2 - Review of the draft Twenty Ninth Street Design GuidelinesTINENTY
N I NTH
STREET
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UCJIUIY ~nl I tnlH uUlUtLll~t~
TWENTY N I N T H STRE ET
TABLE of CONTENTS
I PROJECTVISION
Statement of Purpose ......................................l.l
The Project ......................................................1.2
II OVERALL SITE
A. Site Plan .....................................................2R.1
B. De~elopment Chart .....................................2B.1- 2B.3
III BUILDING CHARACTER
A. General .......................................................3A.1- 3A.8
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- 3F.3
IUSTREETCHARACTER .............................................4.1-4.12
APPENDIX
R. Site Review Amendment
Approved Preliminary Architecture ..............A.l - A,40
TABLE of CONTENTS
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TWENTY N I N T H STRE ET
STATEMENT OF PURPOSE
These Design Criteria Guidelines are part of the 2004 Site Review Amendment for Twenty Ninth Street (the "Site
Review°), They serve as a reference guide for the design of the Twenty Ni~~th Street project, with the exceprion of the
Northeast Area and those existing buildings on the site ~hat are not being redeveloped a~ this time (the Applebees
and World Savings buildings, the Foley's building and the parking garage near Foley's) in which areas only the
Twenty Nirath Street Sign Program will apply. The intent is to provide design ftexi6iliry within the approved building
envelopes and height designations, yet to ensure the quality of tl~e overall project design. The Ciry will apply these
guidelines to future development review and building permit applications, in accordance with the approved Si~e
Review. Developer will apply these guidelines ro all tenant projects, in conjunction with the Tenant Design Manual
and such additional considerations as the Developer may consider appropriate.
Conc~rrently with the approval of che Site Review, Developer and the Ciry have encered inro a Development
Agreemen~. lt is the inrent of Developer and the Ciry that the Site Review (including, wi~hout limitarion, these
Design Criceria Guidelines) and ~he Development Agreement be construed consistendy with one another.
Accordingly, all references to the Boulder Revised Code, the Boulder Valley Regional Center Design Guidelines and
Ciry's Design and Construction Standards shall be deemed to refer to those laws and regulations in effec~ on ~he
effective dare of the Development Agreement. All drawings contained in Appendix A were approved during the Site
Review as preliminary or conceptual, and any modifications thereto made during the technical documen~ review
process shall be applicable ro these Design Criteria Guidelines.
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TWE NTY N I N T H
THE PROJECT
Design~d exclusively for Boulder, Twenty Nirtth Street is a signature open-air mixed use development featuring
877,063 square feet of buildable Roor area on 62 acres. Responding to overwhelming communiry feed back, West-
cor has "demalled" the projecc to create three distinct neighborhoods in one unique shopping destination.
Twenty Ninth Street is seen as a district within the Boulder Valley Regional Center (`BVRC"). The primary focus of
the buildings and site planning is retail and entertainment uses. The secondary focus of the project is oFfice and resi-
dential uses. The residential component in the northeast area of the sire is not governed or addressed by this design
cri~eria. It will be incumbent upon the future developer of the residential site to provide rhe necessary design docu-
men~s co secure development rights for the residential component of the project.
Twenty Ninth Street is a"Marke~ Driven" project, in the sense that given ~he emphasis within the project on retail
uses, recail programming issues become a primary determinant of form. The need co make che rerail aspec~ of the
project viable can not be ignored or compromised within a market driven projec~.
The project is replacing an enclosed mall and is envisioned as an open air retail shopping and enrerrainment districr.
The Project has been designed ro produce a project that is as "urban" as it can begiuen tbe regulatory and ~narket limi-
tation~~. Given the market driven natute of Tc~enty Ninth Street, this is a project d~at must address certain retail needs
fi~st. [t is the intention of this design criteria to produce a district that is more urban than suburban in na~ure.
STREET
THE DESIGN GUIDEIINES
There are two categories of design(approval processes
for this projecr.
1. SpecificArchitecture: SpecificArchitecture refersto
the buildingsthatwill be designed and constructed by
Westcor, the center's owner,
2. Criteria Architecture: Criteria Architecture refers to
builtlingsthatareto bedesigned bytenantsperthisde-
sign criteria.
These rwo categories oFdesign processlbuilding type
are illustrared on the overall site plan for clarificacion.
The purpose of this design cri~eria then becomes
nvo-fold: to communicate the design principals and
programmatic objeccives of the buildings that have
been designed to date (Specific Archirecrure), as well as
guiding the design process and establishing the general
qualiry of the Criteria Architecture yet to be designed.
This design c~i~eria is ~he mechanism to ensure rha~ the
design goals, as expressed through the City of Boulder
planning process, are enforced throughout rhe life span
of the project.
A seperately bound companion document to these
guidelines is the Tenant Design ManuaL This docu-
ment diEfers from these Design Criteria Guidelines in
that it deals with tenant build out issues only. Specific
guidelines address tena~~ storefron~s, tenant signage,
and operational issues. Tenanc design review will be
done internally by Westcor. Building permits will be
the res~onsibiliry of the individual renants buc there
will be no additional design review for tenan~ store-
fronts from the City other than the approval of this
criteria document.
I. PROIECT VISION
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TWENTY NINTH STREET
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BUILDIN6S BUILT ON AEMODELED BUILDINGS BUIIT OR REMO~ELED
PER "SPECIFIC ARCNITECTURE" PER "CRITERIA ARCHITECTURE"
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OVERAII SITE PLAN ~
TWENTY N I N T H
B. DEVEIOPMENT CHART
Th is development chart reflects the maximum total square footage forthe site (877,063). Please note thatthis
chartonly provides an estimate of howthatsquare footage will be divided amongvarious uses and focations.
These estimates are not intended to establish any mazimum floor area for any location, or any maximum amount
of theaterlrestaurant seating. They are intended to provide examples of how the City parking requirements
(includingthe approved parking reduction) can be met. Although the actual useswill vary from time to time, the
min imum City parking requirements {including the approved parking reduction) will be met at all times.
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NON-RESI~ENTIAL REQUIRED P14RKING
Based on the estimated uses and seats above, the parking
requirements (per code) are calculated below. The allowable outdoor
restaurant seating does not requi re additional parking. Therefore,
the seat sub-total line was used in calculating the required parking.
Non•Residential Parking Required (spaces): Total
The table below summarizes the development's
square footage by prajected use
Non-Resitlential Floor Area (square teet): Total
RB-ECommercial 749,815
Restaurant & Tavern 72,248 sf
Theater 55,000 sf
Total 877,063 sf
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Based on the projectetl uses above, thetable below reflectsthe
expected number of theater and restaurant seats. The seat number
also includes outdoor restaurant seating which will vary depending
on the seating capacity of the various restaurants.
Non•Residential Seat Summary (seats): Total
Restaurant &Tavern 2,167 seats
Theater 2,634seats
Sub-Total 4,801 seats
PlusOutdoorRestaurant&TavernSeating 433seats
wlo ProvidingAdtl'I ParkingSpaces
Total 5,234 seats
RB-ECommercial 1,875spaces
Restaurant&Tavern 722 spaces
Theater 878 spaces
Sub-Total 3,475 spaces
Less Parking Reduction (10%) (348) spaces
Total 3,128 spaces
Parking Summary Per Cade (spaces): Total
Non-ResidentialParkingRequired 3,475spaces
Non-ResidentialParkingProvided 3,402spaces
Non-Residential ParkingOver((Untler) Parkedl (73) spaces
Parkin Summa w/Parkin Retluction (s aces):
g ~ ~ p Tatal
(wlPkgReduction)
Non-ResidentialParkingRequired 3,127spaces
Non-Residential Parking Providetl 3,402 spaces
Non-Residential ParkingOverl(Under) Parked~ 275spaces
~ No requirementtoover-parklunder-park so longas minimum parkingrequlrement
(includingparkingreduction) issatisfied.
TWENTY N I N T H S T RE E T
B. DEVELOPMENT CH~RT - Bui~oiNG FiooR aREas
The figures below reflect esti mated gross floor area square footages and bu i Itling uses for the development.
The information below does not reflect maxi mum or al lowable floor areas for any given location.
lower Level SF Up per Level SF Total SF
Foleysi 75,600 75,600 151,200
1 D(old Sear's bld~ 42,000 42,000 84,000 Lower Level SF Upper Level SF Tatal SF
Major(Theater) 55,000 0 55,000 50UTHWEST
lA North 17,283 Major 60,000 0 60,000
lA South 16,899 2g 8,341 0 8,341
16 38,056 2C 10,308 0 10,308
1C 19,764 ZD 9,030 0 9,030
lE 17,678 2E 21,600 0 21,600
1F 30,806 2F 27,355 0 27,355
1G 46,707 Tatal - SW 136,634 0 136,634
1H 12,991
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1K(PAD) 4,548 0 4,548 Major 130,124 0 130,124
World Savings1 14,000 0 14,000 Zp 6,742 0 6,742
Applebees~ 5,000 0 5,000 Total - SE 136,866 0 136,866
Secontl Level SpaceZ 0 81,901 81,901
Total - Central 404,062 199,501 603,563 Total Development 677,562 199,501 877,063
Footnotes:
1- This 6uilding currently exists on the Cross roatls site and will remain in new Twenty Ninth Street development.
2- The second level space ltotaling 81, 901 square feet of floorarea)could be appfied to buildings 1 A North & South,
1 B, I C,1 E, 1 F,1 G, 1 N, 2B, 2G, 2D.
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II. OVERAIL SITE
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TWENTY
B. DEVEIOPMENT CHART - ASSUMPTIONS
N I NTH STREET
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 restaurand~avern and theater uses, provided that, for "conditional"
or "use review" uses, the applicable review process shall have been completed. No specific uses have been
designated for any building.
Per Boulder code - restaurant parking requires 1 parking space pec 3 res~aurant seats.
Restauranfs and taverns shall provide one space for every fhree seats inside the restaurant or tavern or
the ratio provrded rn Section 9-3.2-I, "Schedule of Bulk Requirements,° B.R,C. 1981, whichever is
greater. No person shafl provrde 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
or twenty-five percent of the i ndoor seats without providi ng adtl itional parking spaces in the amou nts set forth above
forthe additional seating;
~ B. For restaurants and taverns with more than fifty interior seats, the restau rant or tavern may have the greater of
twelve seats or twenty percent of the indoor seats without providing atlditional parki ng spaces i n the amounts set
~ forth aboveforthe atlditional seating; or
~ C, For restaurants and tavernswhich do not meet the required off-street parking requirements fortheir intloor seats,
the maximum numberof outdoor seats shall not exceed the number of seats permitted bythis subsection. The
. maximum numberof outtloorseatsshall becalculated in accordancewith thefollowingformula:
(i) The numberof parking spaces provided on site, multiplietl by;
. (ii) Three seats, multiplietl by;
(iii) The percentageof seats thatwoultl have otherwise been permitted in subparagraphs (A)
, or (B) above, equals;
(iv) The maximum numberof outdoor seats that do not require additional parking spaces.
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In calcula~ing the number of restaurant seats, industry standaid indicates ~hat approximacely 60% of a restaurant's
~ floor area is dedicated to seating area. Within that seating area, each seat requires approximarely 20 square feet of
floor area.
~ Sample calculation for the parking of a 10,000 square foot restauranf space.
(10,000 sf of restaurant floor area) x(60% for seati ng area) = 6,000 sf for seati ng area
~ (6,000 sf for seating area) =(20 sf required per seat? = 300 restaurant seats
, (300restaurantseatsl=3 = 100parkingspacesrequired
~ Per Boulder code - theater parking requires 1 parking s~ace per 3 theater seats.
Theaters shall provide one parking space forevery three seats or the ratio provided in Section 9-3.2-1,
~ "ScheduleofBulkRequirements,"B.R.C.1981, whicheverisgreater.
Theater (proposed) will have 2,634 seats
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Per Boulder code - RB-E Commercial parking requires 1 parking space per 400 square fee~ of total floor area.
~ Minimum number of off-street parking spaces per square feet of floor area for non-residential uses and their
~ accessoryuses (RB-E is 1:400).
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a. GENERAL
TWE NTY N I N T H S T R E E T
The character of the 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, the value of its constituent par~s increases as well.
In the case of Twenty Ni~zth Street, its value as a place both ro visit and do business is very much dependent on
the sum total of the character contribu~ed by its individual buildings and ~he design of ics sice. To that end, these
guidelines are offered ro help clarify the design process that has been in place and will continue to form the physi-
cal characrer of the center. lt is the intent of this set of guidelines ro create a place that is gracious, comfortable,
and that enhances the qualiry of life for the residenrs of Boulder and visitors alike.
~ As Tiuenty Ninth Street is a district within the BVRC, the physical character should fit comFortably within the exist-
ing BVRC context while not recreating it. Tue~iry Nir~tb Street is significantly different from its surrounding contexr,
~ it is a single project with focused goals. The sryle and form of rhe project attempt to acknowledge the influences
oFthe surrounding context and regional design influences while balancing ~he specific design qualities of a retail
. project and expressing the unique relationship these buildings have with one another not found anywhere else in the
BVRC.
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~ STYLE
The style of the project reAects early decisions made
within the design process to not recreate any hisroric
or known styles. The style should simply be appropriate
to the time and the place. Words such as dean, con-
temporary, flexible, and colorful are the words which
influence the design of the buildings.
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As rhis is a retail project, the renant's expression is para-
mount, the building's expression secondary. As such,
color and material selections for the buildings should
not "compete" with the storefront but make every ef-
fort to "frame" the tenants. Vemacular buildings ~hat
house retail and commerce in this region, such as che
predominantly two story buildings on Pearl Street rhac
°frame" renants by providing a re~ativeJy simple mason-
ry or painred wood building, give retailers the height,
visibiliry, and frontage necessary to highlight a retailer.
The variation building to building came abouc as a by
product of die individual ownerships of the buildings,
oken varying within 2S to 50 foot increments, reflect-
ing rhe legal platting. The sryle of these buildings were
not "western," but reflected the materials and skills
available a< <ha~ time. In that same sense, the sryle of
Tuenty Ninth Street reflecrs that same pragmatism of
earlier eras, only the skill sets of the craftsmen and the
materials have changed.
The sryle of Twenty Ninth Street is to use materials and
colors "of the era" and create building skins that are
lively, colorful, and communicate a sense of "optimisni'
on an emocional level through the use of color. The
sryle suggests usii~g rhe wall surfaces as graphic op-
portunities rather than Ealse re-creations of historic or
struuural elemen~s. This graphic approach to building
surfaces is hones~ and appropriate to the marerials of
the ~ime and the skill secs of the crafcsmen available.
The sryle of Twenty Ninth Street reflects the program-
matic requirements of flexibiliry and change. Building
surfaces are not modulated rigorously to accommodate
the realiry of a changing retail environment where
tenants expand, contract, move and update without
dramatically impacting ~he archi~ecture. The design sryle
does use textures and color to make the buildings in~er-
esting and engaging without imposing a readily identifi-
able sryle that is con~radictory to the renants' needs.
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EI F5 are
artificiai details
created out of E IFS.
The styleof the buildings should vary somewhat buildingto buildingasthat
iswhattheexpectation isantlwhatthesurroundingcontextrepresents.
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3. Building forms are asymmetrical as rigorous symmetry does not provide
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The form of the retail buildings is specific m the needs of the leasing-driven program. Linear passages with clear
~ circulation, providing destina~ions at the end of the passages to encourage discovecy, and modulation of building
heights to articulate 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 rhe Central District or the perimetec These differences will
be clarified within the criteria for those specific districts.
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Some examples of specific form generating criteria are as follaws:
r 1. Allowing for optimum store bay depths
. 2. Providingforoptimumstructural baywidths
3. Providing adequate storefront heights
, 4. Provitling protection from the elements by utilizing canopies and similar overhead structures
5. Pro~idingampleopportunitiesfortenantsigning
~ 6. Eliminating "dead ends"
. 7. Planningfor "back of house" or inwardly focused retail
. Some examples of specific retail market forces are as follows:
1. Leasing Flexibility: Fixed infrastructural elements such as columns,
~ walls, and rigarous defining bu ilding modules impede the ability of
. tenants to use space efficiently (and thereby succeed).
2. Maximize visibility: Tenantsthat can not be seen by prospective
~ customers can not survive. Tenant visibility must be crafted around
. how people circulate. There are I imitations to how far people will walk
and the quality of the experience. These limitations establish
~ therelationshipsofthebuildings.
. 3. Ease af access: It must be easy for people to access the retail. Currently,
the vastmajorityoftheshoppersaccessthesitebyautomobile, andthat
, meansthey need access to parking,
. 4. CritiCal Mass: Tenant's success isdependenton the right balance of retail.
5. Storefront presenCe: The presentation of the storefrontto the viewingworld
~ is perceived as the first read; the building becomesthe second read, or
. background. To put too much emphasis on the building is distractingto the
primary function of the builtling. The idea is to frame the tenant in a favorable
, light and not compete with the building.
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Building form antl placement:
1. The building forms are derived by
tryingto maximize leasespaceantl
create natural pedestrian flows.
3. The corners are cut back (in some
cases to allow forviews into the re
the carners.
5. Builtlings are aligned to facilitate
pedestrian flows.
STRE ET
III. GENERAL BUILDING CHARACTER
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TWE NTY N I N T H 5 T R E E T
14. GENERaL
The Following diagrams illustiate the various aspects of how building forms are intended to respond to ~he specifics of
the program. The buildings tha~ are longer require special atrention to break up the elevation and provide a level of detail
and interest. Endosed are some of the funda~nental principals used in delineacing ~he buildings in a truthful manner.
III. GENERAI BUIIDING CHARACTER
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TWE NTY N I N T H S T R E E T
A. GENER~4L ~,~~~~t~
The form For much of the Tuenty Nirtth Street project places heavy emphasis on the building canopies for weather
pro~ection, scale, and framing t6e storefront 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 rechnique. This focuses the detail
and vis~al in~erest within a conrrolled "zone".
The following diagrams and images illustrate the character and importance of the arcade trea~ment ~o the project.
1. Canopies provide weather protection
and a sense of °containment".
2. Light levelsare thewarmest and
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3. Materials and patternsarethe
richest antl the most interesting.
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4. Definin~columnsprovideasense
parking.
5. The space between the columns
III. GENERAI BUILDING CHARACTER
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TWENTY NINTH STREET
A. GENERAL ~~~nr~nued,
The preferred building form for Tuenty Ninth 5treet places emphasis on asymmetrical, rather than symmetrical,
building massing. Window groupings, material placement, and building patterns all contribute ~o the palette of
components to create balance, no~ symme~ry.
The following diagrams and images illuscrate some examples of the positive use of asymmetrical composition.
1. Create balance in the buildings
through compositian of vertical ani
horizontal massing-not symmetry.
2. Windows, materials, patternir
can all contributetowardsthe
3. Patterns can be used to exaggerate
the horizontal orvertical elements.
4. Non-symmetrical massingallows
forentries and othersimilarfeaturE
~ tobeplacedinoptimal,notformal,
locations.
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III. GENERAL BUIIDING CHARACTER
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TWENTY N I N T H S T RE E T
A. GENERpL ~~~~,r,t~~,~~P~,
The spaces created between buildings creare important "people places". These passages should have a comfortable
scale and relationship to each ocher, creating areas for common area searing.
1. Opposing buildings shoultl be af
asimilarscalewith somecommon
elements.
2. The passages should be engaging
to encourage exploration around
and through the buildings.
3. The passagesshould each have
a uniquecharacter,
4. The character of each passage sho
be entirely pedestrian and urban.
5. Tenants adjoining thesespaces
need to be transparent (storefront
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TWENTY NINTH STREET
A. GENERAL ~.,,~,r~n~~F~~
The following decails offer examples of rypical considerations for the
development of the specific archi~ecture and the criteria architectuce.
1. Trellisesand awningsareto be used primarilyoverentriesand
retail storefronts. These are notto be used over blank walls.
2. Awnings areto use "architectural metal" alongwith fabric.
3, Doors used in storefronts shoultl be of a different finish than
the storefront frami ng for add itional detail and finish.
4. Glass associated with storefronts isto beclear.
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TWENTY N I N T H S T RE E T
A. GENERAL ~,~~~~,t~~,~,P~~,
The following details offer examples of typical consideracions for the
development of the specific architecture and the criteria architecture.
PROlECT P~
PLANE OF i n~ ou~~uuvu
oivivc wnivcn c~~m~~vio
PARTfAL PLAN
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i. wnen usea, stone is to extena visuauy into tne iease space
so as notto look thin and applied.
2. When used, stone is to eztend visually to the ground.
3, Due to the unpredictable nature of the demising lines,
thedemising pieristobethin and more storefront like
than buildinglike in itsappearance.
4. Variations in the buiiding heightshall return with substantial
depth, not just elevation.
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RIES
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III. GENERAI BUILDING CHARACTER
PROJECT PAS7 THf PRIMARY
PLANf OF THE BU1LDlNG
TWENTY N I NTH STREET
B. TWENTY NINTH STREET CENTRaI DISTRICT
The Twenty Ninth Street Centra~ District is the heart of the project. It consists of predominantly two
sro~y 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 that ir blends automobile access with pedestrian street qualities.
The site planning of the buildings allows the buildings to be close enough rogether to create "passages"
between them thac are engaging, and encourage exploration as shoppers go building to building. The
proximiry of the buildings to one ano~her makes this district unique in Boulder.
Within the Central District
there are several building
type5 that are matChed t0
their specific program;
2. Single story retail with 2ntl floor
service retail and office above
4. Buildingswith predominantly
restaurantuses
5. Two story retail buildings
6. Parkingstructures
III. GENERAI BUILDING CHARACTER
TWE NTY N I N T H S T R E E T
B. TWENTY NINTH STREET CENTRaI DISTRICT ~.- ~~t~~}~~~~~~
The following are examples of the various elevarions of ~he buildings that front onro 29th Street. These elevations give
a general sense of the amount of color and detail that should be present project wide.
~ Sforefront zone - 12' talf with
a minrmum of opaque obstructions
- Second floor service refai!/offices
Passage between buildrngs
Signature Design Elements
The central district offers the greatest
potentialforcommon area amenities.
Thisdistrict isthe mostpetlestrian
orientetl and the "finestgrained" in
detailing. It is perceived mostly at a
pedestrian level.
Thisdistrictisnotseen bythepublic
way and has been granted special
This district has an entertainment
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EIFS
Natural stone
Comers are modulated in height to end
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III. uCnCnHL [SUILUIIVU 1,11HKH~ltlt
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Second floor service
retail/offices
TWENTY N I N T H
B. TWENTY NINTH STREET CENTRAL DISTRICT ~~~~,-~~,r~~,~~~,~~
The spaces between adjacent buildings within the Central Dis~rict are important as they create "passages" that have
their own personaliry and opportunities. In addition to circulation, these areas become prime areas for seating, quiet
spaces, and places Eor gathering and interaccion. The pr~ximity of these buildings to each other creates the
opportuniry for comfortable urban spaces.
The following images ofFer glimpes as to the charac~er and potential ~hese spaces could offer.
STREET
III. GENERAL BUIIDING CHARACTER
TWE NTY N I N T H S T R E E T
Building form:
1. The building forms are tlerived
by tryi ng to maximize lease space
~ and create natural pedestrian flows.
~.._ _ _
2. The building placement is highly
influenced by the street placement.
3. The buildings heights shauld reflect
solar orientations to allow natural
light into the public space,
III. GENERAI BUILDING CHARACTER
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B. TWENTY NINTH STREET CENTRAI DISTRICT ~~-~,~,~~~~~~~~~}
The following cross sections are co assist in understanding ~he various building forms and interactions.
TWE NTY N I N T H S T R E E T
C. CRITERIA pRCHITECTURE
The General Building Character sec~ion of this criteria addresses how all of the
buildings on the site make contributions toward making che project a comfortable and
desirable place to be. The Specific Architecture pa~t of this criteria document illustrates
through the specific elevations and details how ~his is being achieved. The following
"Criceria Architecture" section of this document communicates through images and
textthe design objectives for these relatively few criteria architecture buildings. See sheet
2,A.1 for a depiction of those buildings being treated as criteria tenants.
Most of these buildings are on ~he perimeter of tl~e project and as such have unique
urban design considerations, listed herein. Although the criteria is included for the
Southwest Anchor, ~har building design will acrually be developed through the speci6c
architecture process. The "perimete~ urban design considerations" apply to all buildings
that face the adjacent streets (Walnut Srreer, 30th 5treet, 28th Street, and Arapahoe
Avenue).
Enclosed are some general elements and attributes ~hat are desirable as criteria elements
For the buildings being designed through this criteria process:
Windows
Windows are the eyes of a building, and creare much oF its personaliry. The amount of
window area, heights, proportion, and relarionships co the solid portions of the wall are
considerations which will elici~ this personaliry.
Ground Level Windows
Windows that are on the ground level are essential m allowing rhe buildings to "interact"
with their surroundings. Windows add vitaliry and interest ro the project as a whole.
Windows that face primarily pedestrian s~ree~s should be suitably detailed with muttons,
mullions, and framing elements that make windows come alive. Smart recailers will take
advan~age of these windows to help attract shoppers. The Tenan~ Design Manual
addresses a specific program for how these windows are to be utilized. Lighting,
materials, and displays will be regulated through ~he Tenant Design Manual.
Windows that face primarily vehicular traffic should be scaled suitably. Larger displays
may be used to address the scale of the viewing distance and the speed at which the
viewing is done.
Display Windaws
Where "back of house" or similar retailing driven limitarions begin ~o question the
appropriateness of windows (such as a theater use), every effort will be made to provide
some display winciows or comparable level of detail. These display windows may have
photographic imagery, merchandise, and lighting ~o make the displays engaging.
Secand Floor Windows
Second floors, whether retail or office use, will benefit from some percentage of windows
to animate the wall surfaces and bring in daylight and fresh air where possible,
Perimeter Builtlings: Urban Design Considerations
1. All facades of the peri meter buildings are to be activated with
elements that engage the street.
~_ . __ ___
2. The use of decorative elements should be associatetl with some
kind of entry or similar feature. Decorative elements should not
be hungfrom "blankwalls". Similarly, buildingelements shall
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III. GENERAI BUILDING CHARACTER
T~VE NTY N I N T H 5 T R E E T
C. CRITERIa ARCHITECTURE
Criteria architecture buildings are buildings on the site ~hat are to be renant designed. In addition to the information
presented within this section, all of che general criceria presented wi~hin this booklet also apply. The overall design of
~hese buildings should comply with rhe intent of the conceptual elevations. Tenants shall employ a licensed architect
experienced in commercial retail design for the improvemen~s proposed to comply with the provisions of chese
guidelines.
ANCHOR BUILDINGS
Anchor buildings (buildings over 50,000 s.E) pose
special design considerations. Historically, retail
buildings of this size in a rypical urban downtown area
consisted of department stores, movie thearers, and
marketplaces. Anchor buildings now additionally consist
of "]arge format" retail. The rypical attiibutes of large
format retail usually consist of inwardly focusing simple
structures with limited transparency and detaiL It is the
intent of this document to illustrate ways to make the
large format anchors less box like and more consistent
with the character oF Twenty Ninth Street and the smaller
scale retail buildings.
1, The building shall provide a public entryfeature element with a permanent
petlestrian scale canopy.
Wall pla~es should be broken up with horizontal and
vertical offsets, changes in mate~ials or colors, and with
changes in the overall parapet height. Natural modular
or cut stone along with a glass storefront sysrem providing
a level of transparency into the building should be used
at the entry features. Entry features may also include some
element of the tenant's national image consistent with the
approved materials palerte.
2. The building shall employa minimum 50% natural motlularorcutstone and
a minimum 50% glass storefront system at the entry feature.
3. South elevation shall employ a minimum of 24" horizontal and corresponding
vertical offsets in the wall plane at a mazimum of 100' intervals. A minimum
15% of thewall shall be clad in natural motlular orcut stone and a minimum
3D% of wall surface as a glass storefront system. Permanent pedestrian scale
canopiesantl a minimum of 2 approved paint colors are required onwall pianes,
4. Westelevation - wall shall beclad in a minimum of 15% natural modularorcut
stone and a minimum 20% of wall surface as a glass storefront system.
correspondi ngvertical offsets in the wall plane at a maximum of 30' intervals
antl a minimum 15°10 of thewall shall be clad in natural modularor cutstone.
6. Eastelevation shall employ required screeningforthe loadingareaand thewall
area shall beclad in a minimum 10% of natural modularorcutstone.
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TWENTY NINTH STREET
C. CRITERIA ARCHITECTURE ~~~~,t~~~~ed
The following criteria applies to the proposed 5outheast Anchor building.
COLOR PALETTE VARIES SUGNTLY
ACROSS THE LENGTH OF THE BUILDING
(A,B,C...COLOR PALETTES)
A
GARDEN WALL AND COCORS/PATTERNS
PROPOSED LANDSCAPING TO ADD DETAlL
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MORE DETAIL, GLASS, AND
~ SATURATED COLORS AT ENTRIES
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Basic Design Guidelines
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1. The public entryfeature should project a minimum of 48" above
the adjacent building parapet.
2. Employ a minimum 50% natural, modular orcut stone and
a minimum 50% glassstorefrontsystem atthe entryfeature.
_ _
3. Incorporate a permanent petlestrian scaled canopy using
stone pierswith ornamental steel lattice columns.
4. Provide a secondary facade feature at the customer load out
with a permanent horizontal canopy.
5. Provitle pedestrian scaled elements at 30' intervals on the entry
facade and the entry orientation of the 30th Street facade.
6. Provide multi colored facadesthat are consistent with the
approvetl materials palette.
TWENTY NINTH STREET
C. CRITERIa ARCHITECTURE
The criteria for the building elements along 28th, Arapahoe, and 30th have special considerations as these sides of the
buildings may not face the primary direction of the user traffic. As such, there may not be entries on the side of the
building which Face ~he streec, but the need remains for an active building envelope thar addresses the urban design
needs Eor these adjacent streets.
Basic Design Guidelines for the Theater 4uilding:
1. The building height should step across the length of the elevation.
2. The use of architectural c,m.u. on the exteriorshall be done in
a way to express patterning that is visi ble from a substantial
d istance as wel I as at a pedestrian scale.
3. The buildingshould have some features (in addition to the
architectural c.m.u.) on the 30th street side to provide detail
and animation (transparency, canopies,lightingeffects, metal
accents and artwork are all options).
4. The "interior" or plaza sitle of thetheater shall be responsive
to the surrounding entertainment architecture.
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5. The elements on the 3~th Street side shoultl not represent an
entry when there is none. The elements should be more truthful
TWENTY N I N T H S T RE E T
C. CRITERIA aRCHITECTURE
The single "Pad Site" building will be developed as a criteria building.
This building may in fact be a national protorype building, but must
reflect the values and aesthetic concerns of the project in general as well
as this specific section.
Basic Design Guitlelines for the Patl Site huilding:
1. Provide glazed cornerto Walnut Streetwith pedestrian scaled
permanentcanopyfeatureand naturalorcutstoneaccents
massingboth sitles
2. Provide punched openings in builtling with fabric awnings
flankingentry canopy
3, Provide entryfeaturewith permanent pedestrian scaled canopy
antl accent huildi ng mass to highlight entry
4. Provide natural orcutstone wainscotto 24" minimum around
building perimeter
5. Provide a minimum of 40% of thetotal wall area as a glass
storefront system
OUTDOOR ACTIVITIES ENCOURAGED
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ATION OF BUIIDING
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- STONE BASE ~ DRIVE UP WIN~OW
TWE NTY N I N T H S T R E E T
~"~ TWENTY NINTH STREET PERIMETER RETAIL
The following sketches are form studies to assist in understanding the various building forms.
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28TH STREET
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E. MATERIALS aND COLORS
TWE NTY N I N T H S T R E E T
The use of color ro enliven building facades is an essential part of ~he design strategy for the Twenty Ninth Street
project. Color patrerns are intended ro be more graphic and contemporary in lieu of thin representations of faux
architectural treatments. The following examples offer insight and suggestion as to the use of color within the project
at large. This sheet addresses individual building color issues.
BUILDlNG COLOR PALETTES NAVf NOT BEEN
DETERMlNED FOR A L1 BUILDING ELEVATIONS;
HOWEVER TNfYWI LL BEOF SIMI LAR COLORS
AND STVLEAS THE EXAMPLES SHOW HERE.
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III. GENERAL BUIIDING CHARACTER
PRIMARY
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TWE NTY N I N T H
Color and pattern usage:
1.The most saturated colors are reserved for metal accent elements
(non wall elements).
2. The entry features are an opportunity forthe most saturated of the
wall colorsto help call attention tothe entries.
3. Colorchangesare to be accompanied bya plane change or separated
byasubstantial reveal.
4. The primaryhues of the wall surfaces should relate toearth tones.
5. Patterns should be mostlygeometrical and abstract, notfaux
representationsof historic orsimilararchitectural elements.
6. The use of colorshould augment, not diminish, the differences betv
thevarious builtlings.
7. The metal colors are the rnost consistent colors, acting as a common
thread of infrastructural elements,
8. Color palettes builtling to building should vary so that the individual
buildings preserve their "individuality".
STREET
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III. GENERAL BUIIDING CHARACTER
T~VENTY N I N T H S T RE E T
E. MATERIALS AND COLORS ~~_~~nt~n~~e~,
The following materials are enclosed For general review only. More specific color
and materials will be submitted with the individual final architec~ural reviews.
12" X 16" COLORADO RED
RUNNING BOND PATTERN
WITH GUlLLOT1NE CUT EDGES,
AND NATURAL CLEFT FACES
6" X 6" COLORADO BUFF
ACCENT WlTN GUILLOTlNE CUT
FACE AND NATURAL CLEFT EDGES
PROJECTING 1/2" PAST FACE OF
RED, EVERY TH1RD CDARSE
SAMPLE P,4lNT
COLORS. SEE INDI
PALETTESFOR
MORE lNFORMATI(
MESH FOR
PLANT MAT~
SANOSTONE CAP
PROJECTlNG 2" PAST
CLADDIN6
15" X 30" NATURAL CLEFT
COLORADO SANOSTONE
!N STACK BOND PATTERN
ENGlNEERI
WOOD
SAMPLE STONE PA7TERNS
COLORADO
SANDSTONf
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WOOD PRODUCTS
IIi. GENERAL BUILDING CHARACTER
TWENTY NINTH STREET
F. TENANT OPPORTUNITIES
Windows are the eyes of a building and create much of its personaliry. The amount of window area, heights, propor-
tions, materials, detailing, and relationship to both each other and to the solid wall area of a facade, are all consider-
ations that 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 munrin systems attached to both sides of the glazing system. One-sided, snap in munrin systems are
not permitred.
GROUND LEVEL WINDOWS
The ground level windows in Twenty Nintb Street are
almost entirely dedicated to commercial use. They allow
the various commercial uses to present themselves to the
public and add interest and vitaliry to the neighborhood
cenrer as a whole. Their presentations should be visible
to bo~h pedestrians as well as drivers "windshielding" the
retail venues from ~he streer.
StoreFront designs shall complement che traditional
mountain town ambiance while reHecting today's life-
sryles. Starefronts should not be period reproductions.
They should appear open, inviting and be at least 60%
transparent.
StoreFronr windows may be articulated in a varien~ of
ways. While they may be sec parallel to the curb, they
can also project outward as rec~angular, chamfered or
rounded display bays for a distance no greater than
3'-0" from ~he building wall plane. Likewise, srorefront
windows and entries can be articulated by creating areas
of indentation. These generare 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 the path of pedestrians.
The renant is required to submic For approval all draw-
ings and graphic materials that describe the tenant's s~ore-
front concept and merchandising prior to construc~ion.
StoreFront windows should exrend from the sidewalk
to a height of at least 12'-0". Some srores may wish
ta extend windows ro the bottom of the second floor
structure. The sill of these windows may begin at the
sidewalk, but maintenance considerations may dictare
a higher sill elevation. However, in no case should the
sill height of a retail display window be higher than ] 8"
above the sidewalk elevation.
The window base need not match the building mate-
~ial, but may relate instead to the storefront material.
Storefront materials may include metal, wood, stone,
or masonry.
GENERAL BUIIDING CHARACTER
MERCHpNDISING ZONE LIGHTING
All retail store windows wil( include a zone in which
innovative window displays or merchandise will be
encouraged (the "Merchandising Zone"). The Merchan-
dising Zone shall extend from the window glazing into
the store for a distance of 5'-0". The illumination of this
zone shall be accomPlished by incandescent or halogen
luminaires ~hat use lamps wi~h a color temperature of
between 3,000°K and 2,700°K. Reques~s for higher
color temperacures shalf be subjecc to special review.
Fluorescent or high intensiry discharge luminaires are
not permitted. There shall be no viewing angle inro che
Merchandising 7.one from which glare from the score or
display lighting is visible.
Likewise, occupants of bo~h first and second level
spaces are encouraged ro use incandescent, ftuorescenc
or halogen lighting sources that are a color temperature
between 3,000°K and 2,700°K for their ambient light
sources. These light sources help maintain a wa~m and
inviting countenance for Tweraty Ninth Street.
TWENTY N I N T H S T RE E T
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III. GENERAL BUILDING CHARACTER
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TVVENTY N INTH STREET
iENANT SIGNAGE
Twenty Ninth Street provides tenants with the opportuniry ro express their unique identiry and spirit though the use
of tenant sig~age and storefront displays. Tenant signage and storefronc displays are expected to enhance and extend
the spirit of the architecture. They should clear(y express the retail name and function, while serving as an expression
of the high qualiry of inerchandise and services within. Tenants are expected to retain the services of a professionally
~rained graphic designer to create their identiry and signage program.
A variery of sign rypes can be used to help aeate each individual tenant's expression: fascialwall, blade, susgended
canopy, awning, window, door, and cast placard signs are the most common. Several sign rypes may be combined in
creating the tenant sign program; however, it is discouraged that a single tenant use all of the available sign rypes to
identify their space.
All exterior signage will be subject to the Twenty Ninth Street Sign Program and a separate Tenant Sign Program.
G~
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TVVE NTY N I N T H
STREET CHARACTER
The character of the project's streets is created rhrough a combination of site planning, landscape materials, hardscape
materials, lighting, amenities, and most importantly rhe relarionship of the buildings ro the streets. The character of
the streets is ~robably the most important physical aspect of the visitor's experience. This design criteria applies to this
secuon in the most general sense. Most of the aspects oFthe streets have been or are in the process of being designed,
but chis guideline should be useful in describing the goals and concepts that are in place and will continue to serve as
criteria for subsequent development within this site.
~ Site Planning
~ The continuation of 29th Street and Canyon Boulevard are the most imporrant formative aspects of the site plan. This
exrens~on of the ciry grid through the site in essence integrates the site with the BVRC. The inrent is ro have these
~ streets have a"boulevard" qualiry or graciousness when compared to the adjacen~ sreee~s. Traf6c is intended to be much
slower than the surrounding streets given the mixing of pedestrians, bicycles, and automobiles withi~ the site. To that
. end, the curves in the streets as well as the 4S degree parking will help slow down traffic and make ir a more enjoyable
pedestrian experience.
~
Landscape Materials
~ The street trees and flower beds are intended to Feacure a more urban characrer, with views through che canopies, rather
than perime~er buffers or screening rypes oFlandscape treatment. The landscape materials vary throughout ~he site ro
~ create different characters ~hat are appropriare ro ~he uses.
r A brief synopsis is asfollows:
~ 1. The perimeter trees are of an urban street quality. They are evenly spaced, and of a speciesthat will allowviews
through tree canopies yet have enough ground cover to provide a sense of security from the adjacent streettraffic.
~ 2. Gateways are major street entrances or corners. Landscaping is placed to frame views into the project and create
a portal and sense of arrival at the major entries.
3. Landscaping within the interiorofTwenty Ninth Street is intensive antl decorative, with more of a residential level
of horticultural intensity,
4. The parking areas have a generous amount of trees and grountl coverto break up the expanses of parking.
5. There is an emphasis on the intensity of landscaping nearthe buildings and the high (pedestrian} traffic areas
to create an "arcade" edge with retail beingone side, landscapingthe other.
6. Most of the plantingsthat are above the parking structure are in planter pots. The planter pots will add a great deal
of personal ity and color to the petlestrian areas.
7, There has been considerable expense and effortto include a number oftreesto supplementthe potted plant
materials and vining plants on the plaza above the parking structure.
8. The tree spacing and species for the trees on 29th Street and Canyon Boulevard tliffer from the surrounding parking
areastodeliniateand add importancetothose importantstreets.
STREET
STREET CHARACTER
TWENTY NINTH STREET
STREET CHARACTER
Hardscape Materials
The hardscape materials vary in qualiry from asphalt paving in parking areas and most streets to colored concrete and
colored concrete pavers in the intense pedestrian traffic areas. The pavers and the coloced concrete add definition to the
pedestrian circulation system.
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TWENTY N I N T H S T RE E T
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-~ `-^,--_ d . ,
J,,,r"`- BUFFALO JUNIPER PURPLE LEAF j
~ ~ ~``' ~~~~~~ ~~~ ~ ~ ~ I
a~„~,,,~..~~*""~~~ ~ FEATHER REED GRAS ~3-BUJ & ~WINiER CREEPER
~.~~ -----^-` '_` ~ SALVIA '
~ ~' k~~T~ ~ ~ _ , ~ ~ ~ ~
W ~ 'i i ~~~ ~ ~ REDLEA •'~^ . ~
p~~ ~~Fa` ~,' a o~ ~,vs r„, e- a • e e ~~} X I
. ` c, t SILVER LINOEN BARBER Y ; X
s °`~+ ~ ~ , t • ,. a r • • s `s~,~'a'; - r', ` i X MOHICAN
~ r ~~ ~ •~ - i ~ ~. ~ • i ~ ~ TAMMY 4-BUJ 36-FRG X x ~NBURNUM
~ JUNIPER 24-BUJ ~ ~ ~~~~~ _ X ~ ~ ~
~~,'
. -FEATHER REED GRAS ;~_ v_' X DLDEN
SALNA CURRENT
~~ 20-BOG RAIRIE GEM
~ PURPLE LEAF PEAR
F~AME AMUR MAPLE +MNTER CREEPER BUFfALO
3-EX.
AUSTRIAN,PINE _pqZZLER AUSIRIAN •~, `r M ~ . JUNIPER
, BLANKET FLOWER PINES - COMPACT
~ .~ PURPLE LEAF pFITZER ~
, DAYLILY ~ - WINTER CREEPER
~
NEASiER GAiEWAY SIGN `~ ~ ~
IPER -~ T . . ANNUALS I . . ~ ' ~ ` • , . . .
~ ~ ------- ~- ----- ~ ~:~. + ~'
} ~ . ,' .
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~ ~ CHANTICLEER
~
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IV. STREET CHpRACTER
TWENTY NINTH STREET
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BUFFALO JUNIPER
~BLANKET FLOWER FEAiHER REEO GRASS
~-BUFFALO JUNIPER ~ - - - - - '-- - - ~ - - - - - - - - __I- - __ - - - - - -
TWENTY NINTH STREET
IANDSCAPING
The major entry points throughout the project create special
opportunities for "gateways". These gareways are creared with
landscaping, signing, and monumentation.
n
~ - ~
~ ~
IV. STREET CHARACTER
T~VENTY N INTH STREET
~
STREET CHARACTER-LaNDSCAPING ~
~
The landscaping of 7'wenty Nintb Street will be unique to Boulder, representing
the arid climate, the urban character of the district, and che special needs of
creating distinccive landscape treatments within the overall project.
Thespecific lantlscapetreatments are asfollows:
1. TheCentral District
2. Perimetertreatment
3. Parkingareatreatment
Examples of these treatments are enclosed.
- FLOWERIN6 V1NES
ON ME7AL COLUMN/WlRE
MESH
TREES WIrH(N STREET ~
FLUSH W7TH GRADE
FLOWER BEDS
WITH SEASONAC
PLANTlNG
i
~
~~
DISTRfCT
- Gr
~~
~ ~ _1
TWENTY N I N T H
STREET CHaRACHTER LANDSCAPING ,,~~,~~t~~,
The perimeter landscape creatment of ~he project involves the use of
urban street trees and drough< <olerant grasses. Some of these examples
are shown be(ow.
STREET
PlANT1NG AREA
MUL~1-USE PATN
P(ANTINC AREA
1~. JIRLLI ~iinnn~~~n
LANDSCAPlNG AREAS 8E1'WEEN
PARKlNG AND SlDEWALKS
ORNAMENTAL GRASSES
MULTI-USE PATH
-
DOUBLE ROW OFSTREET TREES
G~
~/
TWENTY N I N T H S T RE E T
STREET CHARACHTER LANDSCaPING (contii~uedl
The Parking areas have adequate trees to break up the scale oF the parking area,
providing shade, and define pedestrian paths through the parking areas.
s-~acr
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s~wc,
s~rx mff-~,, ~~
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n 9' ISUND 2 9' ISLAND n 9' ISLANU
18 ~/e'•~•-o' 16 ~/t-~'-a' 16 ~A'-+'-o'
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S 12' ISLAND b 12' LINEAR PLANTING ISLAND
t8 ~/s' _ ~'-~' 16 ~/a~ - r-o'
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i r. ~ i n~~ i ~ iinnn~ i~n
i
t-¢ucr -
s,~u rac
TVVENTY
N I NTH
STREET
~ Hrrrtur~u rrt~~iiriinNn~ Krc~nii~~iun~ J
TVVENTY N INTH
STREET
~r
~~
DRAWINGS SHOWN NOT TO SCALE
TWENTY
Outdoor cafe seating to
help animale Plaza
NINTH STREET
_ - ---- --- -
G~
~~
--
APPENDIX ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
Ver~ica~ slgning in fhe
enterfainment district
vertimi signoge
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W . T _ _ __. _1
.~.~..~
VIEW-2 .,`~ f .
URAWINGS SNOWN NOT TO SCALE
APPENDIX ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
~~ ~
Variety of Canopies/Awnings
- -- • ,;,rif. O.: ~.o _.
Internally lit signing
TWE NTY N I N T H S T R E E T
alnight
iinalian
i¢d alumioumrails
~tane ponels
idsmping planter ol6ase
~i GATFNdY Ploo - 281h & Ampohoe
3/16'=1'-0"
~y
4
Ai GA1EWdYMONUMEHI
28th & Ampohae
3/16"=1'-0'
Mleroaly illuminoted a
lopo ond logo rype me
as rais~d intcgrol mstn
elemenls nnd inlemaly
illuminntod by light calu
Brushed alumi~um ruils
QB PRIMARYENiPY
~~2"c~'-~'
Inlemolly illuminm~d
lopo is kemod as rui~
c~1 reHn demanh or
illuninai¢d 6y light n
- ~~ (~ PENIMHER PEDESTNIdN ~ARNER
I ,~Q uEHUU~aR oiRErnaNa~
1/~"=~' ~'
5' d'
'-~ QD INTERIORSIiE
~~~ VEHIfUI~R DIREmONAI
1/2"=1' U
S'J'
~RAWINGS SHOWN NOT 10 SCALE
APPENDIX ~ SITE REYIEW AMENDMENT - APPROVED PRELIMINpRY ARCHITECTURE ~~
____ ___ _ _ G~
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' Inlamolly illumroated rolumn
-
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b TWE~'TY
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a ~~Aon¢pon¢Is
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Brud~ed duminum raik
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S' P
QE INTERIORSIIE
PE06TRIAN DIREQIONdI
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N I NTH STREET
~ METAL TRELl15
COVE SIGHT STOREFRONi DE;IGNS BY TENANT
SANDSTONE CIAD
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TENAM SIGN
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5291' F.F.
S`------------
- SPLIT FA~
SCREEN
~ ~
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' 1"=10'
n 1-A ~north) SOUTH ELEVATION
~ 1"=10'
I I
~_ -------
~
~P~r~ Y SHADED AREA IN~ICATES
'~ / i EXTENT OF COVER OVER
p~~`"/ , STAIRS TO GARAGE BELOW
/ i ~ ~A
NORTH
i
II I. . PAOWSfOiIGNING .
i ~aano~s /1
varo~ I ~~~
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FOLEY'S ;~~- -~~- - ,,~
~~~,~~ ~~' ~'~""'~ "';" ,~~~~:::~;:
~ , - ---- s^---- -- -- ----_
~ PL4NTER5 /~ <.
- - -- - - 4-!-?
OPENING TO `-'
PARKING BELOW
-- n PLAN
1"=20'
~ PROPOSED COVER
OVER FOIEY'S E Y
-
ORAWINGS SNOWN NOT TO SCALE
G~'~
~~
~
"i1'tl-~V~fi~k.~i~. _T..T._i~v'. .-
APPENDIX ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
ERISTMG ANCHOR BUIIDING
_' - - i - s--~-~
~ I~ APPR01(IMATE LOCATION OF NEW LEASE LINE
i
~ ~- PROPSEDCHILDREN'SPLAYAREA
1!
~ --~~ 1-A
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y S~Q@.SJ~vEL2 F F
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~ B1111DING I-A~wut~~ _~~
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n SCHEMATIC FRAMING PLAN
1 /4~~_~ ~.p~~
~
1 /4"=1'-0"
__ _
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WIiHIN Pa55aGF I~RC1EC1 ~
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7 -------------- --------------~------ .______
Cd STEEL CHANNEI CON-NUOUS BiWN, DECOAAiNE
BEAMS.
tR6 iRE% BRANO TRElAS MEM8fR5.
~~ iENANiSIGN,BYTENANT.
~~STOCNCYSN BEUM A~iRANSiaBEOBEIiWfEN
CONiINU0U5
^11N WAIL. -~
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SIGN PPNEI SIGN PANEI
SiOREFRONT, 13' 7"
AYTENANi ~
~~',
CUSiDM
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1 ~ pGHT FIXTURE /
~ PLANiER,
/ 5291
7
~SECTION DETAIL
~' 1 /4"=1'-0"
N I NTH STREET
HIGH PARAPEiATCORNEATENANTS.
TEMANTSIGNAGE,BYTENANL ~
HIGH CURTAIN WAiI, BY DFVEIOPER.
~
; ~
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~ 2M6 TRE% BRAND fRELUS MEMBERS.
C65iEELCHANNEL
CONTINUOUS BETWEEN
.........................
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~_,
DECORAiIVESTEEl8EAM5.~ 4
~~ SECTION DETAIL
`J 1 /4"=1'-0"
TENANT S1GN
BYiENANi
BROKEN IINE INDICATFS PARAPEi
ANOi0WER0.00F,
G~
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NSiOM - I
COlU1AN I
IIGHT FIIRURE /
PLANiER
___.__._ . [_
~ SECTION DETAIL
1 /4"=1'-0"
TENANT SIGN
gv TENANi. ~
529P
S --
1-A (NORTHJ ~sE""sa°„°'"~
BEVON~ ~ 1-A (SOUTH)
~
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5i0REfNOM, ',
~ BYiEN0.M.
~
BY TENANT ,,
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ENCOURAGEPOP- '
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,
OVi51N PASSALE~t ~
4 SECTION @ PASSAGE
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BUIIDING I-B 1".20'
ria50NRY CIaD COlUMNS
META1 iREL115 COIUMN
N I NTH STREET
, ,
~ ~ ZNDFlDORTENPNT I
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32t5' ~CODEHE_IGM.SaS'1
~~
nNt1l{OLOREDE.LFS. -
NBE SiEEl1REW5
MEMflERS ~
R00.ED NBE STEEI
TRElLISARMPIURE. -
NBESTEEICOLUMNS. -
SE4iING AND
l1MBRElL45 8Y 7ENPNi ~
NBESTEELHPNDRAIL ~
FLOWER 80%E5. ~
~ '
~ s3oe_~v~ zFf _ ___
MULiI{OIDRED E I F 5
SPNDSTONE CIAD
COIUMNCOVERS -
CUSfOM IIGHf FlMURE
WI1H INfEGRAL SiEEI
~ BRACKEJ AN~ PIPMER. -
ALUMINUh1510REFROM,
BY rENAM -.
5290'lVl.l FF
4- - ---
~ PARTIAI DETAII ELEVATION
BUiIDING l ~0 I /d'=1' 0'
~~, SOUTH ELEVATION
BUIIDING 1-8 I'.20'
G~
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TVVENTY N I NTH STREET
WAIi LWE
EDGE OF BaLCONv
MICRO~LU1 AT 10" 0 C
~
~ SCHEMATIC FRAMING PLAN i
1/4"=1'-0" ~
~
~ ~~ ~
___J
~ SECTION 1
~J 1 /4"=1'-0~~
S1EPL BEAM, RUSH FRAMED
a111H MAJOR BEAM AT G1.
M4JOR SiEELBfAM
aosuee wau
- SiEEl1UBEBEAMfOASH~ ~
DORMEP FRAMING
- SiEEt BEArn, FNSH FRAME~
WIIH MAIOR BEAM Ai Gl
UPIIGHT
- IMEPNALLY ILWMINAiED
ACRYl1C IDBE
- 7NDSi0RY8AlCONY
- WOODCEII1NGfNBH
- TRE%iAE0.15MEM8ER5
- WOODipEW55UPPORiSAiT
$PACING~
~
P~E
IIGM
~ ~ SI
,
- 1/4-I V
MEfAL ROOFING
- GIAZNG/~OORS
BY DEVFtOffR
FIFS
EIFS
EIFS
iRIXTREWS
SiAINED iREX 0.BOVF
S70REfpONT
PAMED SfEEl1REWS
COLUMN
_Gr
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APPENDIX ~ SITE REUIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
~ ,•'~o' ~ ~ I I I ~
TWE NTY N I N T H S T R E E T
ME1Al@NOPY
~ OYEAMANAGEMEMOFFICE
eNrRt
ti S.IN;, .. ._ ... . ~. :
~r ^~~
5.531 B' T_OP Of LOW PARaPEf _-_- -
s~a ~vi z F~e --- - -- _ -~_ i- ~
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APPENDIX ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
TWE NTY N I N T H
~;1 NORTH ELEVATION
~~
~ J aunoiNCZ-a ire~=r-a~
1~I WEST ELEVATION
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APNENDIX
~1 NORTH ELEVATION N ~
auimwczo i•=zoa^
SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE ~ I
n CONCEPTUAL PERSPECTIVE
TWE NTY N I N T H S T R E E T
~~
~~
APPENDIX ~ SITE REUIEW AMENDMENT - APPROVED PRELIMINpRY ARCNITECTURE '
TWENTY N I NTH STREET
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ANCHOR ~BEYOND~ FO~EY'S / PARKING GARAGE
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APPENDIX ~$ITE REVIEW AMENDMENT - APPROVED PREIIMINARY ARCHITECTURE
TWE NTY N I N T H S T R E E T
TWENTY N I N T H S T RE E T
~
SEE SIGNWG GACKaGE fOR
SIGN INFORMATION
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APPENDII( ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINARY ARCHITECTURE
ROLLED N8E STEEI ROOf FRAME WRH MEi0.l DECK
AND STANDNJG SEAM ROOFMK
MEiAL FASCIA FINISHED i0 MAiCH ROOF FWISH
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APPENDII( ~ SITE REVIEW AMENDMENT - APPROVED PREIIMINARY ARCHITECTURE
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Conceptual Exterior Eleva tions
Boulder - 1b Plex
Boulder, Colorado
so.ns sF.
2.600 SEATS
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CENTURY
THEATRES
APPENDIX ~ SITE REVIEW AMENDMENT - APPROVED PRELIMINaRY ARCHITECTURE
NOATH ELEVATION
SOUTH ELEVATION