Broadview Residence / KO Architecture

Architects: KO Architecture
Area: 2,450 ft² + 800 ft² Photography Studio (Total Lot Area: 8,238 ft²)
Photography: Sozinho Imagery
KO Architecture Team: Kevin O’Leary, Beatrice Ottria
Structural: BTL Engineering
Surveyor: DOWL HKM
Contractor: NRC Homes
City: Seattle, Washington
Country: United States

Broadview Residence custom single-family home designed by KO Architecture in Seattle, Washington, has enhanced multigenerational living by integrating a family home and photography studio within a compact, flexible layout. Organized around a south-facing courtyard, the design prioritizes diffuse daylight, indoor-outdoor continuity, and accessible circulation. Three distinct volumes define the plan on an 8,238 square foot lot, with sustainable features including Low-E glazing, clerestory windows, and a 9 kilowatt rooftop photovoltaic system. An 800 square foot studio space is preconfigured for future use as an ADU.

KO Architecture completed the Broadview Residence in Seattle for a private client seeking a home that would support both current family needs and long-term adaptability. The program combines a 2,450 square foot residential layout with an 800 square foot photography studio, all situated on an 8,238 square foot flat site. Designed for aging in place and professional flexibility, the residence responds to site and climate conditions through a minimal yet highly functional configuration tailored to spatial efficiency and environmental performance.

The design, led by Kevin O’Leary and Beatrice Ottria, was shaped by four guiding principles: creating a south-facing courtyard to optimize sunlight, establishing continuity between interior and exterior spaces, emphasizing soft, indirect daylight, and using simple architectural forms to articulate a clear spatial sequence. These elements reflect both the clients’ values and the environmental context of the Pacific Northwest. Budget constraints further refined the project toward a minimalist approach that maximizes every square foot.

The home’s layout is structured around three primary volumes. A two-story, gable-roofed form runs along the northern edge of the site, while two smaller single-story buildings define the southern boundary. One contains the kitchen and dining areas, and the other functions as a storage shed. The open space between these volumes forms a central courtyard that connects the structures both visually and physically. A forecourt at the front of the site introduces a transition from the street and establishes a quiet threshold.

Material choices were guided by a restrained palette. The exterior features wood treated with natural black pine tar, creating a textured and durable finish. Inside, smooth white-painted walls and panels reflect light and help maintain brightness during Seattle’s darker seasons. Accents of Corten steel add contrast while reinforcing the durability of the primary materials.

The main entry is located in the space between the one-story shed and the two-story structure. The approach to the front door follows a path that gradually reveals the courtyard through a series of angled turns. Inside, the residence is organized around multipurpose spaces. The family room doubles as a home theater with built-in acoustic treatments and a sound system. The guest room also serves as an exercise area, while another space is divided into two craft rooms using a sliding walnut and glass partition. The kitchen and dining area function as a pavilion with a roof that appears to float above the space, made possible by concealed structural connections and integrated lighting. Folding windows open directly to the private courtyard, which includes a seating area and a kitchen garden.

Future-ready features include wide doorways and a roll-in shower to support accessibility. The 800 square foot photography studio was designed to be converted into an Accessory Dwelling Unit (ADU), allowing for additional income or expanded family use. Environmental strategies include clerestory windows and Low-E glazing to increase daylighting and reduce energy loss. A rooftop-mounted 9-kilowatt photovoltaic system generates about 60 percent of the home’s electricity. All materials were selected for long-term durability and low environmental impact, contributing to a compact, efficient, and flexible residence built to evolve with its users.