Академический Документы
Профессиональный Документы
Культура Документы
nk
N I C H OL S ON KOVA L C H I C K A R C H I T E C T S
206.933.1150
www.nkarch.com
Index
Table of Contents
Project Vision
Passive House
Net-Zero Energy
Proposal
Summary Context Analysis
Existing Site Conditions
Zoning Data
Survey
Response to EDG
Composite Site Plan
Floor Plans
Landscape Plans
Courtyard Inspiration
Elevations
Design Strategies
Material + Color Palette
Renderings
Building Sections
Exterior Lighting Concept
Window Study
Shadow Studies
Departures
NK Project Examples
3
4
5
6
7
10
12
13
14
18
19
22
25
26
32
34
36
40
43
44
45
46
51
nk
NIC|CHICK LLC
Climate Action
envelope thickness and passive solar shading) as well as its on-site renewable energy generation (by
visibly showcasing its rooftop solar array in harmony with the buildings primary volume).
The project preserves an historic home on site, retrofits it to the ambitious Passive House standard, and
melds it with a new four-story Passive House structure. The combined building will become one of Seattles
first market-rate multifamily apartment buildings to achieve Passive House certification, and represents an
important R&D project for the industry as a whole one that the project team will document and
share thoroughly. The projects rooftop array, in addition to enabling the building to
reach for Net Zero Energy status, will serve as a visible reminder to passersby
of the efficacy of on-site renewable energy to power buildings.
nk
NIC|CHICK LLC
the concept of
Passive House
A passive house is a highly insulated, draft-free building that
delivers superior comfort and health with the assistance of heat
recovery fresh air ventilation and high performance
windows.
S
T
I
F
E
N
BE
n
o
i
t
a
l
Insu
Air
s
s
e
n
t
Tigh
ry
e
v
o
c
e
R
t
a
)
V
He
R
H
(
r
o
t
a
l
i
t
Ven
e
c
n
a
m
r
o
f
r
e
P
h
g
i
s
H
w
o
Wind
l
a
n
o
s
Sea
g
n
i
d
a
Sh
e
ructur
t
s
g
n
i
build
rotects
p
y
l
b
assem
l
l
a
w
mand
nced
e
a
d
h
n
y
e
g
/
round
ner
r
e
y
a
t
e
s
i
l
y
e
i
c
t temp
/ redu
n
e
e
t
Durab
s
c
i
s
n
a
m
d con
r
n
a
o
f
r
i
r
a
e
p
fresh
h
/
g
i
h
H
lt
a
e
H
&
t
r
o
f
m
o
C
nk
NIC|CHICK LLC
getting to
Net-Zero Energy
Net-zero energy buildings are nearly impossible to achieve without
rst dramatically reducing your energy demand. Passive House gets
you there by slashing heating energy use by as much as 90%. It then
becomes practical to reach the energy balance with solar panels
on the roof. Net-zero is the happy marriage between reduction and
production.
e
c
u
red
e
c
u
prod
-site
n
o
y
g
ener
and
m
e
d
y
energ
n
o
i
t
c
u
Prod
r
rgy
e
a
l
n
e
o
e
S
c
i
fset th
f
a
t
o
l
n
o
a
Photov nel Arrays todabyucilding
eedn
d
n
dema
Pa
ntial
V
e
P
d
r
i
s
a
l
e
r
So
stor y
4
a
ed in
e
v
i
s
s
a
P
n
o
i
t
a
l
i
Vent
1SF
hs,
t
n
o
m
rmer
a
w
des
i
e
v
h
o
t
r
p
g
ture,
tion,
Durin
a
r
a
l
i
e
t
p
n
e
m
te
lv
natura wers the air d for air
lo
nee
e
h
t
fresh,
s
e
inat
m
i
l
e
d
an
ing.
n
o
i
t
i
d
con
PV
1 Square Foot
=
Production Area
4 Square Foot
Energy Consumption
1SF
4
1SF
3
18 EUI
18 EUI
1SF
2
18 EUI
1SF
1
18 EUI
nk
NIC|CHICK LLC
Proposal
PROJECT DESCRIPTION
E PROSPECT ST
E WARD ST
T
ON
ELM
EB
E ALOHA ST
15TH AVE E
14TH AVE E
13TH AVE E
12TH AVE E
11TH AVE E
FEDERAL AVE E
MALDEN AVE E
I-5
10TH AVE E
E MERCER ST
BROADWAY E
ST
E ROY ST
E REPUBLICAN ST
E HARRISON ST
E THOMAS ST
EO
LIV
E JOHN ST
Context Analysis
SITE LOCATION
ADDRESS:
DPD PROJECT #:
3012300
OWNER:
nic|chick llc
APPLICANT:
CONTACT:
DEVELOPMENT OBJECTIVES
EXISTING SITE
The site currently contains an existing house. The preferred option from
EDG is to save the original footprint of the house and relocate it to the
southeast corner of the site. The wrap-around porch of the existing house
will front the street corner of 11th Avenue East and East Republican Street
to maintain the pedestrian scale of the adjacent streets. Newly constructed
residential units will be to the West of the existing house and an exterior
courtyard space with landscape design elements will separate the new
and existing structures. These buildings are separated into two smaller
buildings that open up to a landscaped exterior courtyard to introduce
light and air into exterior walkways and units.
Other development objectives include sustainability through high
performance Passive House design. The project will target Passive
House certification.
Currently, Nicholson Kovalchick Architects are designing two other
multi-family projects of similar scale that are also targeting Passive
House certification.
Approximately 20
Mainly one bedroom units and studios.
Some two and three bedroom units.
15
Below residential levels
Approximately 13,850 sf
Approximately 4,850 sf
Approximately 18,700 sf
NEIGHBORING DEVELOPMENT
The neighborhood is located in the East Core District of Capitol Hill. The
neighborhood directly surrounding the site is mainly residential, bordered
with higher density commercial and residential areas to the west and east
of the site. Broadway Avenue East, located 2 blocks to the west of the site
and 12th Avenue East, located one block to the east of the site, are dense
areas. These streets contain both dense multi-family residential units and
active commercial spaces. Additional residential units between these two
main streets will encourage the east-west connection of pedestrian traffic
and pedestrian scale among the neighborhood. Furthermore, the new
Capitol Hill light rail station makes public transportation options more
accessible.
The topography of the site slopes down to the west and opens up to the
Broadway Hill Park. The park will provide open space that is adjacent to
the newly proposed residential units. The residential units will activate
eyes on the park to maintain security for the park. The Capitol Hill
Neighborhood Priority Design objectives include the integration of open
space with new residential development.
Neighborhood landmarks include Lowell School and notable parks.
Lowell School is located one block to the north, with a large park on
its northern border. The site is within blocks of Volunteer Park to the
north and Cal Anderson Park to the south.
nk
NIC|CHICK LLC
OY
ER
ST
E ROY ST
5
E MERCER ST
11
1 APARTMENTS ON REPUBLICAN
3 HOUSE ON REPUBLICAN
4 TOWNHOUSES ON 11TH
8 E MERCER STREET
9 APARTMENTS ON 12TH
12
4
10
2
E REPUBLICAN ST
12TH A
VE E
11TH AVE E
L AVE E
FEDERA
10TH
AVE
E
PROJECT SITE
BROADWAY HILL PARK
nk
NIC|CHICK LLC
PROJECT SITE
1
1 11TH AVENUE E LOOKING WEST
2
3
PROJECT SITE
nk
NIC|CHICK LLC
E ALOHA
ON
LM
BE
SINGLEFAMILY
ZONE
VIEWS OF THE
OLYMPICS & DOWNTOWN
LR3
ZONE
E REPUBLICAN ST
COMMERCIAL DISTRICT
Numerous parks and open spaces surround the site. The site is directly
adjacent to Broadway Hill Park. The site is within a block of Lowell
School and the Lowell School Park. At a broader level, Volunteer Park,
4 blocks to the north of the site and Cal Anderson Park, 4 blocks to the
south of the site, offer large open spaces in walkable distances.
15TH AVENUE E
BROADWAY
HILL PARK
SITE
LOWELL
SCHOOL
11TH AVENUE E
MR
ZONE
COMMERCIAL DISTRICT
BROADWAY AVE E
I-5
PARK
CAPITOL HILL
URBAN CENTER
VILLAGE
KEY
NODE
E JOHN ST
nk
MR
ZONE
LIGHT RAIL
STATIONS
EO
LIV
SINGLE-FAMILY
ZONE
NIC|CHICK LLC
CAL
ANDERSON
PARK
LR3
ZONE
NC3-40
ZONE
NC
ZONE
SINGLE FAMILY
SINGLE
FAMILY
SINGLE FAMILY
MULTIFAMILY
SINGLE
FAMILY
SINGLE FAMILY
SINGLE
FAMILY
SINGLE
FAMILY
SINGLE
FAMILY
EXISTING
MULTIFAMILY
PARK
SINGLE
FAMILY
4
SINGLE
FAMILY
SINGLE
FAMILY
2
E REPUBLICAN ST
SINGLE
FAMILY
SINGLE
FAMILY
11TH AVE E
SINGLE
FAMILY
MULTIFAMILY
SINGLE
FAMILY
FEDERAL AVE E
MULTI-FAMILY
MULTIFAMILY
MULTIFAMILY
MULTIFAMILY
Site Analysis
10
nk
NIC|CHICK LLC
PROJECT SITE
nk
NIC|CHICK LLC
11
Zoning Data
Capitol Hill Urban Center Village
5,983 SF
Minimum horizontal dimension of a private amenity area abutting a side lot line that
is not a side street lot line is 10. Otherwise there is no minimum dimension for private
amenity areas
No common amenity area shall be less than 250 sf and shall have a minimum
horizontal dimension of 10
At least 50% of common amenity area provided at ground level shall be landscaped
LR3
SITE
NC2-P40
68527-00320
LR 3
NC3-40
Parcel #:
Zoning:
Overlays:
Lot Area:
12
nk
NIC|CHICK LLC
Survey
Wood
Garage
LOT 6
House #505
TL # 685270-0320
5,983 SQ. FT. 0.137 Acres
nk
NIC|CHICK LLC
13
SMC 23.45.510.E.3:
Exempt floor area from FAR
The floor area contained in structures built
prior to
January 1, 1982 as single-family dwelling
units that will remain in residential use
SMC 23.45.510:
FAR = 2.0
Floor Area Ratio:
sf of building / sf of site
SCENARIO
SQUARE FOOTAGE
TOTAL BUILDING SF
SEATTLE
MUNICIPAL CODE
DEVELOPMENT
POTENTIAL
EDG 1
ORIGINAL PREFERRED
OPTION 4
SEE IMAGE 1 BELOW
(FROM EDG 1 PACKET &
PRESENTATION)
EDG 1
RECOMMENDATION
DIAGRAM
SEE IMAGE 2 BELOW
(FROM EDG 1 MEETING)
RESIDENTIAL UNITS
PEDESTRIAN ENTRY
RESIDENTIAL UNITS
LANDSCAPED
EXTERIOR SPACE
LEVELS 1-3
14
PARKING
GARAGE
ENTRY
EDG Response
REMODELED
RESIDENTIAL UNITS
IN EXISTING HOUSE
EDG 1 MEETING ORIGINAL PREFERRED OPTION 4 (FROM THE EDG 1 PACKET & PRESENTATION)
(3 LEVELS TOTAL)
EDG 1 RECOMMENDATION DIAGRAM DIAGRAM OF DEVELOPMENT MASSING AS RECOMMENDED BY THE BOARD AT THE EDG 1 MEETING
nk
NIC|CHICK LLC
PARKING PLAN
SQUARE FOOTAGE
TOTAL BUILDING SF
nk
NIC|CHICK LLC
15
SECTION
16
nk
NIC|CHICK LLC
DESIGN GUIDELINE
In order to reduce the height and bulk of the proposed building at the west edge and the
southwest corner of the site, the Board requested the removal of below grade parking.
The Board requested that the design reflect the rhythm along 11th Avenue through large
massing breaks at the north and south property lines; however, it was noted that a departure
from the east setback may be justifiable.
One suggestion was to place the existing structure at the east property line, but not add new
structures to the north or south of it.
It was further noted that it is also possible to achieve this by demolishing the existing
structures and building new structures to respond to this street pattern.
The Board requested that the building mass meet the setback requirements at the west and
north property lines. These setback requirements are a 15-0 west (rear yard) setback and a
5-0 north (side yard) setback.
The Board stated that departures from the east property line (front yard) setback, the south
property line (side yard) setback, and the internal setbacks between buildings could be
considered.
The Board stated that the proposed building at the north property line per EDG 1 Option 4
disrupts the pattern of streetscape at 11th Avenue.
The Board requested that the proposed development design respond to the activities
anticipated at the Park and the needs for privacy for residents to the north.
The Board requested shadow studies of the proposed massing shadows on the Park and the
property line to the north.
The Board requested the new building to be dropped one story through the elimination of
below grade parking.
The Board also requested stepping the building back at the west facade to maximize light
and air at the Park; and responding to the context of the Park, the 11th Ave streetscape, and
the grade changes on site.
The Board requested that one cohesive design concept be developed for the entire site.
The Board requested that the open spaces relate to the Park, sun shades along the south and
west facades, and privacy be provided for the north facade.
The Board noted that preserving the existing original 1900 structure would respond to the
context along 11th Avenue. The later addition or the garage does not respond to this context
as strongly.
The Board requested that the new development merge modernism with the historic context
through building proportion, massing, materials, sunshades, fenestration, and decks/
balconies.
The cohesive design concept for the site is that both new and existing
buildings will meet the design requirements of Passive House. The two
proposed building masses have been linked by exterior walkways for
residential access to an elevator, and connected by a solar panel array
extending across both roofs. The maximization of solar panels allows
for the project to achieve near net zero energy use. Sunshades and
architectural detailing have been added where appropriate. This project
demonstrates Passive House design can be achieved with both new and
renovated projects.
The Board clarified that the proposed design should incorporate human scaled treatments,
such as reference to historic articulation, fenestration, and facade treatments.
The existing building and addition has historic elements including 3-part
windows, porches, dormers,and lap siding.
CS2
CS3
Architectural
Context and Character:
Architectural Concept and
Consistency
The below grade parking is accessed from 11th Avenue, the visibility of
the entrance from the pedestrian R.O.W. has been reduced as much as
possible.
The two proposed building masses are of similar size and scale. A 10
massing break between the two building masses reflects the rhythm along
11th Avenue.
The proposed addition to the existing building mass will have similar
detailing to the existing building with a more historic expression.
The proposed building masses now comply with the 15 West and 5 North
setback requirements.
A departure is requested for the 5 East and 5 South setback requirements.
An irregular deck spacing pattern and windows have been added on the
West facade to provide articulation and modulation. The decks provide
shading to the West facade, an important concept for Passive House
design.
The residential decks and patios along the west facade have been detailed
to provide privacy for the residents to the north.
PL2
Walkability:
Human Scale
DC1
The Board was supportive of the parking access along Republican, as proposed in the EDG 1
meeting.
The Board requested that the appearance of parking access be minimized and the access
point be designed to enhance pedestrian safety.
The Board discussed parking related to the proposed height and bulk of
the west building, and offered additional guidance as described above
for CS2.
The parking garage entry has been moved West to minimize its presence and
maximize the pedestrian entrance along 11th Avenue.
DC3
The Board requested that the design of the spaces between the buildings on the site relate
to the design of the buildings, the design concept for the overall site, and the needs of the
residents.
The Board requested that adequate light and air be provided in these spaces.
It was noted that smaller spaces than shown at the EDG 1 meeting are acceptable, as long as
the open spaces include a quality design.
The Board discussed the interior open space, but didnt offer additional
guidance related to this item.
The open space between the two building masses provides an attractive
pedestrian entrance for residents to pass through walking to their units. It
also provides areas for residents to sit and interact. The space between
buildings also allows for the residential units to have windows on multiple
walls to provide cross ventilation.
The Board requested more information about the retaining wall at the west property line. The
retaining wall should be designed in context with the Park uses and provide a good transition
between the Park and the proposed development.
The retaining wall along the West property line has been reduced to mirror
the shoring wall along the adjacent Park property line. The gap between
the two walls will be landscaped to provide a buffer between the two
properties.
The proposed exterior materials for the two building masses will have a
fine-grained texture and be of high quality. The siding proposed for the
existing building related to the surrounding context.
DC3
DC4
nk
NIC|CHICK LLC
17
368
36
8
EXISTING 2-STORY
HOUSE
EXIT @ LANDING
BTWN LEVELS 1 AND 2
366
365
2
36
364
5' - 6 1/2"
363
19' - 8 3/4"
7
36
T.O. STAIR
5' - 4 1/4"
13' - 11"
RAMP TO
PARKING
LEVEL
UP
UP
15' - 3 1/2"
NEW BUILDING
WITH 12 DWELLING UNITS
AND PARKING BELOW
EXIT @ LEVEL 1
LEVEL 1 COURTYARD
UP
UP
59' - 10"
OVERALL PROPERTY DIMENSION
8
36
NEW ADDITION
WITH 4 DWELLING UNITS
AND PARKING BELOW
11TH AVENUE E
DN
DN
VEHICLE
ENTRY
PEDESTRIAN
ENTRY
20' - 0"
5' - 3 3/4"
36
6
15' - 0 1/2"
363
361
360
359
357
356
355
354
353
352
351
10' - 0 3/4"
100' - 0 3/4"
OVERALL PROPERTY DIMENSION
366
60
355
E REPUBLICAN STREET
0
Design Proposal
350
367
18
34' - 7 1/2"
nk
NIC|CHICK LLC
Floor Plans
84' - 10 1/2"
1
SMALL
2
SMALL
3
SMALL
4
SMALL
5
SMALL
DN
1 BR 1 BA
529 SF
ELEVATOR
37' - 6 1/2"
14
SMALL
RAMP UP
7
SMALL
8
SMALL
9
SMALL
10
SMALL
BATH
1 BR 1 BA
529 SF
12
SMALL
84' - 4"
BED
KITCHEN
1 BR 1 BA
752 SF
BED
KITCHEN
BATH
LIVING
34' - 7 1/2"
BED
10' - 0 3/4"
15' - 0 7/8"
25' - 3 3/8"
LEVEL 1
LEVEL P
nk
UP
BATH
MECH
19 SF
BATH
15' - 8"
STUDIO 1 BR
689 SF
CORRIDOR /
ELEVATOR LOBBY
BED
11
SMALL
KITCHEN
ELEVATOR
UP
13
SMALL
6
SMALL
4' - 7 1/2"
UP
KITCHEN
54' - 6"
15
VAN (L)
EAST STAIR
BED
1 BR 1 BA
604 SF
40' - 8 3/4"
54' - 3"
BATH
KITCHEN
CORRIDOR /
ELEVATOR LOBBY
ENCLOSED
PARKING AREA
3745 SF
35' - 6 3/4"
NIC|CHICK LLC
19
54' - 3"
UP
ELECTRICAL
145 SF
10' - 0 3/4"
20' - 10"
BIKE STORAGE
145 SF
34' - 7 1/2"
14' - 0"
16' - 8 1/2"
EAST STAIR
SOLID WASTE
STORAGE
231 SF
14' - 8 1/2"
24' - 8 1/2"
19' - 5"
15' - 8 1/8"
WEST STAIR
43' - 11 3/8"
12' - 10 1/4"
15' - 8"
Floor Plans
79' - 8 3/4"
BATH
ELEVATOR
CORRIDOR /
ELEVATOR LOBBY
BATH
KITCHEN
BATH
BED
KITCHEN
BATH
BED
RAMP
UP 4"
BED
KITCHEN
KITCHEN
CORRIDOR /
ELEVATOR LOBBY
WEST STAIR
BATH
1 BR 1 BA
604 SF
STUDIO 1 BR
389 SF
ELEVATOR
UP
BED
BATH
BED
BATH
DN
2 BR 2 BA
1093 SF
KITCHEN
34' - 7 1/2"
1 BR 1 BA
529 SF
4' - 2"
BATH
LIVING
KITCHEN /
DINING
BED
10' - 0 3/4"
15' - 0 1/2"
20' - 0"
DN
3 BR 2 BA
1157 SF
BED
KITCHEN
LIVING /
DINING
BATH
1' - 11"
MECH
19 SF
34' - 7 1/2"
BED
4' - 2"
MECH
19 SF
13' - 11"
BATH
1 BR 1 BA
529 SF
UP
KITCHEN
15' - 3 1/2"
54' - 6"
KITCHEN
EAST STAIR
BED
54' - 6"
WEST STAIR
1 BR 1 BA
590 SF
BATH
19' - 8"
1 BR 1 BA
529 SF
53' - 0 1/2"
UP
UP
35' - 0 1/2"
DN
STUDIO 1 BR
383 SF
BED
KITCHEN
10' - 0 3/4"
EAST STAIR
DN
BATH
34' - 7 1/2"
29' - 2 1/2"
35' - 0 1/2"
53' - 0 1/2"
1 BR / 1 BA
529 SF
79' - 8 3/4"
10' - 0 3/4"
19' - 8"
34' - 7 1/2"
BED
10' - 0 3/4"
24' - 0 1/2"
12' - 11"
Design Proposal
81' - 7 3/4"
20
LEVEL 2
LEVEL 3
nk
NIC|CHICK LLC
Floor Plans
79' - 8 3/4"
34' - 7 1/2"
10' - 0 3/4"
35' - 0 1/2"
DN
1 BR 1 BA
529 SF
BATH
EAST STAIR
BED
UP
UP
STUDIO 1 BR
393 SF
BATH
KITCHEN
ELEVATOR
CORRIDOR /
ELEVATOR LOBBY
UP
54' - 6"
KITCHEN
1 BR 1 BA
1155 SF
BED
BATH
1 BR 1 BA
529 SF
MECH
19 SF
DN
DN
KITCHEN
BATH
34' - 7 1/2"
BED
10' - 0 3/4"
LEVEL 4
nk
KITCHEN
53' - 0 1/2"
WEST STAIR
1 BR 1 BA
604 SF
36' - 11 1/2"
ROOF
NIC|CHICK LLC
21
Landscape Plans
366
STEPPING STONES
365
2
36
364
363
SS
STONE
PRIVATE PATIO,
PEDESTAL
PAVERS, TYP.
PA
LEVEL 2 +
371'
LIVE EDGE
WOOD BENCH,
TYP.
7
36
367
CONCRETE SLAB
UNDER STAIRS
TJ
AMENITY AREA,
PEDESTAL
PAVERS, TYP.
LEVEL 1 +
361'
PLANTER
PA
TJ
+ 361'
STONE SEAT
STEPS
MAIL BOXES
SS
SD
OVERHEAD CANOPY
SD
LEVEL 1 +
361'
361'
PA
+ 371'
SD
TJ
PA
PA
SS
TJ
SD
SS
TJ
TJ
PA
22
PA
nk
NIC|CHICK LLC
Landscape Plans
Plants
* DENOTES DROUGHT-TOLERANT
SYMBOL
SYMBOL
ON-SITE TREES
ON-SITE TREES:
Styrax japonicus
Japanese Snowbell
Caryopteris Jason
Sunshine Blue Bluebeard
Epimedium rubrum
Hybrid Epimedium
Mahonia nervosa
Longleaf Mahonia
Viburnum davidii
Davids Viburnum
Helleborus orientalis
Hellebore (White and Pink)
Phyllostachys aurea
Golden Bamboo
Clematis armandii
Evergreen Clematis
E REPUBLICAN ST.:
PARROTIA PERSICA 'RUBY VASE' / RUBY VASE PERSIAN
PARROTIA
STREET TREES
11TH AVE E:
STYRAX JAPANONICUS / JAPANESE SNOWBELL*
nk
NIC|CHICK LLC
SHRUBS ONSITE
,
Cornus kelseyii
Kelsey Redtwig Dogwood
23
Landscape Plans
Courtyard Detail
+ 365'
STONE
ATIO,
P.
STONE SEAT
STEPS
LEV
371
AMENITY AREA,
PEDESTAL
PAVERS, TYP.
LEVEL 1 +
361'
CONCRETE SLAB
UNDER STAIRS
LIVE EDGE
WOOD BENCH,
TYP.
Staggered Pavers
MAIL BOXES
OVERHEAD CANOPY
EL 1 +
'
361'
SD
TJ
PA
TJ
24
nk
NIC|CHICK LLC
Courtyard Inspiration
These images show examples of creating inviting places
with narrow and partially covered spaces between
buildings. Many of these examples are spaces that
are between nine and sixteen feet wide, similar to the
proposed project courtyard amenity space. This distance is
appropriate for having intimate gathering areas for small
groups of people. The courtyard can be made to feel more
spacious through its adjacency and visual connection
to exterior walkways and stairs. The exterior walkways
introduce light from multiple directions and cross
ventilation to the residential units.
nk
NIC|CHICK LLC
25
Elevations
West Elevation
SOLAR PANELS
DOWNSPOUT
26
nk
NIC|CHICK LLC
Elevations
South Elevation
SOLAR PANELS
DOWNSPOUT
nk
NIC|CHICK LLC
27
Elevations
East Elevation
SOLAR PANELS
28
nk
NIC|CHICK LLC
Elevations
North Elevation
SOLAR PANELS
DOWNSPOUT
nk
NIC|CHICK LLC
29
Elevations
Courtyard Elevation - Interior East
SOLAR PANELS
DOWNSPOUT
MECH. LOUVER
30
nk
NIC|CHICK LLC
Elevations
Courtyard Elevation - Interior West
DOWNSPOUT
DR
AF
SOLAR PANELS
nk
NIC|CHICK LLC
31
Design Strategies
CONTINUOUS MINERAL
WOOL BLANKET TO ELIMINATE
THERMAL BRIDGING
STANDING-SEAM
METAL ROOF OVER
CONTINUOUS RIGID
INSULATION
NEW CONSTRUCTION:
STAINED CEDAR
SIDING, R = 27.8
BELOW-GRADE PARKING
REPLACE EXISTING WINDOWS WITH HIGH
PERFORMANCE, TRIPLE PANE WINDOWS
WITH AN OVER-INSULATED FRAME
32
nk
NIC|CHICK LLC
Design Strategies
EXTERIOR SHADES
CONTINUOUS
INSULATION
ON ROOF
PASSIVE
SOLAR
LARGE BALCONIES
SOLAR PANELS
CROSS VENTILATION
THROUGH UNITS
VIEWS TO BROADWAY
HILL PARK
nk
NIC|CHICK LLC
33
COLOR: CHARCOAL
34
nk
9 GALVANIZED STEEL
NIC|CHICK LLC
Signage
16 GLASS GUARDRAILS
PRECEDENT EXAMPLE
PANELS, GALVANIZED
nk
NIC|CHICK LLC
35
Renderings
West Facade facing the adjacent park
36
nk
NIC|CHICK LLC
Renderings
South Facade facing East Republican St
nk
NIC|CHICK LLC
37
Renderings
Southeast Corner at 11th and East Republican St
38
nk
NIC|CHICK LLC
Renderings
North Facade
nk
NIC|CHICK LLC
39
Building Sections
East/West Section
T.O. ELEV. PENTHOUSE
416' - 0"
T.O. STAIR PENTHOUSE
412' - 0"
T.O. SOLAR COLLECTORS
411' - 0"
T.O. ROOF
402' - 4"
UNIT
UNIT
CORRIDOR
LEVEL 4
391' - 4"
LEVEL 4 (REN/ADD)
391' - 4"
UNIT
UNIT
CORRIDOR
LEVEL 3
381' - 4"
LEVEL 3
381' - 4"
UNIT
CORRIDOR
UNIT
ELEV
LEVEL 2
371' - 0"
LEVEL 2 (REN/ADD)
371' - 0"
UNIT
AVG. GRADE
364' - 6"
UNIT
CORRIDOR
AVG. GRADE
364' - 6"
LEVEL 1
361' - 0"
LEVEL 1
361' - 0"
PARKING
CORRIDOR
BIKE STORAGE
ELECTRICAL
LEVEL P
351' - 0"
40
LEVEL P
351' - 0"
nk
NIC|CHICK LLC
Building Sections
East/West Section
T.O. ELEV. PENTHOUSE
416' - 0"
T.O. STAIR PENTHOUSE
412' - 0"
T.O. SOLAR COLLECTORS
411' - 0"
T.O. ROOF
402' - 4"
UNIT
UNIT
LEVEL 4
391' - 4"
LEVEL 4 (REN/ADD)
391' - 4"
UNIT
UNIT
LEVEL 3
381' - 4"
LEVEL 3
381' - 4"
UNIT
UNIT
LEVEL 2
371' - 0"
LEVEL 2 (REN/ADD)
371' - 0"
UNIT
AVG. GRADE
364' - 6"
UNIT
LEVEL 1
361' - 0"
AVG. GRADE
364' - 6"
LEVEL 1
361' - 0"
PARKING
LEVEL P
351' - 0"
nk
LEVEL P
351' - 0"
NIC|CHICK LLC
41
Building Sections
North/South Sections
T.O. ELEV. PENTHOUSE
416' - 0"
T.O. STAIR PENTHOUSE
412' - 0"
T.O. SOLAR COLLECTORS
411' - 0"
T.O. ROOF
402' - 4"
UNIT
UNIT
UNIT
UNIT
CORRIDOR
UNIT
LEVEL 4
391' - 4"
LEVEL 4 (REN/ADD)
391' - 4"
UNIT
UNIT
UNIT
UNIT
CORRIDOR
UNIT
LEVEL 3
381' - 4"
LEVEL 3 (REN/ADD)
381' - 8"
UNIT
UNIT
UNIT
UNIT
EAST
STAIR
LEVEL 2
371' - 0"
ELEV
CORRIDOR
UNIT
LEVEL 2 (REN/ADD)
371' - 0"
AVG. GRADE
364' - 6"
UNIT
UNIT
UNIT
UNIT
CORRIDOR
UNIT
LEVEL 1
361' - 0"
AVG. GRADE
364' - 6"
LEVEL 1
361' - 0"
PARKING
CORRIDOR
LEVEL P
351' - 0"
PARKING
LEVEL P
351' - 0"
42
nk
NIC|CHICK LLC
2
1
MINIMIS THUMBTACK
3
3
3
2
2
3
3
2
3
3
3
3
3 PATHWAY LIGHT
FIXTURE
1
4
nk
NIC|CHICK LLC
43
Window Study
North Elevation of Project
WINDOWS IN EXIT
STAIRWAY
44
nk
NIC|CHICK LLC
Shadow Studies
NOON
2:00 PM
WINTER
EQUINOX
SUMMER
10:00 AM
nk
NIC|CHICK LLC
45
Departures
Departure Matrix
# LR3ZONINGCODE REQUIREMENTS
PROPOSED
REQUEST
DEPARTURE RATIONALE
NO SETBACK PROPOSED
THE INTENT OF THE DESIGN IS TO KEEP THE EXISTING 1900 BUILDING ON SITE, THUS PAYING RESPECT TO THE LOCAL
ARCHITECTURAL CONTEXT. THE REDUCED FRONT SETBACK ALLOWS FOR THE EXISTING PORCH OF THE RELOCATED
BUILDING TO REMAIN. THIS REDUCTION IN THE FRONT SETBACK WOULD ALSO ENABLE THE COMBINED NEW AND
EXISTING BUILDINGS TO BETTER REFLECT THE RHYTHM ALONG 11TH AVE E, BY CREATING MORE SPACE BETWEEN THE
TWO BUILDING MASSES.
FRONT SETBACK
SMC 23.45.518.A.
(11TH AVE E)
SIDE SETBACK
FOR FACADES < 40
SMC 23.45.518.A.
(REPUBLICAN)
SIDE SETBACK
FOR FACADES < 40
SMC 23.45.518.A.
(NORTH PROPERTY LINE)
SETBACKS AND
SEPARATIONS UNENCLOSED DECK AND
BALCONY SEPARATION
SMC 23.45.518.I.3.
AMENITY AREA
SMC 23.45.522
NO SETBACK PROPOSED
9REDUCTIONINAVERAGESETBACK
REQUESTED
PROPOSED:
WEST DECK WIDTH: 10-3
DECK SEPARATION: 3-0
PROPOSED:
GROUND LEVEL COMMON
AMENITY: 551 SF
GROUND LEVEL LANDSCAPED
COMMON AMENITY: 228 SF
GROUND LEVEL PRIVATE
PATIOS: 518 SF
UPPER LEVEL PRIVATE DECKS:
345 SF
TOTALAMENITYAREA: 1,642SF
Appendix
46
FACADE LENGTH
SMC 23.45.527.B.
SIGHT TRIANGLE
SMC 23.54.030
THE DEPARTURE IS REQUESTED FOR THE SOUTHERN PROPERTY LINE ALONG EAST REPUBLICAN STREET. THIS WILL
ENABLE THE EXISTING 1900 BUILDING, ITS SOUTH WRAP-AROUND PORCH, AND A NEW ADDITION TO BE LOCATED
ON THE PROPERTY WHILE RESPECTING THE SETBACK ALONG THE NORTH SIDE OF THE LOT AND THE NEIGHBOR
TO THE NORTH. THE SETBACK DEPARTURE WOULD STILL RESULT IN A DISTANCE OF APPROXIMATELY 7 FROM THE
NORTHERN EDGE OF THE EXISTING SIDEWALK ALONG REPUBLICAN AVENUE EAST TO THE SOUTH FACE OF THE
BUILDING. THIS SETBACK APPEARS TO BE SIMILAR FOR MANY OF THE MULTI-FAMILY BUILDINGS ADJACENT TO THE
PROPOSED PROJECT ALONG EAST REPUBLICAN AND 11TH AVE E. NOTABLE EXAMPLES FOR THIS PATTERN OF LITTLE
OR NO SETBACK BASED UPON THE CITY OF SEATTLES ONLINE GIS SERVICE INCLUDE THE FOLLOWING ADDRESSES:
1061, 1102, AND 1111 EAST REPUBLICAN STREET, AND 423, 426 AND 435 11TH AVE E. THIS DEPARTURE APPEARS
TO RESPECT THE GENERAL PATTERN OF SETBACKS IN THE NEIGHBORHOOD AND THE EXISTING PEDESTRIAN
INFRASTRUCTURE.
THE DEPARTURE IS REQUESTED FOR THE NORTHERN PROPERTY LINE. THE ADDITIONAL AREA GAINED IN THE
SETBACK ALLOWS FOR THE CENTRAL OPEN SPACE BETWEEN THE TWO BUILDING MASSES.
THE PROPOSED DECKS PROVIDE AMENITY AREA FOR THE RESIDENTIAL UNITS AS WELL AS SUN SHADING ALONG
THE WEST FACADE. ADDITIONALLY, THE DECKS PROVIDE VISUAL INTEREST AND MODULATION ON THE WEST FACADE
FACING THE PARK. THE PROPOSED DECK SPACING IS REQUESTED TO BE REDUCED TO ALLOW FOR LARGER DECKS TO
PROVIDE MORE AMENITY AREA AND MORE SHADING ON THE WEST FACADE.
53 SF REDUCTION IN MINIMUM
COMMON AMENITY AREA.
THE EXISTING BUILDING AND NEW ADDITION HAVE PORCHES, WHICH ARE NOT ALLOWED TO BE INCLUDED
IN THE AMENITY AREA CALCULATION PER 23.45.522.D.4. THE PORCHES DO PROVIDE 349 SF OF AMENITY
AREA FOR THE UNITS ON LEVELS 1 AND 2 OF THE EXISTING BUILDING AND ADDITION, ALTHOUGH IT IS NOT
INCLUDED IN THE REQUIRED AMENITY AREA CALCULATION BECAUSE THE PROJECT IS CONSIDERED AN
APARTMENT BUILDING AND NOT A ROWHOUSE, TOWNHOUSE, OR COTTAGE.
THE GROUND LEVEL COMMON AMENITY SPACE DOES NOT INCLUDE THE SPACE UNDER THE EXTERIOR
WALKWAYS AND STAIRS, WHICH PROVIDE AN ADDITIONAL 256 SF OF GROUND LEVEL SPACE THAT IS USABLE
FOR THE RESIDENTS FOR SITTING AND GATHERING.
THE AMENITY SPACE FOR THE PRIVATE PATIO ON LEVEL ONE AND THE NW PRIVATE UNIT DECKS ON LEVELS 2-4
ARE CLOSER THAN THE REQUIRED 10-0 FROM THE SIDE LOT LINE. THESE PRIVATE AMENITY SPACES ARE STILL
AVAILABLE TO THE NW RESIDENTIAL UNITS, ALTHOUGH THEY ARE CONSIDERED TOO CLOSE TO THE SIDE LOT
LINE.
THIS PROJECT IS DIRECTLY ADJACENT TO THE PUBLIC PARK TO THE WEST. THIS PUBLIC PARK IS ACCESSIBLE TO
ALL THE TENANTS IN THE BUILDING AS AN ADDITIONAL PUBLIC AMENITY SPACE.
THE ADDITIONAL FACADE LENGTH IS REQUESTED TO ACCOUNT FOR THE 35-1/2 FACADE LENGTH OF THE
ADDITION OF THE EXISTING BUILDING TO HAVE A CONSISTENT FACADE LENGTH TO THE EXISTING BUILDING. THE
WEST BUILDING IS PROPOSED TO HAVE A 34-5 FACADE LENGTH TO MATCH THE SIZE AND SCALE OF THE EXISTING
BUILDING. THE APPROXIMATELY 10 AMENITY AREA BETWEEN THE TWO BUILDINGS PROVIDES LIGHT AND AIR
ACCESS TO THE MAJORITY OF THE WINDOWS ON THE SOUTH FACADE OF THE NEIGHBORING PROPERTY TO THE
NORTH. THE ADDITIONAL FACADE LENGTH HAS MINIMAL IMPACT ON THE NEIGHBORING PROPERTY TO THE NORTH
BASED ON WINDOW PLACEMENT. THE PROPOSED HEIGHT OF THE BUILDINGS IS BELOW THE ALLOWABLE HEIGHT,
WHICH ALSO MINIMIZES THE POTENTIAL IMPACT ON THE PROPERTY TO THE NORTH.
THE ARCHITECT WAS DIRECTED TO LOCATE THE PARKING GARAGE ENTRANCE IN THE PROPOSED LOCATION. THIS
LOCATION HAS AN EXISTING SHORING WALL ON THE ADJACENT PROPERTY THAT OBSTRUCTED THE SIGHT TRIANGLE
BY 3. THE EXISTING SHORING WALL IS APPROXIMATELY 36 TALL, SO IT IS WITHIN THE OBSTRUCTION SPACE BY 4
INCHES.
nk
NIC|CHICK LLC
100' - 0"
LENGTH OF NORTH LOT LINE
69'-8" TOTAL PROPOSED FACADE LENGTH
( 69.67% OF LOT LINE LENGTH )
5' - 4"
5' - 0"
MIN SETBACK
7' - 0"
AVG SETBACK
15' - 2"
35' - 0"
FACADE LENGTH
15' - 0"
34' - 8"
FACADE LENGTH
0' - 9"
15' - 0"
DEPARTURE REQUESTED:
BUILDING AVERAGE SIDE SETBACK
1' - 0"
EDGE OF PORCH ROOF OUTSIDE
OF 15'-0" LINE FROM SIDE LOT LINE
15' - 0"
MIN SETBACK
10' - 0"
10"
1' - 0"
5' - 0"
MIN SETBACK
LINE OF MIN.
REQ'D SETBACK
nk
PORCH STRUCTURE @
EAST PROPERTY LINE
5' - 0"
MIN SETBACK
46' - 3 119/256"
PORCH ROOF
DEPARTURE REQUESTED:
BUILDING IN FRONT SETBACK
3' - 5"
28' - 4"
PORCH ROOF
DEPARTURE REQUESTED:
BUILDING IN SIDE SETBACK
NIC|CHICK LLC
47
Departure 4
Unenclosed Deck & Balcony Separation
100' - 0"
LENGTH OF NORTH LOT LINE
15' - 0"
5' - 4"
15' - 0"
5' - 0"
IN SETBACK
4' - 0"
7' - 0"
AVG SETBACK
15' - 0"
MIN SETBACK
5' - 0"
MIN SETBACK
10"
1' - 0"
5' - 0"
MIN SETBACK
LINE OF MIN.
REQ'D SETBACK
48
nk
NIC|CHICK LLC
Departure 5
10' - 0" FROM
SIDE LOT LINE
3' - 9"
10' - 3"
7' - 9"
Amenity Areas
10' - 0"
UP
UP
LEVEL 2
AMENITY AREA:
PRIVATE DECKS
115 SF
(38.4 SF X 3 DECKS)
LEVEL 2
PRIVATE PORCHES
259 SF
(DOES NOT COUNT
TOWARDS AMENITY
AREA)
DN
LEVEL 3
(LEVEL 4 SIM)
AMENITY AREA:
PRIVATE DECKS
230 SF
(38.4 SF X 6 DECKS)
DN
LEVEL 2
10' - 0"
59' - 7 1/2"
UP
GROUND LEVEL
AMENITY AREA:
ENTRY COURTYARD
551 SF
35' - 1"
LANDSCAPED
COMMON AMENITY
AREA 228 SF
19' - 8"
LEVEL 3 & 4
REQUIRED:
1,496 SF TOTAL AMENITY AREA
748 SF AT GROUND LEVEL
PROPOSED:
1,414 SF TOTAL*
1,069 SF AT GROUND LEVEL
345 SF AT UPPER LEVELS
LEVEL 1
PORCH AMENITY AREA
nk
NIC|CHICK LLC
49
Departures 6 & 7
Facade Length & Sight Triangle
100' - 0"
LENGTH OF NORTH LOT LINE
69'-8" TOTAL PROPOSED FACADE LENGTH
( 69.67% OF LOT LINE LENGTH )
5' - 4"
35' - 0"
FACADE LENGTH
15' - 2"
10' - 0"
DEPARTURE REQUESTED:
ADDITIONAL FACADE LENGTH
T.O. CURB =
RAMP ELEV. + 6"
ELEV. + 358.00'
T.O. NEW WALL
10' - 0"
ELEV. + 358.00'
T.O. EXIST WALL
OBSTRUCTION AT CORNER OF
ADJACENT PROPERTY
SHORING WALL EXCEEDS 32"
MAX ALLOWABLE HEIGHT BY 3"
5' - 0"
MIN SETBACK
10' - 0"
CONCRETE SIDEWALK
HARDSCAPE
AREA
10' - 0"
10' - 0"
DRIVEWAY
CONCRETE SIDEWALK
R.O.W. PLANTING
50
356
355
354
353
5' - 0"
MIN SETBACK
R.O.W. PLANTING
R.O.W. PLANTING
PA
357
15' - 0"
MIN SETBACK
ELEV. + 355.07'
GARAGE
ENTRY
10' - 0"
15' - 0"
5' - 0"
MIN SETBACK
7' - 0"
AVG SETBACK
4' - 8"
10' - 0"
34' - 8"
FACADE LENGTH
7' - 0"
15' - 0"
nk
NIC|CHICK LLC
NK Project Examples
GERRISH HALL
H2O
ZEPHYR
nk
STREAM BELMONT
NIC|CHICK LLC
51