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Project #3015022 DRB Recommendation Meeting #3 OctoRufus 2.0 - Block 19


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Project #3015022 DRB Recommendation Meeting #3 October 22, 2013

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Purpose of Recommendation Meeting #3Table of Contents

Purpose o Recommendation Meeting #3

1 Building Form ..................................................................Catalan Pattern and MaterialsExterior Aerial ViewCatalan Evolution and ConstructionExterior Street Level View & Materials

2 Experience Along Lenora Street.........................................Model PhotographsBuilding Elevation Along Lenora

3 Ground Level Open Space ................................................Site PlanOpen Space Canopy DesignBuilding Sections Along Lenora

4 Ground Level Retail ..........................................................Retail Access PlanRetail Entry DiagramsStreet Level Views

5 Access .............................................................................Enlarged Access PlanParking Entry DiagramsStreet Level Views Along Blanchard

6 Exterior Treatment o Tower .............................................Enlarged Podium Wall SectionStreet Level View and MaterialsPrevious ElevationsCurrent Elevations and Materials

APPENDIX ..........................................................................Summary o DeparturesDeparture Diagram

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Goals or Session

In our past two presentations, we have addressed the intent and purpose o the Spheres, as well as our response to the Downtown Design Guidelines reerenced by the Board as applying to the ull block project. In the meantime, we have urther advanced the design o the tower base, outdoor puand the spheres.

As part o this evenings presentation, we will describe the urther development o the design including any subsequent changes and addrePriorities and Board Recommendations rom our last Recommendation meeting on 8.20.13; these include:

BuildingBaseandBuildingFormdemonstratingourprogressindesignoftheCatalanModuleforgreaterefciency,transparencyandcons LenoraStreetPedestrianExperienceillustratingthedesignapproachastheSpheresmeetgradealongLenoraaswellasdetailingthereta

experiences at the corners o 6th and 7th Avenues DevelopmentoftheGroundLevelOpenSpaceshowingthefurtherdevelopmentofthegreenscapeontheeastsideofLenora,theplazaca

6th avenue, as well as our approach to overhead weather protection at building entries, including retail entries GroundLevelRetail ocusing on the retail expression and entry experience at the Spheres, but also providing details and dimensions

o the retail spaces in both the tower and the Spheres Accessdescribing the selected alternative to a garage entrance on Lenora Street that has been agreed upon by the design team, DPD and

SDOT ExteriorTreatmentofTowerprovidingcomparativeelevationsofthenewelevationsandtheearlierelevationsofthetowerbase

We are seeking the Boards recommendation or approval and are providing additional material to complete the members understanding o the project,

AcollageofalternativesstudiedfortheCatalangeometry Diagramsshowingtheconceptualevolutionoftheoutdoorcanopydesign Alargescalemodeloftheretailentryon7thavenuetodemonstratetheentryexperienceandhowthespheresmeetgrade Samplesectionsthroughthespheresandtowerpodiumthatshowtherelationshipbetweenindoorandoutdoorlandscaping,aswellasbet

pedestrian and sphere enclosure AdditionalperspectivesketchesoftheSpheresandtowerbasewithparticularfocusontheimprovementsonBlanchardStreet MaterialandcolorpalettefortheSpheresandtowerbase

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Project #3015022 DRB Recommendation Meeting #3 Octo

1Building Form

Catalan Pattern and MaterialsBuilding Base and Building Form:

a. The Board agreed that the evolved ormincluded a very interesting and innovative stThe Board noted the juxtaposition o the transpanelglazingsystemoftheskinwiththeintestructural system. (B-4, C-2)

The structural system o the Spheres has contto be both more elegant and ecient. The instructuralandglazingsystemmaintainsafacsupported by a reestanding interior modulaFigure 1A which outlines the current catalan1 and Figure 1C depict the updated Spheres view. The design o the Catalan will continuthe actual design o the structural module ma

b. The Board encouraged exploration omembers using varying depths to urther expdesign concept. (B-4, C-2)

By combining cast steel, rolled sections, andthecurrentcatalanstructuralmodulemaximizbenets o each manuacturing type. Cast mFigure 1A make up the geometrically compl

join the more consistently shaped rolle d stee

steel orms the rigid webbing in each moduleo the catalan module is shown in Figurescompared to the previously presented desieect o the current catalan module is visuageometrically organic and sculptural.

c. The Board encouraged the building to be asas possible in an eort to support and eninnovative architecture.

Ecient building systems are being incorporathe Spheres in order to ensure that the targrating is achieved or Block 19. See Figure 1Fmaterials being proposed in the design.

BOARD RECOMMENDSECOND RECOMMENDATION MEETING : AU

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FIGURE 1A FIGURE 1B

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3

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Rolled Steel Tube Members

Flat Plate Steel Webbing

Cast Steel Nodes

4 Exterior Mullion & Glazing Overlay

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1Building Form

Exterior Aerial View

FIGURE 1C


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1Building Form

Catalan Evolution and Construction

FIGURE 1D FIGURE 1E

Previously presented catalanstructural module

Proposed catalan structuralmodule

Catalan structural module studies - Previously presented module shown circled


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1Building Form

Street Level View & Materials

Vision Glass White Painted SteelDark Concrete denotes Entries

Light Concrete Site Walls

White Mullion - Matches Steel

Plant Environment

FIGURE 1F


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Physical Model Photographs

2Experience Along Lenora Street


Lenora Street Pedestrian Experienc

a. The Board agreed that continuous overhalong Lenora would detract rom the archspheres. (C-5)

No overhead weather protection will be provithe Spheres along Lenora. See Figure 2A or the construction o the Spheres at the condand Lenora.

b. The Board elt, however, that overhead prbe provided at the entry points or at the seatLenora. The Board also encouraged enhancinprotection across Lenora on Block 14. (C-5)

Recessed alcoves provided at all entry pointsoer overhead weather protection as showAcross Lenora, continuous overhead weathprovided by canopies along the Meeting Ceshown in Figure 3A.

c. The Board was pleased with the seatinprovided along Lenora to provide pocket spaco pause and urther developing the concepwithin a park with the landscaping and se

around to the Lenora side o the block. (A-1,

Further development o the landscape plSpheres, including along Lenora, is shown in enhancement o outdoor seating opportunites

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FIGURE 2A


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2Ground Level Open Space

Building Elevation Along Lenora

7thA

venue

Lenora Elevation

Lenora Street

FIGURE 2B


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Site Plan

6th Avenue

Blanchard

Street

Lenora

Street

7th Avenue

FIGURE 3A

Canopies Accessible Routeo Travel

Bicycle Access Dog Park Activity Field BOARD RECOMMENDSECOND RECOMMENDATION MEETING : AU

Development of the Ground Level O

a. The Board noted that the canopy structurespheres to the tower may be too thin in compstructural members o the spheres. The Board canopy abrication system be expressed as a the spheres internal structures. (C-1, D-1, D-2

Conceptually, the canopy is born out o the idecatalan sphere. When unolded, the loads o can be supported in a much more ecient

using the heavy catalan module used inside tFigures 3B,D,E & F or diagrams showing thdirection o the canopy.

b. The Board agreed that the design o thconnecting element is elegant in the mannerovertheplazaspaceandedgesofthedogpacombination o overhead protection and visuaextending the architectural concept. (C-1, D-1,

Entryintothetowerlobbyfromtheplazaalongshited to a midblock location to allow retail toandhelpactivatetheplaza.Inresponse,thecanbeen adjusted to maintain overhead weathepeople moving between the Spheres and towFigure3A.Additionally,asignicantamountoto retail space will be covered by the glass can

c. The Board encouraged the vegetated buer perimeter o the building be less homogeneouand instead be varied to create more organic beds, as well as to respond to specic ground such as entry pathways. The Board suggesspecic locations where pedestrians can combuilding aade on hardscape, to encourage pwith the development. (C-1, D-1, D-2)

Areas are provided at each entry point o theallow anyone to stand on hardscape and Spheres close up. Due to the inwardly curvinSpheres as they meet the ground, other poinare restrictions by ADA requirements as shown

d. The Board would like to see detailed sectioexperience at the next meeting (similar to booklet) showing sidewalk, landscaped and hand building section. (C-1, D-1, D-2)

Detailed sections shown in Figures 3G and 3Hsection model shown in Figure 2A have been p

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FIGURE 3B FIGURE 3D

FIGURE 3C

Ground Level Open Space

Open Space Canopy Design

Laminated Glass with SteelFrame Canopy

Open Cell with Steel FrameCanopy

Painted Steel Structure

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Open Space Canopy Design

FIGURE 3F

Catalan Sphere Unfolded Catalan Sphere Added Catalan ModuleAllows Repetitve PlanarPattern

Canopy Extent Tailored toSite and Faceted MullionPattern Derived FromSpheres SkinFIGURE 3E


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Building Sections Along Lenora

FIGURE 3G FIGURE 3H

Lenora Street

Lenora


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4Ground Level Retail

Retail Access Plan

Proposed Site Access - Composite Levels G&1

Retail

Lobby

Retail Entry

Primary Building EntrySecondary Building Entry

Garage Elevator Entry

Service Vehicle Entry

Parking Garage Entry


4489 SF

629 SF

4364 SF

6319 SF

2240 SF

Total Retail:

18,041 SF

Ground Level Retail:

a.TheBoardemphasizedthatthe retailentreated with the same rigor and experiential present throughout the development. The rthe most apparent opportunities or public occur. (C-1, C-3, C-4, D-3)

A detailed rendering seen in Figure 4E showsat the corner o 7th Avenue and Lenora. Figu

enlarged plan o this entry. All retail entrancsame architectural character.

b. The Board would like to review detaassociated with the actual entry points. (C-1,

In addition to the rendering provided in Figurmodel showing the retail entry describes thedetail. See Figure 2A or model photographs. a section cut through the retail entry and Fithe retail space at the corner o 6th and Leno

c. The Board encouraged an observable garetail ceiling and the building skin as shownthe presentation booklet to allow visibility atpoints to the unique qualities o the structure

C-4, D-3)

Figure 4B depicts the condition at a typical ret

d. The Board clearly stated that the retail spwell-considered to accommodate unctionalretail activity. Part o this consideration dempinch points within the retail conguratioresolved. (C-1, C-4, D-3)

An updated retail and access plan is shown in

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FIGURE 4A


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Retail Entry Diagrams

FIGURE 4B FIGURE 4C

LenoraStreet

7th Avenue

FIG. 4B

FIG. 4E

7th Avenue


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Street Level View from 6th and Lenora

FIGURE 4D


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Retail Elevation Diagram

FIGURE 4E

SECOND RECOMMENDATION MEETING AU


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5Access

Enlarged Access Plan

Blanchard Street

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hAve


Access:

a. The Board was very supportive o moving therom Lenora to another location. The Boardthat this is part o an on-going discussion wE-3)

Lenora remains ree o curbcuts. The propo the driveway now occurs on Blanchard Avenue. This new location is an exit only, one

See Figures 5A and 5B which show the propo

b. The Board will continue to be interested in saety and ground level engagement and visbe addressed in the revised driveway location

The Blanchard landscape plan has been redshown in Figure 5A. Additionally, each curbcushown in an enlarged plan and elevation in FD. An experiential view walking along BlanchFigure 5E along with a more wholistic night viseen in Figure 5 F.

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FIG. 5C

FIG. 5BFIG. 5D

FIGURE 5A

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5Access

Parking Entry Diagram\Blanchard Street

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GARAGE EXIT

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FIGURE 5B

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5Access

Loading Entry DiagramBlanchard Street


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1416

FIGURE 5C

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5Access

Parking Entry Diagram6th Avenue


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6TH AVENUE

GARAGE ENTRY/EXIT

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9

25

98-6

FIGURE 5D

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5Access

Street Level View Along Blanchard

FIGURE 5E

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5Access

Street Level View Along Blanchard

FIGURE 5F

Section Cut - Figu

6SECOND RECOMMENDATION MEETING : AU


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6Exterior Treatment of Tower

Podium Wall Section and Cladding Detail

BOARD RECOMMEND

Exterior Treatment of Tower:

a. The Board agreed that proposed colors provand resh palette, as well as combination otextures. (A-2, B-4, C-2)

Physical material samples and their associathe tower are shown in Figure 6C. A wall secttower podium along Blanchard Street is showand closer views showing screening elemenFigure 6B.

b. The Board would like to see additional demeeting, including elevations o the previdesign.

The previously approved building elevationsFigure 6D. Proposed building elevations are s6E,F,G & H.

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FIGURE 6A FIGURE 6B

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6Exterior Treatment of Tower

Street Level View and Materials

Froste d Glass Screenwa ll Whit e La minate d Glass (3 Colors)One Side Only

Orange Laminated Glass (3 Colors)One Side Only

Aluminum Curtainwall MullionTranslucent Blue Laminated Glass Dark Spandrel GlazingOpaque White Frit Stri

FIGURE 6C

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6Exterior Treatment of TowerPrevious Tower Podium Elevations

FIGURE 6D

6th Ave Elevation Lenora Elevation - Through Plaza

7th Ave Elevation Blanchard Elevation

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26FIGURE 6E

6Exterior Treatment of TowerTower and Podium - Elevations up to 60

7th Ave Elevation

Blanchard

7th Ave

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FIGURE 6F


6th Ave Elevation

6th Ave

Blanchard

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28FIGURE 6G


Lenora Elevation from Midblock Open Space

6thAve

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FIGURE 6H


Blanchard Elevation

7thAve

Blanchard

APPENDIX


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APPENDIXSummary of Development Standard Departures

Item# Development Standard Requirement Departure Amount Requested Rationale Downtown Design Guidelines Affected Diagram

1SMC 23.49.056.B.2 Upper Level

Development Standards

The maximum length of a facade without modulation

located within 15 feet of a property line is 80 feet long for

the portion of a faade that is above an elevation of 500

feet.

The maximum length of a facade without modulation located within 15 feet

of a property line is requested to be up to 95 feet long for the portion of a

faade that is above an elevation of 500 feet.

This departure would permit the faade length of the tall office tower

along Seventh Avenue to continue uninterrupted from level 4 all the way

up to the top of the building, permitting the structure to more

appropriately meet the sky

A-1 Respond to the physical environment

A-2 Enhance the skyline

B-4 Design a Well Proportioned and Unified Building

See Diagram 1

2SMC 23.49.058.F Upper Level

Setbacks

Under Upper Level Setbacks in DOC-2, along a designated

green street, a continuous upper level setback of 15 feet

shall be provided on the street frontage abutting the green

street at a height of 45 feet.

We request a departure to permit an architectural element that is approx. 18inches thick to intrude into the upper level setback zone at an elevation 45

feet above sidewalk level. This element is 5 feet deep and will be set back 10

feet from the street property line. It will extend 5'-6" into the upper level

setback zone above 45 feet at the corner of Blanchard and Seventh Avenue

and taper down to zero feet for a running distance of 112 feet along

Blanchard.

This architectural element will permit a major horizontal architectural

feature of the faade to continue uninterrupted along the entire length of

Blanchard Street.

B-2 Create a transition in bulk and scale

B-4 Design an well proportioned and unified building

C-2 Design a faade of many scales

C-3 Provide active-not blank facades

See Diagram 2

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SMC 23.54.035.C.2 Loading Berth

Requirements and Space

Standards

The standard length of a loading berth shall be 10 feet x 35

feet.

On Block 19 at the main loading dock, two 10' x 35' deep loading berths and

two 10' x 25' deep loading berths will be provided. A design departure is

requested to permit six loading berths to be van sized spaces measuring 8'-6"

x 19'-0'. We further request that one additional van size stall measuring 8'-6"

x 19'-0" and located on level P1 of the garage be provided to service the retail

spaces on each block.

A high percentage of the deliveries made to Amazon buildings are done by

carriers such as Apex, UPS which smaller vans that do not require standard

loading berths sized at 10' x 35'. This will enable to loading dock to be

sized more efficiently to meet the true loading demands of the building

user. A more compact loading dock will also permit more space for uses

such as retail at the ground level.

A study of dock capacity and loading requirements has been prepared by

Heffron Transportation dated May 17, 2012 to support the following:

- 9 loading berths would adequate serve the peak office demand at each

of the buildings.

- 5 (or more) of those spaces could be reduced in size.

- If the building were ever converted to a multi-tenant building, theloading dock is still adequate (and in fact would probably be oversized).

C-1 Promote pedestrian interaction.

C-3 Provide active not blank facades

See Diagram 3A for layout of loading dock on

Block 19. See Diagrams 3B for proposed location

of van parking stall for retail loading on P1 level

of the garage on Block 20.

4SMC 23.49.058.C Upper Level

Width Limit

The maximum faade width for any portion of a building

above 240 feet shall be 145 feet along the North/South axis

of the site.

We request a departure to allow 10 feet of extra building width between

floors 18 to 25, or approximately 110' feet in building height.

The staggered intersecting volumes which make up the massing of the

tower have been carefully proportioned to step gracefully up to a slender

final floorplate. By adding 10 feet of floor width between levels 18 to 25

we are able to keep the top of the tower from growing bulky. Additionally,

the tower maintains a rational, vertical proportion on the lowest mass

which steps down to the midblock open space. The proposed floorplate

widths adhere to the highly efficient planning module established

throughout the project.

A-2 Enhance the skyline

B-4 Design a well proportioned and unified buildingSee Diagram 4

Previou

PreviouNot ReqPropos

Previou

Propos

Block 19

APPENDIX BOARD RECOMMENDSECOND RECOMMENDATION MEETING : AU


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APPENDIXDevelopment Standard Departure - Tower Width Above 240

Departure #4 Diagram

BOARD RECOMMEND

Upper Level Tower Width Limits:

This is a new departure proposed as part oeort. The Board was inclined towards such aresults in better tower massing and proportion

Departure request unchanged.

A

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