1930 BOREN AVENUE TRAMMELL CROW | LMN | WEISMAN DESIGN GROUP EARLY DESIGN GUIDANCE | SDCI PROJECT # 3032054-EG | JULY 17, 2018 TABLE OF CONTENTS
1.0 DEVELOPMENT OBJECTIVES
2.0 SITE PLAN
3.0 URBAN DESIGN ANALYSIS
4.0 ZONING DATA
5.0 DESIGN GUIDELINES
6.0 ARCHITECTURAL MASSING CONCEPTS
2 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 LMN 1.0 DEVELOPMENT OBJECTIVES
DEVELOPMENT SUMMARY SITE CONTEXT #3029383) is directly east of the site and is across the street on Boren Avenue with offi ce, The proposal at 1930 Boren Avenue is an The project site is located within the DMC planned as a mixed use building with a 440 laboratories, research and development to approximately 159 ft. high commercial building. 240/290-440 zone and within the Denny ft tower and 8-story podium directly adjacent accompany the research building currently The site is bounded by Boren Avenue to the Triangle Urban Center Village. The project site to the site and an 8-story “sidecar” hotel over under construction at 1920 Terry Avenue. south, Virginia Street to the west, an alley to is bordered by the DMC 340/290-440 zone to the podium adjacent to Stewart Street. To the the north and a proposed mixed-use building the south of Boren Avenue. north across the alley is 1901 Minor Avenue on a podium to the east. (SDCI# 3019623) a residential building with The Denny Triangle neighborhood is rapidly two 400 ft tall towers on top of an 8-story The project is planning for approximately evolving with several new buildings refl ecting podium. Across Virginia Street is 2014 115,000 sf of offi ce use and 5,000 sf of retail increased density and taller residential and Fairview Avenue (SDCI# 3021621) a 440 ft tall use. Parking will be provided below grade for commercial developments. Four new proposed residential tower with a 4 story podium. Seattle up to 100 spaces. The structure will consist of projects surround the site and exemplify this Children’s hospital is also beginning the MUP 10 stories above grade and 4 stories of parking new era of development. 1916 Boren Avenue process for a new 23-story building below grade. (SDCI
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 refi ned design providing a complimentary addition to the overall urban fabric.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 3 2.0 SITE PLAN
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' 135.04 136 ALLEY 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 EXISTING ONE-STORY Site Area- 14,406 square feet or 0.3307 acres. UNDER 135 CONSTRUCTION BUILDING ON SITE 120.09' (TO BE DEMOLISHED) 120.09' ⅊ ⅊
135 6"DEC Existing Building 8"DEC The current use on site is a two-story commercial offi ce building with porte cochere. 6"DEC VIRGINIA STREET VIRGINIA 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 LEGEND than 15 years old. 136.28 12' 6"DEC
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 BOREN AVENUE 6" DEC TREE DIA the project boundary. These trees have been 33' & 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.
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5
STEWART STREET STEWART N I 07.17.2018 I LMN I 07.17.2018 EARLY DESIGN GUIDANCE EARLY SDCI: 3029371 Future Building Future SDCI: 3029383 Residential 47 Stories (400’) Stories 47 1024 Stewart Street Stewart 1024 1916 Boren Avenue 1916 Boren Hotel + Residential Hotel SDCI: 3019623 39 Stories (400’) Stories 39 1901 Minor Avenue 1901 Two towers on a podium towers Two MINOR AVENUE BOREN AVENUE BOREN Commercial SDCI: 3031389 10 Stories (159’) 10 Stories 1930 BOREN AVE. I PROJECT # 3032054-EG I # 3032054-EG I PROJECT AVE. BOREN 1930
1930 Boren Avenue Boren 1930 VIRGINIA STREET VIRGINIA Residential SDCI: 3021621 40 Stories (440’) 40 Stories
2014 Fairview Avenue Fairview 2014 DENNY WAY DENNY
FAIRVIEW AVENUE SITE PLAN 2.0 1930 Boren Avenue (SDCI #3031389) commercial building with 10 stories and 159ft ce use and approximately 115,000 sf of offi 5,000 sf of retail use. Parking will be provided below grade for up to 100 spaces. The structure will consist of 10 stories above grade and 4 stories of parking below grade. 1916 Boren Avenue (SDCI #3029383) Designed as a mixed use building with 440 ft tower and 8-story podium directly adjacent to the site and an 8-story “sidecar” hotel over podium adjacent to Stewart St. Hotel access is currently proposed as a through lobby from Boren Avenue and the alley. Residential access of Boren Avenue. to the tower is off 1901 Minor Avenue (SDCI# 3019623) A residential building with two 400 ft tall towers on top of an 8-story podium. The main of Minor Avenue. lobby entrance is off 2014 Fairview Avenue (SDCI# 3021621) A 440 ft tall residential tower with a 4 story of Fairview podium. The main lobby is off of Virginia Street. Avenue with loading off 1024 Stewart Street (SDCI# 3029371) Seattle Children’s hospital is beginning the MUP process for a new 23-story building with research and development. ce, laboratories, offi SITE PLAN - PROPOSED 3.0 URBAN DESIGN ANALYSIS
AERIAL MAP
LOWER QUEEN ANNE SOUTH LAKE UNION
DENNY TRIANGLE
BELLTOWN
CAPITOL HILL
WESTLAKE FIRST CENTER HILL
N
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N I 07.17.2018 I LMN I 07.17.2018 EARLY DESIGN GUIDANCE EARLY
MINOR AVE.
YALE AVE. HOWELL ST. HOWELL
BOREN AVE.
1930 BOREN AVE. I PROJECT # 3032054-EG I # 3032054-EG I PROJECT AVE. BOREN 1930
STEWART ST. STEWART
FAIRVIEW AVE. FAIRVIEW VIRGINIA ST. VIRGINIA
TERRY AVE.
9TH AVE.
JOHN ST. DENNY WAY LENORA ST. LENORA
8TH AVE. WESTLAKE AVE. WESTLAKE URBAN DESIGN ANALYSIS 3.0 AERIAL 3 BLOCK x 3 BLOCK VICINITY MAP x 3 BLOCK AERIAL 3 BLOCK 3.0 URBAN DESIGN ANALYSIS
ZONING
N
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N I 07.17.2018 I LMN I 07.17.2018
MINOR AVE.
YALE AVE. EARLY DESIGN GUIDANCE EARLY
BOREN AVE. HOWELL ST. HOWELL
1930 BOREN AVE. I PROJECT # 3032054-EG I # 3032054-EG I PROJECT AVE. BOREN 1930
FAIRVIEW AVE. FAIRVIEW
STEWART ST. STEWART VIRGINIA ST. VIRGINIA
TERRY AVE.
9TH AVE. LENORA ST. LENORA JOHN ST. DENNY WAY
8TH AVE. Principal Arterial Minor Arterial I-5 Street Green I Class II Class Bus Stop Historical Historical Existing Proposed Project /Under Construction Project Proposed URBAN DESIGN ANALYSIS 3.0 which is Avenue along Boren is located site The the Denny connecting road a principal arterial Avenue Hill. Both Boren First to area Triangle II as Class indicated are Street and Virginia is Stewart One block away streets. pedestrian with quick another principal arterial Street, for core and the downtown the site to access southbound on I-5. those traveling and near the site is available Bus service South Lake downtown, users to connects and other Center Hill, Seattle Union, First the to neighborhoods. Access surrounding car is a short walking Union street South Lake Link light rail while the Sound Transit distance walk. minute is a ten the pedestrian elevate to intends project The a create to along the sidewalk experience environment. and safe welcoming TRANSPORTATION VICINITY MAP TRANSPORTATION 3.0 URBAN DESIGN ANALYSIS
BUILDING CONTEXT
1 18 7
17 3 2 16 4 15 5 14 12 6 8 13 9 10 11 6 8
5 Historic 4 3 Existing 7 Proposed Project/Under Construction 1 2 10
18 9
Residential 12 Mixed Use
Commercial 16 17 13 Institutional & Research 15
Education 14
Historic building
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BUILDING CONTEXT
OPTION 3 - PREFERRED
1 7
3 2 4 5 6
Tower viewed from the Space Needle (Including all planned projects) - Vertical level project view from the Southeast. 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’) BOREN & LENORA OL ND 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’) 6 Kinects (400’) 7 Seattle62 City Light Substation (40’) 1823 Minor 1250 Denny Way Avenue
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 11 3.0 URBAN DESIGN 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
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BUILDING CONTEXT
18
17
16 15 14
14 Spruce Street School (45’) 15 Cornish College of the Arts (20’) 16 Cornish Annex Building (25’) Historic 914 Virginia Street 2000 Terry Avenue 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 # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 13 3.0 URBAN DESIGN ANALYSIS
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.
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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 # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 15 4.0 ZONING DATA
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.
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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 # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 17 3.0 URBAN DESIGN ANALYSIS
SITE PHOTOS
View from Virginia Street
View from Boren Avenue
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SITE PLAN - ADJACENT USE
MINOR AVENUE
DENNY WAY
FAIRVIEW AVENUE VIRGINIA STREET STEWART STREET STEWART
Vehicle Entrances BOREN AVENUE Pedestrian Entrances
Retail
Lobby N
Service
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 19 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 offi ce area FAR Deductions = 3.5% of GFA for mechanical MINIMUM FACADE HEIGHT Short-term - 1 space per 10,000sf offi ce area FAR Exemptions = Ground fl oor 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 offi ce 20sf required per 1,000 SF of offi ce area use.
SOLID WASTE STORAGE 23.54.040 Table A Offi ce: 275sf required. Retail: 82sf required.
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DOWNTOWN DESIGN GUIDELINES
B-1 B-4 C-1 C-4
Respond to the Neighborhood Context Design a Well-Proportioned & Unifi ed 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 fi nish appear safe and welcoming. The main lobby entrance along Boren Ave. Response: details to create a unifi ed 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 unifi ed building design. The interior spaces will maximize daylight and access to fresh air to create an inviting working environment.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 21 5.0 DESIGN GUIDELINES
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 fi nished 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 buff er from the interior offi ce space and the exterior public open space.
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ARCHITECTURAL FORM AND MATERIAL
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 23 6.0 ARCHITECTURAL CONCEPTS
FACADE CONCEPT DEVELOPMENT
“The little tower that could”: This project aspires not to compete against the forest of tall glass and metal residential towers, but rather to provide relief in both scale and massing. It is within this construct that the project seeks to complete the block and contribute to the quieter urban fabric of the neighborhood. Through the utilization of timeless tactile materials in combination with clean, modern detailing, the project seeks to provide both a reference to the past and a vision to the future in a unifi ed building design.
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ARCHITECTURAL FORM AND MATERIAL
Boren Ave. Virginia St.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 25 6.0 ARCHITECTURAL CONCEPTS
MASSING CONCEPT DEVELOPMENT
BASELINE OPTION 1 OPTION 2 OPTION 3
• FAR 8 (Max) • FAR 8 (Max) • FAR 8 (Max) • FAR 8 (Max) • No massing design. Opportunities and Constraints Opportunities and Constraints Opportunities and Constraints • Pure massing that holds the corner with • Massing favors Virginia Street. • Pure massing that holds the corner with penthouse setback from the edges. • Creates two separate open spaces at roof. penthouse setback from the edges. • Large wraparound open space at roof. • Reinforce building entrance. • Large wraparound open space at roof. • Reinforce building entrance. • Minimize the presence of service areas. • Reinforce building entrance. • Minimize the presence of service areas. • Overhead weather protection departure • Minimize the presence of service areas. • Overhead weather protection departure required. • Overhead weather protection departure required. • Promote pedestrian interaction. required. • Balconies along Virginia Street provides • Promote pedestrian interaction. expression at alley. • Balconies along Boren Street provides expression between neighboring building.
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CONCEPT SUMMARY
OPTION 1 OPTION 2 OPTION 3
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 27 6.0 ARCHITECTURAL CONCEPTS
OPTION 1
19' - 6" 24' - 6" 74' - 0" 1' - 6" 2' 2' - 0"
PARKING LOADING VIRGINIA STREET 118' - 118' 0"
RETAIL LOBBY
76' - 6" 42' - 0" 1' - 6"
Corner of Virginia St. & Boren Ave. Level 1 - Plan BOREN AVENUE N
Retail Vehicle Entrances
Lobby Pedestrian Entrances
Service
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OPTION 1 2' - 0" - 2'
RAMP 1' - 6" 118' - 6" 118' - 0" - 118'
RAMP
Typical Below Grade Parking Plan
OFFICE 120' - 0" - 120'
Aerial View Southwest along Virginia St.
118' - 6" 1' - 6"
Typical Offi ce Floor Plan
44' - 6" 74' - 0" 1' - 6"
OUTDOOR AMENITY OFFICE 16' - 0" - 16' 0" - 88' 0" - 16' Level 10 - Plan Southeast along Boren Ave.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 29 6.0 ARCHITECTURAL CONCEPTS
OPTION 2
1' - 6" 19' - 6" 24' - 6" 74' - 0" 2' 2' - 0"
PARKING LOADING 84' -84' 0" VIRGINIA STREET 34' -34' 0" RETAIL LOBBY
42' - 0" 34' - 6" 42' - 0"
1' - 6"
Corner of Virginia St. & Boren Ave. Level 1 - Plan BOREN AVENUE N
Retail Vehicle Entrances
Lobby Pedestrian Entrances
Service
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OPTION 2
1' - 6"
2' - 0" - 2' 118' - 6" RAMP 118' - 0" - 118'
RAMP
Typical Below Grade Parking Plan 2' - 0" - 2' 19' - 6" 99' - 0" 1' - 6"
OFFICE 105' - 6" - 105' 6" - 12'
Aerial View Southwest along Virginia St.
Typical Offi ce Floor Plan 2' - 0" - 2'
19' - 6" 99' - 0" 1' - 6" OUTDOOR AMENITY
OFFICE
OUTDOOR
34' - 0" - 34' AMENITY0" - 52' 0" - 34'
Level 10 - Plan Southeast along Boren Ave.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 31 32 OPTION 3(PREFERRED) 6.0 Corner ofVirginia St. &Boren Ave. ARCHITECTURAL CONCEPTS
VIRGINIA STREET Level 1-Plan 1930 BOREN AVE. I PROJECT #3032054-EG I
2' - 0" 30' - 0" 88' - 0" Service Lobby Retail 9 "24' - 6" 19' - 6" 76' - 0" PARKING RETAIL Pedestrian Entrances Vehicle Entrances EARLY DESIGN GUIDANCE BOREN AVENUE LOADING 74' - 0" LOBBY 42' - 0" I 07.17.2018 LMN
N 1' - 6" 1' - 6" 6.0 ARCHITECTURAL CONCEPTS
OPTION 3
(PREFERRED) 1' - 6"
2' - 0" - 2' 118' - 6" RAMP 118' - 0" - 118'
RAMP
Typical Below Grade Parking Plan 2' - 0" - 2'
19' - 6" 99' - 0" 1' - 6"
OFFICE 0" - 109' 118' - 0" - 118'
103' - 6" 13'1' - 0"6"
2' - 0" Aerial View Southwest along Virginia St.
Typical Offi ce Floor Plan0" - 11' 2' - 0" - 2'
OFFICE
2' - 0" 15' - 0" 101' - 6" 1' - 6" OUTDOOR
18' - 0" - 18' AMENITY 0" - 93' 0" - 9'
Level 10 - Plan Southeast along Boren Ave.
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 33 6.0 ARCHITECTURAL CONCEPTS
LANDSCAPE
Landscaping will be selected to provide color and texture in all seasons. The enhanced street edges with continuous planters will provide a buff er between pedestrian and vehicular traffi c. Diff erent paving textures and patterns integrate the architecture with the landscape. The project is proposing to widen the sidewalk along Virginia St. which off ers the opportunity for larger landscape buff er and pockets of space for seating or informal gatherings.
Paving pattern and texture
Potential seating Site Landscape
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LANDSCAPE
Landscaping at the open space will feature bands of decking and fi elds of pavers to expand on the banding from the street level. Planting will be selected to provide color and texture in all seasons. A planter is proposed between the open space and tenant space as a visual buff er.
OFFICE
AMENITY SPACE
Level 10 Open Space Living roof
Roof terrace seating Roof terrace landscaping Green roof
1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 35 6.0 ARCHITECTURAL CONCEPTS
SHADOW STUDY 9:00 AM 12:00 PM 3:00 PM
MARCH 21
JUNE 21
DECEMBER 21
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