1650_E_Olive_Way_Design

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1650 E Olive WaPROPOSED MIXED-USE DEVELOPME

DPD # 3002

January 19, 20Design Rev

Recommenda


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DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY

PROJECT DESCRIPTIONAddress: 1650 E Olive WayDPD Project: 3002133Developer: B&O DevelopmentApplicant: Nicholson Kovalchick ArchitectsContact: Eric Blank, AIA, LEED AP

The proposed project is an 7-story mixed-use condominium building containing 76 residential units above 2 live-work units (78 total) and retail / office uses at the street level. Parking for 52 vehicles will be located in a belowgrade parking garage, which is accessed from Belmont Ave E to the west of the site. The five existing structureson site will be demolished. The site is zoned NC3-65 and MR. The building mass on the site responds to thiszoning context and the many projects currently under construction or permit review on adjacent blocks.

Number of residential units: 76 Residential Incl. circulation): 66,760 GSFNumber of live-work lofts: 2 Live-work Units: 2,042 GSFTotal: 78 Commercial: 3,901 GSF

Storage: 3,532 GSFNumber of Parking Stalls: 52 Parking: 17,845 GSF

Tot al: 94,080 GSF

MARCH 4, 2009MARCH 4, 2009

JANUARY 21, 2009JANUARY 21, 2009

APRIL 19, 2006

PROJECT HISTORY

Early Design Guidance meetings were held on April 19th 2006, January 21st 2009, and March 4th 2009.The latest Master-Use Permit submittal was November 19, 2010.

PROJECTSITE

APRIL 19, 2006


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DESIGN REVIEW RECOMMENDATION MEETING 01.19.20111750 E OLIVE WAY

4

SITE CONTEXT

ZONING MAP (NTS)

PHOTO LOCATIONS1. Nor thwest corner of site, across Bel-

mont Ave E2. Existing buildings to north of project site3. West faade, from across Belmont Ave E

4. Sealth Vista Apartments across BelmontAve E

5. Looking south from site across E OliveWay

6. Southwest corner of site (Looking acrossBelmont Ave E)

7. Looking southwest along E Olive Way,toward downtown

8. Coldwell Banker Office9. Southeast corner of site (Looking across

E Olive Way)10. Buildings east of site along E Olive Way

11. Villa Marjor ie Condominiums12. Alley behind site, looking nort h

1 2 3 4 5 6

7 8 9 10 11 12

12

11

109

87

56

3

2

1

4


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1650 E OLIVE WAY

SITE ANALYSIS

DESIGNATED SEATTLE HISTORIC STRUCTURE

E LORETTA PL

10THAVEE

SUMMITA

VEE

BOYLSTONAVEE

MELR

OSEAVEE

BELMONTAV

EE

BOY

LSTONAVEE

HA

RVARDAVEE

INTERSTATE5

E HARRISON ST

E THOMAS ST

E JOH N ST

BRO

ADWAYE

MR

MR

MR

NC3-40

BELLEVUE

AVEE

SAN REMOAPARTMENTS

VIEW

VIEW

VIEW

VIEW

L3

CLASS 1 PEDESTRIAN STREETTRANSIT STATION OVERLAY BOUNDARY

DOWNHILL

E JOH N ST

MAJOR SLOPE

DOWNHI

LL

DOWNHI

LL

ARTERIAL STREET

E DENNY W AY

FIRST HILL/CAPITOL HILLURBAN CENT ER VILLA GE

NC3-65

NC3-65E OLIVE WA Y

NAGLEPL

THOMAS ST.MINI PARK

CALANDERSON

PARK

PANTAGESHOUSE

SEATTLE COMMUNITYCOLLEGE

WARDHOUSE

BUS STOP

Immediate Neighborhood Context

Mix of multi-family buildings, and commercial, r etailand office buildings

E Olive Way is a busy arterial; Belmont Ave Erelatively quiet

Small shops located on E Olive Way, and largeretail stores 2 blocks east on Broadway

Inconsistent landscaping in right-of-way

Close to Broadway commercial district

Not currently strong for retail, but changing

Buildings vary widely in style and age

East Olive W ay

Across the street from a 3 story office building, a6-story mixed use building, and a 1-storycommercial building

Busy with vehicular and pedestrian traffic

Street parking on both sides

Slopes down to the west and begins turning southat the project site

Street trees are sporadically placed

Mixed building scales (Street-level parking to 6

stories)Belmont Avenue East

Predominantly residential

Narrow, quiet str eet

Mostly 3 to 6-story apartment buildings

Pedestrian-friendly streetscape

Relatively flat

Currently two curb cuts

Garage Access & Al ley Alley is only 12 wide

In adjacent buildings, access to garage is fromBelmont Ave E

Some buildings also utilize the alley for parkingaccess

Amenities & Views

Views from the site are primarily to the southwest

Retail space has high visibility from E Olive Way

E DENNY W AY

NEIGHBORHOOD PLAN (NTS)

NORTH


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6

B&OBelmontFaade

Sidewalk caf No street trees Plants only in potsor boxes Awning only over

outdoor seating Public seating on

benches outsidecaf area

B&OE Olivefaade

Transom windowsstepping up slope

Multiple entriesnearly identical insize/configuration

3-color scheme Roofline steps up

slope Highest level of

detail actuallypainted onwindows

B&OFaadMaterials

Plain tonguewood siding

Wood transwindows w/ color

Painted bric Flat metal tr Minimal t rim

at windows Surface mou

electrical cofaux-historic

Flat or light-b

Belmont A veW est sidewalklooking south

Street walleffectno lowerlevel setbacks inMR

Garage entriesalong entirestreet, with steps

up landscapeberms Minimal

landscaping

Belmont A veW est sidewalklooking sout h

Only example ofsetback in MRzone on street

Weak pedestrianenvironment

Landscape bermat sidewalk on

both sides of ga-rage entrance No ground level

units or pedes-trian amenities

Belmont A veEast side of st reet

Existing brickbuildings

Small windows inpunched openings Varying level of

detail Two different

types of buildingmassrectangular/bulkyand modulated

Alleyexistibuildings to bdemolished

Asphalt shing No setback

in MR zone 12-0 alley R

width does nSDOT standcommercial

203 BelmontAvelookingsouthwest

Existing brick

building Small windows inpunched openings

Low level of detail Rectangular/bulky

building mass

Belmont Aveof courtyard building nortproject

Courtyard issidewalk gra(retaining wasteps at side

Courtyard nvisible from s

Brick buildinsome detail

No setback south prope(project site)

DETAILED SITE ANALYSIS


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SITE PLAN

Immediate Neighborhood Context

Mixed-use apartment in keeping with neighborhood character

Six stories matches height of recent developments

Building massed toward E Olive Way & NC3-65 zone Upper level setbacks provided toward MR zone

Shared courtyard facing west

Generous corner plaza with caf seating

E Olive W ay & Belmont Avenue E

Prominent corner with restaurant/cafe at ground level

Marquees at building entries and over outdoor caf space

19 floor-to-floor provides voluminous commercial space

Multiple retail entrances provide ability to subdivide space

Additional street trees help to buffer the sidewalk and cafe

Bicycle parking provided at main entry

Garage Access & Al ley

The garage is accessed from Belmont Avenue E, almost entirelyhidden underground

Garbage and recycling room is hidden inside building

Alley has residential patios at ground level with gate access

Amenities & Views

Landscaped courtyard, streetscapes, & roof deck providecomfortable social spaces

Excellent city & mountain views

Live/Work units bring additional pedestrian activity to BelmontAve E and courtyard

EO

LIVEWAY

BOYLSTON AVENUE E

A L L E Y

GARAGEENTRY

RETAIL

L/W

UNITS

RESTAURANT/CAFE

NC3-65 ZONE

NORTH

GARDEN COURT6-STORY

MULTI-FAMILY

COURTYARD CAFE

BELMONT AVENUE E

4-PLEX

SINGLEFAMILY

DUPLEX

SINGLEFAMILY

3-STORYBRICKMULTI-FAMILY

ENTRY

BELMONT PLACE6-STORY

MULTI-FAMILY

2-STORYMIXED-USESTRUCTURE

SEALTHVISTA

3-STORYBRICK

MULTI-FAMILY

SAN REMO3-STORYBRICKMULTI-FAMILY

SAN REMO2-STORY

BRICKMULTI-FAMILY

SINGLEFAMILY PARKING

LOT

VILLAMARJORIE6-STORYCONDO

BUILDING

COLDWELLBANKEROFFICE

PATIOS

EVERGREENCHIROPRACTIC

ANDAPARTMENTS

PLAZA

2-STORYMIXED-USESTRUCTURE

DUPLEX DUPLEX DUPLEX

LOBBY

MR ZONE


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3D MODEL SOU TH W EST CO RNER

Private Roof Decks forEast-Facing Units

Metal Decks with PerforatedPanels

Terraced Massing at UpperLevel

2-Stories of Brick Faade

Ornamental Metalwork overVehicle Entry

Wood Paneling with ConcreteSurround at Res. Entry

Translucent Marquees overLive-Work Entries

Public Courtyard

Radial Accent Paving

New Street Trees

Caf Seating in Right-of-Way

Shared Roof DecLandscaping

Terraced Massing to Sloped Site

Articulated Metal

Recessed Decks awith Commercial below

4-Stories of Brick

Truncated CorneWindow

New Street Trees

Translucent MarqCaf Seating andCommercial Front

Plaza Space at Co


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1650 E OLIVE WAY

3D MODEL NORTHEAST C

Clerestory WiMezzanines

Upper Level T

Upper Level Se

Bris-du-Soleil

Metal Decks wPanels

2-Story Brick FCorner

Existing Courtyproperty

Building Mass adjacent Buildi

Metal Siding Pa

Wood Siding,

Brick Veneer ascreening at GPatios

Continuous Cornice

Mezzanine Units at Top Level

Articulated Metal Siding

Pre-Cast Concrete Coping

4-Story Brick Faade

Commercial Glazing wrapsaround Corner and continuesdown Alley

Greatly Improved PedestrianEnvironment in Alley


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FLOOR PLAN S

Belmont Avenue E

Main residential entry and shared courtyard Maximized commercial transparency and minimized blank wall 2 Live-Work units north of courtyard Accent paving defining area of caf seating

E Oli ve W ay Commercial space @ SW corner with recessed corner entry Truncated corner with large plaza space Large continuous commercial space stepping up slope with ability to subdivide Recessed commercial entry dividing mass of facade

Garage

Parking access from Belmont Ave E Garbage & recycling room inside building Transformer room and meters completely inside garage

P1 Level provides van access to commercial space Long-term bicycle parking secure inside garage

Live/W ork

2 live/work lofts accessed from Belmont Ave E Direct pedestrian access from street and courtyard Marquees over entries Generous commercial glazing provides eyes on street and courtyard at all hours

NORTH

B E L M O N T A V E N U E E LEVEL 1

EOLIV

EWAY

A L L E Y

B E L M O N T A V E N U E E

EOLIV

EWAY

A L L E Y


EOLIV

EWAY

A L L E Y

LEVEL 2

LEVELS 4-5(3 SIM)

ELEVS

COMM.STORAGE

TRAS

H

XFMR

PARKING

BICYCLES

GARAGEENTRY

DOWN TOP2

LIVE/WORKUNIT

LIVE/WORKUNIT ENTRY

COURT-YARD

CAF/RESTAURANT

COMM.ENTRY

RESIDENTIALLOBBY

COMM.ENTRY

L/WENTRY

L/WENTRY

L/WUNIT

Open toBelow

L/WUNIT

Open toBelow

GarageBelow Courtyard Below

Corridor

1/1Open

toBelow

RETAILCOMM.ENTRY

Patio PatioPatio

Patio

EXIT 1/1

1/1 +1/12/2 ST+

ST

1/1 1/1

1/1 +1/12/2

ST+

ELEVS

ELEVS

1/1

2/2

2/2

1/1

1/1

ST+

1/1 1/1+

Corridor

Deck Deck Deck

Deck

Deck

Deck

Deck Deck

Deck DeckDeckDeck

Deck

BICYCLES

CAFEPLAZA


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1650 E OLIVE WAY

FLOOResident ial L evels

C-Shaped plan creates shared courtyard facing west

Truncated corner opens up views from E Olive Way

Recess along alley for patios @ ground level

Upper level setbacks reduce building height @ north portion of site inMR zone

Roof Deck

Public areas for all tenants and guests

Private decks for east-facing units with direct access from mezzanines

Tree planters separate spaces and frame views to west and south

Green roof trays reduce amount of exposed roof membrane

NORTH


EOLIV

EWAY

A L L E Y


EOLIV

EWAY

A L L E Y

LEVEL 6

LEVEL 7 MEZZANINE

LEVEL 7

1/1 1/1

1/1 +1/11/1

ST+

ELEVS

1/1

2/2

2/2

1/1

1/1

ST+

1/1 1/1+

Corridor

Deck Deck

Deck

Deck Deck

DeckDeck

Deck

Terrace

PUBLIC ROOFDECK

Trellis Below

PrivateDeck

PrivateDeck

PrivateDeck

PrivateDeck

PUBLIC ROOFDECK

PrivateDeck

MEZZOpento

Below

Opento

Below

Opento

Below

Opento

Below

Opento

BelowOpen

toBelow

MEZZ MEZZ MEZZ MEZZ

MEZZ

ELEVS


EOLIV

EWAY

A L L E Y

1/1 1/1

2/22/22/21/1

ELEVS

1/1

2/2

2/2

2/2

2/2 +

1/1

1/1

Corridor

Deck Deck

Deck

Deck Deck

TerraceTerraceDeck

Green RoofTrays

PrivateDeck

Vestibule


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W EST ELEVATIO N

Existing 6 storymulti-family

building

E Olive Way

Landscapingaround

shared tenant

roof deck

Caf seatingalong

Belmont Ave E

Elevator/stair

penthouse

Wood sidingw/concrete frame at

residential entry

Trellis overupper level

terraces

Articulated

metal siding

Brick

facade

Existingapartmentbuilding

Vehicleentry

Ornamentalmetalwork

abovevehicle entry

Live-workunits

Banded brickveneer at

commercial level

Ecom

bu

Existing 6 smulti-family b

beyond

Truncatedcorner w/bay

window

Articulated

metal siding

Brick faadew/corbels

above

Mezzanines andprivate roof decks

for east units

Upper levelsetbacks in

MR zone


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1650 E OLIVE WAY

SOU TH ELE

Existing 6 stor y

multi-familystructure

Sharedroof deck

Truncatedcorner w/bay

windowElevator/stair

penthouse

Recesseddecks

w/accentcolor rails

Steppedbuilding massing

relative tosloped site

Existingcommercial

structure beyond

Belmont Ave E

Alley

Metal sidingspandrels to

groupwindows

Recessedcommercial

entry

Existingapartmentbuilding

Translucent marqueew/transom

windows above

Steppedconcrete base

relative tosloped site

Existingmixed-usestructure


commerciallevel

Brickfacades

Articulatedmetal siding

New streettrees


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EAST ELEVATION

Existing 6 story

multi-familystructure beyond

E Olive Way

Existing apartmentbuilding

Elevator/stairpenthouse

Wood sidinghorizontal slats

Metal sidingpanelsArticulatedmetal siding Recessedclerestory

Brick faadew/recessed

steel channels

Sconce lightsalong alleystreetscape

Wood gatesfrom patios

to alley

Existing 6 storymulti-family

building

Upper level

setbacks inMR zoneAccent colordecks

Brick veneer onplanter walls/car

barriers

Deckletsw/picket rails

Picketrails


commercialbase

New streettrees


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1650 E OLIVE WAY

NORTH ELE

Metal sidingpanels Recessedclerestory Elevator/stairpenthouse Articulatedmetal siding

Trellis over

upper levelterraces

Belmont Ave E

Alley

Brick faadew/corbels

above

Existing 6 stor ymulti-family apartment

building beyond

Blank faade atproperty line

Ground level patioat existing courtyardon adjacent property

Existing apartmentbuilding

Ground levelpatios along alley

Existing residentialstructure

Upper level

setbacks inMR zone

New streettrees


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1650 E OLIVE WAY

PLAN NER-REQUESTED ALT

Metal siding spandrelsbetween windows

(PROPOSED)

Brick spandrelsbetween windows

(ALTERNATE)

11

6

7

8

14

10

15

10

13

18

18

13

12

15

19

14

4

2

2

17

2

17 10

4

14

14

12

15

15

19

9


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BUILDIN G PERSPECTIVE - E OLIVE W AY AT BELMONT AVE E

Stepped Parapets and Cornice relativeSloped Site

Articulated Metal Facades with Silver

Recessed Decks with Orange Perforat

Brick Facades with Black Windows

Truncated Corner with Bay Window

Translucent Marquee with Transom a

New Street Trees

Caf Seating and Corner Plaza at Gro


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1650 E OLIVE WAY

VIGNETTE - CORNER PLAZ

Truncated Corner, reminiscent of ExistingBuilding

Recessed Metal Channel in Brick Faade

New Street Trees help protect Pedestrian Z

Transom Windows above Marquee, reminis

of Existing Building

Translucent Marquee along CommercialFrontage and over Caf Seating

Wall Sconces

Brick Veneer with recessed Brick Bands aroCommercial Level

Black Storefront

Edge of Accent Paving aligns with FootprintExisting Building

Proposed Guardrail in Right-of-Way to defiCaf Seating, reminiscent of Existing Caf R


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VIGNETTE - COURTYARD ALONG BELMONT AVE E

Articulated Metal Faade with Silver Windows

Metal Decks with Orange Perforated Panels

Festival Lighting

Wood Faade with Concrete Frame

Residential Lobby and Leasing Office

Specimen Tree, Japanese Maple

Live-Work Units

Terraced Planter with Seating Wall

Radial Accent Paving

Flowering Ground Cover


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1650 E OLIVE WAY

VIGN ETTE- ALLEY STREE

Articulated Metal Faade with Silver Windows

Precast Concrete Coping

Bolt-on Metal Decks with Black Picket Railings

Bolt-on Metal Decks with Orange Perforated

Panels

Metal Panel Faade

Brick Faade

Wood Faade, Horizontal Slats

Banded Brick Base

Galvanized Mesh with Landscape Screening

Wood Gates accessing Private Patios

Brick Veneer on Planter Wall/Car Barrier


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THE DAKOTA CONDOMINIUMS CoWESTLAKE VILLAGE

CHELAN RESORT SUITESROY STREET TOWNHOMES

NK PREVIOUS PROJECTS

222 VIEW APARTMENTSCompleted 2008

Completed 2007Completed 2010

Completed 2010

NK CU RRENT PR


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1650 E OLIVE WAY

NK CU RRENT PR

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