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 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. 4 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 LMN 2.0 SITE PLAN SITE PLAN - PROPOSED 1930 Boren Avenue (SDCI #3031389) 159ft commercial building with 10 stories and approximately 115,000 sf of offi ce use and MINOR AVENUE 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. 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. Residential access Residential to the tower is off of Boren Avenue. SDCI: 3021621 1901 Minor Avenue FAIRVIEW AVENUE STREET VIRGINIA 1930 Boren Avenue STREET STEWART (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 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 offi ce, laboratories, research and development. SDCI: 3029371 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 5 3.0 URBAN DESIGN ANALYSIS AERIAL MAP LOWER QUEEN ANNE SOUTH LAKE UNION DENNY TRIANGLE BELLTOWN CAPITOL HILL WESTLAKE FIRST CENTER HILL N 6 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 LMN 3.0 URBAN DESIGN 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 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 7 3.0 URBAN DESIGN ANALYSIS ZONING N 8 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 LMN 3.0 URBAN DESIGN 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 # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 I LMN 9 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 10 1930 BOREN AVE. I PROJECT # 3032054-EG I EARLY DESIGN GUIDANCE I 07.17.2018 LMN 3.0 URBAN DESIGN ANALYSIS 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.