SW 44TH AVENUE SW CALIFORNIA AVENUE SW · 310 first avenue s, suite 4s seattle w, a 98104...

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

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GLEN

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42N

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41ST

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W41

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SW ALASKA S TREETSW ALASKA S TREETSW ALASKA STREETSW ALASKA STREET

SITE LOCATION

I-5

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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


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


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

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IA A

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SW

GLEN

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AY SW

44T

H A

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FAUNTLE

ROY WAY S

W

SW GENESEE ST

SW EDMUNDS ST

42N

D A

VE

SW

41ST

AV

E S

W

40T

H A

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SW

39T

H A

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SW

FAU

NT

LER

OY

WA

Y S

W

ERSKINE W

AY SW


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

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8

1

211

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3

SITE

SITE

SITE

SITE

SITE SITE

SW OREGON ST

SW ALASKA ST

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45T

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44T

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SW


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


PROJECT SITE

44TH AVENUE SW LOOKING WEST 1

MONTAGE KEY MAP

SW OREGON ST

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SW ALASKA STREET

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STREETSCAPES

44TH AVENUE SW LOOKING EAST2

3

4

SITE


GLENN WAY SW LOOKING NORTHEAST3

PROJECT SITE

STREETSCAPES

GLENN WAY SW LOOKING NORTHWEST4


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.


-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.


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”


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



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


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


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


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


OPTION 2


· 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


STUDIOS

STUDIOS

STUDIOS

STUDIOS

STUDIOS

LOBBY LIVE WORK

STUDIOS

STUDIOS

STUDIOS

UTILITY

44TH AVE SW

GLENN WAY

4’-4”

2’-0”

13’-6”


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




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




CLERESTORY

STUDIO

STUDIO

STUDIO

RESIDENTIALLOBBY


13' -

0"

UTILITY



SECTION AA

SECTION BB

GLENN WAY

GLENN W

44TH AVE SW

44TH AVE SW


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"



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


OPTION 3 (PREFERRED)


· 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


STUDIOS

STUDIOS

STUDIOS

STUDIOSSTUDIOS

STUDIOSSTUDIOS

STUDIOS

LIVE WORK

LIVE WORK

UTILITY LOBBY

STUDIOS

STUDIOS44TH AVE SW

GLENN WAY6’-0”9’-6”


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


40' B

ASE

HEIG

HT +

4' I

F M

IXED

-USE

ON

STRE

ET L

EVEL


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


PL

4' -

0"

CLERESTORY

STUDIO

STUDIO

STUDIO

LIVE WORK

STUDIO

STUDIO

STUDIO

9' -

0"11

' - 6

"9'

- 0"

13' -

0"

6' -

6"





SECTION AA

SECTION BB

GLENN WAY

GLENN WAY

44TH AVE SW

44TH AVE SW


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



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




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"



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


LANDSCAPE PLAN


· 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


CHARACTER SKETCHES


· 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


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


WESTLAKE VILLAGE

VIEW 222 CHELAN RESORT SUITESH2O APARTMENTS - LEED-H PLATINUM TARGET

DAKOTA

RECENT NK PROJECTS

DAKOTA

TRIAD 7TH HARBOR WORK/LIVE

SW 44TH AVENUE SW CALIFORNIA AVENUE SW · 310 first avenue s, suite 4s seattle w, a 98104...

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