1930 BOREN AVENUE VBOB LLC | LMN | WEISMAN DESIGN GROUP DESIGN REVIEW | SDCI PROJECT # 3031389-LU | FEBRUARY 19, 2018 TABLE OF CONTENTS
1.0 PROPOSAL
2.0 SUMMARY CONTEXT ANALYSIS
3.0 SITE CONDITIONS
4.0 ZONING DATA
5.0 COMPOSITE SITE PLAN
6.0 RESPONSE TO EDG
7.0 FLOOR PLANS
8.0 LANDSCAPE DESIGN
9.0 ELEVATIONS
10.0 MATERIAL AND COLOR PALETTE
11.0 RENDERINGS
12.0 EXTERIOR LIGHTING
13.0 SIGNAGE
14.0 BUILDING SECTIONS
15.0 APPENDIX
2 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 1.0 PROPOSAL
DEVELOPMENT SUMMARY SITE CONTEXT 440 ft tower and 8-story podium directly The proposal at 1930 Boren Avenue is an The project site is located within the DMC adjacent to the site and an 8-story “sidecar” approximately 159 ft. high commercial building. 240/290-440 zone and within the Denny hotel over the podium adjacent to Stewart The site is bounded by Boren Avenue to the Triangle Urban Center Village. The project site Street. To the north across the alley is 1901 west, Virginia Street to the north, an alley to is bordered by the DMC 340/290-440 zone to Minor Avenue (SDCI# 3019623) a residential the east and a proposed mixed-use building on the south of Boren Avenue. building with two 400 ft tall towers on top of a podium to the south. an 8-story podium. Across Virginia Street is The Denny Triangle neighborhood is rapidly 2014 Fairview Avenue (SDCI# 3021621) a 440 The project is planning for approximately evolving with several new buildings reflecting ft tall residential tower with a 4 story podium. 115,000 sf of office use and 4,250 sf of retail increased density and taller residential and Seattle Children’s hospital is also beginning use. Parking will be provided below grade commercial developments. Four new proposed the MUP process for a new 23-story building for up to 97 spaces. The structure will consist projects surround the site and exemplify this across the street on Boren Avenue with office, of 10 stories above grade and 4 stories of new era of development. 1916 Boren Avenue laboratories, research and development to parking below grade. No departures are being (SDCI #3029383) is directly east of the site and accompany the research building currently requested. is planned as a mixed use building with a under construction at 1920 Terry Avenue.
GOALS AND OBJECTIVES The team envisions an elegant form with subtle sophistication in the mix of new and traditional building materials.
• The project will enhance the pedestrian experience with activated retail space along two frontages and increased landscaping along the street.
• Sustainable design will be incorporated into the project to embrace Seattle’s commitment to environmental stewardship.
• The interior spaces will maximize daylight and access to fresh air to create an inviting working environment.
• The exterior architecture will be grounded with a refined design providing a complimentary addition to the overall urban fabric.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 3 2.0 SUMMARY CONTEXT ANALYSIS
AERIAL MAP
LOWER QUEEN ANNE SOUTH LAKE UNION
DENNY TRIANGLE
BELLTOWN
CAPITOL HILL
WESTLAKE FIRST CENTER HILL N
4 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 2.0 SUMMARY CONTEXT ANALYSIS
ZONING
N
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 5 2.0 SUMMARY CONTEXT ANALYSIS
AERIAL 3 BLOCK x 3 BLOCK VICINITY MAP
JOHN ST. FAIRVIEW AVE. FAIRVIEW
DENNY WAY
YALE AVE.
TERRY AVE.
LENORA ST.
9TH AVE.
MINOR AVE. WESTLAKE AVE. WESTLAKE
VIRGINIA ST. HOWELL ST.
8TH AVE.
BOREN AVE.
STEWART ST.
N
6 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 2.0 SUMMARY CONTEXT ANALYSIS
TRANSPORTATION VICINITY MAP The site is located along Boren Avenue which is JOHN ST. a principal arterial road connecting the Denny Triangle area to First Hill. Both Boren Avenue and Virginia Street are indicated as Class II pedestrian streets. One block away is Stewart Street, another principal arterial with quick access to the site and the downtown core for those traveling southbound on I-5. FAIRVIEW AVE. FAIRVIEW Bus service is available near the site and DENNY WAY connects users to downtown, South Lake Union, First Hill, Seattle Center and other surrounding neighborhoods. Access to the
South Lake Union street car is a short walking YALE AVE. distance while the Sound Transit Link light rail is a ten minute walk.
The project intends to elevate the pedestrian TERRY AVE. experience along the sidewalk to create a welcoming and safe environment. LENORA ST.
9TH AVE. Principal Arterial
MINOR AVE. Minor Arterial VIRGINIA ST.
I-5 8TH AVE.
BOREN AVE. Green Street
Class I STEWART ST.
Class II HOWELL ST.
Bus Stop
Historical
Existing N
Proposed Project /Under Construction
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 7 2.0 SUMMARY CONTEXT ANALYSIS
BUILDING CONTEXT
1 18 7
17 3 2 16 4 15 5 14 6 12 6 8 8 13 9 10 11 4
3 5 7 Historic 1 10 2 15 9 Existing 18 Proposed Project/Under Construction
12 11
Residential
Mixed Use 16 13 17 Commercial
Institutional & Research 14
Education
Historic building
8 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 2.0 SUMMARY CONTEXT ANALYSIS
BUILDING CONTEXT
OPTION 3 - PREFERRED
1 7
3 2 4 5 6
Tower viewed from the Space Needle (Including all planned projects) - Vertical Ground level project view from the Southeast. Ground level project view from the Northeast. massing breakdowns both differentiate and reduce the scale of the tower.
1 1120 Denny Way (400’) 2 2019 Boren Avenue (440’)EDG Meeting 36 3 2014 Fairview Ave (400’) H OLLA ND BOREN & LENORA COPYRIGHT 2018 WEBER THOMPSON | 02/20/2018 COPYRIGHT 2018 WEBER THOMPSON Historic PARTNER GROUP
Existing
Proposed Project/Under Construction 5.0 ARCHITECTURAL CONCEPTS Scheme C - Carve (PREFERRED) Perspective View
Residential
Mixed Use
Commercial
Institutional & Research
Education
VIEW FROM BOREN AND STEWART
Historic building 4 1901 Minor Avenue (400’) 5 1916 Boren Ave (440’)Early Design Guidance SDCI6 project# 3029383KinectsMarch 6th,(400’) 2018 G e n s l e r 7 OnelinSeattle62 City Light Substation (40’) 1823 Minor 1250 Denny Way Avenue
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 9 2.0 SUMMARY CONTEXT ANALYSIS
BUILDING CONTEXT
12 8 13 9 10 11
8 TILT 49 (400’) 9 Hill 7 (160’) 10 Midtown 21 (295’) 11 Aspira (400’) Historic 1812 Boren Avenue 1099 Stewart Street 1007 Stewart Street 1823 Terry Avenue
Existing
Proposed Project/Under Construction
Residential
Mixed Use
Commercial
Institutional & Research
Education
Historic building 12 Seattle Children’s Research Institute (210’) 13 Amazon Kumo (75’) 1920 Terry Avenue 1915 Terry Avenue
10 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 2.0 SUMMARY CONTEXT ANALYSIS
BUILDING CONTEXT
OPTION 3 – PREFERRED
18
17
16 15 14
Aerial view from the south View from the northern edge of the Denny Triangle, near Denny Park 14 15 16 Spruce Street School (45’) 34 VIRGINIA EDG MEETING1000 Virginia Street Cornish Annex Building (25’) H OLLAND COPYRIGHT 2018 WEBER THOMPSON | 09/25/2018 Historic 914 Virginia Street PARTNER GROUP 1020 Virginia Street
Existing
Proposed Project/Under Construction
Residential
Mixed Use
Commercial
Institutional & Research
Education
Historic building 17 Recovery Cafe (20’) 18 Mirabella (120’) 2022 Boren Avenue 116 Fairview Avenue N
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 11 2.0 SUMMARY CONTEXT ANALYSIS
SITE PHOTOS
View from Virginia Street
View from Boren Avenue
12 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 3.0 SITE CONDITIONS
SITE PLAN - PROPOSED
1930 Boren Avenue (SDCI #3031389-LU) 159ft commercial building with 10 stories and approximately 115,000 sf of office use and MINOR AVENUE 4,250 sf of retail use. Parking will be provided below grade for up to 97 spaces. The structure will consist of 10 stories above grade and 4 stories of parking below grade. 1901 Minor Avenue DENNY WAY 1916 Boren Avenue Two towers on a podium (SDCI #3029383) 39 Stories (400’) Designed as a mixed use building with a 440 ft Residential tower and 8-story podium directly adjacent to SDCI: 3019623 the site and an 8-story “sidecar” hotel over the podium adjacent to Stewart St. Hotel access 2014 Fairview Avenue is currently proposed as a through lobby from 40 Stories (440’) Boren Avenue and the alley. Pedestrian access Residential to the residential tower is off of Boren Avenue. SDCI: 3021621
FAIRVIEW AVENUE STREET VIRGINIA 1901 Minor Avenue STREET STEWART 1930 Boren Avenue (SDCI# 3019623) 10 Stories (159’) A residential building with two 400 ft tall Commercial towers on top of an 8-story podium. The main 1916 Boren Avenue SDCI: 3031389-LU lobby entrance is off of Minor Avenue. 47 Stories (400’) Hotel + Residential 2014 Fairview Avenue SDCI: 3029383 (SDCI# 3021621) A 440 ft tall residential tower with a 4 story podium. The main lobby is off of Fairview Avenue with loading off of Virginia Street. BOREN AVENUE N
1024 Stewart Street (SDCI# 3029371) Seattle Children’s hospital is beginning the 1024 Stewart Street MUP process for a new 23-story building with Future Building office, laboratories, research and development. SDCI: 3029371
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 13 3.0 SITE CONDITIONS
SITE PLAN - ADJACENT USE
MINOR AVENUE
DENNY WAY
FAIRVIEW AVENUE VIRGINIA STREET STEWART STREET STEWART
Vehicle Entrances BOREN AVENUE Pedestrian Entrances
Street Level Use
Lobby / Building Amenity N
Service
14 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 4.0 ZONING DATA
ZONING SUMMARY
STRUCTURE HEIGHT OVERHEAD WEATHER PROTECTION FACADE SETBACK LIMITS DENNY TRIANGLE LANDSCAPE 23.49.008 23.49.018 23.49.056.B.2 23.49.056F Non-Residential: 240ft Continuous overhead weather protection Limits apply to street facing facade that is 15ft Provide landscaping in sidewalk area of the Rooftop Features: 35% Coverage required. or less in height. right of way as a square footage of 1.5 times - 15ft above the applicable height limit: Maximum area of setback is the width of the the length of the street lot line. Must be 18” Stair Penthouse, Common Recreation Area, street frontage multiplied by 10. wide, along entire length of street lot line, Mechanical Equipment CAR PARKING except at building entrances, vehicular access - 25ft above applicable height limit: Elevator 23.49.019 (not to exceed 50% of the length of the lot line. penthouse Not required. Maximum allowed is one parking FACADE TRANSPARENCY - 35ft above applicable height limit: Elevator space per 1,000sf. 23.49.056.C Penthouse that accesses rooftop open space. Class II pedestrian streets: A minimum of 30 MAXIMUM LENGTH OF UNMODULATED percent of the street level street-facing facade FACADE OFF STREET LOADING shall be transparent. Required between 2’-0” 23.49.058 STREET-LEVEL USE 23.49.019.G and 8’-0” above the sidewalk. Not applicable. 23.49.009 - Map 1G Low demand (Table A - 23.54.035) Boren Avenue – Not Required 2 loading berths required (10’W x 35’L) Virginia Street– Not Required BLANK FACADE LIMITS 23.49.056.D UPPER LEVEL SETBACK Blank facade segments shall be no more than 23.49.058 MINIMUM SIDEWALK WIDTH 30 feet wide. Required between 2’-0” and 8’- Not required. FLOOR AREA RATIO 23.49.022 0” above the sidewalk. Any blank segments of 23.49.011 - Table A Boren Avenue = 12ft (Map 1C) the facade shall be separated by transparent DMC 240/290-440 Virginia Street = 12ft (Map 1C) areas at least 2 feet wide. The total of all blank BICYCLE PARKING FAR Base = 5 facade segments shall not exceed 70% of the 23.54.015 - Table D FAR Max = 8 street facade. Long-term - 1 Space per 2,000sf of office area FAR Deductions = 3.5% of GFA for mechanical MINIMUM FACADE HEIGHT Short-term - 1 space per 10,000sf office area FAR Exemptions = Ground floor retail 23.49.056.A Boren Avenue = Class II pedestrian (Map 1F) STREET TREES Virginia Street = Class II pedestrian (Map 1F) 23.49.056.E BICYCLE COMMUTER SHOWER OPEN SPACE Boren Avenue = 15ft (Table A) Required on all streets. 23.54.015.K.8 23.49.016 Virginia Street = 15ft (Table A) Two showers for every 100,000 SF of office 20sf required per 1,000 SF of office area use.
SOLID WASTE STORAGE 23.54.040 Table A Office: 275sf required. Retail: 82sf required.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 15 5.0 COMPOSITE SITE PLAN
ALLEY LOT LINE LOT VIRGINIA STREET
BOREN AVENUE
16 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
OVERALL COMMENTS 1 - MASSING & DESIGN CONCEPT 1C - However, the Board agreed the base (first 2A - LANDSCAPING 3 - MATERIALS The Board unanimously supported the two-stories) needed further refinement The Board supported the proposed green The Board emphasized that the success of preferred option, stating their appreciation for with the goal of reinforcing the rigor and roof and conceptual roof deck plan which the design concept and proposed building the clear and concise packet. The Board further geometry established by the upper stories. provided a thoughtful response to this highly typology (simple masonry form) relied heavily commented on option 3, noting the preferred The Board would like to see additional studies visible façade. (D2 Enhance the Building with on material application and detailing. As such, option was more elegant and provided a strong of the undercut, specifically with the following Landscaping) the Board provided direction related to the massing response to the neighborhood. In options: (B4 Design a Well-Proportioned & conceptual material sketches and precedent addition, the indicated masonry form provided Unified Building, C1.3. Street-Level 2B - The Board appreciated the streetscape images. The Board supported the indicated a successful counterpoint to the surrounding Articulation for Pedestrian Activity): design which continued the design language material palette including brick, metal, glass towers and an identity for this corner by carrying out the grid pattern onto the large amounts of glazing, brace frame, and which would improve wayfinding. The Board i. Recess the entire base expression sidewalk with pavement treatment and the proposed lot line elevation concept 1 also appreciated the physical model presented landscaping locations. (D2 Enhance the which carried around the grid pattern to this by the design team at the EDG meeting, ii. Recess the entire base consistently for half Building with Landscaping) elevation. The Board provided the following commenting that the model provided greater the amount of depth direction moving forward, with the goal insight into how the proposal would fit of creating a consistent rigor and rhythm within the context, specifically calling out the iii. Recess across the Virginia Street façade across the entire building (B4 Design a Well- proposal’s appropriate scale response to the consistently, with a lesser depth Proportioned & Unified Building): adjacent podium of the project pending at 1916 Boren Avenue. (B2 Create a Transition in iv. Recess at the entry point along Virginia 3A - Potentially carry the masonry language Bulk and Scale) Moving forward, the Board (at the center), which could also improve the from Virginia Street to the alley base. (C6 provided the following direction: legibility of the entry point along this street Develop the Alley Façade) and enhance the symmetry. 1A - Building terminus. Though the Board 3B - At the next meeting clarify what type of supported the building’s off-set core which v. The Board acknowledged that the design masonry/CMU is proposed, as well as the created a successful building terminus and resolution of the undercut may result in mortar. (B4.3. Architectural Details) worked well with the adjacent building; there a departure request related to minimum was some concern that the building’s rigid commercial depth along Virginia Street. The 3C - Resolve the transition from the alley to the massing form was diminished by the flush Board stated they would be open to such a lot line condition by extending the rigor condition of the penthouse along the zero- departure if this resulted in the best solution, of the alley façade to the lot line condition. (B4 lot-line edge. At the next meeting the Board however studies would need to be provided. Design a Well-Proportioned & Unified Building) would like to see details related to the material transition from the square form to penthouse 1D - The Board was intrigued by the brace 3D - Provide details related to the guardrail at along this edge. (A2.2. Rooftop Mechanical frame but commented that this should be the next meeting. (B4.3. Architectural Details) Equipment; B4 Design a Well-Proportioned & secondary or tertiary to the masonry frame. Unified Building) (B4 Design a Well-Proportioned & 3E - Provide renderings illustrating the canopy Unified Building) details and varying widths. (B4.3. Architectural 1B - The Box. The Board unanimously Details) supported the simple form, regular rhythm, and 1E - The Board discussed the proposed rigor established by the loft-style proportions balconies, commenting that further refinement 3F - Provide enlarged sections clarifying the of the proposed design concept. In addition, was needed to integrate the balconies. The depth and detailing from the frame to window the Board appreciated the grid pattern and Board requested the design team refine the system. (B4.3. Architectural Details) slight variation along Boren and Virginia balcony at the proposed location, study Avenue. (B4 Design a Well-Proportioned & alternative balcony locations, or potentially Unified Building) remove the balconies altogether. (B4 Design a Well-Proportioned & Unified Building)
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 17 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT 1A - Building terminus. Though the Board supported the building’s off-set core which created a successful building terminus and worked well with the adjacent building; there 1 was some concern that the building’s rigid 1 massing form was diminished by the flush condition of the penthouse along the zero- lot-line edge. At the next meeting the Board would like to see details related to the material transition from the square form to penthouse along this edge. (A2.2. Rooftop Mechanical Equipment; B4 Design a Well-Proportioned & Unified Building) 2a 2a
RESPONSE The elevator hoistways in the core along the lot line limit the ability to offset the penthouse from the mass below. To address 2b the boards concern the team has proposed changing the building material at the penthouse from precast concrete to metal panel. The change in material, color and pattern will create a visual break from the rigid massing form below as it wraps around to Boren Ave. and the Alley.
1 - Metal Panel Color (Dark)
3a
2a - Precast Concrete Panel (Light) 3a - Precast Concrete Panel (Dark) 3b
2b - Precast Formliner (Light) 3b - Precast Formliner (Dark) ELEVATION AT LOT LINE
18 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT 1B - The Box. The Board unanimously supported the simple form, regular rhythm, and rigor established by the loft-style proportions of the proposed design concept. In addition, the Board appreciated the grid pattern and slight variation along Boren and Virginia Avenue. (B4 Design a Well-Proportioned & Unified Building)
RESPONSE The form and rhythm of the design has been maintained with further refinement to the window bay spacing to establish more rigor along Boren Avenue.
EDG DRB
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 19 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT 1C - However, the Board agreed the base (first two-stories) needed further refinement with the goal of reinforcing the rigor and geometry established by the upper stories. The Board would like to see additional studies of the undercut, specifically with the following options: (B4 Design a Well-Proportioned & Unified Building, C1.3. Street-Level Articulation for Pedestrian Activity):
i. Recess the entire base expression
ii. Recess the entire base consistently for half the amount of depth
iii. Recess across the Virginia Street façade consistently, with a lesser depth Option i - Recess the entire base expression (4’-6”) Option ii - Recess the entire base for half the amount of depth (2’-1”) *Does not meet Street Level Use depth requirements *Requires a canopy departure for depth of canopy along iv. Recess at the entry point along Virginia along Virginia St. Boren Avenue. (at the center), which could also improve the legibility of the entry point along this street and enhance the symmetry.
v. The Board acknowledged that the design resolution of the undercut may result in a departure request related to minimum commercial depth along Virginia Street. The Board stated they would be open to such a departure if this resulted in the best solution, however studies would need to be provided.
Option iii - (Preferred) Recess Virgnia St. facade consistently with a Option iv - Recess middle bays along Virginia St. further (4’-6”) lesser depth. Boren Avenue (4’-6”) Virginia Street (2’-1”) *Does not meet Street Level Use depth requirements along Virginia St.
20 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT PREFERRED (OPTION III)
RESPONSE Option iii studied recessing Virginia St. facade consistently with a lesser depth.
Pros: -Deeper setback along Boren Ave. to mitigate narrower sidewalk width and enhance pedestrian experience along a heavily trafficked street. - Provides relief at the storefront along Virginia St. without compromising the 15’ depth requirement for street level use/ retail non/chargeable area. A larger recess would create a narrow retail space that does not meet code standards. The sidewalk and planter strip are wider on Virginia St. reducing the need for a deeper setback.
OPTION iii VIEW
OPTION iii PLAN
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 21 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT 1D - The Board was intrigued by the brace frame but commented that this should be secondary or tertiary to the masonry frame. (B4 Design a Well-Proportioned & Unified Building)
RESPONSE To ensure masonry frame is primary, competing brace frames have been removed.
EDG DRB
22 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
COMMENT 1 - MASSING & DESIGN CONCEPT 1E - The Board discussed the proposed balconies, commenting that further refinement was needed to integrate the balconies. The Board requested the design team refine the balcony at the proposed location, study alternative balcony locations, or potentially remove the balconies altogether. (B4 Design a Well-Proportioned & Unified Building)
RESPONSE The balconies have remained in their original location to help keep the rigidity of the massing form at the corner of Boren Ave. and Virginia St. In discussions with the neighbor to the south this is the preferred location for the balconies as it provides relief for the adjacent residential tower. To address the board’s concern the design team has refined the Boren Ave. facade to have three equal bays. The steel balconies are set back from the Boren Ave. facade to allow the brick piers to terminate and complete the massing form.
EDG DRB - BOREN ELEVATION DRB - VIEW FROM BOREN AVENUE AND VIRGINIA STREET
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 23 6.0 RESPONSE TO EDG
COMMENT 2 - LANDSCAPING 2A - The Board supported the proposed green roof and conceptual roof deck plan which provided a thoughtful response to this highly visible façade. (D2 Enhance the Building with Landscaping)
RESPONSE The level 10 roof deck design remains the same with minor updates to accommodate massing changes and maintenance access.
ROOF ROOF
LEVEL 10 LEVEL 10
EDG DRB
24 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
COMMENT - LANDSCAPING 2B - The Board appreciated the streetscape design which continued the design language by carrying out the grid pattern onto the sidewalk with pavement treatment and landscaping locations. (D2 Enhance the Building with Landscaping)
RESPONSE The streetscape design remains the same with minor updates as further refinements are made.
EDG DRB
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 25 6.0 RESPONSE TO EDG
COMMENT 3 - MATERIALS 3A - Potentially carry the masonry language from Virginia Street to the alley base. (C6 Develop the Alley Façade) 1 3B - At the next meeting clarify what type of masonry/CMU is proposed, as well as the 7 mortar. (B4.3. Architectural Details)
RESPONSE To keep the purity of the brick massing form the brick along Virginia St. terminates after it turns the corner in the alley. CMU with a skim coat finish is proposed along the base of the alley facade to match the look and finish of 6 the precast panels along the lot line facade. This material is easier to maintain along the 3 Alley facade. The precast panels along the lot line facade turn the corner on the south side of the alley facade.
7
6 1 - Metal Panel Color (Dark) 6 - Glass
2 - Precast Concrete Panel (Light) 7 - Metal Panel Color (Dark)
2 1
3 - Metal Panel Color (Light)
CMU with concrete finish 4 - Brick skim coat to match precast concrete panel finish
5 - Mortar ALLEY ELEVATION
26 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 6.0 RESPONSE TO EDG
COMMENT 3 - MATERIALS 3C - Resolve the transition from the alley to the lot line condition by extending the rigor of the alley façade to the lot line condition. (B4 Design a Well-Proportioned & Unified Building)
RESPONSE The rhythm and rigor of the Boren Ave. and Virginia St. facades are incorporated into the patterning of the precast concrete panels on the lot line facade. The upper portion of the alley facade is a metal panel that carries the horizontal datums of the lot line facade and brick facades along Virginia St. and Boren Ave.
SOUTHEAST VIEW FROM ALLEY
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 27 6.0 RESPONSE TO EDG
COMMENT 3 - MATERIALS 3D - Provide details related to the guardrail at the next meeting. (B4.3. Architectural Details)
RESPONSE A black metal picket railing is designed at the parapet of the level 10 rool deck.
PEDESTAL PAVERS GUARDRAIL 3' - 6" LEVEL 10 275' - 3"
BRICK
VISION GLAZING
LEVEL 10 RAILING
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COMMENT 3 - MATERIALS 3E - Provide renderings illustrating the canopy details and varying widths. (B4.3. Architectural Details)
RESPONSE Dark steel supports carry a translucent glass canopy. The canopy along Boren Avenue uses an asymmetrical break in the design to incorporate the required tree clearances. The canopy language turns the corner and continues along Virginia Street.
Translucent Canopy Glass
VIEW LOOKING DOWN VIRGINIA STREET MINOR AVENUE VIRGINIA STREET STEWART STREET STEWART
VIEW FROM VIRGINIA STREET SIDEWALK BOREN AVENUE
VIEW FROM CORNER OF BOREN AVENUE AND VIRGINIA STREET
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 29 6.0 RESPONSE TO EDG
COMMENT 3 - MATERIALS 3F - Provide enlarged sections clarifying the depth and detailing from the frame to window system. (B4.3. Architectural Details)
RESPONSE The window bay has been recessed into the brick bay to provide depth to the facade.
30 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 7.0 FLOOR PLANS 119' - 11 1/2"
FIRE WTR 2' - 0 1/2" 0 - 2' STORAGE STORAGE
STAIR 2 FIRE PUMP ROOM
120' - 1" - 120' 53' - 5 1/2" 19' - 0" 45' - 4 1/2"
STORAGE
PARKING ELEV LOBBY
P. ELEV 1 P. ELEV 2
STAIR 1
Street Level Use SLOPE DN
Lobby / Building Amenity 1/2" 11 - 27'
Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL P4
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 31 7.0 FLOOR PLANS 119' - 11 1/2" 2' - 0 1/2" 0 - 2'
SLOPE DN STAIR 2
120' - 1" - 120' 53' - 5 1/2" 19' - 0" 45' - 4 1/2" STORAGE
PARKING
ELEV LOBBY
P. ELEV 1 P. ELEV 2 STAIR 1 Street Level Use SLOPE DN
Lobby / Building Amenity 1/2" 11 - 27'
Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL P3
32 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 7.0 FLOOR PLANS 119' - 11 1/2"
Room 2' - 0 1/2" 0 - 2'
SLOPE DN Room STAIR 2
STORAGE
120' - 1" - 120' 53' - 5 1/2" 19' - 0" 45' - 4 1/2"
STORAGE PARKING
ELEV LOBBY
P.Room ELEV 1 Room P. ELEV 2
Room STAIR 1 Street Level Use SLOPE DN
Lobby / Building Amenity 1/2" 11 - 27'
Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL P2
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 33 7.0 FLOOR PLANS 119' - 11 1/2" 2' - 0 1/2" 0 - 2'
SLOPE DN STAIR 2
ELEC. ROOM
SLOPE UP SHWR2 PARKING 120' - 1" - 120'
STORAGE SHWR1
19' - 6 1/2" 23' - 0" 11' - 3 1/4" 7' - 0" 11' - 6 1/4" 45' - 6 1/4"
P. ELEV 1 P. ELEV 2 STAIR 1 Street Level Use SLOPE DN 28' - 0" - 28' Lobby / Building Amenity
Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL P1
34 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 7.0 FLOOR PLANS
134.88’ 135.30’
Street Level Use
Lobby / Building Amenity
Office 135.95’ Outdoor Amenity 134.88’
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL 1
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 35 7.0 FLOOR PLANS
119' - 11 1/2" 1' - 6 3/4" 2' - 11 1/4" 11 - 2' STAIR 2
WOMEN
MEN
OFFICE 120' - 1" - 120' 78' - 6" - 78'
ELEV LOBBY
TEL/ELEC STAIR 1 Street Level Use 94' - 3 1/2" 22' - 1 1/4"
Lobby / Building Amenity 14' - 4 1/2" 4 - 14' 3' - 10 3/4" 10 - 3' Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL 2
36 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 7.0 FLOOR PLANS
119' - 11 1/2"
19' - 7" 11' - 7 1/2" 1' - 6 3/4"
MECH 2' - 11 1/4" 11 - 2' MECHANICAL CLOSET 20' - 8 1/2" 8 - 20' AT FLOORS 3,5,7 AND 9.
STAIR 2
UP
WOMEN
MEN OFFICE 120' - 1" - 120' 78' - 7 1/4" 7 - 78'
ELEV LOBBY
ELEV 3 TEL/ELEC
STAIR 1
UP Street Level Use BALCONY Lobby / Building Amenity 13' - 5" - 13' 18' - 7" - 18' 94' - 0" 10' - 8 1/4" Office 5' - 0" - 5'
Outdoor Amenity 8' - 10 1/4"
Service/Parking
Major Vertical Penetration FLOOR PLAN / 3-9 LEVEL
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 37 7.0 FLOOR PLANS
119' - 11 1/2"
19' - 7" 11' - 7 1/2" 1' - 6 3/4"
21' - 11" 1' - 11 1/2" 11 - 1' 18' - 11 3/4" 11 - 18'
STAIR 2
14' - 9 1/2" WOMEN
OFFICE
MEN OUTDOOR TERRACE LOBBY 92' - 10 1/2" 10 - 92' 120' - 1" - 120' ELEV 1
ELEV LOBBY
73' - 7 1/2" TEL/ELEC ELEV 3
STAIR 1
Street Level Use
Lobby / Building Amenity 0" - 13' 15' - 5 3/4" 5 - 15' Office 5' - 5 1/2" 5 - 5'
Outdoor Amenity 8' - 11 1/4"
Service/Parking
Major Vertical Penetration FLOOR PLAN / LEVEL 10
38 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 7.0 FLOOR PLANS 119' - 11 1/2"
19' - 7" 1' - 6 3/4" 2' - 2 1/2" 2 - 2' MECH/SUPPORT
49' - 2 3/4" STAIR 2
COOLING
TOWER MECH/SUPPORT 3" - 99' 80' - 3 1/2" 3 - 80' 120' - 1" - 120'
ELEV CTRL RM
ELEV CTRL RM
STAIR 1
Street Level Use
Lobby / Building Amenity 1/2" 7 - 18'
11' - 6" Office
Outdoor Amenity
Service/Parking
Major Vertical Penetration FLOOR PLAN / MECHANICAL PENTHOUSE LEVEL
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 39 7.0 FLOOR PLANS
119' - 11 1/2"
15' - 6 1/4" 79' - 7 3/4" 23' - 1" 1' - 8 3/4" 8' - 7 3/4" 7 - 8' 94' - 9" - 94'
Street Level Use
Lobby / Building Amenity
Office
Outdoor Amenity 16' - 8 1/4" 8 - 16'
Service/Parking
Major Vertical Penetration FLOOR PLAN / ROOF PLAN
40 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 8.0 LANDSCAPE DESIGN
1
1 Bike parking
2
2 Paving pattern and texture (subject to SDOT approval)
3 2
3 Potential cafe seating at retail
19301930 BORENBOREN AVE.AVE. II PROJECTPROJECT ## 3032054-EG3031389-LU II DESIGNDESIGN REVIEWREVIEW II 02.19.201901.15.2019 I LMN 411 8.08.0 LANDSCAPE LANDSCAPE DESIGN DESIGN
Street Level Plan
42 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 2 1930 BOREN AVE. I PROJECT # 3032054-EG I DESIGN REVIEW I 01.15.2019 LMN 8.0 LANDSCAPE DESIGN
3
1
2
4
2 2 3 1
1 Roof terrace landscaping 2 Potential roof terrace seating 3 Pedestal pavers with accent paver bands 4 Sedum green roof
19301930 BORENBOREN AVE.AVE. II PROJECTPROJECT ## 3032054-EG3031389-LU II DESIGNDESIGN REVIEWREVIEW II 02.19.201901.15.2019 I LMN 433 8.0 LANDSCAPE8.0 LANDSCAPE DESIGN DESIGN
Roof Level Plan
4 1930 BOREN AVE. I PROJECT # 3032054-EG I DESIGN REVIEW I 01.15.2019 LMN M
44 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 8.0 8.0LANDSCAPE LANDSCAPE DESIGN DESIGN
Planting Palette
STREET LEVEL
Taxus baccata ‘Repandens’ - Spreading English Yew LEVEL 10
GREEN ROOF
Ulmus ‘Morton Accolade’ - Accolade Elm Liriodendron tulipfera ‘Emerald City’ - Emerald City Tulip Poplar Lonicera pileata - Box-leaf Honeysuckle
Viburnum davidii - David Viburnum Mahonia repens - Creeping Oregon Grape Rhododendron ‘Glacier’- Glacier Evergreen Azalea Hebe ‘Red Edge’ - Red Edge Hebe
Spiraea japonica ‘Miss Princess’ - Little Princess Japanese Spirea Euphorbia amy. Var. robbiae - Mrs. Robb’s Bonnett Helictotrichon sempervirens - Blue Oat Grass Calamagrostis x acutiflora ‘Karl Foerster’ - Feather Reed Grass
Rhus typhina - Staghorn Sumac Mahonia x ‘Winter Sun’ - Winter Sun Hybrid Mahonia Miscanthus sinensis ‘Adagio’ - Adagio Maiden Hair Grass Epimedium x rubrum - Ruby Barrenwort
Polystichum munitum - Sword Fern Liriope muscari ‘Royal Purple’ - Royal Purple Lilyturf Achillea millefolium ‘Moonshine’ - Moonshine Yarrow Sedum ‘Color Max’ & ‘Tuff Stuff’ mix - Stonecrop, various
1930 BOREN AVE. I PROJECT # 3032054-EG I DESIGN REVIEW I 01.15.2019 I LMN 5 Mahonia x media ‘Winter Sun’ - Winter Sun Hybrid Mahonia 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 45 9.0 ELEVATIONS
1. Brick
2. Mortar 8 7
5
3. Window glazing
4. Railing 4
3
5. Precast concrete panel (Light)
1
6. Precast concrete panel (Dark)
7 7. Metal panel (Dark)
6
8. Metal panel (Dark)
9
9. Canopy glass EXTERIOR ELEVATION - WEST - BOREN AVENUE
46 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 9.0 ELEVATIONS
1. Brick
2. Mortar 5
4 3. Window glazing
4. Railing
5. Metal panel (Dark)
5
6. Canopy glass 1
3
6
EXTERIOR ELEVATION - NORTH - VIRGINIA STREET
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 47 9.0 ELEVATIONS
1. Brick
2. Mortar 8 6
4 3. Window glazing
3 4. Railing
3
5. Precast concrete panel (Light)
7 6
6. Metal panel (Dark)
7. Metal panel (Light)
5 1
8. Metal panel (Dark)
CMU with concrete finish skim coat to match precast concrete panel finish
EXTERIOR ELEVATIONS - EAST - ALLEY
48 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 9.0 ELEVATIONS
1. Brick
2. Mortar 8
5a
3. Window glazing 5b
4
4. Railing
1
5a. Precast concrete 6a. Precast concrete panel (Light) panel (Dark) 3
7
5b. Precast concrete 6b. Precast concrete panel horizontal panel horizontal formliner (Light) formliner (Dark)
6a
7. Metal panel (Dark) 6b
EXTERIOR ELEVATIONS - SOUTH - LOT LINE 8. Metal panel (Dark)
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 49 10.0 MATERIAL AND COLOR PALETTE
Brick Window Glazing Precast concrete panel (Light) Precast concrete panel (Dark)
Mortar (Natural Gray) Canopy Glass Precast with horizontal formliner (Light) Precast with horizontal formliner (Dark)
Balcony floor grating Balcony railing Dark Light Metal panel with horizontal “V” (Dark) Metal panel with horizontal rib
50 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 11.0 RENDERINGS
AERIAL VIEW
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 51 11.0 RENDERINGS
BOREN AVENUE AND VIRGINIA STREET VIEW VIRGINIA STREET AND ALLEY VIEW
52 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 11.0 RENDERINGS
BOREN AVENUE AND LOTLINE VIEW BOREN AVENUE AND LOTLINE VIEW
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 53 11.0 RENDERINGS
VIRGINIA STREET SIDEWALK VIEW
54 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 12.0 EXTERIOR LIGHTING
CANOPY LIGHTING SECTION
UPLIGHTING AT CANOPY LIGHTING PLAN
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 55 13.0 SIGNAGE
BOREN AVENUE
Potential blade Potential building sign location sign location
VIRGINIA STREET Potential blade sign location
56 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 13.0 SIGNAGE
VIRGINIA STREET SIDEWALK VIEW
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 57 14.0 BUILDING SECTIONS MINOR AVENUE
SERVICE
OFFICE VIRGINIA STREET STEWART STREET STEWART OFFICE
OFFICE BOREN AVENUE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
STREET LEVEL USE LOBBY
PARKING
PARKING
PARKING
PARKING
SECTION N-S
58 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 14.0 BUILDING SECTIONS MINOR AVENUE
OFFICE VIRGINIA STREET STEWART STREET STEWART OFFICE
BOREN AVENUE OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
SERVICE STREET LEVEL USE
PARKING
PARKING
PARKING
PARKING
SECTION E-W
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 59 15.0 APPENDIX
APPENDIX
60 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 15.0 APPENDIX
SURVEY
EXISTING Legal Description EXISTING ONE-STORY ONE-STORY Parcel A- The Southwesterly 60 feet of lots 5 BUILDING (COMMERCIAL USE) BUILDING (COMMERCIAL and 6, block 52, second addition to the town USE) of Seattle, as laid off by the heirs of Sarah A. UNDER Bell “Deceased” “commonly known as heirs CONSTRUCTION of Sarah A. Bell’s 2nd addition to the city Seattle”, according to the plat thereof recorded in volume 1 of plats, page 121, in King county, Washington. 136
Parcel B- The Northeasterly 60 feet of lots 5 16' 136 ALLEY 135.04 and 6, block 52, second addition to the town 134.5 ⅊119.95' of Seattle as laid off by the heirs of Sarah A. 8"DEC Bell “Deceased” “commonly known as heirs 33' 33' of Sarah A. Bell’s 2nd addition to the city of 8"DEC 12' Seattle”, according to the plat thereof recorded
in volume 1 of plats, page 121, in King county, 8"DEC Washington. 6"DEC 136
Site Area- 14,406 square feet or 0.3307 acres. UNDER EXISTING ONE-STORY 135 CONSTRUCTION BUILDING ON SITE 120.09' (TO BE DEMOLISHED) 120.09' ⅊ ⅊
135 6"DEC 8"DEC Existing Building The current use on site is a two-story commercial office building with porte cochere. 6"DEC VIRGINIA STREET 6"DEC
Existing Landscape 6"DEC 6"DEC The existing trees in the right-of-way and on
site were planted when the existing building 33' 33' 6"DEC 135.68 was built/opened in 2003, making them less 4"DEC ⅊119.96' 4"DEC 16"DEC
than 15 years old. 136.28 12' 6"DEC LEGEND
SDOT has reviewed the trees in the ROW, 33' PROJECT SITE assessed them to not be exceptional, in poor 136 health and has approved that they be replaced. TREE Additionally, we have reviewed the trees within TREE DIA 33' BOREN AVENUE 6" DEC the project boundary. These trees have been & SPECIES determined to be in poor health. Additionally, they do not meet requirements of the CONTOUR Exceptional Tree Rule (16-2008) and thereby are proposed to be removed.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 61 15.0 APPENDIX
STREETSCAPE - BOREN AVENUE
MINOR AVE.
VIRGINIA ST.
A
B
STEWART ST. 159’-0”
A- VIEW ALONG BOREN AVENUE LOOKING NORTHEAST
Virginia St. SITE Stewart St.
B- VIEW ALONG BOREN AVENUE LOOKING SOUTHWEST
Stewart St. Virginia St.
62 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 15.0 APPENDIX
STREETSCAPE - VIRGINIA STREET
D MINOR AVE. C
BOREN AVE.
STEWART ST. 159’-0”
C- VIEW ALONG VIRGINIA STREET LOOKING SOUTHEAST
Minor Ave. SITE Boren Ave.
D- VIEW ALONG VIRGINIA STREET LOOKING NORTHWEST
Boren Ave. Minor Ave.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 63 15.0 APPENDIX
STREETSCAPE - MINOR AVENUE
F
VIRGINIA ST. E
BOREN AVE.
STEWART ST.
E- VIEW ALONG MINOR AVENUE LOOKING SOUTHWEST
Stewart St. Virginia St.
F- VIEW ALONG MINOR AVENUE LOOKING NORTHEAST
Virginia St. Stewart St.
64 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 15.0 APPENDIX
STREETSCAPE - STEWART STREET
MINOR AVE.
VIRGINIA ST.
BOREN AVE.
G
H
G- VIEW ALONG STEWART STREET LOOKING NORTHWEST
Boren Ave. Minor Ave.
H- VIEW ALONG STEWART STREET LOOKING SOUTHEAST
Minor Ave. Boren Ave.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 65 15.0 APPENDIX
DOWNTOWN DESIGN GUIDELINES
B-1 B-4 C-1 C-4
Respond to the Neighborhood Context Design a Well-Proportioned & Unified Promote Pedestrian Interaction Reinforce Building Entries Building
Develop an architectural concept and compose Compose the massing and organize the Spaces for street level uses should be designed To promote pedestrian comfort, safety, and the major building elements to reinforce publicly accessible interior and exterior spaces to engage pedestrians with the activities orientation, reinforce the building’s entry. desirable urban features existing in the to create a well-proportioned building that occurring within them. Sidewalk-related spaces surrounding neighborhood. exhibits a coherent architectural concept. should be open to the general public and Response: Design the architectural elements and finish appear safe and welcoming. The main lobby entrance along Boren Ave. Response: details to create a unified building, so that all has been recessed to create a larger and more Located in the heart of the Denny Triangle components appear integral to the whole. Response: inviting public area in front and give a safe neighborhood with a mix of tall modern towers Retail use is planned along Boren Ave. and space for building users to enter and exit the and small scale historic buildings the project Response: Virginia St. to activate the sidewalk and building before transitioning to the pedestrian will seek to provide some relief in scale from In recognition of the tall shifting towers enhance the interaction between building sidewalk space. the adjacent residential buildings. The design surrounding the site and to hold its position occupants and the community. The ground recognizes the opportunity to contribute to the on the corner the massing will maintain a level retail bays along Boren Ave. are setback architectural language of the neighborhood pure form. Setbacks at the ground level into the building to draw pedestrians in and with a mix of modern and traditional materials. will enhance the pedestrian experience and create a safe and welcoming space adjacent to potential balconies at the southeast corner will the sidewalk. provide an architectural expression separating the building from its neighbor. The massing will be articulated with expansive areas of glass and architectural details that create a comprehensive facade and unified building design. The interior spaces will maximize daylight and access to fresh air to create an inviting working environment.
66 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 15.0 APPENDIX
DOWNTOWN DESIGN GUIDELINES
C-5 C-6 D-1
Encourage Overhead Weather Protection Develop the Alley Facade Provide Inviting & Usable Open Space
Encourage project applicants to provide To increase pedestrian safety, comfort, and Design public open spaces to promote a continuous, well-lit, overhead weather interest, develop portions of the alley facade in visually pleasing, safe, and active environment protection to improve pedestrian comfort and response to the unique conditions of the site or for workers, residents, and visitors. View and safety along major pedestrian routes project solar access from the principal area of the open space should be especially emphasized. Response: Response: Continuous overhead canopies will be provided The building material along Boren Ave. and Response: along Boren Ave. and Virginia St. to improve Virginia St. will return for one bay into the alley The design of open space on Level 10 is pedestrian comfort and to reinforce building to wrap the corner and enhance the pedestrian orientated towards Boren Ave. and Virginia St. main entry. experience along Virginia St at the alley. The to allow for the most expansive views available rest of the alley facade will be finished with on site. The open space will also capture south a quality material and a window design that sun to provide good solar access. Landscaping responds to the proposed residential building will be provided to be visually pleasing and across the alley. also provide a buffer from the interior office space and the exterior public open space.
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 67 15.0 APPENDIX
SHADOW STUDY 9:00 AM 12:00 PM 3:00 PM
MARCH 21
JUNE 21
DECEMBER 21
68 1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 LMN 801 Second Avenue, Suite 501 Seattle, WA 98104
206 682 3460 lmnarchitects.com
1930 BOREN AVE. I PROJECT # 3031389-LU I DESIGN REVIEW I 02.19.2019 I LMN 69