downtown design review board | early design guidance
TRANSCRIPT
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 1
I STATEMENT OF DEVELOPMENT OBJECTIVES
The proposed development is a 9-story (above grade) multifamily residential building comprising approximately 153 dwelling units and four levels of below grade parking providing 128 stalls.
II SITE CONTEXT AND URBAN DESIGN ANALYSIS
Context Aerial + Views 2-3
Zoning 4
Existing Uses 5
Urban Fabric, Edge Conditions 6-7
Views 8-9
III DESIGN GUIDELINES
IV SITE ANALYSIS
Existing Conditions 10
Zoning Envelope 11
Survey 12
Sun + Shadow Studies 13
Programming + Site Plan 14-15
Neighborhood Precedents 16-17 V ALTERNATIVE ARCHITECTURAL CONCEPTS
Conceptual Floor Plans 18-19
Ground Level Details 20-21 Massing Alternatives 22-41
Precedents + Facade Studies 42-45
Roof Plan 46 VII DEVELOPMENT STANDARD DEPARTURES
None Requested
The design team believes that the following guidelines are most pertinent to the site & design of the project: A-1* Respond to the physical environment.
‘Develop the architectural concept and arrange the building mass to enhance views.’ B-1* Respond to the neighborhood context.
(a) ‘Compatible design should respect the scale, massing and materials of adjacent buildings and landscape’ (c) ‘Design visually attractive buildings that add richness and variety to Belltown, including creative contemporary architectural solutions’ B-2* Create a transition in bulk & scale.
‘New buildings should be compatible with the scale of development surrounding the project site.’ B-3* Reinforce the positive urban form & architectural attributes of the immediate area.
‘Promote scale and character compatibility through reinforcement of the desirable patterns of massing and facade composition found in the surround area’ B-4 Design a well-proportional & unified building.
C-1 Promote pedestrian interaction - enhance the sidewalk experience.
C-2 Design facades of many scales.
C-3 Provide active not blank facades.
C-4 Reinforce building entries.
C-5 Develop the alley facade.
D-2* Enhance the building with landscaping.
Downtown Design Guidelines * Belltown Supplemental Guidance
CONTENTS
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 3
CONTEXT + VIEWS
3RD AVE
5th
Ave
N2nd
Ave
N
War
ren
Ave
N
Bay S
treet
Eagle
Stre
et
Wall
St
Elliot Ave
John Street
BROA
D ST
DENNY WAY
SOUTH
LAK
E UNIO
N
THE OLYMPICS
SEATTLE
CENTER
BELLTOWN
WAT
ERFR
ONT
SITE
Vine
St
Ceda
r St
Clay
St
Tayl
or A
ve N
6th
Ave
N1st
Ave
N
John Street
The site is a prominent location that serves as a gateway to the Belltown neighborhood. Broad Street and Denny are major vehicle arterials with heavy traffic, while 3rd Avenue becomes more pedestrian oriented toward the south. The topography and situation at a “crossroads” between street grids provide excellent views from the site in all directions.
4 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
ZONING
SITE
The site is zoned DMC-85. Across Denny is the NC-65 neighborhood of lower Queen Anne and the SM-85 zone that extends toward Lake Union. To the south the DM zone transitions to DMR/C 125/65 and 240/125. This positions the site at a transition in scale between mid and high rise developments.
DMC- 85DMC -65
240/125DMR/C
125/65DMR/C
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 5
EXISTING USES
Residential
Commercial
Office Space
Cultural
Bus Stop
Direction of Traffic
Pacific Science Center
Denny Way
Broa
d St
reet
3rd Ave
4th Ave
2nd Ave
1st Ave
5th Ave
Clay
Stre
et
Ceda
r Stre
et
Vine
Stre
et
Western Ave4th
Ave
N
5th
Ave
N
Tayl
or A
ve N
6th
Ave
N
2nd
Ave
N
War
ren
Ave
N
1st
Ave
N
Bay S
treet
Eagle
Stre
et
Aur
ora
Ave
NFisher Plaza
John StreetJohn Street
Olympic Sculpture
Park
Space Needle
6th Ave
Wall
Stre
et
Batte
ry S
treet
Elliot Ave
Alexandria
PinnacleBremer
OSP Pavilion
Kiro 7
Vermont Inn
Mosler Lofts
The Gallery2900 on
First Apts
Matae
Aalto Apts
Montreux
Devinshire
Fountain Court
Sidney
City University of Seattle Library
Archstone
Chihuly Garden & Glass
Seattle Children’s Theater
Axis Apts
Queens Court
Waldorf School
Champion Party
Supply
Bernard
Arkona
Wells Fargo
7-Eleven
Concord
Fleet and Broad
Ave One
Bay Vista
Harbour Heights
Seattle Heights
Cenntenial Plaza
Annaliese
Hyatt Place
Mar
selle
Tayl
or 2
8
First United
Methodist
Community Voice Mail National
Centre
The Pittsburgh
76
Seattle Center
Existing uses in the neighborhood are predominantly multifamily residential, which is the encouraged development use. Interspersed within the neighborhood are large full and half block office and commercial developments, while the Seattle Center is immediately to the north of the site. The site is well served by transit with many adjacent bus stops.
6 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
I
B C D
E
F
A
H
URBAN FABRIC, EDGE CONDITION
A Pacific Science Center (Seattle Center)
G
BROA
D ST
DENNY WAY
3RD AVE
CLAY
ST
Denny Way forms a significant spatial and experiential edge to the Belltown neighborhood. Development along this edge is diverse in scale, use, and character and generally the Denny corridor lacks a sense of place. The buildings of the Pacific Science Center, designed by Minoru Yamasaki (with subsequent additions by Callison) provide an informative reference for an architectural response. These buildings embody an architecture of simple platonic volumes of glass and white concrete. The innovative exterior expression of a tessellated structure is disciplined, elegant, minimalist, delicate and taut in its modulation.
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 7
B 76 Gas Station E Wells Fargo Bank
G Mosler Lofts H Kiro 7 News
C 7-Eleven
I Office BuildingF The Vermont Inn
D Fisher Plaza
URBAN FABRIC, EDGE CONDITION
Surrounding context buildings vary in use, style, and quality. The Mosler Lofts building is among the most relevant precedents to consider for potential design cues based on its program and proximity.
8 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
2 Denny Looking North from 3rd to 4th
1 Denny Looking South from 3rd to 4th
3 Broad Looking South from Pacific Science Center to 3rd
VIEWS
2
BROA
D ST
DENNY WAY
CLAY
ST
3RD AVE
4TH AVE
2ND AVE
4TH
AVE
CEDAR
ST
1ST AVE
1
3
4
5
6
N
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 9
5 3rd Looking Southesast from Broad to Clay
6 Looking North at the Intersection of Clay Street and 3rd
4 Looking East at the Intersection of Broad Street and 3rd Avenue
VIEWS
N
0 8’ 16’ 32’
SCALE: 1/32” =
106’
142
’
BROAD STREET
3R
D A
VEN
UE
ALLE
Y
EXISTING SURFACE PARKING LOT
DENNY WAY
307 BROAD
PROPOSED 9-STORY RESIDENTIAL BUILDING
BUILDING FOOTPRINT: 15,052 SF
10 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
Broad Street at 3rd Avenue Looking South
EXISTING CONDITIONS
Clay Street at 3rd Avenue Looking Northwest
SITE
SITE
Seattle Center
Mosler Lofts
Mosler Lofts
Kiro 7
A
B
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 11
Clay Street at 3rd Avenue Looking Northwest
Seattle Center Mosler Lofts
B
85’ Max.
ZONING ENVELOPE
Broad Street at 3rd Avenue Looking South
Mosler Lofts
Kiro 7
A
85’ Max.
12 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
SURVEY
4” DECIDUOUS
12” DECIDUOUS
16” DECIDUOUS
12” DECIDUOUS
EXISTING TREES
TO BE REPLACED
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 13
WINTER SOLSTICE
EQUINOX
SUMMER SOLSTICE
10 AM NOON 2 PM
The proposed development is modest in height and situated such that it has no negative impacts on surrounding developments or uses.
NOTE: The shadow studies assumes an 85 foot tall volume with an additional 15’ high penthouse that occupies 35% of the roof area as permitted by the Seattle Land Use Code.
SUN + SHADOW STUDIES
14 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
GROUND FLOOR PROGRAMMING
RESIDENTIAL
SERVICES PARKING
ACCESS
ACTI
VELO
BBY
LOBB
Y
RESIDENTIALLE
ASIN
G
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 15
SITE PLAN
KIRO 7 NEWS MOSLER LOFTS
THE VERMONT INN
PACIFIC SCIENCE CENTER
7-ELEVEN
2901 3RD AVEOFFICE BUILDING
76 GASSTATION
WELLSFARGO
16 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MOESLER LOFTS: 3 DISTINCTIVE HORIZONTAL COMPONENTS
ROOF / SKYLINE, METAL + GLASS
BUILDING MIDDLE, GLASS
STREET LEVEL MASONRY BASE
EXPRESSED CORNER
LOBBY ENTRY
THE GALERY: VERTICAL DISTINCTIVE STRIPS ON A PODIUM
PATTERNS OF RESIDENTIAL URBAN DEVELOPMENT, DISTINCTIVE AND EFFECTIVE MASSING COMPOSITIONS IN THE NEIGHBORHOOD
GLASS FACADE
EXPRESSED CORNER
MASONRY + GLASS VOLUME
LOBBY ENTRY
STREET LEVEL MASONRY BASE
An analysis of the Mosler Lofts and the Gallery reveal patterns of successful multifamily residential design and development:
• a clear articulation of base, middle, and top with expressive roof forms
• entries along the north/south Belltown Avenues
• substantial glass, with concrete and dark masonry
• street level dwellings
• bay windows at upper levels
• modulation at street level via bays and piers
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 17
LOBBY ENTRY
NEIGHBORHOOD PRECEDENTS
PACIFIC SCIENCE CENTER: WHITE CONCRETE VOLUMES WITH A TESSELLATED SKIN
RECTANGULAR VOLUMES
TESSELATED SKINGLASS FACADE
CONCRETE
An analysis of the adjacent Pacific Science Center reveals an architecture of simplicity. The original structures and subsequent additions embody an economy of formal manipulation, focusing the architectural expression on simple white platonic volumes with tessellated enclosures of innovative precast concrete and glass.
18 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
CONCEPTUAL FLOOR PLANS
N
0 8’ 16’ 32’
SCALE: 1/32” = 1-0”
489 SFSTUDIO
501 SFSTUDIO
752 SFURBAN 1 BD
765 SFURBAN 1 BD
749 SFURBAN 1 BD
498 SFSTUDIO
607 SFURBAN 1 BD
607 SFURBAN 1 BD
607 SFURBAN 1 BD
994 SF1 BD
744 SFURBAN 1 BD
718 SFURBAN 1 BD
612 SFURBAN 1 BD
132 SFTRASH607 SF
URBAN 1 BD
18' - 0" 18' - 0" 18' - 0"
14' -
6"14
' - 6"
14' -
6"14
' - 6"
14' -
6"17
' - 6"
25' - 0"
19' -
0"17
' - 6"
14' -
6"17
' - 6"
142'
- 0"
17' -
10"
106' - 0"
GROUND LEVEL LEVEL 2
799 SFURBAN 1 BD
620 SFURBAN 1 BD
620 SFURBAN 1 BD
620 SFURBAN 1 BD
14' -
6"14
' - 6"
14' -
6"
589 SFURBAN 1 BD
14' -
6"14
' - 6"
655 SFTRASH / RECYCLE
434 SFLEASING
PKG
LIBRARY
+4'
+6'
184 SFLOFT +6'
106' - 0"17
' - 10
"
142'
- 0"
203 SFFIRE
589 SFURBAN 1 BD
CYBER BAR
LOBBY16' - 0"
2' - 0"
RIGHTTURNONLY
12' S
IDEW
ALK
123.26' 129.31'
129.20'123.69'
DISPLAY
BROAD ST
3RD
AVE
ALLE
Y
DENNY WAY
EXISTING SURFACE PARKING
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 19
CONCEPTUAL FLOOR PLANS
978 SF2 BD 489 SF
STUDIO
782 SFURBAN 1 BD
648 SFURBAN 1 BD
648 SFURBAN 1 BD
648 SFURBAN 1 BD
648 SFURBAN 1 BD
489 SFSTUDIO
978 SF2 BD
840 SFURBAN 1 BD
713 SFURBAN 1 BD
662 SFURBAN 1 BD
651 SFURBAN 1 BD
661 SFURBAN 1 BD
489 SFSTUDIO
18' - 0" 18' - 0" 18' - 0"
132 SFTRASH
938 SF1 BD
730 SF1 BD
650 SFURBAN 1 BD
654 SFURBAN 1 BD
14' -
6"14
' - 6"
14' -
6"14
' - 6"
14' -
6"17
' - 6"
27' - 0"
17' -
10"
34' -
2"
142'
- 0"
4' - 0"4' - 0" 41' - 2" 6' - 0" 52' - 10"
27' - 0"
108' - 0"
N
0 8’ 16’ 32’
SCALE: 1/32” = 1-0”
6.67%
6.67%
6.67%
6.67%
108' - 0"
18' - 0" 24' - 2" 20' - 0" 25' - 10" 19' - 0"
142'
- 0"
22' -
0"18
' - 0"
18' -
0"22
' - 0"
60' -
0"
TYPICAL RESIDENTIAL LEVEL CONCEPTUAL ROOF PLAN TYPICAL PARKING LEVEL
TOTAL GSF 186,425 GSF
STUDIOS................................. 24 units
URBAN 1 BD ........................ 100 units
1 BD ...................................... 15 units
2 BD ...................................... 14 units
TOTAL RSF ............................. 105,717 RSF
TOTAL RESIDENTIAL .............. 153 units
TOTAL PARKING COUNT: 128 STALLS
20 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014620 SF
URBAN 1 BD
589 SFURBAN 1 BD
434 SFLEASING
PKG/STORAGE
LIBRARY
203 SFFIRE
+4'184 SFLOFT
+6'
FIREPLACE
ALLE
Y
BROAD STREET
DENNY WAY
12' -
0"SI
DEW
ALK
12' -
0" S
IDEW
ALK
3RD
AVE
RIGHTTURNONLY
123.26'129.20'
DISPLAY
589 SFURBAN 1 BD
GAME GROTTOBELOW
P E R K I N SW I L L+
307 BROAD RESIDENTIAL DEVELOPMENT2.27.2014
ENLARGED GROUND LEVEL PLANA. activate Broad with shared amenity uses
B. double height spaces
C. preserve and enhance pedestrian safety at NE corner
D. activate 3rd Avenue frontage
A
B
C
D
B
B
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 21
SECTION PERSPECTIVE
LOFT LOUNGELIBRARY MAIL ENTRANCE ON 3RDALLEY LOBBYGAME ROOM
22 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 1
A glass volume rests on a two story concrete plinth and is enveloped by a “folded” roof wrap that provides covered and enclosed rooftop amenities.
Pros:
• simple, legible forms
• base/middle/top
• expressive roof
• creates a sense of differentiation based on frontages
Cons:
• lacks scale and articulation as residential
• North-East corner is not differentiated
*No Departures Requested
3RD AVENUE
BROAD STREET
METAL ROOF WRAP
GLASS BOX MIDDLE
CONCRETE BASE
LOBBY ENTRY
DESIGN GUIDELINES
A-1* Massing arrangement to enhance views B-2* Create a transition in bulk & scale.
B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
B-4 Well-proportioned & unified building
C-1 Promote pedestrian interaction - enhance the sidewalk experience
Downtown Design Guidelines
* Belltown Supplemental Guidance
A-1*
Views to Seattle Center
B-3*
Base gives scale and the concrete material relates to the Pacific Science Center
A-1*
Views to Puget Sound
B-4
Building is proportioned into three components:
C-1
Sidewalk experience is enhanced by the modulation of the base
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 23
MASSING ALTERNATIVE 1
Birdseye View Northwest
MASSING ALTERNATIVE 1
24 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 1
West (3rd) ElevationNorth (Broad) Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 25
MASSING ALTERNATIVE 1
View from Northwest Corner
BROAD STREET3RD AVENUE
26 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 1
South Elevation East (Alley) Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 27
MASSING ALTERNATIVE 1
View from Third Looking North
View from Denny Looking East
Massing 1 Roof Plan
3RD AVE
PSC
BROAD ST
28 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 2
A glass volume rests on a three story glass and masonry plinth and is articulated as a “box” with the top lifted off to provide covered and enclosed rooftop amenities.
Pros:
• simple, legible forms
• base/middle/top
• expressive roof
Cons:
• lacks a sense of differentiation based on frontages
• lacks scale and articulation as residential
*No Departures Requested
3RD AVENUE
BROAD STREET
ROOF PLANE
3 STORY BASE
LOBBY ENTRY
DESIGN GUIDELINES
A-1* Massing arrangement to enhance views
B-1* (a) Compatible scale with adjacent buildings B-2* Create a transition in bulk & scale.
B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
B-4 Well-proportioned & unified building
C-1 Promote pedestrian interaction - enhance the sidewalk experience
Downtown Design Guidelines
* Belltown Supplemental Guidance
A-1*
Views to Seattle Center
B-3*
Base gives scale and the concrete material relates to the Pacific Science Center
A-1*
Views to Puget Sound
B-4
Building is proportioned into three components:
C-1
Sidewalk experience is enhanced by the modulation of the base
GLASS BOX MIDDLE
B-1* (a)
3 Story base matches scale of base of adjacent Moesler building
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 29
MASSING ALTERNATIVE 2MASSING ALTERNATIVE 1
Birdseye View Northwest
MASSING ALTERNATIVE 2
30 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 2
West (3rd) ElevationNorth (Broad) Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 31
MASSING ALTERNATIVE 2
View from Northwest Corner
BROAD STREET3RD AVENUE
32 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 2
South Elevation East (Alley) Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 33
MASSING ALTERNATIVE 2
View from Third Looking North
View from Denny Looking East
Massing 2 Roof Plan
PSC
3RD AVE
BROAD ST
34 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
3RD AVENUEBROAD STREET
ROOF PAVILION
WHITE CONCRETE GLASS BOX
3 STORY CONCRETE BASE
LOBBY ENTRY
MASSING ALTERNATIVE 3 (PREFERRED)
A concrete and glass “box” sits on modulated concrete and glass “piers” and interlocks with a rooftop pavilion.
Pros:
• simple, legible forms
• base/middle/top
• expressive roof
• creates a sense of differentiation based on frontages
• accentuates and activates corners
• activates Broad Street
• provides a sense of scale and articulation
*No Departures Requested *
DESIGN GUIDELINES
A-1* Massing arrangement to enhance views
A-2 Enhance the skyline B-2* Create a transition in bulk & scale.
B-3* Scale and character compatibility with surrounding buildings facade composition found in the surrounding area
B-4 Well-proportioned & unified building
C-1 Promote pedestrian interaction - enhance the sidewalk experience
C-2 Design facades of many scales
C-4 Reinforce building entries
D-2 Enhance the building with landscaping
A-1*
Views to Seattle Center
B-3*
3 Story base related to adjacent Mosler Lofts building
A-1*
Views to Puget Sound
B-4
Building is proportioned into three components:
C-1
Sidewalk experience is enhanced by the modulation of the base
C-1
Sidewalk experience is enhanced by the modulation of the base
C-2
Facade is composed of parts detailed at different scales
C-4
Building entry is reinforced with canopies and landscape, and location adjacent to active glass corner on 3rd and Broad
A-2
Enhanced skyline
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 35
MASSING ALTERNATIVE 3
Birdseye View Northwest
36 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
MASSING ALTERNATIVE 3
West (3rd) ElevationNorth (Broad) Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 37
MASSING ALTERNATIVE 3
View from Northwest Corner
BROAD STREET 3RD AVENUE
38 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
East (Alley) Elevation
MASSING ALTERNATIVE 2
South Elevation
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 39
MASSING ALTERNATIVE 3
Massing 3 Roof Plan
View from Denny Looking East
PSC
DENNY
View from Third Looking North3RD AVE
C-5 Develop the alley facade
40 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
Alley and Denny Intersection, NE Corner Detail
MASSING ALTERNATIVE 2
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 41
View from Denny North Sidewalk Looking West
MASSING ALTERNATIVE 3
View from Denny South sidewalk at Intersection with 3rd, Looking East
DENNY DENNY
42 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
THE GRID, Engelenmoore (Sydney, Australia)
PRECEDENTS
BOLTWOOD PLACE, Holst Architecture (Amherst, MA)MODERN GREEN, Perkins + Will (Vancouver, BC) ST. JOSEPH’S, Perkins + Will (Tacoma, WA)
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 43
BOLTWOOD PLACE, Holst Architecture (Amherst, MA) HUMBOLDT MILL, Julie Snow Architects (Minneapolis)MERCY CORPS, Thomas Hacker Architects (Portland) PORTER HOUSE, SHoP (NYC)
PRECEDENTS
44 307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014
FACADE STUDIES
PROPORTIONS
DENSITY
ALTERNATION REGULARITY GRADIENT
0’
28’
85’
100’
PROPORTIONS
DENSITY
ALTERNATION REGULARITY GRADIENT
0’
28’
85’
100’
PACIFIC SCIENCE CENTER PACIFIC SCIENCE CENTER ORIGINAL DRAWINGS
307 BROAD | 3016806 | EARLY DESIGN GUIDANCE | 3.18.2014 45
BROAD STREET 3RD AVEALLEY
WHITE BOX TESSELATION
FACADE STUDIES