1916 BOREN EARLY DESIGN GUIDANCE - Seattle.gov

1 9 1 6 B O R E NE A R L Y D E S I G N G U I D A N C E

M E E T I N G # 2M A Y 1 S T 2 0 1 8

Gensler 2SDCI project# 3029383Early Design Guidance #2 OnelinApril 19th, 2018

1.0 PURPOSE OF MEETING 03

2.0 DRB RECOMMENDATIONS 04

3.0 TOWER RESPONSES 06 3.1 TOWER DESIGN RESPONSES 3.2 TOWER WIDTH DEPARTURE REQUEST 3.3 UPDATED TOWER FLOOR PLANS

4.0 GROUND LEVEL 18 4.1 ANALYSIS OF ADJACENT CONDITIONS 4.1.1 PHOTOS 4.1.2 PEDESTRIAN PATHS AND DIMENSIONS 4.1.4 SUNLIGHT-SKY / PEDESTRIAN EXPERIENCE 4.2 UPDATED GROUND FLOOR PLAN AND PROGRAM 4.3 SECTION THROUGH ATRIUM

5.0 PODIUM 24 5.1 PODIUM DESIGN RESPONSES

6.0 PRIORITY DESIGN GUIDELINES 28

7.0 APPENDIX 36 7.1 PREFERRED SCHEME COMPARED TO CODE COMPLIANT TOWER 7.2 CODE COMPLIANT SCHEME FROM EDG#1 7.3 LANDSCAPED DESIGN FROM EDG#1

GZI Boren LLCOwnerOneLin Investment Inc.Developer1525 4th Avenue, Suite 400Seattle, WA 98101

GenslerArchitect1200 6th Ave, Seattle, WA 98101206.654.2100

KPFF Structural Consultant1601 5th Avenue #1600, Seattle, WA 98101206.3622.5822

Berger PartnershipLandscape Consultant1927 Post Alley Suite 2, Seattle, WA 98101

T A B L E O F C O N T E N T S

SITE ADDRESS1916 Boren Avenue, Seattle, WA 98101

PARCELS066000-2170 (1916 Boren Ave.)066000-2155 (1900 Boren Ave.)

ZONING DMC 240/290-440


1 . 0 P U R P O S E O F M E E T I N GEDG#1 VS. EDG #2

Preferred Scheme at EDG #1 Updated Design

P U R P O S E O F E D G # 2I n o u r f i r s t E D G m e e t i n g t h e B o a r d u n a n i m o u s l y s u p p o r t e d o u r P r e f e r r e d S c h e m e m o v i n g f o r w a r d f o r a M U P , h o w e v e r t h e B o a r d w a s n o t i n c l i n e d t o s u p p o r t o u r D e p a r t u r e R e q u e s t a s p r e v i o u s l y s h o w n .

T h e m a i n p u r p o s e o f t h i s s e c o n d E D G m e e t i n g i s t o s h o w t h e B o a r d t h e m o d i f i c a t i o n s w e h a v e m a d e t o o u r d e p a r t u r e r e q u e s t i n r e s p o n s e t o B o a r d g u i d a n c e . W e a r e s e e k i n g s u p p o r t f o r t h i s r e d u c e d d e p a r t u r e r e q u e s t .

T h i s E D G 2 p a c k e t w i l l a d d i t i o n a l l y h i g h l i g h t o t h e r i m p r o v e m e n t s m a d e t o t h e P r e f e r r e d D e s i g n t h a t d i r e c t l y r e s p o n d t o B o a r d r e c o m m e n d a t i o n s a t E D G 1

The refinement and reduction of the departure makes the building more proportional from top to bottom.


2 . 0 D R B R E C O M M E N D A T I O N SEDG #1 PRIORITIES AND BOARD RECOMMENDATIONS

TOWER AND MASSING

RESOLVE THE TWISTING EXPRESSION SO THAT IT DOES NOT APPEAR TO ADD MASS TO THE UPPER LEVELS. STUDY WAYS TO SCULPT THE TOWER FORM TO READ AS ONE COHESIVE DESIGN.

THE BOARD IS OPEN TO A REDUCED DEPARTURE REQUEST IF THE DESIGN BETTER MET GUIDELINE PRIORITIES. TWISTING THE WEST FACADE VIEWED AS AN OPPORTUNITY TO FURTHER ARTICULATE THE FORM AND JUSTIFY THE RELATED DEPARTURE.

THE ADDED MASSING ALONG THE ALLEY SHOULD BE RESOLVED INTO A FORM CONSISTENT WITH THE TWISTED DESIGN CONCEPT.

GROUND LEVEL

PROVIDE IN-DEPTH SIDEWALK STUDY COMPARING THIS SITE’S CORNER WITH SURROUNDING DEVELOPMENT GROUND LEVEL SETBACKS AND SHOW HOW PROJECT WILL ALLOW FOR INCREASED PEDESTRIAN TRAFFIC.

DESIGN THE MAIN LEVEL TO DRAW PEOPLE THROUGH THE HOTEL AND RETAIL SPACES WHICH CONNECT BOREN AVENUE TO THE ALLEY AND PROVIDE A SECTION THROUGH THE ATRIUM.

PODIUM AND BASE

THE TWISTING FORM OF THE TOWER AND THE STEPPING OF THE BASE SHOULD BECOME MORE CONSISTENT TO STRENGTHEN THE ARCHITECTURAL EXPRESSION OF THE WHOLE BUILDING.

TO CLARIFY THE MASSING MOVES, SIMPLIFY THE HOTEL SIDECAR TOWER SHAPE AND ITS RELATIONSHIP TO THE PODIUM MASSING WITH A CLEAN, HORIZONTAL SLOT SETBACK.

DRB SUPPORTEDLOCATE TOWER IN CENTER OF BLOCKTWISTING DESIGN CONCEPTCODE COMPLIANT TOWER SPACING

DRB SUPPORTEDALLEY ACTIVATION WITH PORTE COHERE AND WALKWAYDAY-LIT PASS THROUGH CONNECTION FROM ALLEY BETWEEN BOREN AND ALLEYSETBACK AT BOREN AND STEWART

DRB SUPPORTEDANGULAR MASSING OF THE TOWER AND PODIUM SETBACKSUSE OF LANDSCAPE GREEN TERRACES TO CONNECT TOWER AND BASE

ADDITIONAL DRB DIRECTIONSHOW A FULLY CODE COMPLIANT VERSION (SEE APPENDIX)

ADDITIONAL DRB DIRECTIONFURTHER DEVELOP WAY-FINDING AT ALLEY ENTRANCECOORDINATE WITH 1901 MINOR PROJECT TO MINIMIZE IT’S SERVICE AREASTUDY VISIBILITY OF THE RECESSED RESIDENTIAL LOBBY ENTRANCEPROVIDE SECTION THROUGH DIFFERENT FRONTAGE CONDITIONS

ADDITIONAL DRB DIRECTIONEXTEND LANDSCAPE FURTHER UP THE TOWER (SEE APPENDIX)

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D E S I G N U P D A T E S3 . 0 T O W E R


The refinement and reduction of the departure makes the building more proportional from top to bottom.

Reduced dimension of the requested departure greatly to lessen scale. Reduced the departure by 46% from a maximum of 45’ to a maximum of 24’ (Refer to sections 3.2 and 3.3 for detailed analysis)

Increased relief between proposed tower and adjacent tower to the North

The east side is pulled back in a more graceful manner and integrates itself with the podium stepping

Reduced the mass at the upper levels by stepping the top down more dramatically on the west to reduce the bulk of the top.

Preferred Scheme at EDG #1View towards the North from Stewart St.

Updated Design

RESOLVE THE TWISTING EXPRESSION SO THAT IT DOES NOT APPEAR TO ADD MASS TO THE UPPER LEVELS. STUDY WAYS TO SCULPT THE TOWER FORM TO READ AS ONE COHESIVE DESIGN

THE BOARD IS OPEN TO A REDUCED DEPARTURE REQUEST IF THE DESIGN BETTER MET GUIDELINE PRIORITIES. TWISTING THE WEST FACADE VIEWED AS AN OPPORTUNITY TO FURTHER ARTICULATE THE FORM AND JUSTIFY THE RELATED DEPARTURE

THE ADDED MASSING ALONG THE ALLEY SHOULD BE RESOLVED INTO A FORM CONSISTENT WITH THE TWISTED DESIGN CONCEPT

EDG#1 PRIORITIES AND RECOMMENDATIONSTOWER AND MASSING

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3 . 0 T O W E RTOWER DESIGN RESPONSE

Preferred Scheme at EDG #1View towards the East from Boren Ave.

Updated Design


Angular balconies create a sense of twisting on the West facade.

Terraced roof levels at the lowest floors above the podium create opportunities for outdoor decks and landscaping similar to the terracing of the podium on the Boren side.

Tower has a slender profile of 76 ft. from the Boren façade to alley façade.

The tower floor plates step back 4 ft every two levels creating an interesting skyline while reducing bulk at the top of the building.

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Sculpted base floors to blend design moves between tower and base and unify design approach throughout


At the top of the tower the floor plates twists on the East side from the NE to SE corners. The SE corner incrementally steps in 4 ft to reduce the bulk of the top of the tower.

The stair stepping at the base of the Tower has been carefully studied and now steps out towards the East in 4 ft increments every two levels repeated ten times as the tower grows out to its full width.

The tower and podium massing was refined so that the podium stair steps now have the same slight twist as the tower and the terraces land onto the podium with another landscaped terrace. The two forms are simplified and integrated to read as one graceful sculptural element from top to bottom using similar design vocabulary.

The hotel side of the project has been simplified to complement rather than compete with the tower carving.

The tower, where it engages the podium, has been reduced from 120 ft to 110 ft. in width.

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Preferred Scheme at EDG #1View towards the NW from Boren Ave.

Updated Design





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Preferred Scheme at EDG #1View towards the Northeast near Boren Ave.

Updated Design


Every two floors, the top of the tower steps back (Eastward) another 4 ft to reduce bulk at the top of the building. This rhythm mimics but is the inverse of the stair stepping out on the lower floors on West side.

The top four levels of the tower on the East side are also pulled back as the tower floor twists to give a nod to the changing street grid within the Denny Triangle.

The Southwest corner has been carved away to expose balconies. This adds vertical interest and further reduces the width of the building from Boren Avenue.

Proportions of tower and podium setbacks adjusted to be more cohesive and sculptural through out.

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Preferred Scheme at EDG #1View towards the East

Updated Design

Re-proportioned the top of the tower to introduce a truly sculptural and slender tower shape to add more interest and enhance this part of the Denny Triangle skyline

Carved Northwest edge to reveal outdoor balconiesadding articulation and scale

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The east side is pulled back in a more graceful manor an integrates itself with the podium stepping

Sculpted base floors to blend design moves between tower and base and unify design approach throughout





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Preferred Scheme at EDG #1View towards the West from Interstate 5

Updated Design

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The East side stair stepping has been refined and extended up the tower by another 6 floors to provide a more graceful modulation .

The width of the tower departure has been reduced from 45 ft. to 24 ft. (This reduction in width on the alley side is what allows the East façade to become visible from this view.)

Please note that once 1901 Minor (MUP #3019625) is constructed, this view of our tower will be hidden to the public, therefore, 1901 Minor is removed from this view and only dashed in for reference.

The stair stepping on the West side reduces bulk for the top 12 levels and adds interest to the skyline.





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Preferred Scheme at EDG #1View towards the South from Minor Ave N.

Updated Design

Sculpted base floors to blend design moves between tower and base and unify design approach through out

The top steps down more dramatically and affects more floors on the west to reduce the bulk of the top.

Carved Northwest edge to reveal outdoor balconiesadding articulation and scale

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0 3RESOLVE THE TWISTING EXPRESSION SO THAT IT DOES NOT APPEAR TO ADD MASS TO THE UPPER LEVELS. STUDY WAYS TO SCULPT THE TOWER FORM TO READ AS ONE COHESIVE DESIGN




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3 . 2 T O W E R

Departure Tower AnalysisProposed Design Departure Quantitative Analysis: 1916 Boren Tower façade lengths vary along Boren Avenue from 112 feet in width just above the podium, growing to 144 feet in width at the upper middle of the tower and then reducing back down to 112 feet in width at the top of the tower. On the alley side, the tower width starts at 120 feet just above the podium, grows to 144 in the middle of the tower, and then reduces back down to 124 feet in width. Because of the stepped set backs and twisting nature of the tower, please refer to the elevations which show the actual widths for each two-story high tower plate.

Proposed Design Departure Qualitative Analysis - Rational for Departure:

The departure request allows for the sculptural, twisting tower form that the Board supported at EDG #1. As described in more detail below, the departure allows the project to better meet the intent of the design guidelines.

A-1 Respond to Physical Environment: Our physical environment is the Denny Triangle. To respond to the shift in street grids of our neighborhood we wanted a tower that appears to shift its axis on the East and West facades. To provide a dynamic and sculptural form we need a departure from the 120 foot tower width requirement that lets the building appear to move as it grows upward. We do not exceed the allowable tower floor areas of the code on any floor plate. The flexibility in the tower width creates this unusual tower shape and the associated departure. Our historical context is that of the “Spite Mound” with their somewhat precarious looking undercut hillsides. This departure allows that historical nod to Denny Regrade history to continue in the forms of our project podium and tower, while also relating to the shift of the street grid in the Denny Triangle.

A-2 Enhance the skyline: We need the 24 foot departure to create enough difference between the middle of the tower at a maximum width of 144 feet and the upper most floors which fall below the allowable width by 8 feet and measure 112 feet in width. Without that 32 foot difference, we lose the boldness of the design and the impact this tower design will have on enhancing the skyline.

B-1 Respond to Neighborhood Context: We maintain our separation from the proposed towers across the alley. The updated design focused on improving the relationships of the buildings on the block and in our neighborhood. The departure with its twisting look gives a design nod to our neighbor “Nexus”. The tower width departure allows us to grow outward as we move up, which is a design cue from our neighbor “Kinects”.

B-2 Create a Transition in Bulk and Scale: We have sited our tower in the mid-block, although this means that our residents do not have the unobstructed view down Stewart Street towards Elliot Bay. We chose to do this because we considered it a better response for the public realm than another tower crowding the Boren – Stewart corner. The departure allows us to further sculpt the tower as it swoops up and out and back in. This departure allows us to create a slender, sculpted, dynamic tower. Our tower will stand out as transitioning to a less bulky scale among its boxy extruded neighbors if the departure is granted.

B-4: Design a Well-Proportioned and Unified Building: Without the departure as proposed the tower cannot have the same stair stepped vocabulary of the podium. If the Board does not support the tower width departure, we need to focus our design efforts on the Code Compliant scheme presented in the first EDG. [see appendix]. The departure allows for a much better design.

C-2: Design Facades of Many Scales: The departure in tower width allows us to modulate the tower façade. The departure allows us to create a ‘roof-line’ by stair stepping the tower back for the top 12 floors. We will be showing how the departure in massing is reinforced by the composition of the fenestration pattern and other architectural elements at our Recommendation meeting.

TOWER WIDTH DEPARTURE REQUEST

76

92

112

116

120

124

128

132

136

140

145

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145

140

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124

120

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Departure Tower Analysis

120’09 09

120’104’

104’

11 11

120’108’13 13

120’112’15 15

124’116’17 17

128’120’19 19

132’124’21 21

136’128’23 23

140’132’25 25

144’134’27 27

144’140’29 29

144’144’31 31144’144’33 33

144’144’35 35144’140’37 37

140’136’39 39

136’132’41 41

132’128’43 43

128’120’45 45

124’112’47 47

BOREN FACADE ANALYSIS ALLEY FACADE ANALYSIS

Shaded area denotes 120’ facade length or less

Facade length includes an 8’ wide setback on the NW corner for balconies (Typ.)

Maximum facade length departure request 144’

Unshaded area in excess of 120’ facade length

3 . 2 T O W E RTOWER WIDTH DEPARTURE REQUEST


Tower Analysis EDG #1 Tower Analysis

120’

Maximum Departure = 144’Maximum Departure = 165’

15’ 30’

45’

15’ Max

45’ Max

15’30’

120’

Tower Analysis EDG #2

PLAN PROPOSED

PLAN PROPOSED

PLANCOMPLIANT

PLANCOMPLIANT

ELEVATION AXON

Area of proposed facade length departure on alley side

Area of proposed facade length

departure on Boren side

Level 14

120’ 24’

24’ Max

Balconies

ELEVATION AXON

Area of proposed facade length departure on alley side

Area of proposed facade length departure on Boren side

Balconies

3 . 2 T O W E RTOWER WIDTH DEPARTURE REQUEST


3 . 3 T O W E RUPDATED TOWER FLOOR PLANS

N

Tower 60’ setback starts from Level 12 Podium

76’

76’

76’

124’

144’

120’

128’

144’

120’

136’

136’

120’

144’

128’

132’

140’

120’

140’

132’

144’

124’

104’8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’

8’132’

104’

112’

128’

100’

124’

120’

96’

222’-11”

120’

132’

112’

120’

124’

96’

128’

116’

136’

108’

Level 9-10

Level 23-24

Level 41-42

Level 21-22

Level 39-40

Level 19-20

Level 37-38

Level 17-18

Level 31-36

Level 11-12

Level 25-26

Level 43-44

Level 13-14

Level 27-28

Level 45-46

Level 15-16

Level 29-30

Level 47-48

Facade dimension along Boren excludes the 8’ balcony recess (Typ.)

Red dashed box shows 120’ allowable tower width (Typ.)

D E S I G N U P D A T E S4 . 0 G R O U N D L E V E L


ANALYSIS OF ADJACENT CONDITIONS - PHOTOS

4 . 1 G R O U N D L E V E L

View from site across Stewart towards arcade at Tilt 49

View across Stewart towards arcade at Tilt 49 Panorama view of the Stewart and Boren intersection from site towards the SE

View across Stewart of colonnade at Hill 7

STEWART ST.

BOREN AVE.STEWART ST. STEWART ST. BOREN AVE.

STEWART ST. STEWART ST.STEWART ST.

View across Boren of Hill 7 colonnadeExisting utilities at corner of site at Stewart and Boren

NOTE: Sidewalk width narrows for retail projections at this point


ANALYSIS OF ADJACENT CONDITIONS - PEDESTRIAN PATHS AND DIMENSIONS

4 . 1 G R O U N D L E V E L

Proposed Site plan in relation to existing and proposed context

1901 Minor

Alley

1916 Boren

1916 Boren

Tilt 49

Boren Avenue

Stew

art

Stre

etSt

ewar

t St

reet

Proposed landscape strip

Property Line

Existing trees along Stewart to remain

Existing utilities and light pole to remain

Covered colonnadeTilt 49 facade above walkway

Existing angled curb line to remainProposed landscape strip with new trees

Proposed sidewalk enhancement

Proposed sidewalk clear width

8’

8’

75’

19’9’

16’

4’8’

12’

10’

10’

18’

40’

33’

ROW

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ENTRY

PEDESTRIAN WALKWAY

ENTRY

MIN

20’ T

OTA

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EQU

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CLASS I18’ REQUIRED

CLA

SS II

12’ R

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IRED

8’2’

13’

PROVIDE IN-DEPTH SIDEWALK STUDY COMPARING THIS SITE’S CORNER WITH SURROUNDING DEVELOPMENT GROUND LEVEL SETBACKS AND SHOW HOW PROJECT WILL ALLOW FOR INCREASED PEDESTRIAN TRAFFIC


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C LEDG#1 PRIORITIES AND RECOMMENDATIONSGROUND LEVEL

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4 . 1 G R O U N D L E V E LANALYSIS OF ADJACENT CONDITIONS - SUNLIGHT-SKY / PEDESTRIAN EXPERIENCE

Urban Pedestrian Experience and Intersection Relationship

Overhead glass canopies dashed for clarity

Boren podium facade is carved back creating vertical massing relief and engaging the pedestrian with the cityscape

Tilt 49

Hill 7

Boren Avenue

Stewart Street

Ground level program engages pedestrians and activates cornerPedestrian “welcome mat” to the building



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EDG#1 PRIORITIES AND RECOMMENDATIONSGROUND LEVEL


Kitchen intended to be visible to the pedestrian, experiencing the art and craft of cooking

Widened alley and protected pedestrian path as connection from Stewart to Boren

Vertical, decorative screening element as a visual focal Shared Alley

Stew

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Stre

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Resi

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ial E

ntry

Boren Avenue

1901 Minor

Loading and Service

Loading and Service

Garage Entry

Garage Entry

BOH

BOH

Retail

HotelLobby

Hotel Drop Off and

Valet

Retail

BarCoffee Shop

Seating visible to street front

Bar and lounge seating to activate the corner of Boren and Stewart, inviting pedestrians in and blurring the line between the hotel, food and beverage

Enlarged, protected outdoor pedestrian zone acts as welcome mat to restaurant and hotel lobby.

Hotel lobby with sky lit atrium functions as a pass through from Boren to the alley, entire space is connected as a mixing chamber to the city.

Coffee bar as an extension to the hotel, but also open to the public from the ROW

Right sized retail, smaller boutique type store. Visible across from the coffee bar/hotel

Proposed Ground Floor Program to Activate Sidewalks



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4 . 2 G R O U N D L E V E LUPDATED GROUND FLOOR PLAN AND PROGRAM

64’

N


Hotel Porte Cochere and drop-off

Shared alley

1901 Minor residential podium

Typical hotel floor

Carved and landscaped Boren facade, extending geometry from tower above

Continuous sky lit, atrium volume

Amenity level and roof deck at hotel, adjacent to 1901 roof deck

Amenity level at tower

1901 Minor NW Tower

Sculpted lower portion of proposed residential tower

Hotel lobby and amenities opening up to Boren

Cross Section showing the ground level relationship between Boren and the alley



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4 . 3 G R O U N D L E V E LSECTION THROUGH ATRIUM

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D E S I G N U P D A T E S5 . 0 P O D I U M


NW View from Boren - Preferred Scheme at EDG #1

NW View from Boren - Updated Design

Simplified the hotel block allowing for the suggested clean horizontal cut line

Additional stepping of the podium adds interest to the Stewart Street experience and further emphasizes an activated alley

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Step and carve design moves are more fluid to enhance over concept and strengthen the design language between tower and podium

THE TWISTING FORM OF THE TOWER AND THE STEPPING OF THE BASE SHOULD BECOME MORE CONSISTENT TO STRENGTHEN THE ARCHITECTURAL EXPRESSION OF THE WHOLE BUILDING

TO CLARIFY THE MASSING MOVES, SIMPLIFY THE HOTEL SIDECAR TOWER SHAPE AND ITS RELATIONSHIP TO THE PODIUM MASSING WITH A CLEAN, HORIZONTAL SLOT SETBACK

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EDG#1 PRIORITIES AND RECOMMENDATIONSPODIUM AND BASE

5 . 1 P O D I U MPODIUM DESIGN RESPONSE


View towards the NW from Stewart - Preferred

View towards the NW from Stewart - Updated Design



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- Additional stepping of the podium adds interest to the Stewart Street experience and further emphasizes an activated alley- The stepping of the base is now tied to the stepping of the tower, unifying them.


Created a clean slot to focus the carved areas at the tower, strengthening the scheme

Continued the twisting and stepping in a more fluid manor between tower and podium

Additional stepping on Boren facade to extend design language around the podium

Preferred Scheme at EDG #1 Updated Design

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6 . 0 P R I O R I T Y D E S I G N G U I D E L I N E SP E R E D G # 1

Twist towards larger city grid

Twist creates a unique tower form that is larger at the top and tapers towards the base.

Carve and excavate the base

DENNY WAY

BOREN


A-1 Respond To The Physical Environment

Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found nearby or beyond the immediate context of the building site.

A-2 Enhance The Skyline

Board comments include:

• Resolve twisting motion so that it does not appear to add mass to the upper levels

• Twist the west facade as an opportunity to articulate tower massing

• Board does not support any reduction in tower separation

Site Planning & Massing

Responses

Responses

6 . 0 P R I O R I T Y D E S I G N G U I D E L I N E S

• For the proposed 1916 Boren Ave Tower, we have drawn from the historical context of the site and its proximity to the Denny Regrade. Specifically, the image of the “Spite Mound” drove the concept of the project. The architectural expression of carving and excavating away at the base of the project to reveal the main tower form forms the basis of our massing concept.

• The larger physical context of the Denny Triangle neighborhood has a change in street grid alignment within one block of the site. As a response, the tower portion of the project twists to reflect the Denny Way grid shift and celebrates this realignment, rotating and extending the southeast facade towards true south and using setbacks and projecting balconies on the northwest façade to hint at the twisting street grid while staying within restrictions imposed on how close the tower can get to the property while still having windows needed for viable residential units.

• For the 1916 Boren Ave. project, the tower promotes visual interest by incorporating a twisting form along the East facade and to reduce the bulk while enhancing the skyline the building steps in dramatically at the top of the West facade. To minimize mass at the top and reduce the departure request on the east façade, the revised design, transitions from being parallel to Stewart at the top and middle portions of the tower, and then angles inwards as it meets the podium levels. Conversely, on the west facade, balconies have been added at the SW corner to give a twist and the entire top has been carved back. The twisting motion of the tower is further reflected in the angled stepping of the podium levels, unifying tower and base with a clear architectural expression throughout the building.

• A minimum 60’ spacing between towers is maintained to be responsive to development patterns of the city and allow for access to light and air across the downtown skyline.

Stewart

St.

Stewart

St.

Boren Ave.

Boren Ave.

PER EDG #1


Responses

Responses

B-1 Respond To The Neighborhood Context

Board comments include:• Extend setbacks to align with surrounding

development ground level setbacks

B-2 Create A Transition In Bulk And Scale

Board comments include:• Board agrees location of tower mid-block of site

provides best architectural response to corner as transition of bulk and scale

• Twist the west facade as an opportunity to articulate tower massing and reduce bulk

• Does not support any reduction in tower separation

Architectural Expression

• Along Stewart St. at ground level, the 1916 Boren Ave. curb to facade clearance matches the proposed clearance of the neighboring proposal at 1901 Minor Ave.

• At the Stewart and Boren corner, along Boren Ave. the project provide an 18’ wide pedestrian zone for the first 75’which is open to the sky because the entire building façade is held back. Contrast that to the cave like effect created by our neighbors across Stewart who chose to bring the building facades down to the sidewalk by creating a low arcade under the building massing that is always in shadow. Our ground floor is almost entirely glazed and will consist of inviting eateries and bars and hotel lobby seating whereas our neighbors have created a widened space for pedestrians that lacks sunlight, furniture and heat on one of the busiest vehicular corners in the City. We were asked by SDOT in our pre-application meeting to not copy what had been done across the street. We are creating a welcoming day-lighted pedestrian realm instead.

• • We stepped the base along Boren from the

canopy to the top of the podium creating a gradual transition in height, bulk and scale (this brings relief from the canyon and cave like pedestrian experience immediately east of the site along Boren).

• By pulling the tower to the mid-block location, we created a gradual transition in height, bulk and scale from Stewart St. towards Virginia St. This also allows for more daylight to hit the pedestrian experience along Stewart St.

• We have pulled the majority of the base of the building facade along Boren back to reduce the bulk of the facade.

• A minimum 60’ spacing between towers is maintained to be responsive to development patterns of the city and allow for access to light and air across the downtown skyline and minimize bulk across the downtown skyline.

• • We have set the upper portion of the west

side of the tower back 25 feet to create a stair stepped top and reduce bulk and scale.

• • Our tower as it will be seen from South Lake

Stew

art S

t.

6 . 0 P R I O R I T Y D E S I G N G U I D E L I N E SPER EDG #1

Preferred Scheme Nexus (1808 Minor Ave.) Kinects (1823 Minor Ave.)1901 Minor Ave.


Responses

Responses

B-3 Reinforce The Positive Urban Form & Architectural Attributes Of The Immediate Area

Board comments include:• Does not support any reduction in tower

separation

B-4 Design A Well-proportioned And Unified Building

Board comments include:• Does not support any reduction in tower separation• Board agreed twisting motion of tower and stepping

base should be more consistent to strengthen the architectural expression of the whole building

• Recommends simplifying podium massing along Boren• Supports use of landscaping to connect tower and

base together

Architectural Expression

• The 1916 Boren Ave. project takes architectural cues from various buildings that have employed distinctive and effective massing compositions in the surrounding neighborhood.

• This includes a twisting motion similar to the Nexus Tower (1808 Minor Ave.), the splayed out tower massing of Kinects (1823 Minor Ave.), and alignment of podium amenity levels and outdoor space with the proposed development at 1901 Minor Ave., just across the alley from the proposed project.

• No reduction in required tower separation is requested.

• No reduction in required tower separation is requested.

• The twisting motion of the tower is expressed in the angled stepping of the podium levels, unifying tower and base.

• The stair stepping on both the podium and tower has been adjusted to align and to have the same powerful 2-story moves to reinforce a clear architectural expression throughout the building.

• At the Board’s request we have simplified the hotel side car at its lowest levels above the podium by eliminating stair stepping.

Twist

Twist

Twist

Angle

Angle

Cut

Cut

Mid-block tower location allows more solar access to intersection of Boren and Stewart.

Majority of Podium Facade set back from property line.

Stepped facade mediates transition from street level to podium scale.

Stewart

St.

Boren Ave.



Responses

Responses

C-1 Promote Pedestrian Interaction

Board comments include:• Develop pedestrian and vehicular way finding at

alley entrance and coordinate with adjacent project• Design retail as destination to draw pedestrians

through to reinforce pedestrian link from Boren Ave. to alley.

• Extend setbacks to align with surrounding development ground level setbacks

C-4 Reinforce Building Entries

Board comments include:• The board was concerned with the recessed entry

sequence for the main residential entry• The board supports and requests more information

about the hotel atrium entry sequence

• Alley entrance is emphasized via architectural “carved base” feature at corner of alley and Stewart St. Previously cars approaching down Stewart would have seen the alley side carved in, but now pedestrians approaching from downtown will also know that something special is happening at this alley.

• Integrated retail/hotel lobby experience is designed to create a lively experience along Boren Ave. Furthermore, a sculptural screening feature element in the porte cochere round-about will be visible from within the lobby and from Stewart Street to activate and tie Boren to the alley further attracting pedestrian movement.

• Along Stewart St. at ground level, the 1916 Boren Ave. curb to facade clearance matches the proposed clearance of the neighboring proposal at 1901 Minor Ave.

• At the Stewart and Boren corner, along Boren Ave. there are physical obstructions that preclude widening the pedestrian cross walk. Furthermore, the exceptionally different character of how our neighbors create a canyon along Boren and what we intend to present as a lively and inviting light filled pedestrian sidewalk will not be perceived as the Board may have envisioned with our inadequate graphics in the first EDG meeting.

• The residential entry depth has been reduced to bring the entry doors closer to the street, avoiding any potential “holes” in the street facade and eliminating potentially unsafe conditions.

• The atrium feature has been further developed and information included with this package

The Street scape


2'-6"

69'-0" 75'-2"77'-3"

112'-0"

9'-0"

PROPERTY LINE

CH podium

BUILDING CANOPY

footprint

1901 LOADING / SERVICE

CH tower

ALLEY

footprint

STEW

AR

T ST

REE

T

BOREN AVENUE

CH ground level

CH towerfootprint

CH podiumfootprint

footprint

20'-0"

230'-5"

DROP OFF

HOTELLOBBY

RETAIL

HOTEL LOBBY

AND TRASH

RETAIL

FROMSTAIR

STAIR

ABOVE

STAIR

20'-8"

18'-0"8'-0"

12'-1"

STAIR

STAIR

FROM

SER

VIC

E

BELOW

+48"

SERVICE

MECH.

RESIDENTIALLOBBY

RETAIL

2'-0"

SERVICE / LOADING

102'-0"

10'-0"

ATRIUM ABOVE

RESILOBBY

HOTEL BOH

MECH.

RAMP TO PARKING 16

'-0"

8'-0"

Vertical screen element, with featured cladding materials at porte cochere, anchoring thru-block passage with hotel entry along Boren Ave.

Sculpting of podium corner provides relief from the street edge as well as visual interest.

Dedicated vehicular access as well as protected pedestrian access provided to alley using existing curb cut.

Through block pedestrian connection

View from Stewart St. looking South West


C-6 Develop the alley façade.

To increase pedestrian safety, comfort and interest, develop portions of the alley façade in response to the unique conditions of the site or project.

The Street scape

Responses• The alley will be embraced as the major drop-off

point for the building and be the primary access to the porte cochere.

• The porte cochere is directly across from the hotel entry on Boren Ave., creating a thru-block pedestrian connection.

• We are integrating a sculptural screening element into the porte cochere, as well as treating the facades around this area with special materials to soften the alley experience, increase pedestrian safety, and add visual interest.

• Instead of a rectangular corner to the alley along Stewart St., the project carves into the podium corner to provide relief and visual interest, as well as reinforce the design concept of the carved hill. Here, lighting and signage opportunities can enliven the pedestrian experience.

• This corner treatment sets back the building facade an additional 6’-0” past the 2’ alley setback, allowing for a dedicated pedestrian path to connect the alley to Stewart St.



Stepped landscaped terraces

Landscape canopy

Landscaped roof amenity

Podium roof terrace

Responses

D-2 Enhance the building with landscaping

Enhance the building and site with generous landscaping - which includes special pavements, trellises, screen walls, planters, and site furniture, as well as living plant materials.

• Landscaping is being utilized to reinforce the “carved hillside” concept. Wherever there is a step in the podium, landscape is on it. This brings softness to the building and creates visual interest up and down the podium.

• The top of the podium also has landscape surrounding the edges to add a visual destination from Stewart and Boren.

Responses

D-1 Provide Inviting & Usable Open Space

Board comments include:• The board was supportive of the pass-through

connection from Boren to the alley and the design intent to daylight this space with an atrium and cascading skylights. The board supports and requests more information about the hotel atrium entry sequence

• Design retail as destination to draw pedestrians through to reinforce pedestrian link from Boren Ave. to alley.


Public Amenities



E-1 Minimize curb cut impacts

Minimize adverse impacts of curb cuts on the safety and comfort of pedestrians.

Vehicular Access & Parking

Responses• This proposed project eliminated 3 existing curb

cuts on Boren,

• By using the existing curb cut at the alley along Stewart St. as the preferred scheme’s primary vehicular access point, no new curb cuts have been introduced to the project.

Responses

D-3 Provide Elements That Define the Place

Board comments include:• The board was supportive of the pass-through

connection from Boren to the alley and the design intent to daylight this space with an atrium and cascading skylights. The board supports and requests more information about the hotel atrium entry sequence

• Design retail as destination to draw pedestrians through to reinforce pedestrian link from Boren Ave. to alley.

Public Amenities


• Integrated retail/hotel lobby experience is designed to create a lively experience along Boren Ave.


7 . 0 A P P E N D I X

EDG #1 Code CompliantView towards the North from Stewart St.

Preferred (EDG #2)


7 . 0 A P P E N D I XPREFERRED SCHEME COMPARED TO CODE COMPLIANT SCHEME

7 . 1 A P P E N D I XC O D E C O M P L I A N T S C H E M EF R O M E D G # 1

AB

SITE TWO TOWERS EXTRUDE SEPARATE


Scheme B - Shift (CODE COMPLIANT) Diagrammatic Concept

5 . 0 A R C H I T E C T U R A L C O N C E P T S

TOWER SIDE CAR

BOREN AVE.

STEW

ART

ST.

1901 MINOR

TOWER SIDE CAR

BOREN AVE.

STEW

ART

ST.

1901 MINOR

SIDE CAR

BOREN AVE.

STEW

ART

ST.

1901 MINOR

SIDE CAR

BOREN AVE.

STEW

ART

ST.

TOWER

1901 MINOR

TOWER

OVERALL LOT AREA (SF) 27,970

MAX FAR 8

MAX ALLOWABLE FAR AREA (SF) 223,760

TOTAL GFA (SF) 639,223

MECHANICAL FAR EXEMPTION (3.5%) 8,510

EXEMPT TOTAL GFA (SF) 413,662

CHARGABLE FAR AREA 217,052

FAR 7.8

TOTAL HOTEL UNITS 262 236 ADJUSTED

TOTAL RESI UNITS 496

RESI NET. SQ FT. AREA 285,859

AVERAGE RESI TOWER GFA (SF) 9,111

AVERAGE RESI UNIT SIZE (SF) 576


MAX FAR 8






FAR 7.5


TOTAL RESI UNITS (FLAT / LOFT) 510 (FLAT 476 UNITS/ LOFT 34 UNITS)





MAX FAR 8






FAR 8.0


TOTAL RESI UNITS 534





MAX FAR 8






FAR 7.6


TOTAL RESI UNITS (FLAT / LOFT) 524 (FLAT 490 UNITS/ LOFT 34 UNITS)




OPTION 4 NOTE

OPTION 1

OPTION 2 NOTE

NOTE

OPTION 3-Preferred NOTE

RESIDENTIAL SIDECAR 6 floors

B O R E N A V E S T E WA

R T ST


Scheme B - Shift (CODE COMPLIANT)

HOTEL KEYS: 270RESI UNITS: 534 NET RESI AREA: 303,160 NSFAVG. RESI SIZE: 568 SF

BASE10 floors

(9 hotel, 1 retail)

TOWER37 floors

(35 residential, 2 amenity, 2 mechanical)


59'-0"20'-0"

232'-11"

62'-0" 26'-0"65'-11"

120'

-0"

CH tower

footprint

ALLEY

footprintCH podium footprint

CH ground level

BUILDING CANOPY

BOREN AVENUE

CH podium


footprint

STEW

AR

T ST

REE

T

footprint

PROPERTY LINE

CH tower

HOTEL LOBBY

RESILOBBY

SERVICE / LOADINGDROP OFF

RETAILRESIDENTIALLOBBY

HOTEL LOBBY RETAIL

108'

-0"

12'-0

"

RAMP TO PARKING

1 2'-6

"

1 2' -6 "

18'-7"

12'-1"

Ground Floor PlanN

OFFICE

HOTEL

AMENITY

RESIDENTIAL

RETAIL / F&B

LOBBY

SERVICE

CORE


Scheme B - Shift (CODE COMPLIANT) Ground Floor Plan


OFFICE

HOTEL

AMENITY

RESIDENTIAL

RETAIL / F&B

LOBBY

SERVICE

CORE

N


Amenity Level Floor PlanTypical Base Floor Plan

Scheme B - Shift (CODE COMPLIANT) Floor Plans

106'-0"10'-0"

39'-0"

232'-11"

82'-11"

67'-0"

34'-0"

120'-0"

TERRACES LOBBY / LOUNGE

FITNESS / SPALOBBY / LOUNGE

151413 1

2

3

4

5

6

7

891011

44'-6"

TERRACES

43'-11"

55'-8"

20'-5"

105'-6" 82'-11"

10'-0" 22'-0"67'-0" 133'-10 3/4"

232'-11"

12

0'-0

"

RM

29

RM

34

RM

33

RM

8

RM

7

RM

6

RM

5

RM

4

RM

1

RM

2

RM

3

RM

32

RM

16

RM

11

RM

12

RM

13

RM

14

RM

15

RM

10

RM

9

RM

25

RM

24

RM

22

RM

21

72'-8"

RM

20

RM

19

RM

18

RM

17

RM

26

RM

27

RM

28

BOHRM

30

RM

31

105'-6" 54'-9"

20

'-5"

55

'-8"

43

'-11

"


OFFICE

HOTEL

AMENITY

RESIDENTIAL

RETAIL / F&B

LOBBY

SERVICE

CORE


N

Scheme B - Shift (CODE COMPLIANT) Floor Plans

Typical Tower Floor Plan Roof Plan

82'-11"20'-0"10'-0"

76'-0"

120'-0"

44'-0"

232'-11"

120'-0"

120'-0"

20'-0" 82'-11"

232'-11"

120'-0"10'-0"

1

5

13

201918

17

16

15

14

12

11 10 9 8

7

6

4

3

2

60'-1"

2112

345678910

11


20 400

BB

A A

BOREN AVE.

STEW

ART

ST.

L12

L2

484’

440’

160’

85’

0’

101’-9”

17’-4”

SECTION - BB SECTION - AA

RESIDENTIAL

RESIDENTIAL

RESIDENTIALMECH.

AMENITY

PARKING

HOTEL

RETAIL / LOBBY

RESIDENTIAL

RESIDENTIAL

RESIDENTIALMECH.

AMENITY

PARKING

HOTEL

RETAIL / LOBBY

Tpy.

F t

o F:

9’-8

” x

33 s

tori

es

L45

AMENITY

STEWART ST. BOREN AVE

10’10’ 15’

OFFICE

HOTEL

AMENITY

RESIDENTIAL

RETAIL / F&B

LOBBY

SERVICE

CORE


Scheme B - Shift (CODE COMPLIANT) Sections


View from Boren and Stewart


Scheme B - Shift (CODE COMPLIANT) Perspective Views


SE View from Boren NW View from Boren





SW View from Stewart and Alley




3 . 0 D E P A R T U R E

Departure Tower AnalysisCode Citation: SMC:23.49.058.C.2.a – Tower Width Limit Code Requirement: In DMC zones, the maximum facade width for portions of a building above 85 feet along the general north/south axis of a site (parallel to the Avenues) shall be 120 feet or 80 percent of the width of the lot measured on the Avenue, whichever is less.

Proposed Design Departure1916 Boren Tower face façade length varies from 120’ to 135’ on the façade parallel to Boren Ave.

Rational for Departure / Corresponding Design Guidelines

Site Constraints: Within the constraints for tower placement on our site, there are very few directions in which we can create an interesting or expressive tower form. This requested departure allows the design to be something more than a standard extruded shape.

Departure Tower shape solution: To enhance the city skyline and pedestrian experience, the 1916 Boren wants to create a dynamic sculptural form that both reflects the changing historical street grid pattern of the Denny Triangle neighborhood and celebrates the vibrancy of a new residential neighborhood in Seattle. To achieve this goal we need the tower to transform as it moves up.The lowest floors of the tower do not exceed the 120 ft width keeping the street level perception of the width of the tower minimized. From floors 9 to 14 [elevation above grade 85 ft to 147 ft] the proposed tower maintains the code maximum 120 ft width.Starting with floor 15 at elevation 147ft, the tower design begins to expand toward the East in +/- 2’-6” increments every two floors until it reaches its maximum width along Boren Avenue of 135’ in width.Also starting at floor 15 and elevation 147 ft the tower begins to twist clockwise reflecting the shifting of the street grid patterns. Guideline A-1 states: Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found nearby. Approval of this departure is what allows our tower form to turn and twist in response to the street grid and the other rectangular buildings that express that grid in the skyline. Starting with floor 43 at elevation 417’- 8” the tower begins to twist again in other directions to create a distinctive top. Per Guideline A-2 this departure allows us to enhance the skyline with visual interest expressed in the upper half of our tower.

Shaded area exceeds 120’ width

Facade below level 14 meets 120’ width

Facade at constant 120’ width from level 09 through top (85’-484’)

120’

15’Level 43 (417’-8”)

Level 11 (101’-8”)

Level 09 (85’)

Level 25 (243’-8”)

Level 15 (147’)

120’

FULLY COMPLIANT SCHEME - BOREN FACADE ANALYSIS - VIEW UP FROM BOREN

PREFERRED SCHEME - BOREN FACADE ANALYSIS - VIEW UP FROM BOREN

Departure Request Including Detailed AnalysisDeparture Request Including Detailed Analysis

7 . 3 A P P E N D I XL A N D S C A P E D E S I G NF R O M E D G # 1


L E G E N D

SDOT Sidewalk

Specialty Paving - Pedestrian

Specialty Paving - Vehicular

Alley Paving

Planting

Existing Trees to Remain

New Trees

Edge Treatment

Primary Building Entries

1

2

3

4

5

6

7

8

NORTH

0’ 15’ 30’ 60’SCALE: 1” = 30’-0”

ALLEY

BOREN AVENUE

STEW

AR

T ST

REE

T

1

2

3

4

5 5

6

7

8

3

1

7

BUILDING CANOPY

PROPERTY LINE

HOTEL LOBBY

RETAIL RETAIL

SERVICE & TRASH RETAIL

LOADING & DELIVERY

MECH

HOTEL PICK UP / DROP OFF ZONE

7 . 0 L A N D S C A P ELandscape Site Plan

N


Specialty Paving - Vehicular 1 SDOT Sidewalk 2 Specialty Paving3

Edge Treatment8Streetscape Planting5Existing Trees to Remain5 7

Landscape Imagery

3

7 . 0 L A N D S C A P E


Looking Glass Flexible Active Space - Night | Day

Urban Terrace

Urban Terrace

7 . 0 L A N D S C A P E


Green Terraces | Canopy

Green Terraces | Canopy

7 . 0 L A N D S C A P E

Urban Terrace


Landform - Denny Regrade

Sculpted Landscape

Shaded Forest | Nurse Log

Invented View | Enclosure

Amenity Level Landscape

7 . 0 L A N D S C A P E

Amenity Level Landscape

Urban Terrace

C O M P A R I S O NC O M P L I A N T S T U D Y

EDG #1 Code CompliantView towards the North from Stewart St.

Code Compliant Study (Board Requested) EDG #2 (New Preferred)


7 . 0 A P P E N D I XCODE COMPLIANT STUDY

18835

Text Box

Not a financially viable option due to loss of developable area.

18835

Text Box

Code Compliant tower on Preferred Scheme Podium.

Gensler SDCI project# 3029383Early Design Guidance #2 OnelinApril 19th, 2018 58

I N P R O G R E S S 8 . 0 F L O O R P L A N S

SERVICE & CORE

LOBBY

RETAIL / F&B


LEVEL 01

8 . 0 F L O O R P L A N S

N

UP

UP

UP

DN

02 04 08 12

E

G

J

B

16 17 1806

C

A

MECH.

SERV

ICE

HOTEL BOH

MECH.

+48"


SERVICE AND TRASH

LOADING / DELIVERY

GARAGE ACCESS

RESTAURANT

CAFERETAIL

RESI LOBBY

1"

0301 05 07 09 10 11 13 15

D

H

F

I

14

ATRIUM ABOVE

HOTELLOBBY

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015

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Onelin - EDG Phase

1916 Boren AvenueSeattleWA98101

OFFICE

SERVICE & CORE


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02 04 08 12

E

G

J

B

16 17 1806

C

OPENTO

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A

0301 05 07 09 10 11 13 15

D

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SERVICE

OFFICE

MECHANICAL

© Gensler

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Scale

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2015


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SCALE: 3/32" = 1'-0"LEVEL 02 (DW)1

LEVEL 02


N

HOTEL

SERVICE & CORE

RESI


LEVEL 03


N

UP

02 04 08 12

E

G

J

B

16 17 1806

C

OPENTO

BELOW

2 BR LOFT564 SF

STUDIO 520 SF

# 03# 02# 01STUDIO 508 SF

STUDIO 516 SF

# 04

STUDIO 596 SF

# 05STUDIO 686 SF

# 06STUDIO 490 SF

# 071 BR

537 SF

# 08

STUDIO 496 SF

# 09

STUDIO 483 SF

# 10

STUDIO 496 SF

# 11

STUDIO 403 SF

# 12

DELUXE KING

436 SF

# 01DELUXE

KING 419 SF

# 02DELUXE

KING 427 SF

# 03STANDARD

KING 350 SF

# 04STANDARD

KING 325 SF

# 05STANDARD

KING 328 SF

# 06STANDARD

KING 324 SF

# 07STANDARD

KING 334 SF

# 08EXECUTIVE

SUITE 543 SF

# 09

STANDARDKING

299 SF

# 10

STANDARDKING

283 SF

# 11

STANDARDKING

288 SF

# 12

STANDARDKING

281 SF

# 13

EXECUTIVE SUITE 708 SF

# 15DELUXE

KING 436 SF

# 16DELUXE

KING 425 SF

# 17DELUXE

KING 426 SF

# 18DELUXE

KING 425 SF

# 19DELUXE

KING 426 SF

# 20DELUXE

KING 428 SF

# 21DELUXE

KING 426 SF

# 22DELUXE

KING 428 SF

# 23

STANDARDKING

281 SF

# 14

A

0301 05 07 09 10 11 13 15

D

H

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SERVICE 8' - 6"9'

- 9"

9' - 9

"

8' - 6"

ELEC.

TEL.

6"

© Gensler

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Project Number

Description

Scale

Seal / Signature

2015


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SCALE: 3/32" = 1'-0"LEVEL 03 (TYP.PODIUM)1

SERVICE & CORE

LOBBY

AMENITY / F&B

LANDSCAPE


LEVEL 09


N

UPUP

02 04 08 12

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16 17 1806

C

A

0301 05 07 09 10 11 13 15

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ELEC.

TEL.

MECHANICAL

MECHANICAL

RECEPTION/ RETAIL /LOUNGE

FITNESS /SPA

BAR /LOUNGE

© Gensler

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HOTEL

SERVICE & CORE

RESI

RESIDENTIAL LOBBY & AMENITY


LEVEL 10


N

UP

02 04 08 12

E

G

J

B

16 17 1806

C

# 012 BR

1108 SF

A

# 021 BR

615 SF

# 031 BR

615 SF

# 041 BR

744 SF

# 02JUNIOR SUITE 364 SF

# 03JUNIOR SUITE364 SF

# 04DELUXE

KING349 SF

# 01DELUXE

KING 382 SF

# 05STANDARD

KING288 SF

# 06STANDARD

KING283 SF

# 07STANDARD

KING288 SF

# 08STANDARD

KING288 SF

# 09STANDARD

KING283 SF

# 10STANDARD

KING288 SF

# 11DELUXE

KING347 SF



# 14DELUXE

KING380 SF

# 15STANDARD

KING 315 SF

# 16STANDARD

KING 310 SF

# 17STANDARD

KING 315 SF

# 18STANDARD

KING 315 SF

# 19STANDARD

KING 310 SF

# 20STANDARD

KING 315 SF

0301 05 07 09 10 11 13 15

D

H

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RESIDENTIALLOBBY /AMENITY

© Gensler

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2015


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backpack resi, amenity and sidecar floor

32.3262.000

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HOTEL

SERVICE & CORE

RESI


LEVEL 11


N

UP

1 3 5 6

C

D

E

AG

8 9 1074

B

20232' - 11 3/8"

1' - 6" 10' - 6" 8' - 0" 20' - 0" 30' - 0" 30' - 0" 28' - 0" 24' - 5" 28' - 11" 22' - 4" 27' - 4" 2' - 0"

23' -

2"16

' - 0"

16' -

0"31

' - 0"

8' - 0

"

# 021 BR

782 SF

# 03STUDIO520 SF

# 04STUDIO542 SF

# 052 BR

949 SF

# 061 BR

750 SF

# 072 BR

1045 SF

# 081 BR

548 SF

# 011 BR LOFT

716 SF

# 091 BR

868 SF

# 10STUDIO496 SF

# 11STUDIO484 SF

8' - 0" 11' - 0" 24' - 0" 16' - 0" 16' - 0" 31' - 10"

39' - 2" 32' - 0" 53' - 2"

32' -

11"

31' -

6"30

' - 8"

A

# 02JUNIOR SUITE 364 SF


# 04DELUXE

KING349 SF

# 01DELUXE

KING 382 SF

# 05STANDARD

KING288 SF

# 06STANDARD

KING283 SF

# 07STANDARD

KING288 SF

# 08STANDARD

KING288 SF

# 09STANDARD

KING283 SF

# 10STANDARD

KING288 SF

# 11DELUXE

KING347 SF



# 14DELUXE

KING381 SF

# 15STANDARD

KING 315 SF

# 16STANDARD

KING 310 SF

# 17STANDARD

KING 315 SF

# 18STANDARD

KING 315 SF

# 19STANDARD

KING 310 SF

# 20STANDARD

KING 315 SF

17' -

2"14

' - 0"

14' -

0"14

' - 0"

14' -

0"14

' - 0"

14' -

0"17

' - 0"

23' - 8" 5' - 6" 12' - 5" 12' - 5" 5' - 6" 21' - 8"

17' -

0"14

' - 0"

14' -

0"14

' - 0"

14' -

0"14

' - 0"

14' -

0"17

' - 2"

23' - 8" 5' - 6" 12' - 5" 12' - 5" 5' - 6" 21' - 8"

9' - 1

"5'

- 7"

32' -

0"32

' - 0"

32' -

0"9'

- 5"

120'

- 1"

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015


NOT FORCONSTRUCTION

3/32" = 1'-0"

4/5/20

18 9:

07:35

PM

\\gen

sler .a

d\pro

jects\

Revit

U ser

Mode

ls\23

564 \A

rchite

cture

- 32 .3

262.0

00_L

ily_G

u ral@

gens

ler.co

m .rvt

Level 11 (DW)

floor plate at bottom of tower withbackpack

32.3262.000

Onelin - EDG Phase



LEVEL 13


NN

SERVICE & CORE

RESI 02 04 08 12

E

G

J

B

06

C

A

# 021 BR

776 SF

# 03STUDIO520 SF

# 04STUDIO516 SF

# 061 BR

638 SF

# 071 BR

805 SF

# 011 BR LOFT

710 SF

# 081 BR

765 SF

# 09STUDIO486 SF

# 05STUDIO534 SF

0301 05 07 09 10 11 13

D

H

F

I

14

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015


NOT FORCONSTRUCTION

3/32" = 1'-0"

4/20/2

018 2

:18:25

PM

\\gen

sler .a

d\pro

jects\

Revit

U ser

Mode

ls\23

564 \A

rchite

cture

- 32 .3

262.0

00_L

ily_G

u ral@

gens

ler.co

m .rvt

Level 13 (DW)

smallest floor plate at bottom of tower

32.3262.000

Onelin - EDG Phase



LEVEL 24


N

SERVICE & CORE

RESI 02 04 08 12

E

G

J

B

16 17 1806

C

A

# 021 BR

782 SF

# 03STUDIO520 SF

# 04STUDIO515 SF

# 011 BR LOFT

769 SF

# 101 BR

755 SF

# 11STUDIO445 SF

# 05STUDIO520 SF

# 06STUDIO514 SF

# 082 BR

868 SF

# 09STUDIO542 SF

# 071 BR

770 SF

0301 05 07 09 10 11 13 15

D

H

F

I

14

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015


NOT FORCONSTRUCTION

3/32" = 1'-0"

4/20/2

018 2

:18:25

PM

\\gen

sler .a

d\pro

jects\

Revit

U ser

Mode

ls\23

564 \A

rchite

cture

- 32 .3

262.0

00_L

ily_G

u ral@

gens

ler.co

m .rvt

Level 24 (DW)

floor plate in mid-tower

32.3262.000

Onelin - EDG Phase



LEVEL 35


N

SERVICE & CORE

RESI 02 04 08 12

E

G

J

B

16 17 1806

C

A

2 BR 899 SF

# 09STUDIO 514 SF

2 BR903 SF

STUDIO 499 SF

# 08 # 07

# 021 BR

765 SF

# 06

1 BR 849 SF

# 10

STUDIO467 SF

# 11

# 031 BR

771 SF

# 041 BR

765 SF

# 051 BR

765 SF

0301 05 07 09 10 11 13 15

D

H

F

I

14

# 012 BR LOFT

718 SF

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015


NOT FORCONSTRUCTION

3/32" = 1'-0"

4/20/2

018 2

:18:27

PM

\\gen

sler .a

d\pro

jects\

Revit

U ser

Mode

ls\23

564 \A

rchite

cture

- 32 .3

262.0

00_L

ily_G

u ral@

gens

ler.co

m .rvt

Level 36 (L)

Unnamed

32.3262.000

Onelin - EDG Phase



LEVEL 45


SERVICE & CORE

RESIDENTIAL AMENITY

02 04 08 12

E

G

J

B

16 17 1806

C

A

0301 05 07 09 10 11 13 15

D

H

F

I

14

RESIDENTIALAMENITY

© Gensler

Date Description

Project Name

Project Number

Description

Scale

Seal / Signature

2015


NOT FORCONSTRUCTION

3/32" = 1'-0"

4/20/2

018 2

:18:29

PM

\\gen

sler .a

d\pro

jects\

Revit

U ser

Mode

ls\23

564 \A

rchite

cture

- 32 .3

262.0

00_L

ily_G

u ral@

gens

ler.co

m .rvt

Level 45 (A)

Resi Amenity

32.3262.000

Onelin - EDG Phase


1916 BOREN EARLY DESIGN GUIDANCE - Seattle.gov

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