4505 42nd SW Design Review proposal

8/10/2019 4505 42nd SW Design Review proposal

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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

[email protected]

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



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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


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


Overhead Door: Grey


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: 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


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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4505 42nd SW Design Review proposal

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