GLENN
WAY
SW
A A
B B
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL
ABOVE
842 SFUTILITY
ROW30' - 0"
ROW30' - 0"
ETE CURB
C
CONCRETE
CURB
CONCRETE
CURB
DRIVEWAY CUT
CONCRETE
SIDEWALK
PL
PLAN
TER STRIP
PLAN
TER STRIP
305
300 SFSTUDIO
300 SFSTUDIO
874 SFLIVE WORK
300 SFSTUDIO
204 SFBIKE STORAGE
407 SFLOBBY
300 SFTRASH ROOM
OVERHEADPOWER LINE
RESIDENTIALENTRY @GRADERAMP UP
44TH
AVE
SW
GLENN
WAY
SW
EXIT TO STREET
LIVE WORKENTRY @GRADE
A A
B B
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL EXISTING
PLANTER STRIPEXISTINGPLANTER STRIPROW
30' - 0"
ROW30' - 0"
ROW
40' - 0"
10' - 0"
4' - 0"8' - 0"
8' - 0" 2' - 0"
LEVEL 0 - GLENN WAY LEVEL LEVEL 1 - 44TH AVE SW LEVEL
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE19
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
300 SFSTUDIO
A A
B B
LEVEL 2 TO 4 - RESIDENTIAL LEVELS
NICHOLSON KOVALCHICK ARCHITECTSnk20
OPTION 3 (PREFERRED)
DISTINGUISHING FEATURES
· 4-story building with 33 residential apartments including 3 Live/Work units on Glenn Way SW and 3 Live/Work units on 44th Ave SW
· Residential entry lobby off Glenn Way SW
PROS
· Most residential units have 11’-6” fl oor to fl oor heights for a more spacious feel
· At grade entry lobby off of Glenn Way creates a more private, less visible residential entrance
· Provides 13’-0” tall Live/Work spaces on both Glenn Way and 44th Ave
· Most of the units face west towards water views · Creates two roof amenity areas for residents
NO DEPARTURES REQUESTED
STREETVIEW: LOOKING NORTH ALONG 44TH AVENUE SW
STREETVIEW: LOOKING SOUTH ALONG GLENN WAY
STUDIOS
STUDIOS
STUDIOS
STUDIOSSTUDIOS
STUDIOSSTUDIOS
STUDIOS
LIVE WORK
LIVE WORK
UTILITY LOBBY
STUDIOS
STUDIOS44TH AVE SW
GLENN WAY6’-0”9’-6”
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE21
OPTION 3 (PREFERRED)
LEVEL 3 OP3335' - 6"
LEVEL 4 OP3347' - 0"
LEVEL 2 OP3324' - 0"
LEVEL 0 OP3305' - 0"
LEVEL 1 OP3315' - 0"
ROOF OP3356' - 0"
44' -
0"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
GLE
NN W
AY
PLADDITIONAL HEIGHT FOR CLERESTORY
ROOF AMENITY
GRADE ON GLENN WAYFROM 305' TO 307'
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
PL
4' -
0"
11' -
6"
11' -
6"
14' -
0"
9' -
0"11
' - 6
"11
' - 6
"9'
- 6"
9' -
6"
CLERESTORY
5' -
0"5'
- 0"
5' -
0"
RESIDENTIAL LOBBY UTILITY
LIVE WORK
STUDIO
STUDIO
ELEV
ATOR
STUDIO
STUDIO
STUDIO
STUDIO
EXTERIORCORRIDOR
LEVEL 3 OP3335' - 6"
LEVEL 4 OP3347' - 0"
LEVEL 2 OP3324' - 0"
LEVEL 0 OP3305' - 0"
LEVEL 1 OP3315' - 0"
ROOF OP3356' - 0"
44' -
0"
AV. HEIGHT = 312'
MAX HEIGHT
44TH
AVE
SW
GLE
NN W
AY
PLADDITIONAL HEIGHT FOR CLERESTORY
40' B
ASE
HEIG
HT +
4' I
F M
IXED
-USE
ON
STRE
ET L
EVEL
GRADE ON44TH AVE SWFROM 313'-6"TO 316'
PL
4' -
0"
CLERESTORY
STUDIO
STUDIO
STUDIO
LIVE WORK
STUDIO
STUDIO
STUDIO
9' -
0"11
' - 6
"9'
- 0"
13' -
0"
6' -
6"
BUILDINGFACADEBEYOND
GRADE ON GLENN WAYFROM 305' TO 307'
AERIAL VIEW: LOOKING AT ELEVATION ON 44TH STREET SW
AERIAL VIEW: LOOKING AT ELEVATION ON GLENN WAY
SECTION AA
SECTION BB
GLENN WAY
GLENN WAY
44TH AVE SW
44TH AVE SW
NICHOLSON KOVALCHICK ARCHITECTSnk22
CONCRETE
CURB
CONCRETE
CURB
CONCRETE
SIDEWALK
PLAN
TER STRIP
PLAN
TER STRIP
305
338 SFLOBBY
1151 SFUTILITY
GLENN
WAY
SW
MECHANICAL,ELECTRICAL,HOT WATERBIKE STORAGETRASH
RESIDENTIALENTRY @ GRADE
312 SFLIVE WORK
312 SFLIVE WORK
472 SFLIVE WORK
44TH
AVE
SW
LINE OF CURBABOVE
BELOW GROUND
(ABO
VE G
ROUN
D)LIVE WORKENTRY @ GRADE
LIVE WORKENTRY @ GRADE
LIVE WORKENTRY @ GRADE
UTILITY ENTRY@ GRADE
A A
B B
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL
ABOVE
ROW30' - 0"
ROW30' - 0"
RETE CURB
CONCRETE
CURB
CONCRETE
CURB
DRIVEWAY CUT
CONCRETE
SIDEWALK
PLAN
TER STRIP
PLAN
TER STRIP
305
319 SFSTUDIO
578 SFLIVE WORK
44TH
AVE
SW
GLENN
WAY
SW
OVERHEADPOWER LINE
EXIT TO STREET
OPEN TOLIVE WORK
BELOW
OPEN TOLIVE WORK
BELOW 680 SFLIVE WORK
EXIT TO STREET
451 SFLIVE WORK
312 SFSTUDIO
OPEN TOLIVE WORK
BELOW
LIVE WORKENTRY @GRADE
LIVE WORKENTRY @GRADE
LIVE WORKENTRY @GRADE
A A
B B
EXISTINGMULTIFAMILY
EXISTINGCOMMERCIAL EXISTING
PLANTER STRIPEXISTINGPLANTER STRIPROW
30' - 0"
ROW30' - 0"
ROW
40' - 0"
10' - 0"
0" 4' - 0"8' - 0"
8' - 0" 2' - 0"
LEVEL 0 - GLENN WAY LEVEL LEVEL 1 - 44TH AVE SW LEVEL
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE23
299 SFSTUDIO
324 SFSTUDIO
319 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
302 SFSTUDIO
297 SFSTUDIO
ROOFAMENITY
A A
B B
319 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
302 SFSTUDIO
297 SFSTUDIO
299 SFSTUDIO
324 SFSTUDIO
OPENTO
BELOW
A A
B B
319 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
312 SFSTUDIO
302 SFSTUDIO
297 SFSTUDIO
OPENTO
BELOW
ROOFAMENITY
A A
B B
LEVEL 2 - RESIDENTIAL LEVEL LEVEL 3 - RESIDENTIAL LEVEL LEVEL 4 - RESIDENTIAL LEVEL
NICHOLSON KOVALCHICK ARCHITECTSnk24
LANDSCAPE PLAN
DISTINGUISHING FEATURES
· Streetscape provides good pedestrian connections at the sidewalk grade · Street trees and planting along 44th Ave. SW provide visual interest and
privacy screening for the Live/Work units while maintaining the necessary clearance from utility lines.
· Two levels of roof decks provide outdoor open space for the building tenants
STREETSCAPE PLAN GREEN ROOF PLAN
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE25
CHARACTER SKETCHES
DISTINGUISHING FEATURES
· 13’ storefronts distinguish the live/work units along 44th Avenue SW and Glenn Way SW.
· Well modulated building massing consistant with the existing scale of the neighborhood
· Street trees and planting areas buffer the live/work units from the street, while street grade entrances and hardscape enhance the commercial viability of the space.
· Clerestory windows at the rooftop allow light to penetrate the interior of the building
· Two rooftop amenities provide open space for the tenants and landscaped areas visible from adjacent multi-story dwellings
PERSPECTIVE LOOKING NORTHWEST ALONG 44TH AVENUE SW
NICHOLSON KOVALCHICK ARCHITECTSnk26
SHADOW STUDIES
MARCH 21, 9AM JUNE 21, 9AMDECEMBER 21, 9AM
MARCH 21, NOON JUNE 21, NOONDECEMBER 21, NOON
MARCH 21, 3 PM JUNE 21, 3 PMDECEMBER 21, 3 PM
LOFTS AT THE JUNCTION - DPD # 3014846 EARLY DESIGN GUIDANCE27
WESTLAKE VILLAGE
VIEW 222 CHELAN RESORT SUITESH2O APARTMENTS - LEED-H PLATINUM TARGET
DAKOTA
RECENT NK PROJECTS
DAKOTA
TRIAD 7TH HARBOR WORK/LIVE