First Hill Medical Office

First Hill Medical
Office Building
515 MINOR AVE, SEATTLE WA
DPD# 3020828
RECOMMENDATION MEETING
1.11.17
Project Information
ADDRESS
CO LLIN SW OER MAN
U F IRS T H ILL ME DI CA L O F F I C E BUI L D I N G : M I N O R & J A M E S
F E BR UA R Y 1 7 , 2 0 1 6
PARCELS
DPD PROJECT #
OWNER
ARCHITECT
515 Minor Ave

Seattle, WA 98101
859090-0770 (New Building)
85909-0765 (Existing Building)
3020828
Healthcare Realty
Gilbert Lewis
3310 West End Ave. Suite 700
Nashville, TN 37203
CollinsWoerman
710 2nd AVE
Seattle, WA 94107-1710
Jay Blackburn
206.245.2100
jblackburn@collinswoerman.com
Table of Contents
DESIGN
PROPOSAL
2 Table of Contents
3 Project Description
STRUCTURAL
ENGINEERING
Brumbaugh Associates
600 N 85th St #102
Seattle, WA 98103
206.782.3650
Coffman
1601 Fifth Avenue, Ste. 900
(206) 623-0717
Coffman
1601 Fifth Avenue, Ste. 900
(206) 623-0717
CONTEXT
5 Site Survey
6 Existing Site Conditions
7 Existing Minor & James Building
DCI
818 Stewart St # 1000
Seattle, WA 98101
206) 332-1900
27 Exterior Materials
SITE PLAN &

LANDSCAPE
28 Proposed Landscape Plan
30-31 Plant Images
DESIGN
9 February EDG Option 3 (Preferred)

10 Summary of DRB Concerns from EDG 2
11-12 Views
OUTDOOR
SPACES
32 Looking NW at Minor and Jefferson Corner

33 Approach to Porte Cochere & Front Door
13 Looking SW Above Minor & James Corner
34 Porte Cochere / Main Entry
14 Entry Level
35 Porte Cochere Ceiling
15 Entry Level Plan
37 Wayfinding
16 Levels 3-5 / P1
18 Building Section AA Looking South
19-20 North Patio Garden Off James Street
21 South Patio Garden Off Jefferson Street
Design Departure Matrix
41
Design Departure Diagrams
APPENDIX
44-45 Ground Plane Relationship

42 Column Options
29 Courtyard Enlargement Plan
40
24 West Elevation
4 Surrounding Land Use
22 Looking Southwest from Minor and James

CIVIL
ENGINEERING
23 East Elevation
26 South Elevation
17 Top Level Garage Plan

MECHANICAL
ELECTRICAL
PLUMBING
ENGINEERING
MATERIALS
25 North Elevation
8 Primary Decisions and Influences
LANDSCAPE
DESIGN
DESIGN
DEPARTURES
38-39 Southwest Corner
43 Bike Room
46 Comparative Heights of Residential
Buildings to the East
Project Description
DEVELOPMENT OBJECTIVES
PROJECT SITE
The site is currently comprised of two existing structures

(both being used for medical office / clinic uses) and
a surface parking lot accessed from Minor Ave. The 4
level, 1987 masonry medical office building above 4 levels of parking garage occupies the western side of the
site (along Boren) and will remain. The smaller 2 story
ancillary building along James and adjacent surface lot
will be removed.
The simple intent of the proposed design is to provide
a new 6 story building to the east of the Minor & James
structure.
IN
ST
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AV
ES
JAM
SITE
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BO
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AV
FE
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RS
The more detailed objective of this development is to

provide high caliber medical office space and outdoor
amenity area adjacent to the existing facility. This will be
connected at both Level 1 (5k Lobby) and at the parking
garage allowing service for both buildings. The modest,
port cochere will provide convenient access for users of
either building. The new structure will be between 85'
to 95 above (sloping) existing grade and will provide
approximately 137,000 GSF of new office space with
1,462 sf of ground-level retail.
2 CONTEXT
Surrounding Land Uses
MAP KEY
SURROUNDING USES
ARTS
MEDICAL
RESIDENTIAL
E MARION ST.
COMMERCIAL
ST
ON
E COLUMBIA ST.
S
DI
F E BR UA R Y 1 7 , 2 0 1 6
CULTURAL
ST
E CHERRY ST.
VE
EDUCATION / INSTITUTIONAL
.
MI
T.
AV
SITE
E.
BROADWAY
ST
RY
R
HE
RE
PUBLIC PARKS
BO
CO
VE
RA
NO
AS
BI
M
LU
E JEFFERSON ST.
9T
E.
AV
IO
AR
YA
RR
CO LLIN SW OER MAN
TE
HOSPITALITY
ME
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.
ST
ON
EF
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E TERRACE ST.
OBSERVATIONS
Situated within the south portion of a significant Institutional Medical triangular block area bounded by
Boren, Broadway and Madison. The only anomalies
are the neighboring structures of a parking garage
to the north and a residential apartment building to
the east.
The grain of the neighborhood is large: many of
theadjacent blocks contain single buildings only.
E ALDER ST.
I-5
MA
ER
D
AL
ST
E SPRUCE ST.
2 CONTEXT
Site Survey
EXISTING SITE INFORMATION
SITE PLAN
10 DOWN
SITE ADDRESS
515 Minor Ave.

Seattle, WA
Surface Parking
(to be removed)
ZONING DESIGNATION
NC3-85
+361
EAST PARCEL (PROJECT SITE)
Driveway Entry
SCL Substation
FEBRUA R Y 1 7 , 2 0 1 6
(High Pt.)
30,670 sf
COMBINED LOT SIZE
+351
FAR POTENTIAL
4.5
Project Site
36,097 sf
Existing Bus Stop
PROJECT SITE 30,715 SF
Concrete stair up
from sidewalk
On the east portion of the site there are currently 17 trees. All
are ornamental trees which were installed when the parking
lot was originally developed (circa 1989). None of these are
exceptional, but some may be considered significant based
on size only. The majority are 10 diameter.
All of these trees will be removed, but new planting will need
required green factor of .30.
128
240
12
Driveway Entry
Garage Entry
240
+349
+347
Level 1 Skybridge
Connection
(to be removed)
Main Entrance
Positioned at middle of the site 13'+
above mid-block elevations of James
& Jefferson; 4' above Minor)
Existing Parcel
24,500 sf
(lowpoint)
+343
Garage Exit
(currently only limited use)
C OLLI NSW OE RMA N
+337
Garage Exit/Service Entry
F I R S T H I L L M E D I C A L O F F I C E BUI LD IN G: MIN OR & JAM E S
TREES
There are 11 existing street trees immediately adjacent to the
east parcel, outboard of the public sidewalks. The majority of
street trees will be removed (new green factor planting will be
installed along all sidewalk planting strips).
DOWN
85
HEIGHT LIMIT
DOWN
2 story Medical
Office Bldg
(to be removed)
60,600 sf
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
2 CONTEXT
Existing Site Conditions
SITE AERIAL PHOTOS
6
Looking Northwest over the site
2 CONTEXT
Existing Minor & James Building
01 Existing parking entrance on Minor Ave / front door beyond
02 N side of streetcar electrical substation on Minor Ave
Reference map
01
02
FEBRUA R Y 1 7 , 2 0 1 6
04
03
04 Existing building main entry canopy (to be removed)
03 Bus stop location on Jefferson (to remain)
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C OLLI NSW OE RMA N
3 DESIGN
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
Primary Decisions and Influences
Primary design challenges
What new design does
Appropriately address significant sloped

topography over a full block site
Connects lobbies
Work with an existing elevated front door

location -- at an elevated, center of site position.
Recognize the existing building limitations of
street orientation and (lack of) frontage
Solve servicing for both new and existing on a
site defined by 4 streets and no alley
Acknowledge existing building on-going
operations and minimize disruptions
Accommodate client program size and type
Why Minor is chosen as primary

frontage and access points
Least severe slope
Quieter and more pedestrian-friendly public
realm
Familiarity to users
Eastern (AM) exposure
Why garage access works best

off Jefferson
Unifies 2 garages & consolidates 2 service

requirements with 1 aperture
Moderate slope
Adds 1 additional curb cut (no additional linear

feet of width) to support 137,000 sf of new
medical office and retail facilities and 238 cars
Removed from front door / port cochere location

on Minor
Achieves owner goals for program square footage
Entry is into new garage but directly adjacent

to existing
Provides Retail/Food Service tenant space

(not required)
Familiarity to users
Will meet Green Factor and LEED Silver rating
Why we didnt choose to recreate

the alley
Provides covered patient pick-up and

drop-off amenity
Why medical facility here

needs patient-pickup and
drop-off function
Physical state of user is often elderly and/or
infirmed
Specific topography is challenging those
same users
The main level of the existing building is elevated
with a single entry point, effectively a platform
projecting west from center of the site atop an
above-grade garage
Slower and less trafficked than either James or Boren
Grade change (mid-block to front door 13%

min grade)
Vehicles would bifurcate the site (divide buildings)
Efficiency and interconnectivity options of below
grade garage would be significantly reduced
Large portions of existing below grade garage walls
would be exposed
Two curb cuts
Steepness of James and Jefferson Streets
James Street allows right turn only too busy
with traffic
3 DESIGN
February 2016: EDG Option 3 (Preferred)
EDG DESIGN SUMMARY
This 6 level design provides an enclosed glass link

at Level 1 unifying the (new and existing) lobbies. A
possible added benefit is the reduction of solar-challenged courtyard area while still providing a mid-block
connection (during business hours).
FEBRUA R Y 1 7 , 2 0 1 6
The main entry is located mid-block off Minor, adjacent

to the porte-cochere. As this entry is recessed (yet
covered) it is important to provide clear visual linkage
to the sidewalk at Minor. The 16.5 tall ground level
will have a high degree of faade transparency and
visibility to Jefferson and Minor streets. The design will
utilize the 2 significant planes of ceiling and ground to
assist way-finding to the front door. Soffit and paving
treatments as well as intelligent lighting will need to
create an engaging environment to make
this successful.
To assist in activating the public realm of Minor and

Jefferson, Level One floorplate steps down at the SE
corner to allow for a Retail or Food Service tenant with
access from the coincident sidewalk. Along Jefferson
the floorplate transitions downward again to allow for
direct sidewalk access to a bike-storage room with
locker, changing and maintenance facilities.
Aerial
C OLLI NSW OE RMA N
East facade
The 4 level, interconnected garage has entry off

Jefferson immediately adjacent to the existing building to the west of the public stairs. This permits the
mid-block connection to the courtyard to be directly
accessible from the bus stop without crossing vehicular traffic paths. Above the eroded SW corner and
recessed portions of levels 1 &2, the massing is fairly
simple. The upper rectangular box is articulated with
slight recessed notches and sits atop a tall perimeter
colonnade to the southern half of the building.
To achieve the Green Factor requirements the majority of the new building roof or as much as half of the
existing roof non-mechanical areas
will be vegetated. This location is
visible to new building occupants
and reduces severity of unpleasant
rooftop view and glare.
Tying the 2 front doors together with adequate dimensional width produces an unusually large area of lobby
for buildings of this size. To help support this commitment it is envisioned that program elements might
include a caf, sundries shop and/or an education/
conferencing center. The latter would be positioned to
the south and from its elevated position would overlook Jefferson Street and sidewalk with large
glass frontage.
3 DESIGN
Summary of DRB Concerns from EDG 2 / CollinsWoerman Responses
Summary
1. Mid-block pedestrian access important to
retain and develop
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
10
We have maintained the relationship of the elevated

1-story connecting space and patios from both
James and Jefferson sidewalks. Stair width and
aperture from Jefferson begins wide (20) and
narrows at top (14). From James the width is
smaller (9 to 7) as this is the less busy side with
no bus stop. See pages 19; 37-39
2. Design sunroom and courtyard spaces with a

garden and architectural features

We have developed contrasting designs to either

side of the connecting link. To the north is a garden
environment of cascading planters of which the
majority serve as bio-rentention devices. To the
south is a small outdoor seating patio. Connecting
these and the new and existing buildings is the
1-story link. An intensive vegetated roof covers
this penetrated by a tall, feature skylight above the
internal circulation path. See pages 19-21; 28-29
3. Connect the new building lobby and one of

the patios

As described above, the 1 story connector ties the

large east-west lobby (linking new front door to
existing building front door) to both patio
and garden. See pages 13-15; 19-21
4. North and south patios could be designed

differently to provide different outdoor
experiences

6. Investigate creative lighting at retail on the

southeast corner
9. Keep the building simple and use a simple

material palette
It is always a delicate balance in selecting the right

amount of differing materials, finishes and colors.
We attempt to break down the perceived scale of
the building yet not be too numerous and busy in
the selection.
In this design there are 3 primary enclosure

materials for opaque areas: masonry, pre-cast
concrete and metal panel. In the masonry family we
have chosen 2 hues of brick with the lighter color on
the west facing faade. Pre-cast is on a single color
and is used for window sills and as a base and cap
to larger faade elements. The metal panel language
consists of 2 types: flat, composite and ribbed.
The latter occurs at the setback 6 floor and at the
rooftop levels.
Additionally the glazed portions consist of a

curtainwall element to the SE and along the 1st floor
and a punched window expression elsewhere.
See pages 23-27
We have elected to do this, as described above.
5. Define way-finding to get pedestrians to the

front door

We are using a combination of architectural form,

materials, signage and lighting to help direct
unfamiliar users to the recessed main entry.
Projecting, blade-type signage will be positioned
along the Minor Avenue and Jefferson Street (bus
stop) sidewalks. Primary street-facing, illuminated
signage will also be positioned adjacent to the
projecting main entry vestibule. Projecting canopy
elements mid Minor Avenue facade will extend from
over the sidewalk into the recessed port cochere
providing further indication of importance to the
overall streetscape associated with entry. Lighting
will occur at the underside of these elements and
the soffit ceiling leading to the front door. Paving
patterns and an array of illuminated bollards will
be positioned to either side of the drive court
articulating the pedestrian path to the main entry.
Additionally, vegetation in the planter along Minor
will be low profile providing a clean line-of-sight to
the entry. See pages 33-37
Tall ceiling space and large amounts of storefront

glazing along the sidewalk will make this retail
corner quite visible and identifiable. Adjacent
to the retail entry (at the SE corner) we are
considering either in-pavement up-lighting at the
base of the flanking columns and/or down-lighting
from the beams behind these columns.
See pages 47
7. Screen the bicycle room contents (use)

Extent of glazing is kept small in this area (yet

still compiling with transparency requirements)
by keeping the sill high. We will deploy either a
combination of graphics on film to the windows or
utilize fritted glass (if the Board consents) in this
location. See pages 45
8. Study exterior column shape to see if design

presented is the best response to mass
of building

Structural requirements for this moment frame

design require rectangular proportioned steel
columns (I-section) of differing orientations. We
believe the cylindrical enclosure is the best solution
of unifying the language of this exterior expression
(articulating the base of the building by eroding
the volume of the lower floors). We have studied
alternative shaped enclosures but believe the multidirectional nature of the framing detracts from the
overall composition. See pages 44
3 DESIGN
FEBRUA R Y 1 7 , 2 0 1 6
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C OLLI NSW OE RMA N
11
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
3 DESIGN
12
Looking Southwest From Above Minor and James Corner
3 DESIGN
FEBRUA R Y 1 7 , 2 0 1 6
Porte Cochere is 35 feet deep

by 108 feet wide and affords
a discreet drop-off and pickup location at the front door.
Pedestrian pathways wrap outside
of drive aisle from the sidewalk on
Minor Avenue to the dual-sided
vestibule such that access does not
cross the vehicular travel lane.
New lobby aligns axially with
existing and gently steps upward
to incorporate the 42 elevation
change from new entry to existing.
|
|
C OLLI NSW OE RMA N
Entry Level plan cut from above Broadway and James
13
3 DESIGN
Entry Level
F E BR UA R Y 1 7 , 2 0 1 6
Level 1 is a largely glazed, slightly elevated floorplate

which connects the new building lobby to the existing
and coincides with the mid-block elevation height of the
sloping Minor Avenue sidewalk. Overall height differential between the new and existing front doors is 42 and
is accommodated by tiered lobby levels with ramps and
stairs.
Medical Tenant
Lobby
Primary medical tenant spaces on this level flank the

large lobby and elevators are positioned immediately adjacent the new entry. A retail tenant will occupy the very
visible SE corner with entry directly from the sidewalk.
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|
CO LLIN SW OER MAN
14
Medical Tenant
The recessed Porte Cochere provides level drop-off and

pick-up area and is reduced in width by 30 from EDG
design. One-way, narrow drives is now separated by
65 and affords a better exiting sightline and distance to
the intersection of Minor and Broadway.
The exterior space between new and existing buildings

is a garden and patio zone with the 1-story link providing access to either side. Cabled vine planting along
the north and south facades and an intensive green roof
connects the 2 gardened patios.
Retail Tenant
65'
3 DESIGN
Entry Level Plan
LEVEL 1 / GROUND FLOOR

Planter
MINOR
11
FEBRUA R Y 1 7 , 2 0 1 6
Circulation
Medical Office
Porte Cochere
Entry Vestibule
Lobby
New Garage
Existing Garage
Existing Medical Office
10
Patio / Garden
11
Existing Street Car Electrical Substation

(to remain)
Exist Bus
Stop
10
10
Existing Building
Main Entry
Level 1 Plan
C OLLI NSW OE RMA N
Retail
15
3 DESIGN
Levels 3-5
View Over Jefferson

Right-of-way to the East
Curtain Wall Element
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
LEVELS 3-5
16
Centrally-loaded core affords glass- 10

line tenant space to all facades with
slight bias to longer span east side.
Curtainwall element is located along
this east and south faade at corner,
oriented to Jefferson Street axis on
the opposite side of Broadway.
Top level of the garage is a complex
packing of servicing components for
both buildings. These functions are
typically accessed off a public alley
but here are positioned below grade.
These include loading docks (4
berths), electrical vaults, emergency
generators, showers, etc. Also
positioned here is the garage entry
portal which will service both
parking facilities.
10
TENANT SPACETENANT SPACE

501
501
413' - 6"
STAIR 2
515
413' - 6"
STAIR 3
520
STAIR 2
515
UP
UP
DN
DN
EVTR 3
CORRIDOR
503
CORRIDOR
503
ELEC
504
EVTR
EVTR
34
EVTR
EVTR
21
UP
DN
DN
MEN
511
MEN
511
2
LAB CL
509
EVTR 2
UP
EVTR 4
EVTR LOBBY EVTR LOBBY

502
502
ELEC
504
STAIR 3
520
COMM
506
EVTR 1
LAB CL
509
WOMEN
510
COMM
506
JAN
508
JAN
508
WOMEN
510
EMERG ELEC EMERG ELEC

505
505
3 DESIGN
Top Level Garage Plan
LEVEL P1
10
10 9
A
MAIN ELEC
P107
MEZZANINE
P124
11
RAMP UP
MEZZANINE
P124
LOADING DOCK
P128
RAMP UP
110' @ 7.4% SLOPE 110' @ 7.4% SLOPE
RAMP DN
8' @ 6% SLOPE
RAMP DN
16' @ 16% SLOPE
RAMP DN
8' @ 6% SLOPE
RAMP DN
RAMP DN
16' @ 16% SLOPE
RAMP DN
8' @ 6% SLOPE
SHOWER
P116
RAMP UP
SHOWER
SHOWER
P117 P116
UP
RECYCLING
P131
UP
B
STAIR 2
P115
MEZZANINE 2
P121
UP
STAIR 2
P115UP
EVTR 3 2
MEZZANINE
P121
EVTR
EVTR
4 3
EVTR 4
EVTR MACHINE
P126
STAIR 4
P111
EVTR
EMERG
MACHINE
ELEC
P126
P127
EMERG ELEC
P127
UP
UP
UP
UP
VAN
VAN
PARK MGR
P103
VAN
EVTR
EVTR
1 2
DN
UP
PARK MGR
P103
DELIVERY
DELIVERY DELIVERY
DELIVERY
Patio / Garden
Main Electrical
Seattle City Light Vaults
Existing Garage
10
Patio / Garden
11
Main Electrical
12
Seattle City Light Vaults
13
Bike Room Mezzanine (above)
DELIVERY
STAIR 1
P105
FUEL TANK
P142
UP
FUEL TANK
P142
DN
C OLLI NSW OE RMA N
NEW
RAMP UP
8' @ 6% SLOPE
RAMP UP
8' @ 6% SLOPE
EXISTING
RAMP UP
NEW
RAMP UP
8' @ 6% SLOPE 37'-10" @ 12% SLOPE37'-10" @ 12% SLOPE
EXISTING
RAMP UP
24' - 0"
RAMP UP
8' @ 6% SLOPE
GENERATOR ROOMGENERATOR ROOM

P141
P141
24' - 0"
DN
UP
13
UP
STAIR 1
P105
UP
EVTR 1
DELIVERY
UP
Existing Garage
EVTR VESTIBULE EVTR VESTIBULE

P102
P102
EVTR 2
VAN
DNSTAIR 4
P111
STORAGE
P106
SHOWERSHOWER
P118 P117
New Garage
STORAGE
P106
8' @ 6% SLOPE
SHOWER
P118
RECYCLING
P131
LOCKER ROOM
P119
RAMP UP
LOCKER ROOM
P119
12
LOADING DOCK
P128
Retail
FEBRUA R Y 1 7 , 2 0 1 6
MAIN ELEC
P107
COMM
P120
DOMESTIC WATER DOMESTIC

SPRINKLER
WATER
WATER SPRINKLER WATER
SERVICE
ENTRANCE
AREA
SERVICE AREA
COMM SERVICE ENTRANCESERVICE
P122
P122
P123
P123
P120
17
3 DESIGN
Building Section AA Looking South
This section is cut through the center

portion of the site and illustrates the
porte-cochere and one-story link of L1
between new and existing buildings.
Also visible here is the below grade relationship of the garages, the proportions
of the mid-block connecting courtyard
and the approximate grade of Jefferson
Street beyond.
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
18
Retail
Circulation
Medical Office
Porte Cochere
Entry Vestibule
Lobby
New Garage
Existing Garage
10
Patio / Garden (beyond)
ROOF LEVEL
439' - 6"
LEVEL 6
426' - 6"
LEVEL 5
413' - 6"
LEVEL 4
400' - 6"
LEVEL 3
387' - 6"
LEVEL 2
374' - 6"
1 (beyond)
LEVEL 1
358' - 0"
6
5
4
10
L3
2
1
L2
L1
P1b
8
LEVEL M
346' - 0"
LEVEL P1
342' - 0"
LEVEL P2
332' - 0"
LEVEL P3
322' - 0"
LEVEL P4
312' - 0"
P2b
P3b
3 DESIGN
North Patio Garden Off James Street
FEBRUA R Y 1 7 , 2 0 1 6
|
C OLLI NSW OE RMA N
19
Looking South
3 DESIGN
North Patio Garden Off James Street
F E BR UA R Y 1 7 , 2 0 1 6
The space is primarily planted with a minimal circulation

pathway from the James Street sidewalk to the 1 story
link building. Small seating areas occur near the entry
and at low planter walls. Close to half of the planted
area on this side of is bio-retention, capturing storm-water from the main roof. The metal sculptural element is
an emergency exhaust shaft from the Seattle City Light
vault located on P1.
CO LLIN SW OER MAN
Looking South
20
3 DESIGN
South Patio Garden Off Jefferson Street
The larger outdoor seating area is located to the south

with its (slightly) better solar exposure. Climbing vines
along cables extend from planter to green roof above.
Large skylight penetrates the vegetated roof and will
serve as an illuminated beacon in late afternoon / early
evening during parts of the year.
FEBRUA R Y 1 7 , 2 0 1 6
|
Looking North
|
C OLLI NSW OE RMA N
21
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
3 DESIGN
22
Looking Southwest From Minor & James Streets
Glass 1 - GL1 (Vision)
Metal Panel 2 - MP2
13 Pre-Cast Concrete - PC1
19 Glass / Metal Skylight
Glass 2 - GL2 (Spandrel)
Metal Panel 3 - MP3
14 Metal Handrails
20 Exterior Wall Mounted Sign
Metal Panel 4 - MP4
15 Wood Bench
21 Aluminum Window Frame
10 Brick Veneer - BV1
16 Metal Trellis / Canopy
22 Trespa HPL Wall Panel
Glass 5 - GL5 (Exterior Railing)
17 Metal Column Cover
23 Trespa HPL Soffit Panel
Metal Panel 1 - MP1
12 Pre-Cast Concrete Cap / Sill PC1
18 Break Metal Aluminum / Glass Skylight
24 Colored Concrete
4 MATERIALS
East Elevation
13
13
LEVEL 6
426' - 6"
10
7
4
3
LEVEL 4
400' - 6"
4
13
12
13
1
LEVEL 3
387' - 6"
LEVEL 2
374' - 6"
LEVEL 1
358' - 0"
16
15
20
22
10
17
LEVEL 5
413' - 6"
FEBRUA R Y 1 7 , 2 0 1 6
ROOF LEVEL
439' - 6"
Entry
Porte Cochere
C OLLI NSW OE RMA N
Exit
23
4 MATERIALS
West Elevation
Metal Panel 2 - MP2
Metal Panel 3 - MP3
14 Metal Handrails
Metal Panel 4 - MP4
15 Wood Bench
Metal Panel 1 - MP1
24 Colored Concrete
19
F E BR UA R Y 1 7 , 2 0 1 6
18
14
13
10
11
LEVEL 6
426' - 6"
LEVEL 5
413' - 6"
3
7
13
17
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CO LLIN SW OER MAN
24
ROOF LEVEL
439' - 6"
North Patio / Garden
South Patio
Link Building
LEVEL 4
400' - 6"
LEVEL 3
387' - 6"
LEVEL 2
374' - 6"
LEVEL 1
358' - 0"
4 MATERIALS
North Elevation
8
3
FEBRUA R Y 1 7 , 2 0 1 6
ROOF LEVEL
439' - 6"
14
13
LEVEL 6
426' - 6"
9
3
10
LEVEL 5
413' - 6"
LEVEL 4
400' - 6"
LEVEL 3
387' - 6"
19
9
LEVEL 2
374' - 6"
LEVEL 1
358' - 0"
LEVEL P1
342' - 0"
1
10
Existing
Link & Patios
C OLLI NSW OE RMA N
25
4 MATERIALS
F E BR UA R Y 1 7 , 2 0 1 6
South Elevation
8
3
14
13
10
LEVEL 5
413' - 6"
3
7
LEVEL 4
400' - 6"
13
19
17
LEVEL 3
387' - 6"
13
9
LEVEL 2
374' - 6"
2
1
LEVEL 1
358' - 0"
5
CO LLIN SW OER MAN
LEVEL 6
426' - 6"
3
4
26
ROOF LEVEL
439' - 6"
10
Pedestrian
Portal
Existing
Garage
Exit
Garage Entry
10
Retail
Bike Room
4 MATERIALS
Exterior Materials
13
Metal Panel 1 - MP1
Metal Panel 2 - MP2
Metal Panel 3 - MP3
Metal Panel 4 - MP4

1
26

14 Metal Handrails
15 Wood Bench
6
21
24
22
23
25

24 Colored Concrete
FEBRUA R Y 1 7 , 2 0 1 6
25 Pedestal Paver
|
26 Metal Soffit
10
C OLLI NSW OE RMA N
11
27
5 SITE PLAN & LANDSCAPE CONCEPTS

Proposed Landscape Plan
Existing Street Tree
Bio Retention Planter
New Street Tree
Raised Planter
New Planting
Green Roof
SITE PLAN + LANDSCAPE CONCEPTS

Proposed Landscape Plan
Minor Ave
B
F E BR UA R Y 1 7 , 2 0 1 6
James Street
CO L L I N S W O E R M A N
CO LLIN SW OER MAN
CLIENT NAME
28
Jefferson Street
PRIJEC T NAME/ADDRESS
M O N T H D AY, Y E A R
Jefferson Street
James Street
|
|
C OLLI NSW OE RMA N
CLIENT NAME
FEBRUA R Y 1 7 , 2 0 1 6
Courtyard Enlargement & Plant Images
29
2
Minor Ave
Plant Images
Courtyard Enlargement & Site Furniture

Courtyard W/ Seating
Green Roof
Courtyard W/ Seating
F E BR UA R Y 1 7 , 2 0 1 6
Bioretention Planters
Site Furniture
Green Roof Plants
|
|
Autumn Fern
Sedum
Allium
Brass Buttons
Black Mondo Grass
30
CO LLIN SW OER MAN
Carpet Bugle
CLIENT NAME
Garage Entrance
Plant Images
Plant Images
Shrubs, Ornamental Grasses, Perennials & Trees
FEBRUA R Y 1 7 , 2 0 1 6
Little Lime Hydrangea
Bioretention Plants
Obsidian Coral Bells

Black Eyed Susan
Common Rush
Hicks Yew
Fireglow Spurge
Slough Sedge
Variegated Sedge
CLIENT NAME
Sarcococca
Stewartia
C OLLI NSW OE RMA N
Dwarf Arctic Willow
Ladys Mantle
Dwarf Kelsey Dogwood
Sword Fern
Fountain Grass
English Lavender
Hardstem Bullrush
31
6 OUTDOOR SPACES
Looking NW at Minor and Jefferson Corner
Southeast corner showing Bike

Room access [1], sidewalk-oriented
Retail [2].
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
Note Street Car power station [3]

off Minor Avenue is to remain as is
bus stop [4] along Jefferson Street.
32
Down-light fixture at beam

behind column (2)
1. Bike Room Access

3. Street Car Power Station
4. Bus Stop
2. Side-walk Oriented Retail
In-grade uplighting at columns

(2 per column)
6 OUTDOOR SPACES
Approach to Porte Cochere & Front Door
FEBRUA R Y 1 7 , 2 0 1 6
|
Single lane driveway cut is only 12 wide
Projecting canopy elements help define recessed court and main entry
Porte cochere is separated from sidewalk by planters with low profile vegetation
Porte cochere provides level drop-off area with small ramping down to Minor upon exit
C OLLI NSW OE RMA N
33
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
6 OUTDOOR SPACES
Porte Cochere / Main Entry
34
6 OUTDOOR SPACES
Porte Cochere Ceiling
A
B
A Projected Canopy
D
D Recessed Coffer w/Trespa Panels
C Exterior Soffit Board
B Vertical Building Sign
FEBRUA R Y 1 7 , 2 0 1 6
The large ceiling surface area above the recessed entry court will be
broken down in scale with a modulated geometry, differing materials
and stepped surfaces. The overall field will be a single color exterior
drywall soffit material with large recessed coffers defined by bay spacing. These will be articulated with a wood-appearance, sheet material
(similar in tone and color to projecting soffits at L2 and L3). Projecting canopy elements extend into the recessed area and provide a
framework for down-lighting over the planters and exit/entry drives.
Additional directional lighting at the projecting vestibule and flanking
accent/signage wall will provide a focus to the entry.
View to entry vestibule from north driveway
C OLLI NSW OE RMA N
Sidewalk at Minor Avenue with seating and overhead projecting canopy elements. Note that central element
will have glass (or acrylic panels) to provide overhead weather protection above seating.
35
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
6 OUTDOOR SPACES
36
6 OUTDOOR SPACES
Wayfinding
Blade signage at select locations along Ground Level
FEBRUA R Y 1 7 , 2 0 1 6
= To link building entries via stairs info also for ADA and main entry direction
= Blade signs to main entry
= Major building signage vehicular and long range pedestrian
= Major building signage pedestrian
C OLLI NSW OE RMA N
Illuminated bollards at Porte Cochere driveway
37
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
6 OUTDOOR SPACES
Southwest Corner
38
6 OUTDOOR SPACES
Sidewalk Approach to Patios
FEBRUA R Y 1 7 , 2 0 1 6
|
South patio above garage entry (for both buildings)
The pedestrian pathway to the elevated south patio

and secondary entrance is via wide staircase which
is positioned to the east of the garage driveway.
This will allow a direct pedestrian connection from
the bus stop without crossing vehicular traffic lanes.
Primary wayfinding signage with assist in finding the
elevated entry as well as defining the ADA path to
the front door on Minor Avenue.
Common Garage entry between new and existing buildings
|
C OLLI NSW OE RMA N
Bike Room off Jefferson sidewalk has high windows and utilizes mezzanine space in tall P1 level
39
7 DESIGN DEPARTURES
DEVELOPMENT STANDARD DEPARTURES FROM MAY 4, 2016 DESIGN GUIDANCE MEETING
REQUIREMENT
REQUEST
RATIONALE
COMPLIANCE WITH DESIGN GUIDANCE INTENT
23.47A.008.A.2B
Blank segments of the

street-facing facade
between 2 feet and 8
feet above the sidewalk
may not exceed 20 feet in
width.
Allow 22 feet of width

at a portion of the
recessed East faade
between 2 feet and
8 feet above the
sidewalk.
This portion of opaque exterior wall is enclosing 2 central elevator shafts to the
building. The wall is recessed 54 from the public sidewalk. The neighboring portions of exterior wall are transparent as is the majority (71%) of this faade between 2 and 8 feet. Elevator location is centralized in the floorplate for conventional
reasons. Enclosing exterior wall does not merit transparency as a feature due to
distance from the sidewalk.
The 22 wide wall which forms the exterior enclosure to the central elevator shaft will serve as a feature wall signifying the main entrance immediately adjacent. This wall will have a distinctive exterior skin, dedicated
lighting and signage. This conforms with Citywide Design Guidelines
PL3 (A1: Entries / Design Objectives) which suggests the design of
primary entries to be obvious, identifiable and distinctive.
Street-level
Development Standards:
Blank Facades
See 1 / G0.4
23.54.030.G.1 B
Sight Triangle
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
ITEM / REQUIREMENT
40
For exit-only driveways

less than 22 wide, a sight
triangle on both sides of
the driveway or easement
shall be provided, and
shall be kept clear of any
obstruction between 32
82 from the ground for
a distance of 10 from the
intersection of the driveway with a sidewalk.
Allow column obstruction within the triangle

on the driver side of
the exit driveway.
Structural limitations and vehicle maneuvering dimensions limit our ability to conform with sight triangle requirements to the north side of the exit driveway. Either
convex mirror(s) and /or audio/visual warning devices will be utilized at this location
to provide pedestrian safety. Additionally, STOP signage will be installed at the
exit area prior to the sidewalk intersection. Note that driveway throat engagement
with Minor Avenue is 20' beyond the property line and has a compliant, unobstructed sight triangle view to the street in both directions.
Incorporation of audio/visual alerts will provide additional pedestrian

safety at this crossing where vehicles will be slowly approaching due to
the porte cochere driveway geometry. The design of this area conforms
with PL1 (B3: Walkways & Connections Pedestrian Amenities) by 1)
establishing visible access to building entry, 2) providing nearby pedestrian seating and lighting, 3) with pedestrian scale signage and 4) adjacent
year-round landscaping.
Design also follows guideline PL1 (B2: Pedestrian Volumes) by providing increased space for pedestrian flow. The drive is biased to the north
to allow significant pedestrian width into covered drive court reducing
pedestrian users crossing with exiting vehicles.
See 2 / G0.4
23.47A.008.B3
Street-level
Use Depth
23.47A.008.B4
Street-level
Use Height
Non-residential uses shall

extend an average depth
of at least 30 feet and
a minimum depth of 15
feet from the street-level
street-facing facade
A depth of 22 feet for

a Bike Room amenity
(accessed from the
sidewalk) located in
the upper portion of
the main garage.
We have oriented the room such that the longer dimension is along the sidewalk.
Capturing the otherwise unused volume of the garage upper level as a
A 30 depth is more than required for a Bike room of this size and would impact the building amenity Bike Room supports the Design Guideline PL4 (A1:
Entry Locations / Serving all Modes of Travel) by providing a safe and
maneuvering area for truck loading in the below grade garage.
convenient access point off the public sidewalk and not forcing bicyclists
into the garage with cars and trucks.
Non-residential uses at
street level shall have a
floor-to-floor height of at
least 13 feet.
For a 30 portion of
the 80 south faade
(facing Jefferson St.)
we request a floor to
floor height of 9 at
the building amenity
Bike Room.
As the sloped site descends to the west, it creates a void beneath the Ground
Level -- L1 (@ el.+358) which has the main building entrance off Minor. Typically
in our design this is below-grade garage. We have placed a 43 stall Bike Room
in this 30 wide by 22 deep area which is accessible from the Jefferson Street
sidewalk. This amenity will provide both an active use and help fulfill transparency
requirements at this faade. The compressed, but functional floor height is a result
of 1) alignment with sidewalk grade (for access) and 2) a level, primary Medical
Office floor above.
See 3 / G0.4
We believe this meets the intent of the requirement by providing both transparency
and an active programmatic use adjacent to the public sidewalk while maintaining
an efficient Medical Office use floorplate above.
Capturing the otherwise unused volume of the garage upper level as a

building amenity Bike Room supports the Design Guideline PL4 (A1:
Entry Locations / Serving all Modes of Travel) by providing a safe and
convenient access point off the public sidewalk and not forcing bicyclists
into the garage with cars and trucks.
See 4 / G0.4
STOP SIGN
OWNER
BICYCLE STORAGE ROOM

BELOW, SEE 1 / A2.10
3310 WEST END AVENUE

SUITE 700
NASHVILLE, TENNESSEE 37203
7 DESIGN DEPARTURES
CONSULTANT
TO MAIN ENTRY
ISSUED
MARK
REQUEST 3 - USE DEPTH

3 DEPARTURE
1/8" = 1'-0"
23.47A.008.A.2B
REQUEST 2 - SIGHT TRIANGLE

2 DEPARTURE
1/8" = 1'-0"
DATE
05/06/2016
08/25/2016
DESCRIPTION
MUP SUBMITTAL
MUP CYCLE 1 RESUBMITTAL
B
2 23.54.030.G.1
Sight Triangle
1 Street-level Development Standards: Blank Facades

22'-3" 20'0" Max Allowed
MINOR AVENUE
DRAWN BY
DN
ISSUE DATE
Blank Facade
SEAL
BLANK FACADE
LY
ON
Approximate 4"
encroachment
MEDICAL OFFICE
TENANT 02
121
SHEET TITLE / NUMBER
DPD APPROVAL STAMP
23.47A.008.B3
Street-level Development Standards: Use
23.47A.008.B4
Street-level Development Standards: Use Height
22'-5" 30'0" Min
Bike Rm
13'-0"
Min
2016 COLLINSWOERMAN, ALL RIGHTS RESERVED
LEVEL 2
374' - 6"
LEVEL 2
374' - 6"
LEVEL 1
358' - 0"
LEVEL 1
358' - 0"
|
C OLLI NSW OE RMA N
8'-0"
Ht
G0.4
DEPARTURE
DIAGRAMS
REQUEST 1 - BLANK FACADE

1 DEPARTURE
1/16" = 1'-0"
Author
08/25/2016
CE
EN
R
FE
RE
R
FO
VESTIBULE
101
MEDICAL OFFICE
TENANT 01
116
FIRE COMMAND
CENTER
113
HEAL01.14.030
10' - 0"
10' - 0"
22' - 3"
20'-0" MAX ALLOWED
FEBRUA R Y 1 7 , 2 0 1 6
PROJECT NO.
41
APPENDIX
Ground Plane Relationship
Jefferson St
Office
23.5'
F E BR UA R Y 1 7 , 2 0 1 6
Jefferson St
Office
Retail
Tenant
Office
3 Section at Ground Level Retail (Jefferson)
James St
Office
2 Section Through South Patio Stairs
Minor Ave
1 Section at Garage Driveway
Tenant
+0' to +2.5'
CO LLIN SW OER MAN
42
7 Section at Tenant Space (Minor)

This sequence of sections progresses counterclockwise around the new
building. These illustrate the constantly changing relationship of lower levels
to the sloping topography. The design produces a wide array of diverse
spaces both in vertical and horizontal dimensions which interface with the
adjacent sociable public realm of the sidewalk and street.
8 Section at Tenant Space (Minor)
Office
Tenant
+0' to +1.5'
9 Section at Tenant Space (James)
APPENDIX
13'
Elec
Substation
Office
FEBRUA R Y 1 7 , 2 0 1 6
Retail
Office
Minor Ave
Office
Minor Ave
Ground Plane Relationship
Entry Vestibule
Vehicle Drop-Off
5 Section at Sidewalk Seat Wall and Planter
6 Section at Port Cochere Entry Driveway

8 7 6
James St
Minor Ave
4
3
9
10
11
2
1
James St
11.5'
Tenant
+0' to +8'
Boren Ave
Key Plan
C OLLI NSW OE RMA N
11 Section through North Patio Stairs
Jefferson St
James St
Office
Potential Tenant Entry
4 Section at Ground Level Retail (Minor)
10 Section at Ground Level Retail (James)
Stair Exit
Retail Entrance
43
APPENDIX
Column Options
STUDIED
DESIGNED
F E BR UA R Y 1 7 , 2 0 1 6
As usual, the selected structural framing system, below grade

requirements, span efficiencies and cost have all informed the
diagram of column locations and sizes. At the suggestion of the
Design Review Board we looked at reasonable alternatives for the
expressed column shapes to the building. The contrasting orientations required to the steel system, the proportions of the 2-story
columns and the form of the existing building all informed our
decision to use a cylindrical shape. A compositional decision that
we are very comfortable with as architects of this design.
Study A
CO LLIN SW OER MAN
44
Study B
Tall proportions & differing orientations at corners of the building [Study A]
More stable-looking, multi-directional cylindrical columns are preferred
APPENDIX
Bike Room
BIKE ROOM
The building amenity space is located effectively on an intermediate

(mezzanine) level of the garage which corresponds with sidewalk grade
of Jefferson Street for easy access. The limited glass area of this room
will have an applied window film of a graphical nature to screen the contents of the space from the public (a DRB request).
FEBRUA R Y 1 7 , 2 0 1 6
RETAIL
GARAGE (P1)
SIDEWALK
Visibility to the exterior and

daylighting still achieved
Bus Stop
Stairs to
South Patio
Plan at Bike Room and Jefferson St sidewalk
C OLLI NSW OE RMA N
Bike Room
45
APPENDIX
CO LLIN SW OER MAN
F E BR UA R Y 1 7 , 2 0 1 6
Comparative Heights of Residential Buildings to the East (on Minor & Broadway Avenues
46
40' Tall, 3 story

Residential Building on Broadway (East Side)
38' Tall, 4 story

Residential Building on Minor Ave (East Side)

First Hill Medical Office

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CO LLIN SW OER MAN

U F IRS T H ILL ME DI CA L O F F I C E BUI L D I N G : M I N O R & J A M E S

515 Minor Ave

SITE PLAN &

28 Proposed Landscape Plan

30-31 Plant Images

9 February EDG Option 3 (Preferred)

32 Looking NW at Minor and Jefferson Corner

13 Looking SW Above Minor & James Corner

34 Porte Cochere / Main Entry

35 Porte Cochere Ceiling

15 Entry Level Plan

Design Departure Matrix

Design Departure Diagrams

44-45 Ground Plane Relationship

29 Courtyard Enlargement Plan

4 Surrounding Land Use

22 Looking Southwest from Minor and James

17 Top Level Garage Plan

8 Primary Decisions and Influences

38-39 Southwest Corner

The site is currently comprised of two existing structures

The more detailed objective of this development is to

CO LLIN SW OER MAN

U F IRS T H ILL ME DI CA L O F F I C E BUI L D I N G : M I N O R & J A M E S

EXISTING SITE INFORMATION

515 Minor Ave.

EAST PARCEL (PROJECT SITE)

Existing Bus Stop

PROJECT SITE 30,715 SF

C OLLI NSW OE RMA N

Garage Exit/Service Entry