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Published by Todd Bishop

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Published by: Todd Bishop on Mar 01, 2012
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07/10/2013

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DRAFT
Project#3013151,#3013153,#3013154
EarlyDesignGuidanceSubmittal
February23,2012
 
TableofContents
1Statementofdevelopmentobjectives2
2
Urbandesignanalysis3
3
Designguidelines
16
4Siteanalysis
17
5Threefeasiblealternativearchitecturalconcepts22
6
StudiesandSketchesatstreetlevel27
7
Summaryofpotentialdevelopmentstandarddepartures
29
1
StatementofDevelopmentObjectives
TheproposalistoapplyforaPlannedCommunityDevelopment(PCD)todesignandconstructofficebuildingson3blocksintheDennyTriangleUrbanVillage.APCDisbeingpursuedbecauseoftheintentiontophasedevelopmentofmultiplecityblocksovertime.Thedevelopmentisanticipatedtooccurinthreephasescorrespondingtoeachofthethreeblocks.PhaseOnewillconsistofapproximately
1,034,257
GSF
(1,016,876
FAR)officebuildingincludingaccessoryretailandexemptmechanicalspace,andupto6levelsofundergroundparkingaccommodatingupto
1,074
automobiles.PhaseOnewillalsoincludeanapproximately
40,000
GSFauditorium,accessorytotheofficeuse,thatwillseatupto
2,000
people.PhasesTwoandThreewillfollowwith
1,150,070
GSF
(1,088,640
FAR)and
1,135,103
GSF
(1,074,472
FAR)officetowersrespectively.LikePhaseOne,PhasesTwoandThreewillincludesomeaccessoryretailandupto6levelsofundergroundparkingwithupto
1,150
stallsinPhaseTwoand
1,135
stallsinPhaseThree.
________________________________________________________________________~___L----------------------------------------------
2
DRAFTProject#3013151,#3013153,#3013154
EarlyDesignGuidanceSubmittal
February
23,2012
 
UrbanDesignAnalysis
ZoningMapandSummary
---ZONING
L...-_J
RECENTURBANDEVELOPMENTPROJECTSITES
SiteAddress:
Block14:2021SeventhAvenue(#3013151)Block19:2101SeventhAvenue(#3013154)Block20:2100SeventhAvenue(#3013153)
23.49.056
Minimum
Fa~ade
Height:
a.35'onWestlakealongpropertylineb.25'onBlanchard,Lenora,6th,7thand8thalongpropertyline
c.
Westlakerequiresapropertylinefacade
Fa~ade
TransparencyRequirements:·
a.WestlakeandBlanchardrequireaminimumof60%ofeachstreetlevelstreet-facingfa~adeofnon-residentialbuildingstobetransparent.b.Lenora,6th,7thand8threquireaminimumof30percentofeachstreetlevel
street-Iacinq
facadebetransparent.
c.
Thetransparencyistobebetween2'and8'abovethesidewalk
Blank
Facade
limits:
a.OnWestlakeandBlanchard,blankfacadesarelimitedto15',exceptforgaragedoors,andthetotalwidthofallblankfacades,includinggaragedoors,maynotexceed40%ofstreetfacades.b.On6th,7th,8th,LenoraandVirginia,blankfacadesarelimitedto30',exceptforgaragedoors,andthetotalwidthofallblankfacades,includinggaragedoors,maynotexceed70%.
StreetClassifications:
a.BlanchardandBellaregreenstreets.b.Westlakeand5thareClass1pedestrianstreets.
c.
Virginia,Lenora,Battery,6th,7thand8tharealldesignatedClassIIpedestrianstreets(Map1H)
Landscaping:
DennyTriangleUrbanCenterrequireslandscapingataminimumof18"widealongentirestreetlotlineswithin5'ofcurb.Theonlyexceptionsareforvehicle/pedestrianentry/egressandmustbelessthan50%oflengthoffacade.Ifthereisanopenspaceprovided10'deepandgreaterthan300SF,itmustbelandscaped
23.49.058
UpperLevelSetbacks:
Acontinuousupper-levelsetbackof15'mustbeprovidedonthestreetfrontageabuttingagreenstreet,i.e.BlanchardStreet,ataheightof45'(Table23.49.058A)
Upper-LevelWidthLimit
Onlotsthatexceed200'inwidthanddepth,themaxi-mumfacadewidthparalleltoaNorth-SouthAvenueis145'above240'inheight,andthetowermustbeseparatedby80'fromanyothertowerabove240'onthesamelot(23.49.058C)
Fa~ade
Modulation:
Facadesmustbemodulatedabove85'orsteppedback15'foratleast60'width.Themaximumlengthofun-modulatedfacadesvariesbyheightstartingwithnolimitbelow85',then:a.155'maxbetween86'and160'b.125'maxbetween161'and240',and;
c.
100'between241'and500'
Zone:
DOC2500/300-500
23.49.008
StructureHeightlimit:
500feetfornon-residentialuse
23.49.009
StreetLevelUse:
ThefollowingisexemptfromFAR:Streetleveluses,includingretailAreasbelowgradeSpaceforamenitypublicbenefitfeaturesStreetlevelusesarenotrequired,exceptalongWest-lakeAvenue(Map1G)
23.49.011
FloorAreaRatio(FAR):
Base5Maximum14Thereisanallowanceof3
V2%
ofgrossfloorareaformechanicalequipmentafterdeductingexemptions
23.54.035
LoadingBerthRequirements:
Officeisalowdemanduse.For920,000to1,060,000GSF9berthsarerequired.For1,060,000to1,200,000GSF10berthsarerequred(TableA).Forlowandmediumdemanduses,loadingberthsaretobemin10'widex35'long,butcanbereducedinlengthto25'longwithDPDDirectorapproval.
23.49.019
AutomobileandBicycleParkingRequirements:
Noparkingrequiredinurbancenters.Officeusere-quires1off-streetbikespaceper5,000SF.Retailuserequires1off-streetbikespaceper5,000SF.Afterthefirst50spacesuse
V2
theratioabove.
23.54.040
SolidWaste
&
RecyclableMaterialsStorage:
Forcommercialusesof200,001SForgreater,mini-mumstoragearealocatedwithinpropertylinemustbeaminimumof500SFandshallnotbelocatedbetweenastreet-facingfacadeofthestructureandthestreet.
23.49.042
Uses:
RetailandOfficearepermitteduses
----------------------------------------------------------------------------------------------------------------------------------------------------------3
DRAFT
Project#3013151,#3013153,#3013154EarlyDesignGuidanceSubmittal
February23,2012

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