1650 E Olive Way

PROPOSED MIXED-USE DEVELOPMENT

DPD # 3002133

January 19, 2011

Design Review
Recommendation
TABLE OF CONTENTS

DESIGN REVIEW RECOMMENDATION MEETING PACKET

PROJECT DESCRIPTION/ PROJECT HISTORY.......................................................................................................................................3
SITE CONTEXT- AERIAL PHOTO, SITE PHOTOS, & ZONING MAP ............................................................................................4
SITE ANALYSIS ................................................................................................................................................................................................5
DETAILED SITE ANALYSIS ..........................................................................................................................................................................6
SUMMARY OF EARLY DESIGN GUIDANCE...........................................................................................................................................7
ATTACHMENT B– RESPONSE TO EDG ..................................................................................................................................................8-9
SITE PLAN/ IMMEDIATE CONTEXT..........................................................................................................................................................10
REQUESTED DEPARTURES..........................................................................................................................................................................11
3D MODEL- SOUTHWEST CORNER .......................................................................................................................................................12
3D MODEL- NORTHEAST CORNER .......................................................................................................................................................13
BUILDING PLANS - LEVELS 1- 4 ................................................................................................................................................................14
BUILDING PLANS - LEVELS 5 - MEZZ.......................................................................................................................................................15
BUILDING ELEVATIONS - WEST ...............................................................................................................................................................16
BUILDING ELEVATIONS - SOUTH ...........................................................................................................................................................17
BUILDING ELEVATIONS - EAST.................................................................................................................................................................18
BUILDING ELEVATIONS - NORTH ..........................................................................................................................................................19
EXTERIOR MATERIALS ................................................................................................................................................................................20
PLANNER-REQUESTED ALTERNATE.......................................................................................................................................................21
LANDSCAPE/HARDSCAPE PLAN .............................................................................................................................................................22
LIGHTING PLAN ............................................................................................................................................................................................23
BUILDING PERSPECTIVE - E OLIVE WAY AT BELMONT AVE E .....................................................................................................24
VIGNETTE- CORNER PLAZA/ CAFE.........................................................................................................................................................25
VIGNETTE- COURTYARD ALONG BELMONT AVE E........................................................................................................................26
VIGNETTE- ALLEY STREETSCAPE..............................................................................................................................................................27
NK PREVIOUS PROJECTS ............................................................................................................................................................................28
NK CURRENT PROJECTS.............................................................................................................................................................................29

CORNER STUDIES, SEPTEMBER 2010

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

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PROJECT DESCRIPTION
Address: 1650 E Olive Way
DPD Project: 3002133
Developer: B&O Development
Applicant: Nicholson Kovalchick Architects
Contact: 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 below
grade parking garage, which is accessed from Belmont Ave E to the west of the site. The five existing structures
on site will be demolished. The site is zoned NC3-65 and MR. The building mass on the site responds to this
zoning context and the many projects currently under construction or permit review on adjacent blocks.

Number of residential units: 76 Residential Incl. circulation): 66,760 GSF

Number of live-work lofts: 2 Live-work Units: 2,042 GSF
Total: 78 Commercial: 3,901 GSF APRIL 19, 2006 APRIL 19, 2006
Storage: 3,532 GSF
Number of Parking Stalls: 52 Parking: 17,845 GSF
Total: 94,080 GSF

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.

JANUARY 21, 2009 JANUARY 21, 2009

PROJECT
SITE

MARCH 4, 2009 MARCH 4, 2009

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

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SITE CONTEXT
PHOTO LOCATIONS
1. Northwest corner of site, across Bel-
mont Ave E
2. Existing buildings to north of project site
3. West façade, from across Belmont Ave E
4. Sealth Vista Apartments across Belmont
Ave E
1 5. Looking south from site across E Olive
Way
2 6. Southwest corner of site (Looking across
Belmont Ave E)
3 12 7. Looking southwest along E Olive Way,
toward downtown
8. Coldwell Banker Office
4
9. Southeast corner of site (Looking across
11 E Olive Way)
8
10. Buildings east of site along E Olive Way
7 11. Villa Marjorie Condominiums
10 12. Alley behind site, looking north
6 9
5

NORTH
ZONING MAP (NTS)

1 2 3 4 5 6

7 8 9 10 11 12

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

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SITE ANALYSIS
Immediate Neighborhood Context

BOYLSTON AVE E
• Mix of multi-family buildings, and commercial, retail
E HARRISON ST and office buildings

SUMMIT AVE E
LL
NHI

BELMONT AVE E
DOW • E Olive Way is a busy arterial; Belmont Ave E
relatively quiet

MR L3 • Small shops located on E Olive Way, and large

retail stores 2 blocks east on Broadway
5

• Inconsistent landscaping in right-of-way

INTERSTATE

SAN REMO
THOMAS ST.
APARTMENTS E THOMAS ST • Close to Broadway commercial district
MINI PARK

BROADWAY E
LL Not currently strong for retail, but changing
MELROSE AVE E

•
NHI
DOW FIRST HILL/CAPITOL HILL Buildings vary widely in style and age
BELLEVUE AVE E

•
URBAN CENTER VILLAGE
East Olive Way
VIEW
NC3-40 • Across the street from a 3 story office building, a
6-story mixed use building, and a 1-story
commercial building
VIEW NC3-65 E OLIVE WAY • Busy with vehicular and pedestrian traffic
E JOHN ST
• Street parking on both sides

HARVARD AVE E
E JOHN ST

BOYLSTON AVE E
• Slopes down to the west and begins turning south

10TH AVE E
W at the project site
V IE
MR E LORETTA PL
• Street trees are sporadically placed
Mixed building scales (Street-level parking to 6
W

•
stories)
VIE

LL
NHI
DOW Belmont Avenue East

NC3-65 E DENNY WAY • Predominantly residential

NAGLE PL
WARD
E DENNY WAY HOUSE PANTAGES • Narrow, quiet street
HOUSE CAL
ANDERSON • Mostly 3 to 6-story apartment buildings
MR SEATTLE COMMUNITY
COLLEGE
PARK
• Pedestrian-friendly streetscape

DESIGNATED SEATTLE HISTORIC STRUCTURE • Relatively flat

TRANSIT STATION OVERLAY BOUNDARY CLASS 1 PEDESTRIAN STREET
BUS STOP • Currently two curb cuts
MAJOR SLOPE ARTERIAL STREET
Garage Access & Alley
NEIGHBORHOOD PLAN (NTS)
• Alley is only 12’ wide
• In adjacent buildings, access to garage is from
NORTH
Belmont Ave E
• Some buildings also utilize the alley for parking
access
Amenities & Views
• Views from the site are primarily to the southwest
• Retail space has high visibility from E Olive Way

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DETAILED SITE ANALYSIS
B&O—Belmont B&O—E Olive B&O—Façade
Façade façade Materials

• Sidewalk café • Transom windows • Plain tongue & groove

• No street trees stepping up slope wood siding
• Plants only in pots • Multiple entries • Wood transom
or boxes nearly identical in windows w/ accent
• Awning only over size/configuration color
outdoor seating • 3-color scheme • Painted brick piers
• Public seating on • Roofline steps up • Flat metal trim
benches outside slope • Minimal trim or detail
café area • Highest level of at windows or cornice
detail actually • Surface mounted
painted on electrical conduit to
windows faux-historic lighting
• Flat or light-box signs

Belmont Ave— Belmont Ave— Alley—existing

West sidewalk West sidewalk buildings to be
looking south looking south demolished

• Only example of • “Street wall” • Asphalt shingle façade

setback in MR effect—no lower • No setback from alley
zone on street level setbacks in in MR zone
• Weak pedestrian MR • 12’-0” alley ROW
environment • Garage entries width does not meet
• Landscape berm along entire SDOT standards for
at sidewalk on street, with steps commercial vehicles
both sides of ga- up landscape
rage entrance berms
• No ground level • Minimal
units or pedes- landscaping
trian amenities

Belmont Ave— 203 Belmont Belmont Ave—view

East side of street Ave—looking of courtyard of
southwest building north of
• Existing brick project
buildings • Existing brick
• Small windows in building • Courtyard is above
punched openings • Small windows in sidewalk grade
• Varying level of punched openings (retaining wall and
detail • Low level of detail steps at sidewalk)
• Two different • Rectangular/bulky • Courtyard not readily
types of building building mass visible from sidewalk
mass— • Brick building with
rectangular/bulky some detail
and modulated • No setback from
south property line
(project site) in MR

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BOARD-PREFERRED PRECEDENTS SUMMARY OF EARLY DESIGN GUIDANCE
Trace Lofts— Capitol
“Background” Guidelines 4/19/2006 EDG 1/21/2009 EDG 3/4/2009 EDG Hill
Façade
not no not no not no
priority n/a priority n/a priority n/a priority
• Monochromatic A Site Planning priority mention priority mention priority mention
gray color scheme A-1 site characteristics X X X
• Complex pattern A-2 streetscape compatibility X X X X
of closely spaced A-3 visible entrances X X X
horizontal and
A-4 human activity X X X X
vertical elements
A-5 respect for adjacent sites X X X
• Simple, repetitive
window pattern A-6 transition between res. and st. X X X
• Metal wire railing A-7 residential open space X X X X
at sliding glass A-8 parking and vehicle access X X X X
door A-9 location of parking on frontage X X X
• No accent colors A-10 corner lots X X X X
DR priorities: C-2, C-3, C-4
B Height, Bulk, Scale
Trace Lofts— B-1 H,B,&S compatibility X X X X
“Heavy” Base
Arch. Elements and
• Large concrete C Mat'ls.
columns C-1 architectural context X X X
• Deep concrete C-2 arch. concept and consist. X X X X
beams C-3 human scale X X X X
• Relatively short C-4 exterior finish material X X X X
spans—narrow C-5 structured parking entries X X X
glazed openings
• Rough, bare D Pedestrian Environment
concrete finish D-1 pedestrian open space X X X X
• Wide profile D-2 blank walls X X X
storefront D-3 retaining walls X X X
windows and D-4 design of surface parking X X X
D-5 visual impacts of parking X X X
DR priorities: A-4, B-1, C-1, D-1, D-11
D-6 screening of service areas X X X
Press D-7 personal safety X X X
Apartments D-8 treatment of alleys X X X
(Belmont & E D-9 commercial signage X X X
Pine)—Courtyard D-10 commercial lighting X X X
D-11 commercial transparency X X X
• Public courtyard D-12 residential entries X X X
at street-level
lobby E Landscaping
• Raised planter E-1 design cont. w/ adj. sites X X X
with landscaping E-2 building and/or site X X X
including grass, E-3 address special site conditions X X X X
shrubs and one
tree
Priority of all 4 Priority of 2 or 3 No Mention Not Applicable
• Water Feature
• Seating areas

DR priorities: A-4, A-7, D-12, E-2

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 ATTACHMENT B - RESPONSES TO DESIGN GUIDELINES
A-1 Responding to Site Characteristics A-4 Human Activity The vehicle driveway is located at the northern edge of the A-10 Corner Lots
The siting of buildings should respond to specific site conditions and New development should be sited to encourage human activity on property, away from the pedestrian courtyard. The entrances Buildings on corner lots should be oriented to the corner and public street
opportunities such as non-rectangular lots, location on prominent inter- the street. to the live-work units are screened and defined by landscaped fronts. Parking and automobile access should be located away from the
sections, unusual topography, significant vegetation and views or other vestibules. Ground level plantings also keep pedestrians away corners.
natural features. As stated above in A-3, the project creates space along Bel- from the live-work glazing along Belmont Ave E.
mont Ave. E. for café seating while adding landscape to help Per the Board’s EDG, we have provided a chamfered massing at the
Located on a prominent corner the building mass creates strong, The courtyard is designed to be a dynamic civic space shared by acute building corner (similar to the existing B&O building) and
screen pedestrians from vehicle traffic.
well-defined edges to the public “street rooms”. The C-shaped residents and commercial patrons and the general public. It wrapped the adjacent façade materials/ colors around this corner.
massing is a traditional building form common to the area and The large corner plaza and the recessed courtyard along Bel- fronts the live-work units to its north, the main residential en-
breaks down the massiveness of the building along Belmont Ave mont Ave E. are also significant pedestrian amenities. The ra- try to its east, and the accessible commercial entry to its south. There is a simple bay window at the corner, to strengthen the
E. into facades that are proportional to smaller, surrounding dial paving pattern in the courtyard is designed to be invite The irregular-shaped planter and radial paving pattern is in- prominent retail corner entry, but it is similar in material and color
buildings. pedestrians in from the sidewalk. tended to encourage comfortable interaction between these to the adjacent façade elements and somewhat subdued, as directed.
points.
The facades themselves are a traditional stacking of strong base, Two live-work units are located on the north side of the Per the Board’s direction, the vehicle driveway is located at the
middle section, and capital/ top floor. The exterior materials are courtyard and have well-defined entries along the streetscape. A-7 Residential Open Space northern edge of the property, away from the corner.
a combination of traditional brick/ precast masonry and modern Residential projects should be sited to maximize opportunities for
metal siding/ panels. The brick colors, texture, and detailing are The corner commercial space has direct access to the court- creating usable, attractive, well-integrated open space. B-1 Height, Bulk and Scale
strongly influenced by historic structures in the area. yard, direct access to the café space along Belmont Ave E, and Projects should be compatible with the scale of development anticipated by
a well defined entry at the main corner. A second, smaller The entire building massing scheme and development depar- the applicable Land Use Policies for the surrounding area and should be
Per the Board’s guidance, the building’s cornice steps down 3 space is accessed uphill along Olive Way. These spaces can be tures are intended to consolidate the ground level open space sited and designed to provide a sensitive transition to near-by, less-intensive
times from the upper SE corner, around the acute property combined into a large, terraced space or further divided into into usable areas such as the Corner Plaza, Recessed Court- zones. Projects on zone edges should be developed in a manner that cre-
corner, and down to the lower NW corner. Also per the small commercial spaces with an additional entry point along E yard, and Private Patios along the north and east facades. ates a step in perceived height, bulk, and scale between the anticipated
Board’s direction, the upper levels are recessed from the prop- Olive Way and a raised floor over the structural slab. This development potential of the adjacent zones.
erty line in the NW corner (12’), the North façade (11’) and the flexibility is desirable to the owners of the B&O café and they See A-4 and A-6 above for descriptions of courtyard open
East façade (10’) are likely to return to the new building. space. The ground level units along the alley are designed with As directed by the Board in the last EDG meeting, the building is C-
private patios that are secure but only partially screened from shaped in its massing, maintains a clear civic wall along E. Olive Way
A-2 Streetscape Compatibility A-5 Respect for Adjacent Sites the alley. As shown on the East architectural façade and also and around the corner to Belmont Ave. E.
The siting of buildings should acknowledge and reinforce the existing Buildings should respect adjacent properties by being located on on the landscape drawings, the fence is an open mesh with tall
landscaping along the alley and in between the patios. Also per the Board’s guidance, the building’s cornice steps down 3
desirable spatial characteristics of the right-of-way. their sites to minimize disruption of the privacy and outdoor activi-
times from the upper SE corner, around the acute property corner,
ties of residents in adjacent buildings.
E. Olive Way is a fast-moving vehicle arterial and also a major The rooftop has extensive open space for shared tenant use, and down to the lower NW corner, and the upper levels are re-
pedestrian path between the main Capitol Hill commercial strip As stated above in A-1, the full height of the East façade is broken up into smaller spaces for better social interaction cessed from the property line,
(Broadway) and Downtown, sloping down from the NE to the recessed from the post-dedication property line approx. 10’ within and between different parties.
Furthermore, as discussed at the end of the last EDG, the lower lev-
SW. with clerestory penthouses recessed another 3’ beyond that.
A-8 Parking and Vehicle Access els of the NE corner extend out to the adjacent building on the
The North façade is recessed approx. 11’. The upper level of
Belmont Ave E. runs across the slope of Capitol Hill and is rela- Siting should minimize the impact of automobile parking and drive- property line which both strengthens the existing courtyard on the
the NW corner steps back approximately 12’ from the west
tively flat with a much slower, more residential feel. The corner ways on the pedestrian environment, adjacent properties, and pedes- adjacent property and provides a clear stepped transition between
property line.
of Belmont and Olive is currently the home of B&O Espresso, a trian safety. the different heights of the buildings.
vibrant neighborhood coffee house, restaurant, and bar. Large, bolt-on metal decks along the East façade obscure views
from the residential units onto neighboring properties to the Per the Board’s direction, the vehicle driveway is located at the C-1 Architectural Context
The proposed new building maintains a continuous commercial North and East. northern edge of the property, away from the pedestrian New buildings proposed for existing neighborhoods with a well-defined and
frontage along E. Olive Way with carefully detailed brick pilasters, courtyard. desirable character should be compatible with or complement the architec-
a recessed commercial entry, transom windows, and the addition It’s also important to point out that this proposed building tural character and siting pattern of neighboring buildings.
of solid overhead weather protection. Accent paving in the places residential units and outdoor patios along the alley in- The Board and public also unanimously supported a single ga-
sidewalk creates a sense of rhythm and additional street trees stead of a concrete garage wall typical in this type of develop- rage access point from Belmont Ave E. and directed us to avoid Since the last EDG, significant areas of brick facade have been added
help screen pedestrians from the fast-moving traffic. The com- ment. adding vehicle traffic to the alley because it is narrow and along E. Olive Way and Belmont Ave E. and contain traditional ma-
mercial space wraps around the corner onto Belmont Ave. E. aligned with Belmont Ave. E. to the south, so often used as a sonry details including recessed banding, corbelling, steel lintels, brick
Here the proposed building, creates a generous corner plaza, Furthermore the modulation of the North façade strengthens pedestrian throughway. sills, and precast coping.
adds street trees along the street edge, defines space for outdoor the existing courtyard on the adjacent property.
We have submitted a professional traffic analysis, as requested The proposed brick color is a mottled mix of red, brown, and blue/
café seating, creates a large recessed courtyard serving commer-
A-6 Transition Between Residence and Street by the Land Use Planner, that also highlights the potential dan- gray with a rough texture indicative of the adjacent masonry build-
cial/ residential/ live-work uses, and pushes the garage entry to
For residential projects, the space between the buildings and side- ger to pedestrians along Olive Way with from vehicular traffic ings and older brick structures further down Olive Way.
the north edge of the site.
walk should provide security and privacy for residents and encour- coming out of the alley.
age social interaction among residents and neighbors.

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ATTACHMENT B - RESPONSES TO DESIGN GUIDELINES (CONTINUED)
The thickness of the brick veneer and pilasters varies from 5” As stated above, the facades now contain large amounts of brick, As agreed in the last EDG meeting, the trash/ recycling room has The courtyard along Belmont Ave E. serves the main residential
to 9” providing good relief and depth between the windows with special recessed banding details along the pilasters at the base. been located in the NW corner of the property, adjacent to the area, the live-work units, and also the accessible commercial
and wall planes. The banding alone far exceeds the architectural detailing on the driveway, where it can be easily accessed inside the building on entry. The landscape and hardscape is designed to tie these uses
existing building. trash day. together, provide seating areas, and also avoid hidden areas that
Per the Board’s direction, natural wood has been added to could pose a potential security risk
the lower portion of the east façade, the gates along the alley, On the upper levels, the entire composition of mass/ void (window D-8 Treatment of Alleys
and surrounding the main residential entry along Belmont openings to walls, columns, and pilasters) has been carefully de- The design of the alley entrances should enhance the pedestrian street E-1 Landscaping to Reinforce Design Continuity
Ave E. signed on the brick module to fully align with the mortar joints and front. where there is not another overriding concern, landscaping should
avoid irregular fragments. reinforce the character of neighboring properties and abutting
C-2 Architectural Concept and Consistency Residential units are located along ground level in the alley, but are streetscape.
Building design elements, details and massing should create a The thickness of the brick veneer and pilasters varies from 5” to recessed approx. 10’ to provide private patios. There is direct
well-proportioned and unified building form and exhibit an overall 9” providing good relief and depth between the windows and wall pedestrian access between the alley and the patios, and the fence is The street tree layout has been conceptually approved by Bill
architectural concept. planes. mostly transparent to maintain eyes on the street and provide Ames, the city arborist. Bill requested 3 small street trees along
screened views through the fence to the lush landscaping between E. Olive Way and slightly bigger trees along Belmont Ave. E.
This project will clearly be new construction and is not trying Per the Board’s direction, natural wood has been added to the the patios. which we have provided.
to appear older than it is (no tumbled bricks, fake patinas, or lower portion of the east façade, the gates along the alley, and sur-
distressed paint). It does however respect the older build- rounding the main residential entry along Belmont Ave E. D-10 Commercial Lighting E-2 Landscaping to Enhance the Building and/or Site
ings in the area and attempts to incorporate some of the Appropriate levels of lighting should be provided in order to promote Landscaping, including living plants, special pavement, trellises, screen
timeless qualities of traditional architecture. The proposed streetscape design maintains and expands the visual interest and a sense of security for people in commercial districts walls, planters, site furniture and similar features should be
warmth and comfort of the existing B&O café. during evening hours. Lighting may be provided by incorporation into the appropriately incorporated into the design to enhance the project.
The overarching exterior concept is a dialogue between a building façade, the underside of overhead weather protection, on and
somewhat rigid formality and a more playful whimsy. C-5 Structured Parking Entrances around street furniture, in merchandising display windows, in landscaped The landscape and hardscape design of the courtyard is designed
The presence and appearance of garage entrances should be minimized areas, and/or on signage. to tie together the residential, live-work, and commercial uses.
The main street facades, especially the brick sections, are so that they do not dominate the street frontage of a building. It also provides seating areas, dynamic radial accent pattern,
relatively formal and regular with somewhat elaborate Exterior wall sconces are provided along the perimeter pilasters, accent lighting, and irregularly shaped planters to encourage
symmetries. Even the more modern, metal clad upper levels Per the Board’s direction, the vehicle driveway is located at the LED downcans are located in the overhead marquees, and larger movement through the space.
maintain traditional mass/ void relationships and pretty much northern edge of the property, away from the pedestrian court- safety lighting is located along the north façade.
align with the openings below. That being said, the facades yard. Accent paving in the hardscape indicates the presence of the Street trees have been located to screen the sidewalks from
are full of subtle variations that add interest. driveway. D-11 Commercial Transparency vehicular traffic. Planting strips and regular pass-throughs help
Commercial storefronts should be transparent, allowing for a direct vis- soften the streetscape while ensuring free pedestrian flow across
Each façade also offers a flash of contemporary color with D-1 Pedestrian Open Spaces and Entrances ual connection between pedestrians on the sidewalk and the activities the sidewalks. Tall screening plants help screen the live-work
orange perforated panels on some of the exterior decks. Convenient and attractive access to the building’s entry should be pro- occurring on the interior of a building. Blank walls should be avoided. entries for semi-private/ semi-public use. Raised planters sepa-
vided. To ensure comfort and security, paths and entry areas should be rate and screen the private patios along the alley.
C-3 Human Scale sufficiently lighted and entry areas should be protected from the Per the Board’s direction, the commercial facades along E Olive
The design of new buildings should incorporate architectural fea- weather. Opportunities for creating lively, pedestrian-oriented open Way and Belmont Ave E are significant and weighty, but exceed And the careful alignment of the landscape elements with the
tures, elements and details to achieve a good human scale. space should be considered. the requirements for commercial glazing. Narrow brick pilasters brick pilasters on the building base helps tie the project
define a regular pattern of bays which are almost completely trans- comfortably to its site.
Masonry is naturally scaled to the human hand, but this pro- The courtyard is designed to be a dynamic civic space shared by parent glazing.
ject also utilizes recessed brick banding, precast accents, steel residents and commercial patrons and the general public. It fronts E-3 Landscaping Design to Address Site Conditions
lintels, steel marquees, exterior sconces, storefront mullions, the live-work units to its north, the main residential entry to its This pattern of commercial glazing wraps around the interior fa- The landscape design should take advantage of special on-site
and accent paving to strengthen human scale along the east, and the accessible commercial entry to its south. The irregu- cades of the courtyard and also continues along the southern half conditions such as high-bank front yards, steep slopes, view corridors,
streetscape. lar-shaped planter and radial paving pattern is intended to encour- of the alley. or existing significant trees and off-site conditions such as greenbelts,
age comfortable interaction between these points. ravines, natural areas, and boulevards.
Even in the upper levels the metal siding is banded every 16”
to evoke the natural human scale of stacked stone. And the The crisscross pattern of overhead cable lighting in the courtyard D-12 Residential Entries and Transitions In addition to the amenities listed in E-1 and E-2 above, the
exposed detailing of the bolt-on decks and steel marquees is still there, along with wall sconces and translucent marquees. For residential projects in commercial zones, the space between the landscaped berm at the NW property corner aligns with the
will also add a sense of craftsmanship to the facades. residential entry and the sidewalk should provide security and privacy for raised yard on the adjacent site and effectively hides our service
D-6 Screening of Dumpsters, Utilities & Services residents and be visually interesting for pedestrians. Residential buildings areas underground.
C-4 Exterior Finish Materials Building sites should locate service elements like trash dumpsters, load- should enhance the character of the streetscape with small gardens,
Building exteriors should be constructed of durable and maintain- ing docks and mechanical equipment away from the street front where stoops, and other elements that work to create a transition between the
able materials that are attractive even when viewed up close. possible. When elements such as dumpsters can not be located away public sidewalk and private entry.
Materials that have texture, pattern, or lend themselves to a high from the street front, they should be situated and screened from view
quality of detailing are encouraged. and should not be located in the pedestrian right-of-way. .

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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 BOYLSTON AVENUE E
• Upper level setbacks provided toward MR zone VILLA
MARJORIE
• Shared courtyard facing west 6-STORY
CONDO
• Generous corner plaza with café seating SINGLE 2-STORY BUILDING
FAMILY MIXED-USE
STRUCTURE
E Olive Way & Belmont Avenue E SINGLE
EVERGREEN
DUPLEX DUPLEX DUPLEX 4-PLEX FAMILY
CHIROPRACTIC
• Prominent corner with restaurant/cafe at ground level AND
APARTMENTS 2-STORY
DUPLEX
• Marquees at building entries and over outdoor café space MIXED-USE
STRUCTURE
• 19’ floor-to-floor provides voluminous commercial space
ALLEY MR ZONE NC3-65 ZONE
• Multiple retail entrances provide ability to subdivide space
PATIOS
• Additional street trees help to buffer the sidewalk and cafe
RETAIL
• Bicycle parking provided at main entry
ENTRY
3-STORY
Garage Access & Alley GARDEN COURT BRICK
6-STORY MULTI-
COLDWELL
• The garage is accessed from Belmont Avenue E, almost entirely MULTI-FAMILY FAMILY
BANKER
hidden underground OFFICE
LOBBY RESTAURANT/
• Garbage and recycling room is hidden inside building CAFE

EO
• Alley has residential patios at ground level with gate access L/W
UNITS

LIVE
PLAZA
COURT
Amenities & Views GARAGE YARD CAFE

WA
ENTRY
• Landscaped courtyard, streetscapes, & roof deck provide

Y
comfortable social spaces
BELMONT AVENUE E
• Excellent city & mountain views
• Live/Work units bring additional pedestrian activity to Belmont
Ave E and courtyard

SINGLE
FAMILY PARKING
SAN REMO SAN REMO SEALTH
BELMONT PLACE LOT
3-STORY 2-STORY VISTA
6-STORY
BRICK BRICK 3-STORY
MULTI-FAMILY
MULTI- MULTI- BRICK
FAMILY FAMILY MULTI-FAMILY
NORTH

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
10
MR ZONE (MIDRISE) REQUESTED DEPARTURES
Development Design Review
Standard Requirement Proposed Departure Amount Reason for Departure Guidelines
Front Setback No front setback is re- No front setback with a To allow the adjacent court- The adjacent courtyard meets the intent of A-2 Streetscape
(SMC 23.45.518 quired when a courtyard courtyard provided imme- yard in NC zone to satisfy this this code requirement. It is a significant A-7 Res. Open Space
Table A) is provided abutting the diately adjacent in the NC requirement. break in the overall massing of the building B-1 Hght, Bulk, Scale
street that has a min. zone. The courtyard width and a major public amenity at street level. C-2 Arch Concept
width of 30% of the abut- is 27% of the overall build- D-1 Pedestrian Space
ting street (min. 20’) and a ing façade (157’-1”) and 19’- Locating façade along Belmont allows more
min. depth of 20’ meas- 6” deep. open space at corner of E Olive Way and
ured to the lot line. Belmont Ave E.

Side Setback For portions of a struc- Below 42’ from grade, we 3% less than required average The proposed building massing modulates A-5 Adjacent Sites
(SMC 23.45.518 ture <42’, 7’-0” average have an average side set- side setback and waiving mini- north façade and helps strengthen existing B-1 Hght, Bulk, Scale
Table A) setback with a 5’-0” min. back of 6’-9.5” with a 2” mum requirement for lower courtyard on adjacent site. The Board C-1 Arch Context
is required. minimum. portion of structure. conceptually approved this building con- D-1 Pedestrian Space
figuration at EDG, as an area offset for the E-3 Site Conditions
For portions of a struc- Above 42’ from grade, we 4% less than required average upper level setbacks that respect the adja-
ture >42’, 10’-0” average have and average side set- side setback for upper portion cent buildings.
setback with a 7’-0” min. back of 9’-7.5” with 8’-1” of structure.
is required. minimum.
DIAGRAM FROM LAND USE CODE
Parking Access Access to parking shall be Parking access is proposed To allow parking access from Street access was the only EDG where the A-1 Site Charact.
(SMC 23.45.536) from an improved alley from Belmont Ave E. street rather than alley. Board was unanimous. Our proposed de- A-4 Human Activity
sign greatly reduces the amount of parking A-8 Parking Access
garage visible above ground and maintains A-9 Parking Location
the alley as a pedestrian environment with C-5 Parking Struct.
at grade patios. D-2 Blank Walls
D-5 Visual Impacts

Sight Triangle 10’x10’ triangle at right 5’-6”x 5’-6” sight triangle to 45% reduction in required size A full-size sight triangle would eliminate A-2 Streetscape
(SMC 23.54.030) side of exit lane. pedestrian sidewalk of site triangle the column immediately north of the vehi- A-8 Parking Access
cle entry and hurt the overall look of the A-9 Parking Location
building. We are providing convex mirrors B-1 Hght, Bulk, Scale
which are allowed downtown in lieu of C-2 Arch Concept
triangle. C-4 Ext. Materials
D-5 Visual Impacts
NC3-65’ ZONE (NEIGHBORHOOD COMMERCIAL)
Development
Design Review
Standard Requirement Proposed Departure Amount Reason for Departure
Guidelines
Nonresidential 13’ floor to floor @ 12’-8” @ SE commercial 4” reduction in floor-to-floor The floor elevation of the SE commercial A-1 Site Charact.
Space (Height) street-Level non- space along E Olive Way for one commercial space. space is set to align with the existing grade A-2 Streetscape
residential space along E Olive Way. The horizontal loca- A-3 Visible Entrances
(SMC
tion of the entrance is set relative to the C-2 Arch Concept
23.47A.008) facades above, and the floor elevation D-1 Pedestrian Space DIAGRAM OF DEPARTURE AREAS

above the SE commercial space is set rela-

tive to the existing grade on Belmont Ave
E. The other commercial space is 19’ floor
to floor, which significantly more than the
13’ minimum.

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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3D MODEL – SOUTHWEST CORNER

Private Roof Decks for Shared Roof Deck with

East-Facing Units Landscaping

Metal Decks with Perforated Terraced Massing Relative

Panels to Sloped Site

Terraced Massing at Upper Articulated Metal Siding

Level

Recessed Decks aligned

2-Stories of Brick Façade with Commercial Entry
below

Ornamental Metalwork over

Vehicle Entry 4-Stories of Brick Façade

Wood Paneling with Concrete Truncated Corner with Bay

Surround at Res. Entry Window

Translucent Marquees over New Street Trees

Live-Work Entries

Public Courtyard

Translucent Marquee over

Radial Accent Paving Café Seating and
Commercial Frontage

New Street Trees

Café Seating in Right-of-Way

Plaza Space at Corner

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 3D MODEL– NORTHEAST CORNER

Clerestory Windows for

Mezzanines

Upper Level Terracing

Continuous Cornice

Mezzanine Units at Top Level

Upper Level Setback

Articulated Metal Siding Bris-du-Soleil

Metal Decks with Perforated

Pre-Cast Concrete Coping Panels

2-Story Brick Façade wraps

4-Story Brick Façade Corner

Commercial Glazing wraps Existing Courtyard on adjacent

around Corner and continues property
down Alley

Building Mass pushed out to

Greatly Improved Pedestrian adjacent Building
Environment in Alley

Metal Siding Panels

Wood Siding, Horizontal slats

Brick Veneer and Landscaped

screening at Ground Level
Patios

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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FLOOR PLANS ALLEY

Belmont Avenue E

Deck
Deck Deck
• Main residential entry and shared courtyard
ST+ ST+ 1/1
• Maximized commercial transparency and minimized blank wall

Dec
1/1 1/1 +
2/2

k
• 2 Live-Work units north of courtyard
• Accent paving defining area of café seating
E Olive Way

E O
• Commercial space @ SW corner with recessed corner entry

Dec

LIV
Corridor 2/2
• Truncated corner with large plaza space

E
• Large continuous commercial space stepping up slope with ability to subdivide ELEVS

WA
• Recessed commercial entry dividing mass of facade

Deck
1/1

Y
Garage

Dec
k
• Parking access from Belmont Ave E
1/1 1/1
• Garbage & recycling room inside building
• Transformer room and meters completely inside garage 2/2
Deck Deck
• P1 Level provides van access to commercial space
1/1 1/1+ 1/1
• Long-term bicycle parking secure inside garage
Live/Work
Deck Deck Deck Deck
• 2 live/work lofts accessed from Belmont Ave E
• Direct pedestrian access from street and courtyard BELMONT AVENUE E
• Marquees over entries LEVELS 4-5
• Generous commercial glazing provides “eyes on street and courtyard ” at all hours
(3 SIM)
ALLEY ALLEY

XFMR Patio Patio Patio

NORTH

2/2 1/1 1/1 + ST+

RETAIL
COMM.
PARKING STORAGE COMM.
BICYCLES

ENTRY

E
E O

OL
BICYCLES Corridor

LIV

IV
DOWN TO ELEVS ELEVS

E
P2

E W
ST

W
AY
AY
Patio
RESIDENTIAL
TRASH

Open
LOBBY CAFÉ/ EXIT L/W L/W 1/1 1/1 to
RESTAURANT UNIT UNIT Below
LIVE/ LIVE/
WORK WORK
UNIT UNIT ENTRY Garage
COMM. COMM. Below Open to Open to
Courtyard Below
ENTRY ENTRY Below Below
COURT-
YARD PLAZA
GARAGE L/W L/W CAFE
ENTRY ENTRY ENTRY
BELMONT AVENUE E

BELMONT AVENUE E
LEVEL 1 LEVEL 2

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 ALLEY FLOOR PLANS
Residential Levels
Open Open
• C-Shaped plan creates shared courtyard facing west Open to to Open
to MEZZ
Below Below to
• Truncated corner opens up views from E Olive Way Below Below
Open Open MEZZ MEZZ
MEZZ MEZZ MEZZ
• Recess along alley for patios @ ground level to to
Below Below
• Upper level setbacks reduce building height @ north portion of site in
Private

E O
MR zone Deck

LIV
Roof Deck
Private Private Vestibule
Private Private

E W
• Public areas for all tenants and guests Deck Deck Private
Deck Deck ELEVS Deck

AY
• Private decks for east-facing units with direct access from mezzanines
PUBLIC ROOF
• Tree planters separate spaces and frame views to west and south DECK
PUBLIC ROOF
• Green roof trays reduce amount of exposed roof membrane DECK
Green Roof
Trays

Trellis Below

BELMONT AVENUE E
LEVEL 7 MEZZANINE

ALLEY ALLEY

Deck Deck Deck Deck

NORTH
ST+ ST+ 1/1 1/1 2/2
1/1
1/1 1/1 1/1 + 2/2 2/2 2/2
Terrace

Deck

Deck
E O

E O
2/2 Corridor 2/2
LIV
Corridor

LIV
ELEVS E ELEVS

E
WA

WA
Deck

1/1
Y

Y
1/1 1/1 1/1 1/1
2/2 + 1/1
2/2 2/2
Deck Deck Deck Deck

1/1 1/1+ 1/1 1/1

ck
De
Terrace Terrace

Deck Deck

BELMONT AVENUE E
LEVEL 6 BELMONT AVENUE E LEVEL 7

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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WEST ELEVATION

Landscaping
Upper level around Trellis over Mezzanines and Truncated Existing 6 story
setbacks in Articulated shared tenant upper level private roof decks Elevator/stair Articulated Brick corner w/bay multi-family building
MR zone metal siding roof deck terraces for east units penthouse metal siding facade window beyond

E Olive Way

Existing 6 story Existing Ornamental Vehicle Live-work Brick façade Wood siding Café seating Banded brick Existing
multi-family apartment metalwork entry units w/corbels w/concrete frame at along veneer at commercial
building building above above residential entry Belmont Ave E commercial level building
vehicle entry

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 SOUTH ELEVATION

Recessed Stepped
Truncated decks building massing Existing
Existing 6 story
corner w/bay Articulated Shared Elevator/stair w/accent relative to commercial
multi-family
window metal siding roof deck penthouse color rails sloped site structure beyond
structure

Alley

Belmont Ave E

Existing New street Translucent marquee Stepped Banded brick Recessed Metal siding Brick Existing
apartment trees w/transom concrete base veneer at commercial spandrels to facades mixed-use
building windows above relative to commercial entry group structure
sloped site level windows

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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EAST ELEVATION

Existing 6 story Upper level

multi-family Articulated Elevator/stair Decklets Metal siding Accent color Recessed setbacks in
structure beyond metal siding penthouse w/picket rails panels decks clerestory MR zone

E Olive Way

New street Banded brick Brick façade Picket Sconce lights Wood gates Wood siding Brick veneer on Existing apartment Existing 6 story
trees veneer at w/recessed rails along alley from patios horizontal slats planter walls/car building multi-family
commercial steel channels streetscape to alley barriers building
base

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 NORTH ELEVATION

Upper level Trellis over

setbacks in Metal siding Recessed Elevator/stair Articulated upper level
MR zone panels clerestory penthouse metal siding terraces

Alley

Belmont Ave E

Existing 6 story Existing residential Ground level Blank façade at Ground level patio Brick façade New street Existing apartment
multi-family apartment structure patios along alley property line at existing courtyard w/corbels trees building
building beyond on adjacent property above

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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EXTERIOR MATERIALS
1 AEP Span Prestige Metal Panel Siding: Cool Metallic Silver
2 AEP Span Mini V-Beam Metal Panel Siding: Cool Metallic Silver
3 Metal Panel to match Cool Metallic Silver

4 AEP Span Design Span HP Metal Panel Siding: Cool Zatique II 2

5 AEP Span Mini V-Beam Metal Panel Siding: Cool Zatique II

6 Metal Panel to match Cool Zatique II

7 Metal Panel to match Black Aluminum Windows

8 Steel Channel, Black
9 Steel Marquee With Translucent Panels, Black 14
11
10 Aluminum Deck with Picket Rails, Black 2
11 Metal Clad Cornice, Black
12 Fiberglass Operable Residential Window Frame:
Cascadia; Black 10 17
4
13 Fiberglass Storefront Window, Black 4

14
Fiberglass Operable Residential Window Frame: 6 14 14
Cascadia; Silver With Dark Grey J-Trim
19 19

Brick Veneer: Mutual Materials Forrest Blend;

8
15 Mission Texture

5 5
7

Horizontal Wood Plank, 1x8s w/ 1/2” Gaps: 15

16 2
15 12
Sikkens Cetol 2/3 , Satin Finish, Cedar color 14
12
10 17 10

17
Residential Metal Deck Rail Powder Coated and Painted:
Benjamin Moore Citrus Orange 9

18 Cast-in-place Concrete w/ Cementitious coating

19 Precast Concrete Lintels

13
13
18
18

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 PLANNER-REQUESTED ALTERNATE

14
11
2

10 17
4
4

6 14 14

19 19

15 15
7

15
2
15 12
12
14
10 17 10

13
13
18

Metal siding spandrels Brick spandrels 18

between windows between windows

(PROPOSED) (ALTERNATE)

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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 LANDSCAPE/ HARDSCAPE PLAN
WOOD
GATES TO Japanese Maple 1 Nandina 7
ALLEY

3 PATIO PATIO PATIO

5 5 NEW
COMMERCIAL 9 STREET
ENTRY TREES
Lavender 8

PRIVATE 9 Sedum 2

DECK

INDIVIDUAL ROOF ACCESS ACCENT

FROM MEZZANINES PAVING ALIGNED
5 4 W/ PILASTERS, Tree-Parrotia 9
3 ELEVATOR 11 LAMPLIGHT BLACK
PRIVATE PRIVATE VESTIBULE PRIVATE
7 PRIVATE DECK
PRIVATE DECK DECK
DECK 11 Blood Grass 3
5 DECK
9
11 5 11 5 11

PATIO 11 11 11
4 10
SHARED ROOF DECK
4 SHARED ROOF DECK 4
8 Bowhall Maple 10
4

EXIT GREEN ROOF Karl Foester 4

TRAYS RESIDENTIAL 4
8
ENTRY
4
8
4
8
BIKES FESTIVAL LIGHTING COMMERCIAL
5 OVER COURTYARD
3 ENTRY
4
7 CORNER
LIVE-WORK PLAZA
1 SHARED COMMERCIAL Mahonia Repens 5
ENTRIES
COURTYARD ENTRY
Vine Maple 11
5
4 5
ACCENT PAVING FOR
3
3 3 CAFÉ SEATING POTTED
PLANTS
GARAGE SIDEWALK
ENTRY
8 6
10 6 3 6 3 6
10 4 8 8 10 8 3 Tree-Styrax 6
4

ACCENT PAVING ADJACENT RADIAL ACCENT NEW STREET TREES

TO DRIVEWAY PAVING

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 EXTERIOR LIGHTING PLAN
1 Wall sconces around ground level 1 1 1 1 1
Sistemalux 1
MiniSlot S.3941
1 1 1

NORTH

1 2

1
2 1
LED Down Lights at Entry Marquees
National Specialty Lighting 1 1 1 1
LED Minidisc Light 1

1
3 1
3 3

1
3 2

1
1 2 1 1
3 Safety lighting 3
4
1 1
LBL Lighting 4
4
Visir 30 Metallic Gray 2

1
1 2 1 2 1 1 1 1 1
1 2

4 Festival lights
Ooga Lights
M-24 Medium Base w/
25watt clear bulbs @ 24” o.c.

Steel C-channel
frame Translucent
polycarbonate

SECTION DETAIL AT MARQUEE PLAN DETAIL AT MARQUEE

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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BUILDING PERSPECTIVE - E OLIVE WAY AT BELMONT AVE E

Stepped Parapets and Cornice relative to

Sloped Site

Articulated Metal Facades with Silver Windows

Recessed Decks with Orange Perforated Panels

Brick Facades with Black Windows

Truncated Corner with Bay Window

Translucent Marquee with Transom above

New Street Trees

Café Seating and Corner Plaza at Ground Level

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 VIGNETTE - CORNER PLAZA/ CAFE

Truncated Corner, reminiscent of Existing

Building

Recessed Metal ‘Channel’ in Brick Façade

New Street Trees help protect Pedestrian Zone

Transom Windows above Marquee, reminiscent

of Existing Building

Translucent Marquee along Commercial

Frontage and over Café Seating

Wall Sconces

Brick Veneer with recessed Brick Bands around

Commercial Level

Black Storefront

Edge of Accent Paving aligns with Footprint of

Existing Building

Proposed Guardrail in Right-of-Way to define

Café Seating, reminiscent of Existing Café Rail

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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VIGNETTE - COURTYARD ALONG BELMONT AVE E

Articulated Metal Façade with Silver Windows

Metal Decks with Orange Perforated Panels

Festival Lighting

Wood Façade 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

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 VIGNETTE- ALLEY STREETSCAPE

Articulated Metal Façade with Silver Windows

Precast Concrete Coping

Bolt-on Metal Decks with Black Picket Railings

Bolt-on Metal Decks with Orange Perforated

Panels

Metal Panel Façade

Brick Façade

Wood Façade, Horizontal Slats

Banded Brick Base

Galvanized Mesh with Landscape Screening

Wood Gates accessing Private Patios

Brick Veneer on Planter Wall/Car Barrier

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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NK PREVIOUS PROJECTS

ROY STREET TOWNHOMES Completed 2010 CHELAN RESORT SUITES Completed 2007

WESTLAKE VILLAGE Completed 2008 222 VIEW APARTMENTS Completed 2010 THE DAKOTA CONDOMINIUMS Completed 2009

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1750 E OLIVE WAY
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 NK CURRENT PROJECTS

6TH AVENUE MIXED-USE Construction Documents MARKET STREET APARTMENTS Nearing construction

OREGON 42 Construction Documents H20 APARTMENTS Nearing construction

DESIGN REVIEW RECOMMENDATION MEETING 01.19.2011

1650 E OLIVE WAY
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