2 - Proposed Final Twenty Ninth Street Design GuidelinesTWENTY NINTH STREET ~~,~
TA~~.E o~ CONTENTS
I PRGJEGT UI51~N
Staternenr of Purp~se .._......... .._ ................................................ .....1.1
The Pr:,ject ................................................................................... . ...12
fl OVEt2FiLL SiiE
A. Site P!ari ...................................................................................._ ..2a.1
B. ~euelopment Ghart ................................. ..................... ................. 28.1- 2B.3
13I BUIL3ING GNAftkCTER
A. General ...................... .. ........_.. .......................... ...... ._ ... ........3A.1 - 3A.9
B. TvdeE~Yy Ninth Street Gent~al D;strict _.___ ............. .......... ..._........38.1 - 36.4
C. Gnteria Arch~tec~ure ..............................._.............. ............... ... .. .3C.1 3C.5
D. Perimeter Retail ....... ......_...................._ ......_...... ...._............. ....3D.1
E. ~latenafs and Gotars .........................._ .... ............ ........................ 3E.2 - 3E.3
F. Tenant Qpportunities ................................ . ........... .... .... ...._........3E1 - 3E3
IV STR~ET GHAftNCTER
A. General Stree# Gharacter........._ ............................. ........._.............~R.i -4A.8
B. Landscap~ng ............._. ..._....._........._....._...._..... ............. _. ._...=~D1 - 4B.=~
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TWENTY
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Y N I NTH STREET ,
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TABLE of CONTENTS
I PROJECT VISION
Statement of Purpose ......................................l.l
The Project ......................................................1.2
II OVERALL SITE
A. Site Plan .....................................................2A.1
B. De~elopment Chart .....................................2B.1- 2B.3
III BUILDING CHARACTER
A. General .......................................................3A.1- 3A.9
B. Twenty Ninth Street Central District............3B.1- 3B.4
C. Criteria Architecture ...................................3C.1- 3C.5
D. Perimeter Retail ..........................................3D.1
E. Materials and Colors ...................................3E.1- 3E.3
F Tenant Opportunities ...................................3F.1- 3F3
IV STREET CHARACTER
A. General Street Character .............................4A.1- 4a.8
B. Landscaping ...............................................4B.1- 4B.4
TABIE of CONTENTS
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TWENTY
N I NTH STREET
STATEMENT OF PURPOSE
These Design Crite~ia Guidelines are part of the 2004 Site Review Amendment for Tventy Ninth Street (the "Site
Review'), They serve as a reference guide for the design of the Tiuenty Nrnth Street project, with the exception of the
Northeast Area and those exis~ing buildings on the site tha~ are not being redeveloped at rhis time {the Applebees
and World Savings buildings, ~he Foley's building and the parking garage near Foley's) in which areas only the
Tve~rty Ninth StreetSign Program will apply. The in~ent is ~o provide design 8exibiliry within the approved building
envelopes and height designations, yet to ensure the qualiry of the overall project design. The Ciry will apply these
guidelines co future development review and building Permit applications, in accordance with the approved Site
Review. Developer will apply these guidelines to all tenant projects, in conjunction with rhe Tenant Crireria Manual
and such additional considerations as the Developer may consider appropriate.
Concurrently with Che approval of the Site Review, Developer and the Ciry have entered into a Development
Agreement. It is che incent of Developer and the Ciry that the Site Review (including, without limitation, these
Design Criteria Guidelines) and the Development Agreement be construed consistently with one another.
Accordingly, all references ro the Boulder Revised Code, the Boulder Valfey Regional Cencer Design Guidelines and
Ciry's Design and Conscruction Standards shall be deemed to refer to those laws and regula~ions in effect on the
effec~ive date of the Development Agreement. All drawings contained in Appendix A were approved during ~he Si~e
Review as preliminary or conceptual, and any modifications thereto made during ~he technical documenc review
process shall be applicable to ~hese Design Criteria Guidelines.
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THE PROJECT
TWENTY N I N T H S T RE E T
THE DESIGN GUIDELINES
Designed exclusively for Boulder, Tuer~ty Ninth Street is a signature open-air mixed use development featuring
877,063 square feet of buildable floor area on 62 acres. Responding to overwhelming communiry feed back,
Westcor has "demalled° ~he project ro create three distinct neighborhoods in one unique shopping destination.
Twenty Nintb Street is seen as a discrict within the Boulder Valley Regiona] Center ("BVRC'). The primary focus of
the buildings and si~e planning is retail and entertainment uses. The secondary focus of the project is office and resi-
den~ial uses. The residential componenc in the northeast area oF~he site is not governed or addressed by this design
criteria, l~ will be incumbent upon the future developer oFche residential sire to provide the necessary design docu-
ments ro secure development righ~s for the residen~ial component of the project.
~ Twerrty Ninth Street is a"Market Driven" project, in the sense that given the emphasis within the project on retail
uses, retail programming issues become a primary determinant of form. The need to make che retail aspect oF the
, project viable can not be ignored or compromised wi~hin a market driven project.
There are two categories of design/approval processes
for ~his project:
1, SpecificArchitecture: Specific Architecture refersto
the buildingsthatwill bedesigned and constructed by
Westcor, the center'sowner.
2. Criteria Architecture: CriteriaArchitecture refersto
bu ild ings that are to be tlesigned by tenants per th is de-
sign criteria.
These two categories of design processlbuilding type
are illus~rated on the overall site plan for clarification.
The purpose of this design crireria then becomes
nvo-fold: to communicate the design principals and
programmatic objectives of the buildings chat have
been designed to date (Specific Architecture), as well as
guiding the design process and establishing the general
qualiry of the Criteria Archirecture yet ro be designed.
This design criteria is the mechanism ro ensure ~hat the
design goals, as expressed through ~he City of Boulder
planning process, are enforced throughout the life span
of the project.
A separately bound companion documenc to these
guidelines is the Tenanc Criteria ManuaL That docu-
ment differs from these Design Guidelines in thar
it deals wirh tenant buildout issues only. Specific
crireiia address tenant storefronts, tenant signage,
and operational issues, Tenant design review will be
done internally by Westcor. Building permits will be
the responsibilic}= of the individual renants but ~here
will be no additional design review for tenant srore-
fronts from ~he City.
I. PROIECT VISION
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The project is replacing an endosed mall and is envisioned as an open air retail shopping and entertainmenr district.
The project has been designed to produce a project thar is as "urbad' as it can begiveri the regulatory and rriarket limi-
B. DEVEIOPMENT CHART
TWENTY N I N T H
Thisdevelopmentchartreflectsthe maximumtotal squarefootageforthesite (877,063). Please notethatthis
chart only provides an estimate of howthat square footage will be divitled among various uses and locations.
These estimates are not intended to establish any maximum floor area forany location, orany maximum amount
oftheater/restaurantseating. Theyare intended to provide examples of howthe City parking requirements
(includingthe approved parking reduction) can be met, Although the actual useswill vary from time to time, the
minimum City parking requirements iincludingthe approved parking reduction) will be met at all times.
The table below summarizes the develapment's
square footage by projected use
Non-Resitlential Floor Area (square feet}: Total
RB-E Commercial
~-- 749,815
Restaurant & Tavern 72,248 sf
Theater 55,000 sf
Total 877,063 sf
NON-RESIDENTIAI SEAT SUMMARY
Based on the projected uses above, the table below reflects the
expectetl nu mber of theater and restaurant seats. The seat number
also includesoutdoor restaurantseatingwhich will varydepending
on the seati ng capacity of the various restaurants.
Restaurant & Tavern
Theater
Sub-Total
Tota I
Total ~
2,167 seats
2,634seats ,
4,801 seats
433 seats
5,234 seats J
Restaurant & Tavern 722 spaces
Theater 878spaces
Sub-Total 3,475spaces
Less ParkingReduction (10%) (348) spaces
Total
Parking Summary Per Code (spaces):
Non-Residential Parking Requiretl
Non-Residential Parking Provided
3,128 spaces
Total
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Parking Summary w/Parking Reduction (spaces): Total
(wlPkg Reductior
Non-Residential Parking Required 3,127 spaces
Non-Residential Parking Provided 3,402 spaces
Non-Residential ParkingOverl(Under) Parkedl 275 spaces
1 No requirementtoover-park/under-park so longasminimum parkingrequirement
(includingparkingreduction) issatisfietl.
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STREET
NON-RESIDE~ ( I~,l REQUIRED PaRKIh ~
Based on the estimated uses and seats above, the parking
requirements (per code) are calculated below. The allowable outdoor
restaurant seating does not require additional parking. Therefore,
the seatsub-total linewas usetl in calculatingthe required parking.
II. OVERALL SITE
TWENTY NINTH STREET
B. DEVELOPMENT CHART - BUILDlNG fL00R AREAS
The figures below reflect esti mated gross floor area square footages and bu ildi ng uses for the tlevelopment.
The information below does not reflect maximum or allowable floor areas for any given location.
Foleys~ 75,600 75,600 151,200
1 D(old Sear's bltl~ 42,000 42,000 84,000
Major(Theater) 55,000 0 55,000
lA North 17,283
lA South 16,899
lB 38,056
1C 19,764
lE 17,678
1 F 30, 806
1 G 46, 707
1 H 12, 991
1~ 7,730 0 7,730
1K(PAD)
~ 4,548 0 4,548
World Savings~ 14,000 0 14,000
Applebeesl 5,000 0 5,000
Second Level SpaceZ 0 81,901 81,901
Total - Central 404,062 199,501 603,563
Footnotes:
1- Thisbuildingcunentlyexists on the Cross~oads siteand will remain in newTwe~ty Ninth Street development.
2- The second leve! space (totaling 81, 901 square feet of floorarea 1 could be applied to buildings 1 A North & South,
18,1 C,1 f, l F, I G, I N, 28, 2C, 2D.
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Major 60,000 0 60,000
2B 8,341 0 8,341
2C 10,308 0 10,308
2~ 9,030 0 9,030
2E 21,600 0 21,600
ZF 27,355 0 27,355
Total - SW 136,634 0 136,634
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SOUTHEAST
Major 130,124 0 130,124
2A 6,742 0 6,742
Total - 5E 136,866 0 136,866
Total Development 677,562 199,501 877,063
II. OVERAII SITE
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TWENTY
B. DEVEIOPMENT CHART - assuMPrioNs
N I NTH
For all purposes of this Development Chart, RB-E Commercial is meant to include all non-residential uses
allowable in the RB-E zone district, except for restaurandtavern and theater uses, provided that, for "condi~ional"
or "use review" uses, the applicable review process shall have been completed. No specific uses have been
designated for any building.
Per Boulder code - res~aurant parking requires 1 parking space per 3 restaurant seats.
Restaurants and taverns shal! provide one space for every three seats inside the restaurant or tavern or
the ratio provided rn Section 9-3.2-I, "Schedule of Bulk Requirements," B.R.C. 1981, whichever rs
greater. No person shall provide an outdoor seating area for a restaurant or tavern except as follows:
A. For restaurants and taverns with up to fifty i nterior seats, the restaurant or tavern may have the greater of six seats
ortwenty-five percent of the indoor seatswithout providingadditional parkingspaces in the amountssetforth above
forthe additional seating;
B. For restau rants and taverns with more than fifty i nterior seats, the restaurant or tavern may have the greater of
twelve seats or twenty percent of the indoor seats without provitling additional parking spaces in the amounts set
forth abovefortheadditional seating; or
C. For restaurants and taverns wh ich do not meet the required off-street parking requirements for their i ndoor seats,
the mazimum num ber of outdoor seats shall not exceed the number of seats perm itted by this subsection. The
maximum numberof outdoorseatsshall becalculatetl in accordance withthefollowingformula:
(i) The numberof parkingspaces provided on site, multiplied by;
(ii) Three seats, multiplied by;
(iii) The percentage of seatsthatwould haveotherwise been permitted in subparagraphs (A)
or (B) above, equals;
(iv) The maximum number of outdoorseats that do not require additional parking spaces.
ln calcula~ing ~he number of resraurant seats, industry standard indicares rhat approximately 60~/o of a restaurant's
floor area is dedicated co seacing area. Within thaT sea~ing area, each seat requires approximarely 20 square feet of
floor area.
Sample calcufation for the parking of a I0, 000 square foot restaurant space.
(10,000 sf of restaurant floorarea) x(60% forseatingarea) = 6,000 sf for seatingarea
(6,OOOsfforseatingarea)=(20sfrequiredperseat) = 300restaurantseats
(300restaurantseats)=3= 100parkingspacesrequired
Per Boulder code - theater parking requires I parking space per 3 theater seats.
rheaters shall provide one parking space forevery three seats or the ratio provided in Sectron 9-3, 2-1,
"Schedule of Bulk Requirements, ° B. R. C.1981, whicheveris greater.
Theater (proposed) will have 2,634 seats
Per Boulder code - RB-E Commercial parking requires 1 parking space per 400 square feet of rocal floor area.
Minimum numberofoff-streetparkingspacespersquarefeetoffloorarea fornon-residential usesand their
accessory uses (RB-E is 1:400).
STREET
II. OVERALL SITE
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A. GENERAL
TWENTY N INTH STREET
The character of ~he place - its look and feel - is comprised of its distinctive qualities. At its most efFective, it helps
to establish an identiry and legibiliry in the mind's eye as well as indicates a desirable place to spend time. When
the desirabiliry of the place increases, ~he value oFits consticuent parts increases as well.
In the case of Ttuertty Nirrth Street, its value as a place both Co visit and do business is very much dependent on
the sum rotal of the character contributed by its individual buildings and the design of its site. To that end, these
guidelines are oFfered ro help darify the design process that has been in place and will continue to form the physi-
caI charac~er of the center. I~ is the intent of this set of guidelines to create a place that is gracious, comfortable,
and that enhances the qualit,y of life for the residents of Boulder and visitors alike.
~ As Tweraty Ninth Street is a district within the BVRC, the physical character should fit comfor~ably within the exist-
ing BVRC conrext while no~ recrea~ing it. Tuenty Ninth Street is significandy different from irs surrounding contexr,
~ it is a single project with focused goals. The sryle and Form of the project attempt to acknowledge ~he inHuences
of rhe surrounding contexc and regional design influences while balancing the specific design qualities of a retail
, project and expressing ~he unique relationship these buildings have with one another not Found any~rvhere else in the
BVRC.
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The sryle of the project reftec~s early decisions made
within the design process to nor recreate any historic
or known sryles. The style should simply be appropriate
~o the time and the place. Words such as clean, con-
remporary, Aexible, and colorful are the words which
influence the design of the buildings,
As this is a retail project, the tenant's expression is para-
mount, the building's expression secondary. As such,
color and marerial selections for the buildings should
not "compere" with the srorefront but make every ef
fort to "frame" the renants. Vernacular buildings that
house retail and commerce in this region, such as the
predominandy two story buildings on Pearl Stree~ thac
"frame" tenants by providing a relatively simple mason-
ry or painted wood building, give retailers the height,
visibiliry, and frontage necessary to highlight a re~ailer.
The variation building co building came about as a 6y
product of the individual ownerships oF the buildings,
often varying within 25 to SO Foot increments, reftect-
ing the legal platting. The style of these buildings were
not "western," but reHected the materials and skills
available at thac time. ln that same sense, the sr}~le of
Tiuenty Nrntb Street reflects that same pragmatism of
earlier eras, only the skill sets of the craksmen and the
mateiials have changed.
The sryle of Tiuenty Niritb Street is to use mare~ials and
colors "of the era" and create building skins that are
lively, colorful, and communicate a sense of "optimism"
on an emotional level through the use of color. The
sryle suggests using the wall surfaces as graphic op-
portunities rather than false re-creacions of historic or
structural elements. This graphic approach co building
surfaces is honest and appropriare ~o the marerials of
the time and the skill sets of the craftsmen available,
The style of Ttventy Ninth Streez reflects Che program-
matic requirements of ftexibiliry and change. Building
surfaces are not modulated rigorously ro accommodate
the realiry of a changing retail environment where
tenancs expand, contract, move and update without
dramatically impacting the architecture. The design sryle
does use textures and color to make the buildings inter-
esting and engaging without imposing a readily identifi-
able sryle ~hac is contradictory to the tenants' needs.
1. Exterior wall surfaces that are EI fS are planar, there are no artificial details
created out of E I FS.
2. The style of the buildings shou Id vary somewhat buildingto builtling as that
iswhatthe expectation is and whatthe surroundingcontext represents.
the flexibility needed for leasing.
4. The use of walls or opaque elements alongthe storefront is antithetical
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III. GENERAI BUILDING CHARACTER
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TV1~E NTY N I N T H
STRE ET
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~ The Form of the re~ail buildings is specific ~o the needs of the leasing-driven program. Linear passages with dear
~' circ~lation, providing destinations at ~he end of the passages to encourage discovery, and modulation of building
heights ro articula~e corners are all derived specifically from the retail program of this district. The forms of the
, buildings vary somewhat based on whether they are within the Cenaal District or the perimeter. These differences will
be clarified wirhin the crireria for those specific districts.
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Some examples of specific form generating criteria are as follows;
1. Allowing foroptimum store bay depths
2, Providingforoptimum structural baywidths
3. Providingadequatestorefrontheights
4. Providing protection from the elements by utilizing canopies and si mi lar overhead structures
5. Providingampleopportunitiesfortenantsigning
6. Eliminating"deadends"
7. Planningfor "back of house" or inwardlyfocused retail
Some ezamples af specific retail market forces are as fallows:
1. leaSing Flexibility: Fized infrastructural elements such as columns,
walls, and rigorous defining building modules impede the ability of
tenants to use space efficiently (and thereby succeed).
2. M2ximize vi5ibility: Tenants that can not be seen by prospective
customers can not survive. Tenant visibility must be crafted around
how people circulate. There are limitationsto how far people will walk
and the quality of the experience. These limitations establish
the relationships of the buildings.
3. Ease of aCCess:ltmustbeeasyforpeopletoaccesstheretail. Currently,
the vast majority of the shoppers access the site by automobile, and that
means they need access to parking.
4. Critical MasS: TenanYs success isdepentlent on the right balance of retail.
5. Storefront presenCe: The presentation of the storefront to the viewi ng world
isperceived asthefirstread;thebuildingbecomesthesecondread,or
background. To puttoo much emphasis on the building isdistractingto the
primaryfunction of the building. The idea is to frame thetenant in a favorable
lightand notcompetewiththe building.
1. The building forms are derived by
trying to maximize lease space and
create natural pedestrian flows.
2.The
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3. The corners may be cut back (in som
cases to allow for views into the retai
4. Buildingmassesaccentuate
5. Buildings are aligned to facilitate
pedestrian flows.
III. GENERAL BUILDING CHARACTER
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TWE NTY N I N T H S T R E E T
A. GENERAI ~~,t~n~~~~~
The following diagrams illusrrate the various aspects of how building forms are inrended to respond to the specifics of
the program. The buildings that are longer require special attention to break up the elevation and provide a level of decail
and inrerest. F,nclosed are some of the fundamental principals used in delineating the buildings in a deliberate manner.
III, GENERAI BUILDING CHARACTER
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~ The form for much of the Twenty Ninth. Street project places heavy emphasis on the building canopies for weather
~ protection, scale, and framing the srorefront and retail expression. The "arcade" that is created by the columns on the
outside, the ceiling overhead, and the retail storeFronts is a classical and time tested technique, This focuses the detai]
~ and visual interes~ within a controlled "zone".
. The following diagrams and images illustrare the character and importance of the arcade treatment to the ~roject.
rcatle Qualities:
1. Canopies provide weather protection
and a sense of "containmenY',
2, Light levels are the warmest and
the most intimate.
3. Materials and patternsarethe
richest and the most interesting.
4. Definingcolumns provide a sense
of protection from the adjacent
parking.
5. The space between the columns
creates a place for public seating.
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^ ,_ GENERAL ~ ,~,r~n~~F~~
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~ The preferred building form for Twenty Nir~th Street places emphasis on asymmerrical, ra~her than symmetrical,
. building massing. Window groupings, marerial placement, and building patterns all contribure ro che palette oF
components to creare balance, not symmecry.
~ The following diagrams and images illustrate some examples of the positive use of asymmetrical composition.
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Asymmetrical Massing:
1. Create balance in the builtlings
through composition of vertical and
horizontai massing-notsymmetry.
can all contributetowardsthe
non-symmetrical compositior
3. Patterns can be used to exagg~
the horizontal orvertical elem
4. Non-symmetricalmassingallows
for entries and other similar feature
to be placed in optimal, not formal,
locations,
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III. GtNEHAI 6UIlDING CHARACTER
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~ The spaces created between buildings create important "people places". These passages should have a comFortable ~~
. scale and rela~ionship to each other, creacing areas for common area seating.
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r Passages between buildings:
~ 1.Opposingbuildingsshouldbeof
a similar scale with some common
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to encourage explaration around
~ and through the buildings.
~ 3, The passages should each have
~ auniquecharacter.
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4. The character of each passage shoultl
. beentirely pedestrian and urban.
. i 5.Tenants adjoining thesespaces I
, _ need to be transparent (storefront ;
~ '~ treatment}. ~
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~ The following details ofFer examples of rypical considerations For the I
. development of the specific architecture and the criteria architecture. i
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. DETAIL ELEMENTS:
. ~ 1.Trellisesorawningsaretobeusedprimarilyoverentriesand
retail storefronts. These are not to be used over blankwalls.
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I 2.Awningsaretouse"architecturalmetal"alongwithfabric. ~ ,
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3. Doors used in storefronts should be of a differentfinish than I
~ the storefrontframingforadditional detail and finish. ,
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4, Glass associated with storefronts is to be dear, '
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TWENTY N I NTH STREET
A. GENERAL ~~:"nr~n~~~~~
The following details offer examples oFrypical considerations for the
development of the specific architecture and the crireria architecture.
PROJECT PAS
PLANE OF TH~ .,,,,~,,,,.,,
o~vrvc wnrvcn ct[mciv~a
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1. When used, stone is to extend visually into the lease space
so as notto lookthin and applied.
2. When used, stone is to extend visual ly to the ground.
3. Due to the unpredictable nature of the demising lines,
thedemising pieris to be thin and more storefront like
than building like in its appearance.
4. Variations in the building height shall return with substantial
depth, notjustelevation.
rnninnn rcr nnnv Ar
wrorN
~IES
GENERAL BUIIDING CHARACTER
„~„
PLANE OF TNE BUILDING
a. GENERAI <<~~~t~nued~
TWE NTY N I N T H S T R E E T
The following decails offer examples of rypical considerations for the
development oFthe specific architecture and the crireria architecture with
regard to tenan~ storefronts.
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NOTE:
Tenantstorefrontwitlths willvary
independently of the base buildi ng
structural system.
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PARTIAL ELEVATION
COLUMN17RELLIS FORMS IN FRONTOFSTOREfRONTS.
GiASSHElGHTISLIMITfDT012'-0", UNLESSSTOREFRONISPROJECT
OUT FROM 7Hf BULKHEAD IN PLAN.
NOTf: TENANT$ THAT SPAN MORE THAN 60'MUST INCORPORATf
AN OPAQUE ELEMENT WITHlN THE Df51GN Of TNESTOREFRONT
AS TO BRfAK UPTHEEXPANSf Of GLASS WITH MATERIALS THAT
ARESOLIDlNNATURE.
iu~nni ~
WHEN POS5IBLE, STOREfRONT DESlGN ELfMENTS SHOULD
CORRESPOND TO THf BASE BUf LDlNG STRUCTURAL SYSTfM
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TWENTY N I N T H
B. TWENTY NINTH STREET CENTRaL DISTRICT
The Twertty Nirrth Street Central District is the heart of the project It consists of predominandy two
story buildings above a single level of parking. The Central District is the most urban in character given
the diagram of being above a parking garage and the proposed building densiry~. The Cenrtal District is
unique in the sense thar it blends auromobile access with pedestrian street qualities.
The site planning of the buildings allows the buildings to be dose enough toge~her to create "passages"
between them that are engaging, and encourage exploration as shoppers go building ro building, The
proximiry of the buildings to one anocher makes this district unique in Boulder.
___G~r
STREET ,-
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Within the Central District
there are several building
types that are matched to
their specific program:
1, Singlestory retail
2. Single story retail with 2nd floor
service retail and office above
~
3, Existinganchorbuildings
4. Buildings with predominantly
restau rant uses
6. Parkingstructures
GENERAI BUIIDING CHARACTER
TWENTY NINTH STREET
B. >~~d~~~~ NTY NINTH STREET CENTRAL DISTRICT .~ ,~ ~~~,~~~:~~
The following are examples of the various elevations of the buildings that front onto 29ch Street. These elevations give
a general sense of the amount of color and detail ~hat should be present project wide.
Specific Architecture
Signature Design Elements
of the Central District:
l. The central tlistrict offersthe greatest
2,Thisdistrict isthemostpedestrian
oriented and the "finestgrained" in
detailing. It is perceivetl mostly at a
pedestrian level.
3. This district is not seen fram the public
right of wayand has been granted special
consideration for signing issues. Signs
located in this district tlo not need to
follow the city sign code.
4. This district has an entertainmentfocus.
Snarial liahtino anrl cinninrt imrlar
EIFS
Natural stone
Corners are modulated in herght to end
hii;ln'innc in an orrF~;4~n+ii.~) ..»nnn. ~n.i
III. GENERAL BUILDING CHARACTER
Storefront zone -12' tall with
a minimum of opaque obsfructrons
Second floor service retail/offices
- Passage between buildings
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Second floor ser~ice
refailloffices
TWENTY
B. TWENTY NINTH STREET CENTRAL DISTRICT
N I NTH STREET
The spaces between adjacent buildings wi~hin the Central District are important as they creare "passages" cha~ have
their own personaliry and opportunities. In addition to circulation, these areas become prime areas for sea~ing, quiet
spaces, and places for gathering and in~eraction. The proximiry of these buildings to each other crea~es the
opportuniry for comfortable urban spaces,
The following images offer glimpses as ro ~he characrer and potential these spaces could offer.
__Gr
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III. GENERAI BUILDING CHARACTER ~
~ _ --- --- - -
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TWENTY NINTH STREET ,'
^ ~~,
^ '~~
^ ~. TWENT~ NINTH STREET CENTRAL DISTRICT ~~,~~t~n,~~t~,
~ The following cross sections are to assist in understanding the various building forms and interactions
~
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• I 1 bytryingto maximlze I ase space ~~
~ ~ and create natural pedestrian flows. '~
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. 2. The building placement is highly j
influenced by the street placement. I
• 3. The buildings heights should reflect
solar orientations to allow natural
~ light into the public space.
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^ III. GENERAL BUILDING CHARACTER ;~
TWE NTY
C. CRITERIA ARCHITECTURE
The General Building Character section oF this crireria addresses h~w all of the
buildings on rhe site make con~ributions toward making the project a comFortable and
desirable place ~o be. The SpeciFic Architecture part of ~his criteria document illustrates
chrough the specific elevations and decails how this is being achieved. The following
"Crireria Archirecture" section of chis document communicates through images and
cext the design objectives for these rela~ively few criceria architecture buildings. See
sheet 2.A.1 for a depic~ion of those buildings being rreated as criteria tenants.
Most of these buildings are on che perimeter of the project and as such have unique
urban desig~ considerations, listed herein. Although the criteria is included for ~he
Southwest Anchor, that building desi~n will actually be developed through the specific
architecture process. The "perimeter urban design considerations" apply to all buildings
tha~ face the adjacent streets (Walnut Street, 30th Street, 28~h Street, and Arapahoe
Avenue).
Enclosed are some general elements and attributes that are desirable as criteria elements
for che buildings being designed through this crireria process:
Windows
Windows are the eyes of a building, and create much of its personaliry. The amount of
window area, heights, proportion, and relationships ro the solid portions of the wall are
considerations which will elicit this personality.
Ground Level Windows
Windows that are on the ground level are essential to allowittg the buildings to "in~erac~"
with their surroundings, Windows add vicaliry and interest ro~he projec~ as a whole.
Windows ~ha~ face primarily pedesrrian streets should be suitably detailed with mutrons,
mullions, and framing elements that make windows come alive. Smart retailers will take
advancage of these windows ro help actracc shoppers. The Tenant Design Manual
addresses a specific program for how these windows are to be utilized. Lighting,
materials, and displays will be regulaced through the Tenant Design Manual.
Windows that face Primarily vehicufar traf~ic should be scaled suitably. Larger displays
may be used ~o address the scale of the viewing dis~ance and the speed at which the
viewing is done.
Display Windows
Where "back of house° or similar recailing driven limications begin to question the
appropriateness oFwindows (such as a theater use), every eFfort will be made ro provide
some dispfay windows or comparable level of detail. These display windows may have
photographic imagery, merchandise, and lighting to make the displays engagi~g.
Second Floor Windnws
Second floors, whether retail or office use, will benefit from some percentage of windows
to animate ~he wall surfaces and bring in daylight and fresh air where possible.
N I NTH STREET
erimeter Buildings: Urban Design Considerations
1. All facatles of the perimeter buildings are to be activatetl with
elements that engage the street,
2. The use of decorative elements should be associated with some
kintl of entryorsimilarfeature. Decorative elementsshould not
be hungfrom "blankwalls". Similarly, buildingelementsshall
be program driven, notfalse applied decoration.
3. Buildingsshallbepulledascloseaspossibletothestreets.
4. Corners are to be articulated and building heights should vary
G~
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III. GENERAL BUIIDING CHARACTER
~ , - , . ~. ~
TWE NTY N I N T H
C. CRITERIa ARCHITECTURE c~ont~r,ued,
Criteria architecmre buildings are buildings on the site that are to be renant designed. In addi~ion ro the information
presented within this section, all of the general criceria presenred within this booklet also apPly. The overall design of
these buildings should comply with the intent of the conceptual elevations. Tenants shall employ a licensed archirect
experienced in commercial retail design for t6e improvemen~s proposed to comply with ~he provisions of these
guidelines.
ANCHOR BUILDINGS
Anchor buildings (buildings over SO,U00 s.E) pose Wall planes should be broken up with horizontal and
special design considerarions. Hisrorical(y, retail vertical offsets, changes in materials or colors, and wirh
buildings of chis size in a rypical urban downtown area changes in the overall parapet height. Natural modular
consisted of departmenr srores, movie thearers, and or cur s~one along with a glass storefront sys~em providing
marketplaces. Anchor buildings now addi~ionally consist a level of trans~arency into the building should be used
of "large format" retail. The t}~pical attributes of large at che en~ry features. Entry features may also include some
format retail usually consist of inwardly focusing simple element of che tenant's national image consistent with die
s~ructures with limited transparenry and de~aiL [t is the approved materials pale~te.
in~ent of this document to illustrate ways to make the
large format anchors less box like and more consistent
wiCh the character oF T:uenty Ninth Street and the smaller
scale retail buildings.
1. The buildingshall provide a publicentryfeature elementwith a permanent
pedestrian scale canopy.
2. The builtlingshall employa minimum 50%natural motlularorcutstoneand
a minimum 50% glass storefrontsystem attheentry feature.
3. South elevation shall employ a minimum of 24" horizontal antl corresponding
vertical offsets in thewall plane at a maximum of 100' intervals. A minimum
15%ofthewallshall beclad in natural motlularorcutstone and a minimum
30% of wall surface as a glass storefront system. Permanent pedestrian scale
canopiesantl a minimum of 2 approved paintcolors are required on wall planes,
4, Westelevation-walishall beclad in a minimumof 15% natural modularorcut
stone and a minimum 20% ~f wali su rface as a glass storefront system.
5. North elevations shall employ a minimum of 24" offset in the horizontal and
correspondingvertical offsets in thewall plane at a maximum of 30' intervals
and a minimum 15% of the wall shall be clad in natural modular orcut stone.
6. Eastelevation shall employ required screeningforthe loadingareaand thewall
area shall beclad in a minimum 10% of natural modularorcutstone.
~
ti
STRE ET
III. GENERAL BUILDING CHARACTER
TWENTY N INTH STREET
C. CRITERIA ARCHITEGTURE ~~ ,~,f~~,~~P~,
The following criteria applies to che proposed Southeast Anchor building.
A
GARDEN WALL AND /~ COLORS/PATTERNS
PROPOSED LANDSCAPING / TD ADD DETAlL
~~
COLOR PALETTE VARIES SLIGHTLY
ACROSS THE LENGTH OF THE BUILDING
(A,B,C...COLOR PALETTES)
B ~
- MORE DETAIL, GLASS, AND
~ SATURATED COLORS AT ENTRIES
~~ _ ~ . = a~ ~,~~~_~ ~=~;r
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Basic Design Guidelines for the
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1, The public entry feature should project a minimum of 48" above
the adjacent building parapet.
2. Employa minimum 50%natural, motlularorcutstoneand
a minimum 50 % glass storefront system at the entry featu re.
3. Incorporate a permanent pedestrian scaled canopy using
stone pierswith ornamental steel lattice columns.
4. Provide a secondary facade featu re at the customer load out
with a permanent horizontal canopy.
5. Provide pedestrian scaled elements at 30' intervals on the entry
facade and the entry orientation of the 30th 5treet facade.
6. Provide multi colored facades that are consistent with the
approvetl materials palette.
III. GENERAL BUIIDING CHARACTER
TWENTY N INTH STREET
C. CRITERIA ARCHITECTURE (cor~tinued)
The criteria For the building elements along 28th, Arapahoe, and 30th have special considerations as these sides of the
buildings may nor face the primary direction of the user rraffic. As such, there may not be entries on the side of the
building which face che street, but the need remains for an active building envelope that addresses che urban design
needs for these adjacent s~reets,
Basic Design Guidelines for the Theater builtling:
The builtling height shoultl step across the length of the elevation.
2. The use of architectural masonry on the exterior shall be done
i n a way to express patterni ng that is visible from a substantial
distance as well as at a pedestrian scale.
The buildingshould have some features (in adtlition to the
architectural masonryl on the 30th street side to provide detail
and animation itransparency, canopies, lighting effects, metal
accents and artwork are all options).
4, The "interior" or plaza side of the theater shall be responsive
tothesurroundi~gentertainmentarchitecture,
5. The elements on the 30th Street side shoultl not represent an
entrywhen there is none. The elements should be more truthful
and engaging, notfalselyrepresentational.
~
o • > a
III. GENERAL BUILDING CHARACTER
G~
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TWE NTY N I N T H
^ C. CRITERIA aRCHITECTURE ~,:~~t~n~~e~~,
~ The single "Pad Site" building will be developed as a criteria building
This building may in fact be a national protorype building, but must
~ reflec~ che values and aesthe~ic concerns of che project in general as well
as this specific section.
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Basic Design Guidelines for the Pad Site building:
1. Provide glazed carner to Walnut Street with pedestrian scaled
permanent canopy feature and natural orcutstone accents
massing both sides
2. Provide punched openings in buildingwith fabricawnings
flankingentrycanopy
3. Provide entryfeaturewith permanent pedestrian scaletl canopy
and accent building massto highlight entry
4. Provide natural orcut stonewainscotto 24" minimum around
building perimeter
5, Provitle a minimum of 40% of the total wall area as a glass
efnrofrnnl ruc4em
STREE
OUTDOOR ACTIVITIES ENCOURAGED ARTICUlAT10N OF BUILDWG
HEIGHT AND COIOR
i-STONE BASE
_~ ~
~
SCREEN WALL ~ureens drive fhrough useJ
STONE PIERS
CANOPY OVER
~ DRNE UP WINDOW
~ DRIVE UP WINDOW
~
III. GENERAI BUILDING CHARACTER
TWENTY N I N T H S T RE E T
D. TWENTY NINTH STREET PERIMETER RETAIL
The Following skecches are form studies ro assist in understanding the various building forms
in regards to specific architecture.
28TH STREET
Tenanf signing
y- ~~ - v j - ~ organizedon
~~w_
~ ro, ~ ~ ~°:, ~ canopyedge
Accent lighting
Decoratrve trellis
for vining plants
III. GENERAI BUIIDING CHARACTER
Gr
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TWENTY N I N T H STRE ET
E. MATERIaLS AND COLORS
The use of color to enliven building facades is an essential part of the design strategy for the Tioenty Ninth Street
project. Color patterns are intended to be more graphic and contemporary in lieu of thin representations of faux
architeccural treatments. The Following examples offer insight and suggestion as ro the use of color wi~hin ~he project
at large.
Color and pattern usage:
~ 1. The most saturated colors are reserved for metal accent
elements (non wall elements).
2. The e ntry features are an op portuni ty for the most saturated
of the wall colors to help call attention to the entries.
Colorchanges are to be accompanied bya plane change
or separated by a substantial reveal.
Theprimaryhuesofthewalisurfaces shoultlrelate
to earth tones.
Pattems should be mostlygeometrical and abstract, not faux
representations of historic or similar architectural elements.
use of color should augment, not diminish, the
veen the various buildings.
The metal colors are the most consistent colors, acting
as a common threatl of Infrastructural elements.
Col~r palettes 6uildingto builtlingshould varysothatthe
individual buildiogs preserve their"intlividuality".
l ~
PRIMARY COIOR PALETTE
FINAL BUILDING COLOR PALfTTfSNAVE NOT BEEN DfTERM1NED;
NOWEVER, TNEPALETTESSHOULD BEOFSIMILAR TONES, VALUESAND
S7YLESASTHFEXAMPLfS SNOWNHERE.
FlNAL BUILDING COLORS WIIL BESUBMITTEDAND REVIEWED DURING
fINAL ARCH1lFCTURAI RfVIEW FOR EACH 8UlLDING.
III, GENERAI BUILDING CHARACTER
TWENTY NINTH STREET
E. I~I~~~RIALS AND COLORS ~,t~~~~~~,~,
The following examples and sample palettes offer insight and suggestion as ~o the use of color within ~he project at
large. Actual Final building color palettes will be submicted For review during the final architectural review.
AT WELL...DANCE,....LAU
ANDO
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WORDS AND PNRASES USED !N A
DECORATlVE (NON ADVERTISlNGI
WAY TO ADD INTEREST, DETAIL, AND
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,.~ ~~~ . ~ , . MFANING TO 7HE PROIECT
. ; ~~~~,
III, GENERpL BUIIDING CHARACTER
i
TWENTY NINTH STREET
12"X16"COLORADO RED
IN A RUNNING 80ND PATTERN
WITH GUILLOrlNE CUT EDGES
AND NArURAL CLEFT FACES
6" X 6" COLORADO BUFF
ACCENr WI rH GUILLOTfNE CUT
FACE AND NArURAL CLEFr EDGES
PROJECTING I/2" PF1ST FACE OF
RED, EVERY THI RD COURSE
SAMPLE RUNNING BOND PATTERN
SANDSTONE CAP
PROJECTlNG 2" PAST
CLADDI NG
15" X 30" NATURAL CLEFT
COLORADO SANDSTONE
IN STACK BOND PATTERN
SAMPCE STACKED 80ND PATTERN
SAMPLE STONE PATTERNS
THESE PATTERNS ARE SHOWN AS EXAMPIES ONLY,
SPEC(FIC PAT7ERNS VARY PER 8UlLDlNG.
E. MATERIALS AND COLORS ~ ~,r~n~~F~7
The following materials are enclosed For general review only. More specific color
and materials will be submitred with dle individual final architectural reviews.
SAMPLE PAINr
COLORS. SEE lNDNI
PALETTES FOR
MORE INFORMAr101+
DG~vri rni~nn nn rrnrn iDrn
III. GENERAI BUILDING CHARACTER
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F. TENpNT OPPORTUNITIES
TWENTY N I N T H 5 T RE E T
Windows are che eyes of a building and create much of ics personaliry. The amount of window area, heights, propor-
tions, materials, detailing, and relationship to both each other and ro the solid wall area of a facade, are all consider-
ations tha~ will elicit this personaliry.
Circumstances will arise where it is necessary to add muntin sysrems ro windows. These may occur with true divided
light windows or mun~in systems attached to both sides of the glazing sysrem. One-sided, snap in muntin systems are
not permirted.
GROUND LEVEL WINDOWS
The ground level windows in Tiuertty Ninth Street are
almost entirely dedicated ro commercial use. They allow
the various commercial uses ~o present themselves ro the
public and add interest and vitaliry to the neighborhood
center as a whole. Their presentations should be visible
to both pedesrrians as well as drivers "windshielding" the
retail venues from the street.
Storefront designs shall complemenc the tradicional
mountain town ambiance while reflecring today's life-
sryles. Storefron~s should no~ be period reproductions.
They should appear open, invi~ing and be at leasr 60%
transparent.
Storefront windows may be articulated in a variery of
ways. While they may be set parallel to the curb, they
can also project outward as rec~angular, chamf~red or
rounded display bays for a distance no grearer than
3'-0° from the building wall Plane. Likewise, storefront
windows and entries can be articulated by creating areas
of indentacion. These generate corner display condi-
tions and a sense of welcome, as well as pockets for door
swings. Under no circumstances should a first level door
swing into ~he path of pedestrians.
Storefront windows should extend from ~he sidewalk
to a height of at least 12'-0", Some stores may wish
to extend windows ro the bottam of the second floor
structure. The sill of ~hese windows may begin at ~he
sidewalk, but mainCenance considera~ions may dictate
a higher sill elevation. However, in no case shoufd the
sill height of a retail display window be higher ~han 18"
above the sidewalk elevation.
The window base need not match the building mate-
rial, buc ma}' relate instead to the srorefront material.
Storefront materials may include metal, wood, srone,
~ • ~ -~ , ~ ,•~~
GENERAL BUIIDING CHARACTER
MERCHANDISIMG 14NE LIGHTING
All retail store windows will include a zone in which
innovative window displays or mercha~dise will be
encouraged (the "Merchandising Zone"). The Merchan-
dising Zone shall extend from the window glazing into
the store for a disrance of >'-0". The illumination of this
zone shall be accomplished by incandescent or halogen
luminaires that use lamps with a color remperature of
benveen 3,000°K and 2,700°K. Fluorescent or high
intensiry discharge luminaires are not permitted. There
shall be no vie~ving angle into the Merchandising Zone
from which glare from the store or disp(ay lighting is
visible.
Likewise, occupants of both first and second level
spaces are encouraged ro use incandescent, fluorescent
or halogen lighting sources that are a color temperature
between 3,000°K and 2,700°K for ~heir ambienc light
sources. These light sources help maintain a warm and
inviting countenance for Tuenty Ninth Street.
TWENTY NINTH STREET
III. GENERAL BUIIDING CHARACTER
G~
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TVVENTY N I NTH STREET ,-
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~ Tue~~zty Nirith Street provides tenan~s with the opporruniry to express their unique identiry and spirit ~hough the use ~ ~ ~ ~~ ~: I
. of ~enant signage and storefront dispfays. Tenanc signage and srorefronc displays are expected to enhance and excend ' ~~~ ;
the spirit of the architecture. They should clearly express the retail name and function, while serving as an expression - ~`~ ~~`'~ ~ '
/ ~. ; ~
. oF the high qualiry of inerchandise and services within. Tenants are expected ~o retain the services of a professionally -~ I
trained graPhic designer to create their identiry and signage program. +
. I • _ `. II
~ ~~
A vanery of sign rypes can be used to help create each individual tenan~'s expression: fascialwall, blade, suspended ~~ ~
. canopy, awning, window, door, and cast placard signs are the mosr common. Several sign rypes may be combined in ~.- _-~
creating the tenant sign program; however, ir is discouraged ~ha~ a single tenant use all of the available sign rypes to ' ~
~ identify its space. '
~ All exterior signage will be su6ject to the Tive»ty Nifrtb Street Sign Program and the Tenant Criteria Manual. ~'~~J `~ '',°'s~
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TWE NTY N I N T H S T R E E T
A. GENERaI STREET CHARACTER
The character of the project's streets is created through a combination of site planning, landscape materials, hardscape
materials, lighting, amenities, and most importantly the relationship of the buildings to the streets. The characrer of
rhe streets is probably the most important physical aspect of the visitor's experience. This design criteria applies to rhis
section in the mosr gene~al sense. Most of rhe aspects of the streets have been or are in rhe process of being designed,
but this guideline should be useful in describing che goals and concepts that are in place and will continue ro serve as
criteria for subsequent development within this site,
Site Planning
The concinuation oF29th Street and Canyon Boulevard are the most importanc formative aspects of ~he site plan. This
extension of ~he city giid through the sire in essence integra~es ~he site with the BVRC. The in~en~ is ~o have these
screets have a"boulevard" qualiry or graciousness when compared ro the adjacent streets. Traffic is in~ended to be much
slower ~han ~he surrounding screets given che mixing of pedescrians, bieycles, and aucomobiles within che site. To that
end, ~he curves in the streets as well as the 45 degree parking will help slow down traffic and make it a more enjoyable
pedestrian experience.
landscape Materials
The stree~ rrees and flower beds are intended ro feature a more urban character, with views through the canopies, rather
than perimeter 6ufFers or screening rypes oFlandscape treatment. The landscape ma~erials vary throughout ~he sire to
create different characters that are appropriate to the uses.
~ A brief synopsis is as follows:
~ 1, The perimeter trees are of an urban street quality. They are evenly spaced, and of a species that wi II allow views
through tree canopiesyet have enough ground coverto provide a sense of security from the adjacent streettraffic.
. 2. Gateways are majorstreet entrances or corners. Landscaping is placetl to frame views intothe project and create
a portal and sense of arrival atthe major entries.
~ 3. Landscapingwithin the interior of Twenty Ninth Street is intensive and tlecorative, with more of a residential level
of horticultural intensity.
~ 4. The parking areas have a generousamount of trees and ground cover to break up the expanses of parking.
, 5. There isan emphasis on the intensity of landscaping nearthe buildings and the high (pedestrian) traffic areas
to create an "arcade" edge with retail 6eing one side, landscaping the other.
~ 6. Most of the plantingsthatare above the parking structure are in planter pots. The planter potswill add a great deal
~ of personality and colortothe pedestrian areas.
7. There has been considerable expense and effortto includea numberof trees to supplement the potted plant
. materials and vining plants on the plaza above the parking structure.
8. The tree spacing and species forthe trees on 29th Street antl Canyon Boulevard differfrom the surrounding parking
~ areas to tlelineate and add importance to those important streets.
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IV. STREET CHARACTER ~ ~
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TWE NTY N I N T H S T R E E T
^ A. GENERAI STREET CHARACTER (continue
^ -- -- -- --- -
. Hardscape Materiais
The hardscape marerials vary in qualiry from asphalr paving in parking areas and most streets ro colored concrete and
~ colored concrete pavers in the intense pedes~rian traffic areas. The pavers and the colored concrete add definition m the
pedestrian circulation sy=stem.
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The major entry poinrs chroughout the project creare special
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landscaping, signing, and monumentation.
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T~VENTY N I N T H STRE ET
B. LANDSC14PING ~~,r~~,~,~~~
The parking areas haee adequare trees co break up the scale of the parking area,
providing shade, and define pedestrian paths through the parking areas.
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