MARTIN SELIG REAL ESTATE
400 WESTLAKE
400 WESTLAKE AVENUE NORTH | PROJECT 3022779 | WEST DESIGN REVIEW BOARD | DESIGN RECOMMENDATION APRIL 18, 2018
CONTENTS /
SECTION 01 : PROPOSAL Program Site Photos
2
SECTION 02 : PROJECT PROGRESSION Massing in Context ARC Meeting Timeline Landmark Facade Restoration & Preservation
12
SECTION 03 : DEVELOPMENT STANDARDS & ZONING
16
SECTION 04 : LIVING BUILDING PILOT DETAILS
18
SECTION 05 : SELECTED DESIGN REVIEW GUIDELINES
20
SECTION 06 : ITEMIZED RESPONSE TO EDG (1) Massing and Relationship to Context (2) Architectural Concept & Materiality (3) Streetscape & Entries (4) Signage & Lighting
22
SECTION 07 : FLOOR PLANS
28
SECTION 08 : LANDSCAPE DESIGN Landscape Plan Plants, Materials, Features
38
SECTION 09 : ELEVATIONS
40
SECTION 10 : MATERIAL & COLOR Material & Color Palette Typical Ground Floor Entry Bike Room Entry Tower Gasket at Level 03 Typical Slots & Extrusions
48
SECTION 11 : RENDERINGS
60
SECTION 12 : EXTERIOR LIGHTING DESIGN
68
SECTION 13 : SIGNAGE CONCEPT & DESIGN
70
SECTION 14 : SECTIONS
72
SECTION 15 : DEPARTURES Rooftop Features Parking Space Standards Pedestrian Street Facade Setback Overhead Weather Protection
74
APPENDIX A : MHA DESIGN OPTION
82
APPENDIX B : BOARD GUIDANCE FROM EDG
86
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
1 
PROPOSAL / 400 WESTLAKE
2
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
PROGRAM /
Development Program:
Existing Landmark Building:
220,000 SF of Office
Constructed in 1929, the building at 400 Westlake was designed by the Austin Company for Firestone Tire and Rubber Company. The building has been in continuous use by Firestone since it was built and is a designated Seattle Landmark.
7,500 SF of Retail 67 Car Stalls 195 Bike Stalls
The terra cotta ornament on the exterior is characteristic of the Art Deco style: fluted piers and window surrounds capped by cartouche treatments, scalloped spandrel decoration, and embossed Firestone crests.
Design Objectives:
To preserve and enhance the existing landmarked building. To design an engaging retail and pedestrian experience. To design an addition to the landmark that is compatible yet differentiated.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
3 
NINE-BLOCK AXONOMETRIC /
2
1
8
3
7
4
AKE
STL
WE 9
AVE
6
T.
S SON
RI
HAR
5
4
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
NINE-BLOCK VICINITY MAP /
1
7
2
1
2
3
4
5
6
7
8
9
8 3
6
9
4
5
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
5 
SOUTH LAKE UNION ZONING OVERLAY /
SM-SLU 145
SM-85
SM-SLU 85/65-160
SM-SLU/R 65/95
Site
SM-85
SM-SLU/R 65/95
SM-SLU 160/85-280
SM-SLU 240/125-400
6
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
NINE-BLOCK ZONING OVERLAY /
Republican St
Terrry Ave N
Westlake Ave N Harrison St. Site Commercial / Office Retail
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
7 
COMPOSITE SITE PLAN /
401-415 Westlake Retail Buildings 1-Story
325 Westlake Retail Building 1-Story
435 Westlake Tesla Motors Office and Showroom 2-Stories
Westlake Ave N
428 Westlake Office Building 6-Stories
Terry Ave N
Harrison St
Westlake Terry West Office Building 5-Stories
Lobby Retail Parking + Loading
Westlake Terry East Office Building 4-Stories
401 Terry Ave N Institute for Systems Biology 4-Stories
Bike Storage Pedestrian Entry Vehicle Entry
Republican St
8
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
COMPOSITE GROUND FLOOR PLAN /
Westlake Ave N
180’ 45’ 6” 20’
26’
49’ 6”
4’ 1” SETBACK
108’
Harrison St
20’
50’
15’
45’ 11”
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
9
MASSING CONCEPT IN CONTEXT /
The addition is smaller than
The horizontal bands establish
what is allowed by zoning.
a proportional relationship to the historic building.
A setback above the podium separates the addition from the landmark building.
10
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
MASSING CONCEPT IN CONTEXT /
Slots, proportionate to the bays on the historic building, reduce the scale of the addition and make the facade more dynamic.
Setbacks on Westlake and
The proposal is scaled and
Harrison make the historic
modulated in a way that is
building more prominent.
responsive to the history of the site and contextual cues.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
11 
ARCHITECTURE REVIEW COMMITTEE TIMELINE /
EDG
08/16
10/16
LPB
12/16
01/17
07/17
12/17
12/16
TOWER MASSING HISTORIC FACADE SOIL
02/16
04/18
01/03
P P P
RETAIL GLAZING TOWER SETBACKS HISTORIC WINDOWS ALLEY FACADE EXTERIOR LIGHTING BANDING & BALCONIES 12
DRB
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
P
P
P
P P
P
MASSING PROGRESSION /
ARC 1
ARC 2
EDG 1
ARC 3
ARC 4
ARC 5
ARC 6
ARC 7 & DRB 1
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
13 
LANDMARK FACADE RESTORATION & PRESERVATION /
1
Preserve Facade Scale
2
Replacement In Kind Metal Sash Windows
3
Restore Firestone Emblems
4
Restore And Weatherproof Terra Cotta Ornament And Facade
5
Restore Fluted Columns
6
Preserve Bay Height
7
Preserve Corner Presence
8
Preserve Cornice Line
8
4 3 1
5
14
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
7
6
2
LANDMARK FACADE DETAILS /
2
3
4
4
5 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
15 
DEVELOPMENT STANDARDS & ZONING DATA /
MASSING, CURRENT PERMISSIBLE BY CODE ZONE SM-SLU 175/ 85-280 | SOUTH LAKE UNION URBAN CENTER OVERLAY BASE HEIGHT FOR OFFICE / LIVING BUILDING CHALLENGE 175’ / 195’ BASE FAR / LIVING BUILDING CHALLENGE 8 / 9.2 BASE HEIGHT FOR RESIDENTIAL / LIVING BUILDING CHALLENGE 280’ / 310’ LIVING BUILDING CHALLENGE BONUS
SMC 23.48.245.D + 280’ / 310’
15% EXTRA FAR
UPPER LEVEL FACADE MODULATION REQUIRED
20’ EXTRA HEIGHT STREET LEVEL USES REQUIRED SMC 23.48.245.A
+ 175’ / 195’
FACADE MODULATION REQUIRED ABOVE PODIUM HEIGHT OF 65’ 65’ TO 145’ HEIGHT
= UP TO 150’ WITHOUT MODULATION
ABOVE 145’ HEIGHT
= UP TO 120’ WITHOUT MODULATION
RESIDENTIAL FLOOR PLATE AREA LIMITED TO 50% OF SITE AREA = 9,720 SF
15
’
+ 145’
RESIDENTIAL AREA IN A MIXED USE PROJECT IS CHARGEABLE PER 23.48.009
PARKING
12
0’
+ 65’
NONE REQUIRED 1 STALL PER 1000 SF OFFICE MAXIMUM PER CODE
15
+ 0’
0’
S I WEST PE LA DE KE ST AV RIA E NS N TR EE
AREA IN LANDMARK STRUCTURE IS FAR EXEMPT
T
CL
PAYMENT MAY BE MADE IN LIEU OF PROVISION OF OPEN SPACE
AS
EE T
20 SF PER 1000 SF OF OFFICE SPACE
CL
AS S H II AR PE R DE ISO ST N RI ST AN ST R
OPEN SPACE
SMC 23.48.220.b
* With Living Building Challenge 16
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
DEVELOPMENT STANDARDS & ZONING DATA /
REQUIRED STREET-LEVEL USE
BUILDING HEIGHT
WESTLAKE AVENUE NORTH
205’
CLASS I PEDESTRIAN STREET
BUILDING FAR
75% MINIMUM REQUIRED USES
10
HARRISON STREET
BUILDING HEIGHT FOR RESIDENTIAL
CLASS II PEDESTRIAN STREET
320’
75% MINIMUM REQUIRED USES
37’ 5”
18’ 1”
MASSING, PENDING CURRENT LEGISLATION
Westlake Avenue
+25% EXTRA FAR
180’ - 00”
100.0%
Bike Room
18’ - 01”
10.0%
Office Lobby
22’ - 07”
12.5%
+ 320’
+30’ EXTRA HEIGHT
Total
+ 205’
22’ 7”
PENDING LEGISLATION BONUS
22.5%
Retail 1
37’ - 05”
20.8%
Retail 2
97’ - 11”
54.4% 75.2%
+ 145’
100.0%
Retail 2
104’ - 00”
96.3%
0’
15
+ 0’
0’
T
AS S H II AR PE R DE ISO ST N RI ST AN ST R
EE T
S I WEST PE LA DE KE ST AV RIA E NS N TR EE
104’ 0”
CL
AS
108’ - 00”
12
+ 65’
CL
Harrison Street
97’ 11”
15
’
Total
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
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LIVING BUILDING PILOT PROJECT DETAILS /
REQUIRED AMOUNT OF RENEWABLE ENERGY PRODUCTION
ILFI REQUIREMENTS
ENERGY PRODUCTION (ON-SITE/OFF-SITE) MUST OFFSET AN EUI OF 31 (110% X 28 EUI = 31 EUI). THE 400 WESTLAKE RENEWABLE ENERGY PRODUCTION PRODUCES 105% OF THE PROJECT ENERGY REQUIREMENTS. ENERGY IMPERATIVE 06 - NET POSITIVE ENERGY *OFF-SITE RENEWABLE EXCEPTION PLACE IMPERATIVE IMPERATIVE IMPERATIVE IMPERATIVE
01 - LIMITS TO GROWTH 02 - URBAN AGRICULTURE 03 - HABITAT EXCHANGE 04 - HUMAN POWERED LIVING
BEAUTY IMPERATIVE 19 - BEAUTY + SPIRIT IMPERATIVE 20 - INSPIRATION + EDUCATION
CITY OF SEATTLE REQUIREMENTS • TOTAL BUILDING ENERGY USE IS 75% OR LESS OF 2012 SEATTLE ENERGY CODE 400 WESTLAKE PETAL MATRIX TARGETS • PROJECT USES ONLY NON-POTABLE WATER FOR NON-POTABLE USES
ON-SITE PV AT OPTIMAL SOLAR EXPOSURE
EQ
AC
E
CARVE PL
TY
BEAU
SETBACK UIT
PURCHASED PV PANELS:
Y
HEAL TH +
GY ER
18
EN
T MA
HAPP
LS
IA ER
INES S
WATER
• • • •
75% OR LESS ENERGY USES ONLY NONPOTABLE WATER 15% MORE FLOOR AREA 20’ ADDITIONAL BUILDING HEIGHT
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
CONTEXT
OFF-SITE PV IN WASHINGTON STATE EQUAL TO THE AREA OF 5 1/2 ROOFTOP ARRAYS
LIVING BUILDING PILOT PROJECT DETAILS /
URBAN AGRICULTURE, CASCADE PEOPLE’S CENTER P-PATCH
ILFI REQUIREMENTS
• • • • • •
200 SF MINIMUM WITHIN PROJECT’S COMMUNITY MATERIALS COMPLY WITH MATERIAL PETAL BUILT AND MAINTAINED BY VOLUNTEERS FOR CASCADE PEOPLE’S CENTER P-PATCH WILL BE OPERATION AT THE TIME OF ILFI PERFORMANCE AUDIT TEAM TO PROVIDE DESIGN SERVICES AND CONSTRUCTION MATERIALS
Site Walking Path to P-Patch Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
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APPLICANT-SELECTED DESIGN REVIEW GUIDELINES /
ARCHITECTURAL CONTEXT AND CHARACTER CS3-I HEIGHT, BULK, AND SCALE: Articulate the building facades vertically or horizontally in intervals that relate to the existing structures or existing pattern of development in the vicinity. CS3-II ARCHITECTURAL CONTEXT: Re-use and preserve important buildings and landmarks when possible. Respond to the history and character in the adjacent vicinity in terms of patterns, style, and scale. Encourage historic character to be revealed and reclaimed, for example: through use of community artifacts, and historic materials, forms and textures. DESIGN RESPONSE: The proposal will breath new life into the prominent quarter block corner site through an extensive restoration and rehabilitation of the historic Firestone building facade, pedestrian-focused retail spaces, and landscape improvements. The materials and details in the new addition are consistent with the character and distinct quality of the neighborhood. Left: View from Harrison Street facing west
URBAN PATTERN AND FORM CS2-II HEIGHT, BULK, AND SCALE: Address both the pedestrian and auto experience through building placement, scale and details with specific attention to regional transportation corridors such as Mercer, Aurora, Fairview and Westlake. These locations, pending changes in traffic patterns, may evolve with transportation improvements. Encourage stepping back an elevation at upper levels for development taller than 55 feet to take advantage of views and increase sunlight at street level. Where stepping back upper floors is not practical or appropriate other design considerations may be considered, such as modulations or separations between structures. DESIGN RESPONSE: The proposal uses a combination of strategies to achieve a massing and form that is responsive and appropriate for the site and context. A notable setback at the first level above the landmark building separates the addition from landmark building. The proposal’s facade design is articulated with relief and modulation to create rhythm and establish proportional relationships to the landmark building.
Left: View from Westlake Avenue North facing north
20
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
APPLICANT-SELECTED DESIGN REVIEW GUIDELINES /
PEDESTRIAN-FOCUSED STREET LEVEL PL1-III PEDESTRIAN OPEN SPACES AND ENTRANCES: New developments are encouraged to work with the Design Review Board and interested citizens to provide features that enhance the public realm, i.e. the transition zone between private property and the public right of way. The Board is generally willing to consider a departure in open space requirements if the project proponent provides an acceptable plan for features PL3-II HUMAN ACTIVITY: Create graceful transitions at the streetscape level between the public and private uses. Create businesses and community activity clusters through collocation of retail and pedestrian uses as well as other high pedestrian traffic opportunities. DESIGN RESPONSE: The two primary street frontages of the proposal will be transformed with gracious landscaping, thoughtfully designed hardscaping, and ground floor retail uses that add vitality and energy to the street. The restoration of the landmark building will strengthen the area as a destination and respect the context and history of the neighborhood. Left: View from Westlake Avenue North facing south
PUBLIC LIFE AND SAFETY PL2-I STREETSCAPE COMPATIBILITY: The vision for street level uses in South Lake Union is a completed network of sidewalks that successfully accommodate pedestrians. Streetscape compatibility is a high priority of the neighborhood with redevelopment. Sidewalk-related spaces should appear safe, welcoming and open to the general public. PL2-II PERSONAL SAFETY AND SECURITY: Enhance public safety throughout the neighborhood to foster 18-hour public activity. DC3-I LANDSCAPING TO REINFORCE DESIGN CONTINUITY: Where appropriate, install indigenous trees and plants to improve aesthetics, capture water and create habitat. DESIGN RESPONSE: The design proposal will foster a healthy pedestrian network through the restoration of the landmark building, landscape improvements, and the addition of ground floor retail spaces on Westlake Avenue North and Harrison Street. Multiple curb cuts currently serving automobile oriented uses will be removed to create a generous sidewalk zone with no curbcuts and with access to continuous street level pedestrian oriented uses. The pedestrian realm will be well illuminated at night. Left: View from Westlake Avenue North facing east
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
21 
ITEMIZED RESPONSE TO EDG / (1) MASSING AND RELATIONSHIP TO LANDMARK & CONTEXT /
EDG GUIDANCE:
DESIGN RESPONSE:
•
•
The notches and balconies have been developed and enhanced by including an additional horizontal band and additional notch and balcony on each of the primary frontages.
•
The taller height alternative including Living Building Pilot and HALA bonuses has been developed.
•
22
The Board discussed the strengths of the different massing options and unanimously supported the notches and balconies shown in the massing Option 3 alternatives as the voids and projections form a playful counterpoint to the rational landmark building. The Board specified their preference for the taller height shown in Alternate 3.B, which incorporates the Living Building Pilot code provisions and anticipated HALA height and FAR bonuses, as the slender proportion has the best potential to create a vertical architectural presence.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
ITEMIZED RESPONSE TO EDG / (1) MASSING AND RELATIONSHIP TO LANDMARK & CONTEXT /
A scale and proportional
A modulation and scale
An articulation and
relationship to the historic
relationship to the historic
expression relationship
building is established by
building is established by the
is established by the fine
the horizontal bands of the
vertical slots of the addition,
grained vertical emphasis
addition which relate to the
which relate to the historic
of the addition, within the
historic building height.
bays.
horizontal bands, which relates to the historic fretwork ornamentation.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
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ITEMIZED RESPONSE TO EDG / (2) ARCHITECTURAL CONCEPT & MATERIALITY /
EDG COMMENTS: The Board was supportive of an architectural concept that is complimentary to the landmark, but can also stand on its own and gave guidance for further design development. a. The Board found the depth of the proposed insets and balconies critical to the dynamism of the façade. The Board unanimously agreed these insets should remain open to the sky as shown. (CS2‐A‐2, DC2‐A‐2, DC2‐B, DC2‐C‐1) b. Echoing public comment, the Board supported integrating texture into the façade composition to avoid a glass box appearance, similar to the vertical textural elements shown in the rendering on page 69. When further developing the materiality for the upper volume, the Board encouraged studying light, transparency, color and potentially using materials which reference the landmark below. (DC2‐B‐1, DC2‐D, DC4‐A‐1) c. The Board noted the proposal will be very visible on all four elevations and agreed that all facades should be clad with the same quality of materials. The Board also suggested exploring a light and air easement in order to be able to continue glazing over to the north façade. (DC2‐A, DC2‐B, DC4‐A‐1) d. The Board expressed interest in seeing how the Living Building Petals will be integrated into the project and notated their support for integral sustainability rather than gratuitous sustainable strategies. (CS1‐I‐i.) DESIGN RESPONSE: a. The depth of the slots has remained unchanged since EDG. The addition of a middle slot creates a more dynamic and modulated facade. b. The perforated metal fins on each of the four facades adds rhythm and texture to the massing and compliments the terra cotta fluting on the landmark building below. The aluminum profiles that wrap each massing element articulate the massing and create further shadow and light play. c. The vision glass, shadow box glass, perforated metal fins, and aluminum profiles wrap all four sides of the proposal. The opaque wall on the east facade is clad with textured precast concrete panels scaled to compliment the size and rhythm of the curtain wall grid. d. The Living Building Pilot Project Petals for energy, place, and beauty are visually expressed in the design. The photovoltaic array on the roof reduces the building’s energy demand. The ground floor bike storage room off of Westlake encourages sustainable transportation and two graciously lit stairwells promote a healthy alternative to taking the elevator.
EDG Massing shown for comparison. 24
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
ITEMIZED RESPONSE TO EDG / (2) ARCHITECTURAL CONCEPT & MATERIALITY /
The proposed perforated vertical fins add an ephemeral counterpoint to the historic buildings terra cotta fretwork, and are comparable in scale to the fins at the Allen Institute a few blocks north on Westlake.
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
25 
ITEMIZED RESPONSE TO EDG / (3) STREETSCAPE & ENTRIES /
EDG COMMENTS: The Board was supportive of the design intent to preserve the character of the building with large, recessed glazing and ensuring the visibility the terra cotta detailing. a. The Board strongly supported the scale of the recessed bay glazing as it reinforces the original architecture. While the Board supported the idea of operable glazing, they acknowledged this feature will be dependent on future tenants. In either case, the Board encouraged the glazing to be as open and porous as possible. (PL3‐C‐1, DC2‐B) b. Related to the proposed departure for overhead weather protection, the Board recommended exploring other ways to provide pedestrian amenities along the streetscape, such as seating, public art, selection of tree species, etc. in a way that is celebratory of the South Lake Union neighborhood. (PL1‐B, PL1‐III‐i) c. In order to identify the entries and improve wayfinding, the Board recommended studying limited overhead protection at entries, setting back the glazing further into a recessed type of arcade, differentiating paving, and/or other pedestrian cues. (CS2‐B‐2, PL1‐B, PL1‐III‐I, PL3‐A) d. For the streetscape design, the Board recommended referring to the Market to MOHAI Pedestrian Corridor Plan for desirable sidewalk width and anticipated pedestrian volumes. (CS2‐B‐2, PL1‐B, PL1‐III‐i) DESIGN RESPONSE: a. The setback at the ground floor has been doubled, making the landmark facades even more prominent than the design shown at EDG. b. The landscape design provides public seating in the right of way and uses appropriate tree and plant species to create a welcoming pedestrian experience. c. The increased setback at the ground floor glazing creates more prominence at the retail, office, and bike room entry vestibules. d. The landscape design pursues the shared goals of neighborhood, district, and city design plans.
A
A
Retail Curtain Wall 4’ - 1” setback shown in blue
26
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
ITEMIZED RESPONSE TO EDG / (4) SIGNAGE & LIGHTING /
EDG COMMENTS: The Board viewed signage as a unique opportunity for an artistic expression to reflect and acknowledge the automotive historical character and requested a developed signage plan for the next meeting. Agreeing with public comment, the Board supported well‐lit streets and recommended adding pedestrian lighting or incorporating the existing pedestrian lighting to increase visibility. (CS3‐B, DC4‐B, DC4‐C‐1) DESIGN RESPONSE: The lighting design creates a safe atmosphere for members of the public and building occupants. The lighting strategy at the ground floor provides ample lighting for pedestrian safety and intuitive wayfinding. Thoughtful placement of lighting on the landmark building emphasizes historic features and creates dynamics shadows along the terra cotta columns and fluting. Each of the six entry portals provides a space for signage that doesn’t distract from the landmark building.
1
In-grade uplight at columns
2
Signage light at Firestone crests
3
Low profile recessed downlights at metal entry portals
4
Linear wall grazer at terra cotta ornament
5
Linear wall grazer at gasket soffit
6
Linear ground recessed lighting at balcony slots
6
4
5
2
3
4
1
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
27
FLOOR PLAN, PARKING LEVEL 01 /
1
Parking Garage
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical
10
Mechanical
11
Custodial
12
Restroom
10
9
1
2
Pedestrian Entry Vehicle Entry
179'
1
5
1
3
0 28
5 10
20
40
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
9
108'
9
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical
10
Mechanical
11
Custodial
12
Restroom
3 12
24'
2
28'
Parking Garage
2 6
24'
1
17'
FLOOR PLAN, GROUND FLOOR /
Pedestrian Entry
83'
5
31'
Vehicle Entry
48'
9
4
11'
8'
Proposed Curb Under SDOT Review
36'
50'
6
Current Curb Approved by SDOT
0
5 10
20
40
36'
54'
18'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
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FLOOR PLAN, LEVEL 02 /
1
Parking Garage
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical
10
Mechanical
11
Custodial
12
Restroom
5
164'
7
9 11 12
16'
36'
12
0 30
5 10
20
40
16'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
92'
FLOOR PLAN, LEVEL 03 /
1
Parking Garage
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical
10
Mechanical
11
Custodial
12
Restroom
5
7
164'
8
9 11 12
16'
36'
12
0
5 10
20
40
16'
92'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
31 
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical Mechanical
11
Custodial
12
Restroom
10'
9'
10
46'
2
25'
Parking Garage
15'
1
9'
FLOOR PLAN, LEVELS 04 - 06 /
5
7
9
50'
11
120'
12
10'
46'
12
0 32
5 10
20
40
10'
36'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
15'
46'
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical Mechanical
11
Custodial
12
Restroom
10'
105'
10
8
46'
Parking Garage
9'
1
9'
FLOOR PLAN, LEVEL 07 /
5
7
9
50'
11 12
10'
40'
46'
15'
12
0
5 10
20
40
10'
56'
15'
26'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
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FLOOR PLAN, LEVELS 08 - 11 /
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical Mechanical
11
Custodial
12
Restroom
10'
105'
10
45'
Parking Garage
9'
1
10'
Level 08 - 09, Current Legislation
5
7
11 12
12
40'
46'
15'
8
10'
8
0 34
5 10
20
40
50'
9
10'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
56'
15'
26'
FLOOR PLAN, LEVELS 12 - 15 /
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical Mechanical
11
Custodial
12
Restroom
8
10'
15'
9'
10
45'
Parking Garage
50'
1
10'
Levels 10 - 14, Current Legislation
5
7
11 12
50'
9
46'
95'
12
10'
8
0
5 10
20
40
10'
31'
15'
51'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
35 
ROOF PLAN, LEVEL 16 /
2
Parking Entry
3
Bicycle Storage
4
Loading Dock
5
Lobby
6
Tenant Retail
7
Tenant Office
8
Amenity Deck
9
Electrical
10
Mechanical
11
Custodial
12
Restroom
8
11'
Parking Garage
23'
1
8'
Level 15, Current Legislation
5
100'
70'
10
9'
9'
35'
21'
11'
10
9' 0 36
5 10
20
40
9'
15'
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
44'
31'
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
37 
COMPOSITE HARDSCAPE & LANDSCAPE PLAN /
LANDSCAPE PLAN
Green Roof Green Roof Composite Wood Tiles on Pedestals
Seat Element in R.O.W.
Concrete Pavers on Pedestals HARRISON STREET
Composite Wood Tiles on Pedestals
Washed River Rock Paving 7th Floor Terrace Railing. See Arch.
Powder Coated Metal Planter with Shrubs, Perennials, Ornamental Grasses and Small Trees
Window Washing Access 3rd Floor Terrace
C.I.P. Concrete Band around All Street Planting Beds Walk-off Strip Pedestrian Light Poles
Permeable Paving Proposed Curb under SDOT Review Bike Racks Planter Protection Rail WESTLAKE AVENUE N.
BIKE RACK
CONCRETE PAVERS ON PEDESTALS
COMPOSITE WOOD TILES
Bike Rack
Concrete Pavers on Pedestals
Composite Wood Tiles on Pedestals
38
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
Seat Element in R.O.W. Trash Receptacle
POWDER COATED METAL PLANTER
Powder Coated Metal Planter
CONCRETE SEAT WITH STONE CAP
Concrete Seat Element with Stone Cap in R.O.W.
LANDSCAPE DETAILS /
PLANTS PLANTS ONON GRADE ON GRADE PLANTS GRADE
1
4
8 1. 2. 3. 4. 5. 6. 7. 8.
1
4
PLANTS PLANTS LEVEL ON 16 16 PLANTS ONON LEVEL 16 LEVEL
2
5
5
2
3
6
6
1
1
2
2
5
5
6
6
8
8
9
9
3
4
3
4
3
7
7
7
7 10
10
1. Acer 1. palmatum Acer palmatum / Japanese / Japanese Maple Maple 2. Ilex x2.‘Mondo’ Ilex x ‘Mondo’ / Little Rascal / LittleHolly Rascal Holly 3. Leucothoe 3. Leucothoe fontanesiana fontanesiana ‘Zeblid’ /‘Zeblid’ Scarletta / Scarletta Fetterbush Fetterbush 4. Dryopteris 4. Dryopteris erythrosora erythrosora / Autumn/ Autumn Fern Fern 5. Hakonechloa 5. Hakonechloa macra ‘Aureola’ macra ‘Aureola’ / Japanese / Japanese Forest Grass Forest Grass 6. Hemerocallis 6. Hemerocallis ‘Stella de ‘Stella Oro’ / de Stella Oro’ De / Stella Oro Daylily De Oro Daylily 8 9 9 10 10 11 11 7. Lavandula 7. Lavandula angustifolia angustifolia ‘Munstead’ ‘Munstead’ / English/ Lavender English Lavender 8. Calamagrostis × acutiflora × acutiflora ‘Karl Foerster’ ‘Karl Foerster’ / Foerster’s / Foerster’s Feather Feather Reed Grass Reed Grass Quercus 1. Quercus suber / Cork suberOak / Cork Oak 9. Rudbeckia 9. Rudbeckia fulgida / fulgida Orange/ Coneflower Orange Coneflower 8. Calamagrostis 9. Sedum 9. tetractinum Sedum tetractinum ‘Coral Reef’ ‘Coral / Chinese Reef’ / Chinese Sedum Sedum Ulmus 2. ‘Homestead’ Ulmus ‘Homestead’ / Homestead / Homestead Elm Elm 10. Prunus 10.laurocerasus Prunus laurocerasus ‘Mount Vernon’ ‘Mount /Vernon’ / 10. Escallonia 10. Escallonia ‘Compakta’ ‘Compakta’ / Compact / Compact Escallonia Escallonia Berberis 3. Berberis thunbergii thunbergii ‘Goruzam’ ‘Goruzam’ / Golden/ Ruby Golden Barberry Ruby Barberry Mount Vernon MountLaurel Vernon Laurel Liriope 4. muscari Liriope muscari / Lily Turf/ Lily Turf 11. Cornus 11. s. Cornus ‘Kelseyi’ s. ‘Kelseyi’ / Kelsey /Dogwood Kelsey Dogwood Hydrangea 5. Hydrangea paniculata paniculata ‘Jane’ / Little ‘Jane’ Lime / Little Hydrangea Lime Hydrangea Arctostaphylos 6. Arctostaphylos uva-ursi uva-ursi / Kinnikinnick / Kinnikinnick Escallonia 7. Escallonia ‘Compakta’ ‘Compakta’ / Compact / Compact Escallonia Escallonia Lavandula 8. Lavandula a. ‘Hidcote a. ‘Hidcote Blue’ / Hidcote Blue’ / Blue Hidcote English Blue Lavender English Lavender Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
39
ELEVATION, WEST ON WESTLAKE AVENUE NORTH /
1
Monocrystalline Bifacial PV Glass
2
Formed Aluminum Panel
3
Cable Guardrail
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
7
Glass Guardrail
8
Aluminum Edge Frame
9
Perforated Metal
10
Existing Terra Cotta
11
Firestone Emblem
12
Existing Window Replica
13
Storefront Glass
14
SSG Mullions
15
Black Metal Panel
16
Existing Board-Form Concrete
17
New Cast-in-Place Concrete
18
Corrugated Concrete Panel
19
Metal Louver
20
Spandrel Glass
21
Grey Metal Panel
1 2 3
+195’ Current Legislation 4 9 5 6
8
7
40
+205’ Pending Legislation
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
ENLARGED ELEVATION, WEST ON WESTLAKE AVENUE NORTH /
9
4 5 6
8
10
11
12
13
14
15 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
41 
ELEVATION, SOUTH ON HARRISON STREET /
1
Monocrystalline Bifacial PV Glass
2
Formed Aluminum Panel
3
Cable Guardrail
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
7
Glass Guardrail
8
Aluminum Edge Frame
9
Perforated Metal
1 2 3
10
Existing Terra Cotta
11
Firestone Emblem
12
Existing Window Replica
4
13
Storefront Glass
5
14
SSG Mullions
9
15
Black Metal Panel
16
Existing Board-Form Concrete
17
New Cast-in-Place Concrete
18
Corrugated Concrete Panel
19
Metal Louver
20
Spandrel Glass
21
Grey Metal Panel
42
+205’ Pending Legislation +195’ Current Legislation
6
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
8
ENLARGED ELEVATION, SOUTH ON HARRISON STREET /
4 9
5 6
8
10
11
12
13
14
15 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
43 
ELEVATION, EAST ON ALLEY /
1
Monocrystalline Bifacial PV Glass
2
Formed Aluminum Panel
3
Cable Guardrail
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
7
Glass Guardrail
8
Aluminum Edge Frame
1 2
9
Perforated Metal
3
10
Existing Terra Cotta
11
Firestone Emblem
12
Existing Window Replica
13
Storefront Glass
14
SSG Mullions
15
Black Metal Panel
5
16
Existing Board-Form Concrete
6
17
New Cast-in-Place Concrete
18
Corrugated Concrete Panel
19
Metal Louver
20
Spandrel Glass
21
Grey Metal Panel
+205’ Pending Legislation
4
+195’ Current Legislation
8
9
7
44
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
ENLARGED ELEVATION, EAST ON ALLEY /
4 9
5 6
8
12
16
17
19
9
21
9
18
5
19
9
17
5
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
45 
ELEVATION, NORTH /
1
Monocrystalline Bifacial PV Glass
2
Formed Aluminum Panel
3
Cable Guardrail
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
7
Glass Guardrail
8
Aluminum Edge Frame
9
Perforated Metal
1 2
Existing Terra Cotta
11
Firestone Emblem
12
Existing Window Replica
13
Storefront Glass
14
SSG Mullions
5
15
Black Metal Panel
6
16
Existing Board-Form Concrete
17
New Cast-in-Place Concrete
18
Corrugated Concrete Panel
19
Metal Louver
20
Spandrel Glass
21
Grey Metal Panel
+195’ Current Legislation
4
20
7 2
46
+205’ Pending Legislation
3
10
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
9
8
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
47 
MATERIALS & COLOR PALETTE /
EDG NOTES Echoing public comment, the Board supported integrating texture into the facade composition to avoid a glass box appearance, similar to the vertical textural elements shown in the rendering on page 69. When further developing the materiality for the upper volume, the Board encouraged studying light, transparency, color and potentially using materials which reference the landmark below. (DC2-B-1, DC2-D, DC4-A-1
RESPONSE The tower design has developed to articulate separate masses shifting in space, separated by the balcony slots. The concept of texture has been maintained throughout the design as a crucial element showcasing a vertical expression, shadow, and dimension on the facade. The aluminium fins at each mullion line bring a richness to the facade and a vertical emphasis consistent with the historic Firestone building.
48
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
MATERIALS & COLOR PALETTE /
1
8
15
Monocrystalline Bifacial PV Glass
Aluminum Edge Frame
Black Metal Panel
2
9
Formed Aluminum Panel
Perforated Metal
16
Existing Board Form Concrete
17
New Cast-in-Place Concrete
3
10
18
Cable Guardrail
Existing Terra Cotta
Corrugated Concrete Panel
4
Aluminum Snap Cap
11
Firestone Emblem
12
Existing Window Replica
19
Metal Louver
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
7
Glass Guardrail
13
Storefront Glass
14
SSG Mullions
20
Spandrel Glass
21
Grey Metal Panel
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
49 
MATERIALS & COLOR PALETTE, TYPICAL GROUND FLOOR ENTRY /
D
A
50
C
B
A 4’ - 1”
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
Retail Curtain Wall
E
B
Retail Entry Portal
MATERIALS & COLOR PALETTE, TYPICAL GROUND FLOOR ENTRY /
Linear wall grazer at terra cotta ornament
Curtain wall
Steel structure Weather barrier
4’ - 1”
Signage light at Firestone crests
Insulation
D
Soffit at Curtain Wall
ADA Push Button
4’ - 1”
Linear wall grazer at terra cotta ornament Black metal
Line of vestibule, above 11”
Signage light at Firestone crests Low profile recessed downlight
Line of light shelf, above 6’ - 8” Property Line
C
Retail Entry Wall
E
Soffit at Entry Portal Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
51
MATERIALS & COLOR PALETTE, BIKE ROOM ENTRY /
A
B
A
Bike Room Glazing
B The bike storage room graphic adds texture and energy to the room while expressing the site’s industrial history.
52
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
Bike Room Entry
MATERIALS & COLOR PALETTE, BIKE ROOM ENTRY /
10 22
14
23
15
10
Historic Terra Cotta
13
Storefront Glass
14
SSG Mullions
15
Black Metal
22
Gradient Felt Ceiling
23
Super-graphic Wall
13
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
53 
MATERIALS & COLOR PALETTE, TOWER GASKET AT LEVEL 03 /
E
F
D
A
B
C
54
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
A
Typical Tower Slot
B
Typical Tower Glazing
MATERIALS & COLOR PALETTE, TOWER GASKET AT LEVEL 03 /
Metal panel soffit
10’ - 2” Metal panel
E
Tower Slot Balcony Curtain wall
1’ -0”
6”
1’ - 0”
Metal extrusion Metal extrusion
Metal panel soffit 6’ - 0”
C
Tower CW Fin
D
Tower Slot Fin
F
Soffit at Tower Gasket Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
55
MATERIALS & COLOR PALETTE, TYPICAL TOWER SLOTS & EXTRUSIONS /
A
56
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
B
A
Typical Slot Soffit
B
Typical Slot Bottom
MATERIALS & COLOR PALETTE, TYPICAL TOWER SLOTS & EXTRUSIONS /
8
21 4
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
9
Perforated Metal
21
Metal Plate Panel
14 5
8
21
Aluminum Edge Frame
6
9
14
SSG Mullions
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
57 
MATERIALS & COLOR PALETTE, ALLEY FACADE /
A
58
B
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
A
Elevator Lobby
B
Office
MATERIALS & COLOR PALETTE, ALLEY FACADE /
4 9
4
Aluminum Snap Cap
5
Curtain Wall Glass
6
Curtain Wall Shadow Box
9
Perforated Metal
14
6 8
8
Aluminum Edge Frame
18
5
14
SSG Mullions
18
Corrugated Concrete Panel
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
59 
RENDERINGS /
60
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
RENDERINGS /
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
61 
RENDERINGS /
62
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
RENDERINGS /
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
63 
RENDERINGS /
64
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
RENDERINGS /
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
65 
RENDERINGS /
66
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
RENDERINGS /
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
67 
EXTERIOR LIGHTING PLAN & DETAILS /
1
In-grade uplight at columns
2
Signage light at Firestone crests
1
2 3
Low profile recessed downlights at black metal entry portals
4
Linear wall grazer at terra cotta ornament
4
5
68
Linear wall grazer at gasket soffit
6
Linear ground recessed lighting at balcony slots
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
5
EXTERIOR LIGHTING ELEVATION /
6
5 4
2
1
3
4
1
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
69 
SIGNAGE CONCEPT, BACKLIT LETTERING /
varies 5’ to 7’
2’
Cut-out lettering with LED-blacklight
Black metal
Line of vestibule, above
Line of light shelf, above
Property Line
70
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
SIGNAGE CONCEPT, PROTRUDING FIN /
varies 5’ to 7’
8”
Black metal
Line of vestibule, above Metal fin with cut-out lettering Line of light shelf, above
Property Line
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
71
BUILDING SECTION, FACING EAST /
1
Parking Garage
2
Parking Ramp
3
Parking Elevator
4
Transformer Vault
5
Electrical
6
Rainwater Storage
7
Bicycle Storage
8
Office Lobby
9
Loading Dock
10
Tenant Retail
11
Tenant Office
12
Amenity Deck
13
Rooftop Mechanical
220’
12
13
12 +205’ Pending Legislation
11
+195’ Current Legislation
11 11 11
146’
11 11 11 11 12
11
84’
11 11 11 11
12
11
8
20’
9
10 0’
7 2 1 1
72
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
34’
3
1
1
4
5
BUILDING SECTION, FACING SOUTH /
1
Parking Garage
2
Parking Ramp
3
Parking Elevator
4
Transformer Vault
5
Electrical
6
Rainwater Storage
7
Bicycle Storage
8
Office Lobby
9
Loading Dock
10
Tenant Retail
11
Tenant Office
12
Amenity Deck
13
Rooftop Mechanical
220’
13
12 +205’ Pending legislation +195’ Current Legislation
11 11 11 11
146’
11 11 11 11 11
84’
11 11 11 12
11 11
34’ 20’
8 0’
1
1 1
1
6
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
73
DEPARTURE, ROOFTOP FEATURES /
SMC 23.48.025.C ROOFTOP FEATURES 7.
At the applicant’s option, the combined total coverage of all features listed in subsections 23.48.025.C.4 and 23.48.025.C.5 may be increased to 65 percent of the roof area, provided that all of the following are satisfied:
a. All mechanical equipment is screened; and
b. No rooftop features are located closer than 10 feet to the roof edge.
PROPOSED DEPARTURE Request departure to allow rooftop features within 10 feet of the roof edge. The proposal contains rooftop features on approximately 43% of the total roof area. The rooftop features exist within 10 feet of the roof edge for 93’ linear feet of the east facade (57% of the 162’ facade length). The east facade is the alley facade.
RATIONALE The proposal sets back 10’ at Harrison Street and Westlake Avenue North to create relationships with the landmark building below and to create a more spacious and daylit right of way. The proposal is pursuing Living Building Petal Certification. The Energy Petal requires the use of a highly efficient network of mechanical systems on the roof. The mechanical systems required use more than 25% of the roof area. The street setbacks and the mechanical system size result in a side core configuration being the most efficient solution. However, the side core configuration requires stair and elevator overruns to be placed within 10’ of the east facade and roof edge. A traditional center core configuration would place unsightly mechanical systems or mechanical screen walls closer to the perimeter of the building. Rooftop features that are less visible from the street below strengthen the relationship between the landmark building and the simple massing of the addition. The proposed departure more strongly supports the mission of the South Lake Union Design Guideline DC2.I Architectural Concept and Consistency than a design with a center core configuation.
74
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
DEPARTURE, ROOFTOP FEATURES /
10’ Rooftop Setback Rooftop Features Area Requiring Allowance
1 Traditional center core configuration
2 Set back building perimeter from property line
3 Set back core from prominent building roof edge
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
75
DEPARTURE, PARKING SPACE STANDARDS /
SMC 23.54.030 PARKING SPACE STANDARDS
PROPOSED DEPARTURE
RATIONALE
B.
Parking space requirements. The required size of parking spaces shall be determined by whether the parking is for a residential, live-work, or non-residential use. In structures containing residential uses and also containing either non-residential uses or live-work units, parking that is clearly set aside and reserved for residential or live-work use shall meet the standards of subsection 23.54.030.B.1; parking for all other uses within the structure shall meet the standards of subsection 23.54.030.B.2. All uses shall provide barrier-free accessible parking if required by the Building Code, Subtitle I of Title 22, or the Residential Code, Subtitle IA of Title 22.
Request departure to allow the proposal to provide fewer large parking stalls than the minimum ratio requires.
The constraints of the site, the building structural system, and the atypical shoring strategy required to preserve the landmark building severely limit the possible locations for large size stalls.
2. Non-residential uses
Stalls
Medium
Large
Minimum Required
24 35%
N/A
24 35%
Quantity Provided
24 35%
30 45%
13 20%
c. When 20 or more parking spaces are provided, a minimum of 35 percent of the parking spaces shall be striped for small vehicles. The minimum required size for small parking spaces shall also be the maximum size. A maximum of 65 percent of the parking spaces may be striped for small vehicles. A minimum of 35 percent of the spaces shall be striped for large vehicles.
76
Small
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
Total Stalls = 67
Rather than make adjustments to accommodate the required number of large stalls the proposal uses the limited space below grade for parking for smaller vehicles and bike parking. Providing stalls for smaller vehicles and bicycles supports the project’s mission of promoting sustainable transportation methods. The proposed departure supports the goals of the Seattle Design Guideline PL4 Active Transportation.
DEPARTURE, PARKING SPACE STANDARDS /
Possible Area for Large Stalls
179'
108' Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
77 
DEPARTURE, PEDESTRIAN STREET FACADE SETBACK /
SMC 23.47.240 PEDESTRIAN STREET FACADE SETBACK
PROPOSED DEPARTURE
RATIONALE
A.
Street-level development standards in Section 23.48.040 apply to all streets in SM-SLU zones designated as Class 1 Pedestrian Streets, Class 2 Pedestrian Streets, or Neighborhood Green Streets as shown on Map A for 23.48.240.
Request departure to allow the facade to be set back 4’ - 1” from the street lot line on Westlake Avenue North and Harrison Street.
B.
General facade requirements
The proposed design creates emphasis on the landmark building structure and architecture by setting the ground floor glazing back from the property line and thus creating a clear visual distinction between old and new. The setback creates a more dramatic podium facade than a scheme that has glazing at the property line and provides a spatial transition zone between active pedestrian oriented uses and the sidewalk.
1.
Permitted setbacks from street lot lines. Except on lots subject to the provisions of subsection 23.48.240.C, the street-facing facades of a structure are permitted to set back from the street lot line as follows:
a. The street-facing facades of structures abutting Class 1 Pedestrian Streets, as shown on Map A for 23.48.240, shall be built to the street lot line for a minimum of 70 percent of the facade length, provided that the street frontage of any required outdoor amenity area, or other required open space, or usable open space provided in accordance with subsections 23.48.240.E, 23.48.240.F, or 23.48.245.B.4.c is excluded from the total amount of frontage required to be built to the street lot line (Exhibit A for 23.48.240).
The original Firestone building had open vehicle bays along both street frontages. The proposed design recreates a similar spatial experience to acknowledge the significance of the bay structure of the historic building. The setback glazing adds approximately four feet to the pedestrian width of the sidewalk. At the corner the pedestrian realm width ranges from approximately 20’ to 26’ and along the rest of the street frontages the pedestrian realm width ranges from approximately 15’ to 20’. The Landmarks Preservation Board and the Architectural Review Committee of the Landmarks Board support the proposed design of the retail glazing set back. The proposed departure supports the goals of Seattle Design Guidelines CS3.A.1 Fitting Old and New Together, CS3.B Local History and Culture, and PL1.B Walkways and Connections.
400 Westlake Avenue North, Circa 1930 78
Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
DEPARTURE, PEDESTRIAN STREET FACADE SETBACK /
Setback Area Requiring Departure
20’
4’ - 1”
A
A
15’
20’
26’
Typical Ground Floor Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
79
POTENTIAL DEPARTURE, OVERHEAD WEATHER PROTECTION /
SMC 23.49.018 OVERHEAD WEATHER PROTECTION
PROPOSED DEPARTURE
RATIONALE
A. Continuous overhead weather protection shall be required for new development along the entire street frontage of a lot except along those portions of the structure facade that:
Rehabilitate the existing historic structure while preserving the existing facade without adding structural or architectural elements to create overhead weather protection.
The Landmarks Board has discouraged the addition of canopies to the historic building.
1. are located farther than five (5) feet from the street property line or widened sidewalk on private property; or
2. abut a bonused open space amenity feature; or
3. are separated from the street property line or widened sidewalk on private property by a landscaped area at least two (2) feet in width; or
4. are driveways into structures or loading docks.
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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | April 18, 2018
Continuous overhead weather projection would compromise the integrity of the historic Firestone facades. A key component of this proposal is an effort to revitalize and restore the original terra cotta facade to its original condition. Weather protection would require significant modification to the historic facade - and deep structural members would be required for a canopy spanning between the existing 30’ - 50’ structural bays. Continuous overhead weather protection along Westlake Avenue North and Harrison Street would obstruct visibility of terra cotta detailing on the facade - much of which is most prominently visible from the sidewalk below. The proposal seeks to use entry vestibules that provide cover for those entering and exiting retail spaces and the office lobby. A continuous soffit along the street will provide pedestrians with limited weather protection on Westlake Avenue North and Harrison Street.
POTENTIAL DEPARTURE, OVERHEAD WEATHER PROTECTION /
Designated Overhead Weather Protection Zone Area 10’ - 15’ Above Sidewalk
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APPENDIX A, MHA DESIGN OPTION /
The City Council is considering legislation that allow additional development capacity in the City of Seattle, raising the 2030 / LBPP height bonus from +20’ to +30’ feet. These sheets illustrate the visual impacts of this additional height, in case the project chooses to pursue the new code for the project.
WEST ELEVATION
WEST ELEVATION
195’ Building Height, Current Legislation
205’ Building Height, Pending Legislation
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APPENDIX A, MHA DESIGN OPTION /
SOUTH ELEVATION
SOUTH ELEVATION
195’ Building Height, Current Legislation
205’ Building Height, Pending Legislation
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APPENDIX A, MHA DESIGN OPTION /
VIEW FROM SOUTHWEST
VIEW FROM SOUTHWEST
195’ Building Height, Current Legislation
205’ Building Height, Pending Legislation
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APPENDIX A, MHA DESIGN OPTION /
VIEW FROM HARRISON STREET
VIEW FROM HARRISON STREET
195’ Building Height, Current Legislation
205’ Building Height, Pending Legislation
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APPENDIX B, BOARD GUIDANCE FROM EDG /
City of Seattle Department of Construction & Inspections Nathan Torgelson, Director
EARLY DESIGN GUIDANCE OF THE WEST DESIGN REVIEW BOARD
Project Number: 3022779 Address: 400 Westlake Ave Applicant: Eric Mott, Perkins Will Date of Meeting: Wednesday, December 14, 2016 Board Members Present: Katherine Idziorek, Chair Christine Harrington Homero Nishiwaki Boyd Pickrell Janet Stephenson SDCI Staff Present: Magda Hogness SITE & VICINITY Site Zone: Seattle Mixed (SM‐SLU 160/85‐240) Nearby Zones: (North) SM‐SLU 160/85‐240 (South) SM‐SLU 160/85‐240 (East) SM‐SLU 160/85‐240 (West) SM‐SLU 160/85‐240 Lot Area: 19,407 sf
Current Development: The site is currently occupied by a two story commercial building originally constructed in 1929. The reinforced concrete structure has terra cotta ornament on the exterior, characteristic of the Art Deco style. The building is in the process of being designated as a historic landmark by the Seattle Landmarks Preservation Board. Surrounding Development and Neighborhood Character: The project site is located in the South Lake Union neighborhood, characterized by the close proximity to Lake Union and downtown and a mix of predominately office, commercial, and institutional uses. Nearby development is largely comprised of reinforced concrete structures containing office uses. Adjacent to the north is a six‐story office building. To the east, is a four‐story office building. Across Harrison St. to the south, is a six‐story office building. A five‐story building containing office/laboratories uses is located across Westlake to the west. The SLU streetcar runs along the north edge of both blocks, with a stop located along Westlake to the northwest. Lake Union, two blocks to the north, offers nearby public green space. Access: The subject property currently has vehicular access from Westlake Ave and the alley Environmentally Critical Areas: None PROJECT DESCRIPTION The proposal is for a 12‐story addition to an existing two story landmark building (Firestone Auto Supply and Service Building) and includes ground floor retail and parking for 140 vehicles. The design packet includes information presented at the meeting, and is available online by entering the project number at this website: http://www.seattle.gov/DPD/aboutus/news/events/DesignReview/SearchPastReviews/default.a spx The packet is also available to view in the file, by contacting the Public Resource Center at SDCI: Mailing Public Resource Center Address: 700 Fifth Ave., Suite 2000 P.O. Box 34019 Seattle, WA 98124‐4019 Email:
PRC@seattle.gov
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APPENDIX B, BOARD GUIDANCE FROM EDG /
EARLY DESIGN GUIDANCE December 14, 2016 PUBLIC COMMENT The following public comments were offered at this meeting Strongly supported the proposal, in particular the beautiful ground level façade, set back from the landmark building. Acknowledged the ongoing efforts for the Market to MOHAI pedestrian corridor project. Would like to see well‐lit streets that are comfortable and safe for pedestrians; also stated a preference for a minimum 8 ft wide sidewalk zone. Supported the departure. Stated a preference for a skinny and taller massing proportion. Concerned with the banality of a glass facade; would like more to see variation in the façade materials. Lack of support for a skinny, cube on top architectural concept. All public comments submitted in writing for this project can be viewed using the following link and entering the project number: http://web6.seattle.gov/dpd/edms/ PRIORITIES & BOARD RECOMMENDATIONS After visiting the site, considering the analysis of the site and context provided by the proponents, and hearing public comment, the Design Review Board members provided the following siting and design guidance. 1. Massing and Relationship Landmark and to Context: The Board discussed the strengths of the different massing options and unanimously supported the notches and balconies shown in the massing Option 3 alternatives as the voids and projections form a playful counterpoint to the rational landmark building. The Board specified their preference for the taller height shown in Alternate 3.B, which incorporates the Living Building Pilot code provisions and anticipated HALA height and FAR bonuses, as the slender proportion has the best potential to create a vertical architectural presence. The Board directed the applicant to proceed with one of the Option 3 alternatives. (CS2‐A‐2, CS2‐C‐1, DC2) 2. Architectural Concept and Materiality: The Board was supportive of an architectural concept that is complimentary to the landmark, but can also stand on its own and gave guidance for further design development. a. The Board found the depth of the proposed insets and balconies critical to the dynamism of the façade. The Board unanimously agreed these insets should remain open to the sky as shown. (CS2‐A‐2, DC2‐A‐2, DC2‐B, DC2‐C‐1) b. Echoing public comment, the Board supported integrating texture into the façade composition to avoid a glass box appearance, similar to the vertical textural elements shown in the rendering on page 69. When further developing the materiality for the upper volume, the Board encouraged studying light, transparency, color and potentially using materials which reference the landmark below. (DC2‐B‐1, DC2‐D, DC4‐A‐1)
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c. The Board noted the proposal will be very visible on all four elevations and agreed that all facades should be clad with the same quality of materials. The Board also suggested exploring a light and air easement in order to be able to continue glazing over to the north façade. (DC2‐A, DC2‐B, DC4‐A‐1) d. The Board expressed interest in seeing how the Living Building Petals will be integrated into the project and notated their support for integral sustainability rather than gratuitous sustainable strategies. (CS1‐I‐i.)
3. Streetscape and Entries: The Board was supportive of the design intent to preserve the character of the building with large, recessed glazing and ensuring the visibility the terra cotta detailing. a. The Board strongly supported the scale of the recessed bay glazing as it reinforces the original architecture. While the Board supported the idea of operable glazing, they acknowledged this feature will be dependent on future tenants. In either case, the Board encouraged the glazing to be as open and porous as possible. (PL3‐C‐1, DC2‐B) b. Related to the proposed departure for overhead weather protection, the Board recommended exploring other ways to provide pedestrian amenities along the streetscape, such as seating, public art, selection of tree species, etc. in a way that is celebratory of the South Lake Union neighborhood. (PL1‐B, PL1‐III‐i) c. In order to identify the entries and improve wayfinding, the Board recommended studying limited overhead protection at entries, setting back the glazing further into a recessed type of arcade, differentiating paving, and/or other pedestrian cues. (CS2‐B‐ 2, PL1‐B, PL1‐III‐I, PL3‐A) d. For the streetscape design, the Board recommended referring to the Market to MOHAI Pedestrian Corridor Plan for desirable sidewalk width and anticipated pedestrian volumes. (CS2‐B‐2, PL1‐B, PL1‐III‐i) 4. Signage and Lighting: The Board viewed signage as a unique opportunity for an artistic expression to reflect and acknowledge the automotive historical character and requested a developed signage plan for the next meeting. Agreeing with public comment, the Board supported well‐lit streets and recommended adding pedestrian lighting or incorporating the existing pedestrian lighting to increase visibility. (CS3‐B, DC4‐B, DC4‐C‐1) DEVELOPMENT STANDARD DEPARTURES The Board’s recommendation on the requested departure(s) will be based on the departure’s potential to help the project better meet these design guidelines priorities and achieve a better overall project design than could be achieved without the departure(s). The Board’s recommendation will be reserved until the final Board meeting. At the time of the Early Design Guidance the following departure was requested: 1. Overhead Weather Protection (SMC 23.49.018): The Code requires continuous overhead weather protection. In order to avoid obscuring the terra cotta detailing on the Landmark façade, the applicant proposes recessed glazing instead of overhead canopies. EARLY DESIGN GUIDANCE #3022779 Page 4 of 8
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The Board indicated initial support for the departure request provided that other pedestrian amenities along the streetscape are incorporated into the design and legibility for the entry is further developed. The Board agreed the resulting design has the potential to improve the pedestrian realm and better meet Design Guidelines DC2‐B, Architectural and Façade Composition and DC2‐D, Scale and Texture.
DESIGN REVIEW GUIDELINES The priority Citywide and Neighborhood guidelines identified as Priority Guidelines are summarized below, while all guidelines remain applicable. For the full text please visit the Design Review website. CONTEXT & SITE CS1 Natural Systems and Site Features: Use natural systems/features of the site and its surroundings as a starting point for project design. South Lake Union Supplemental Guidance: CS1‐I Responding To Site Characteristics CS1‐I‐i. Sustainable Design: New development is encouraged to take advantage of site configuration to accomplish sustainability goals. The Board is generally willing to recommend departures from development standards if they are needed to achieve sustainable design. Refer to the Leadership in Energy and Environmental Design* (LEED) manual which provides additional information CS2 Urban Pattern and Form: Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area. CS2‐A Location in the City and Neighborhood CS2‐A‐2. Architectural Presence: Evaluate the degree of visibility or architectural presence that is appropriate or desired given the context, and design accordingly. CS2‐B Adjacent Sites, Streets, and Open Spaces CS2‐B‐2. Connection to the Street: Identify opportunities for the project to make a strong connection to the street and public realm. CS2‐C Relationship to the Block CS2‐C‐1. Corner Sites: Corner sites can serve as gateways or focal points; both require careful detailing at the first three floors due to their high visibility from two or more streets and long distances. CS3 Architectural Context and Character: Contribute to the architectural character of the neighborhood. CS3‐A Emphasizing Positive Neighborhood Attributes
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CS3‐A‐2. Contemporary Design: Explore how contemporary designs can contribute to the development of attractive new forms and architectural styles; as expressed through use of new materials or other means. CS3‐B Local History and Culture CS3‐B‐1. Placemaking: Explore the history of the site and neighborhood as a potential placemaking opportunity. Look for historical and cultural significance, using neighborhood groups and archives as resources. CS3‐B‐2. Historical/Cultural References: Reuse existing structures on the site where feasible as a means of incorporating historical or cultural elements into the new project. PUBLIC LIFE PL1 Connectivity: Complement and contribute to the network of open spaces around the site and the connections among them. PL1‐B Walkways and Connections PL1‐B‐1. Pedestrian Infrastructure: Connect on‐site pedestrian walkways with existing public and private pedestrian infrastructure, thereby supporting pedestrian connections within and outside the project. PL1‐B‐2. Pedestrian Volumes: Provide ample space for pedestrian flow and circulation, particularly in areas where there is already heavy pedestrian traffic or where the project is expected to add or attract pedestrians to the area. PL1‐B‐3. Pedestrian Amenities: Opportunities for creating lively, pedestrian oriented open spaces to enliven the area and attract interest and interaction with the site and building should be considered. South Lake Union Supplemental Guidance: PL1‐III Pedestrian Open Spaces and Entrances PL1‐III‐i. Public Realm Amenity: New developments are encouraged to work with the Design Review Board and interested citizens to provide features that enhance the public realm, i.e. the transition zone between private property and the public right of way. The Board is generally willing to consider a departure in open space requirements if the project proponent provides an acceptable plan for features such as: a. curb bulbs adjacent to active retail spaces where they are not interfering with primary corridors that are designated for high levels of traffic flow; b. pedestrian‐oriented street lighting; c. street furniture. PL3 Street‐Level Interaction: Encourage human interaction and activity at the street‐level with clear connections to building entries and edges. PL3‐A Entries PL3‐A‐1. Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of sight and lobbies visually connected to the street. PL3‐A‐4. Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s), overhead features, ground surface, landscaping, lighting, and other features. PL3‐C Retail Edges EARLY DESIGN GUIDANCE #3022779 Page 6 of 8
APPENDIX B, BOARD GUIDANCE FROM EDG /
PL3‐C‐1. Porous Edge: Engage passersby with opportunities to interact visually with the building interior using glazing and transparency. Create multiple entries where possible and make a physical and visual connection between people on the sidewalk and retail activities in the building.
PL4 Active Transportation: Incorporate design features that facilitate active forms of transportation such as walking, bicycling, and use of transit. PL4‐B Planning Ahead for Bicyclists PL4‐B‐1. Early Planning: Consider existing and future bicycle traffic to and through the site early in the process so that access and connections are integrated into the project along with other modes of travel. PL4‐B‐2. Bike Facilities: Facilities such as bike racks and storage, bike share stations, shower facilities and lockers for bicyclists should be located to maximize convenience, security, and safety. PL4‐B‐3. Bike Connections: Facilitate connections to bicycle trails and infrastructure around and beyond the project. DESIGN CONCEPT DC2 Architectural Concept: Develop an architectural concept that will result in a unified and functional design that fits well on the site and within its surroundings. DC2‐A Massing DC2‐A‐1. Site Characteristics and Uses: Arrange the mass of the building taking into consideration the characteristics of the site and the proposed uses of the building and its open space. DC2‐A‐2. Reducing Perceived Mass: Use secondary architectural elements to reduce the perceived mass of larger projects. DC2‐B Architectural and Facade Composition DC2‐B‐1. Façade Composition: Design all building facades—including alleys and visible roofs— considering the composition and architectural expression of the building as a whole. Ensure that all facades are attractive and well‐proportioned. DC2‐B‐2. Blank Walls: Avoid large blank walls along visible façades wherever possible. Where expanses of blank walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street level that have human scale and are designed for pedestrians. DC2‐C Secondary Architectural Features DC2‐C‐1. Visual Depth and Interest: Add depth to facades where appropriate by incorporating balconies, canopies, awnings, decks, or other secondary elements into the façade design. Add detailing at the street level in order to create interest for the pedestrian and encourage active street life and window shopping (in retail areas). South Lake Union Supplemental Guidance: DC2‐I Architectural Concept and Consistency DC2‐I‐i. Roofscape Design: Design the “fifth elevation” — the roofscape — in addition to the streetscape. As this area topographically is a valley, the roofs may be viewed from locations outside the neighborhood such as the freeway and Space Needle. Therefore, EARLY DESIGN GUIDANCE #3022779 Page 7 of 8
views from outside the area as well as from within the neighborhood should be considered, and roof‐top elements should be organized to minimize view impacts from the freeway and elevated areas.
DC4 Exterior Elements and Finishes: Use appropriate and high quality elements and finishes for the building and its open spaces. DC4‐A Exterior Elements and Finishes DC4‐A‐1. Exterior Finish Materials: Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. DC4‐B Signage DC4‐B‐1. Scale and Character: Add interest to the streetscape with exterior signs and attachments that are appropriate in scale and character to the project and its environs. DC4‐B‐2. Coordination with Project Design: Develop a signage plan within the context of architectural and open space concepts, and coordinate the details with façade design, lighting, and other project features to complement the project as a whole, in addition to the surrounding context. DC4‐C Lighting DC4‐C‐1. Functions: Use lighting both to increase site safety in all locations used by pedestrians and to highlight architectural or landscape details and features such as entries, signs, canopies, plantings, and art. DC4‐C‐2. Avoiding Glare: Design project lighting based upon the uses on and off site, taking care to provide illumination to serve building needs while avoiding off‐site night glare and light pollution. DC4‐D Trees, Landscape, and Hardscape Materials DC4‐D‐1. Choice of Plant Materials: Reinforce the overall architectural and open space design concepts through the selection of landscape materials. RECOMMENDATIONS BOARD DIRECTION At the conclusion of the EARLY DESIGN GUIDANCE meeting, the Board recommended moving forward to MUP application.
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