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.