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MODERA APARTMENTS2003 N.W. 57TH STREET RECOMMENDATION MEETING
DPD PROJECT #3017791APRIL 20, 2015
CITY OF SEATTLE DESIGN REVIEW
INDEX
Site & Neighborhood Analysis 3Design Proposal 4 - 5Alternate Elevations 6 - 7South Elevation Studies 8 - 9Site Plan 10Elevations 11 - 14Material Palette 15Fence and Gate Design 16Departure Requests & Matrix 17 - 19
© COPYRIGHT 2015 TISCARENO ASSOCIATES2 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
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© COPYRIGHT 2015 TISCARENO ASSOCIATES 32003 N.W. 57TH STREET I RECOMMENDATION MEETING
PROJECT CONTACTS:
Owner: Mill Creek Residential Trust West Coast LLC3055 - 112th Avenue, Suite 202Bellevue, WA 98004(425) 828-3003Contact: Meredith [email protected]
Architect: Tiscareno Associates1200 - 6th Avenue, Suite 605Seattle, WA 98101(206) 325-3356Contact: Chris [email protected]
SITE & ZONING INFORMATION:
Base Zone: NC3-65Overlays: Ballard Hub Urban Village
Ballard Municipal CenterSite Area: 22,800 SFF.A.R. 4.75 (Mixed-Use)
PROPOSED BUILDING SUMMARY:
Proposed Uses: Live / Work, Residential & Ancillary Parking
Structure Height: 65’ Above Average GradeNumber of Residential Units: Approximately 118Number of Live-Work Units: Approximately 14Building Area (Gross): Approximately 144,000 SFResidential Area (Gross): Approximately 99,000 SFNon-Residential Area (Gross): Approximately 9,700 SFNumber of Parking Stalls: Approximately 102Number of Bicycle Spaces: Approximately 35
NW MARKET ST
LEARY AVE NW
SHILSH
OLE AVE N
W
BALLARD-INTERBAY-NORTHEND
MANUFACTURING INDUSTRIAL
BALLARD HUB URBAN VILLAGE
24T
H A
VE
NW
20T
H A
VE
NW
N
NW 57TH ST
KEY
NODES
PRINCIPAL ARTERIAL
MINOR ARTERIAL
COLLECTOR ARTERIAL
BALLARD HUB URBAN VILLAGE
BALLARD-INTERBAY-NORTHEND
MANUFACTURING INDUSTRIAL
9 BLOCK AREA
BUS STOP
NC3-65
MR-RC
LR-3
SITE
SITE
Civil: Bush, Roed & Hitchings, Inc. 2009 Fairview Avenue East Seattle, WA 98102 (206) 323-4144 Contact: Mujib R. Kamawal, PE [email protected]
Landscaping: Communita Atelier PS 1402 - 3rd Avenue, Suite 1000 Seattle, WA 98101 (206) 602-2177 Contact: T Frick McNamara [email protected]
Legal Description: LOTS 8 THROUGH 12, INCLUSIVE, BLOCK 52, GILMAN PARK, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 3 OF PLATS, PAGE(S) 40, IN KING COUNTY, WASHINGTON.
PROJECT DESCRIPTION:
Demolition of existing two-story commercial building and construction of a 6-story mixed-use building with approximately 118 residential units and approximately 14 live / work units on the ground floor. Parking for approximately 102 vehicles will be provided in two levels of garage below grade.
SITE AND ZONING INFORMATION
© COPYRIGHT 2015 TISCARENO ASSOCIATES4 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
DESIGN PROPOSAL
VIEW LOOKING SOUTHWEST AT 20TH AVENUE NW AND NW 57TH STREET
20TH AVENUE NW NW 57TH STREET
SIMPLIFIED, RECTILINEAR FORMS WITH HIGH QUALITY MATERIALS (FULL FACADE OF METAL PANELS) REFLECT THE EVOLVING NATURE OF MODERN BALLARD AND COMPLIMENT ADJACENT BUILDINGS
ENHANCED CORNER EXPRESSION MARKS THE GATEWAY TO THE BALLARD MUNICIPAL CENTER, WITH DARK WINDOWS AND METAL PANELS TO MATCH ROOF EYEBROW
RESPONSE TO REC #1
SIMPLE GEOMETRIC FORMS AND CLASSIC MATERIALS (BRICK, CONCRETE, ALUMINUM STOREFRONT) REFLECT THE INDUSTRIAL, HISTORICAL BUILDING STOCK FOUND IN BALLARD
© COPYRIGHT 2015 TISCARENO ASSOCIATES 52003 N.W. 57TH STREET I RECOMMENDATION MEETING
VIEW LOOKING SOUTHEAST ALONG NW 57TH STREET
DESIGN PROPOSAL
NW 57TH STREET
CONSISTENT ROOF LINE WITH TALLER EYEBROW ACROSS ALL FACADES ENHANCES ARTICULATION WHILE MAINTAINING CONSISTENT AND SIMPLIFIED DESIGN
HIGH QUALITY METAL SIDING WRAPS THE CORNER FROM 20TH AVENUE TO 57TH STREET AND EXTENDS TO ALL BAYS ON 57TH STREET
2 STORY COMMERCIAL BASE EXTENDS FURTHER DOWN 57TH STREET TO DEFINE THE GATEWAY INTO THE BALLARD MUNICIPAL DISTRICT
UNIQUE DECORATIVE GATE MARKS ENTRANCE TO WEST FACING L/W UNITS AND DIFFERENTIATES PROJECT FROM ADJACENT GREENFIRE CAMPUS
RESPONSE TO REC #1
© COPYRIGHT 2015 TISCARENO ASSOCIATES6 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
ALTERNATE ELEVATION
ALTERNATE COOL CHAMPAGNE METAL PANEL
© COPYRIGHT 2015 TISCARENO ASSOCIATES 72003 N.W. 57TH STREET I RECOMMENDATION MEETING
ALTERNATE ELEVATION
ALTERNATE COOL CHAMPAGNE METAL PANEL
© COPYRIGHT 2015 TISCARENO ASSOCIATES8 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
APPROVED REC #1
SOUTH ELEVATION STUDIES
OPTION 1 - RANDOM - DORIAN GRAY AND PASSIVE FIBER CEMENT PANELS (OPTIONAL CORRUGATED METAL)
© COPYRIGHT 2015 TISCARENO ASSOCIATES 92003 N.W. 57TH STREET I RECOMMENDATION MEETING
OPTION 2 - HORIZONTAL BANDS - DORIAN GRAY AND PASSIVE FIBER CEMENT PANELS (OPTIONAL CORRUGATED METAL)
SOUTH ELEVATION STUDIES
© COPYRIGHT 2015 TISCARENO ASSOCIATES10 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
PROJECT NO.
DRAWN BY
PRINCIPAL IN CHARGE
REVISIONS
PROJECT
SHEET TITLE
SHEET NO.
COPYRIGHT 2014 TISCARENO ASSOCIATES PS
OF
NO.
DATE
DATE
DATE PLOTTED:______________
MODERABALLARD
14003
JANUARY 23, 2015
AS
10/23/14 MUP
TF, MK
1/15/15
01/23/15 CR#1
COLOREDLANDSCAPE PLANLEVEL 1
DR001
LIVE/WORKENTRIES
ADJACENTUSE:
MIXED-USE RESIDENTIAL
ADJACENT USE: RETAIL (BANK)
ADJACENT USE: RETAIL (RESTAURANT)
PRIMARYRESIDENTIALENTRY
LIVE/WORKENTRIES
LEASING /LOBBY
COURTYARD
CLUB ROOM
FITNESS
APPROX. ELEV. 77.50’
1’-6”
2’-0”
APPROX. ELEV. 80.15’
APPROX. ELEV. 80.49’
APPROX. ELEV. 80.70’
10’-0”
20TH
AVE
NW
GARAGEENTRY
RESIDENTIALACCESS
LIVE/WORK ENTRIES
NW 57TH ST
N
ADJACENT USE: PROPOSED MIXED-USE
RESIDENTIAL
TRASHSTAGING
60’-10”
22’-0”
20’-0”
26’-1
1 1/
2”
CURBCUT
SITE PLAN
© COPYRIGHT 2015 TISCARENO ASSOCIATES 112003 N.W. 57TH STREET I RECOMMENDATION MEETING
METAL SIDING:COOLZATIQUEII
FIBERCEMENTPANEL: FLOWER POT
METAL SIDING:COOLMETALLIC SILVER
METAL SIDING:COOLMETALLIC SILVER
BRICK:COALCREEK CONCRETE
ALUMINUM WINDOWS:DARK BRONZE
VINYLWINDOWS:WHITE
VINYLWINDOW: BLACK
VINYLWINDOWS& DOORS: ADOBE
RAILMATERIAL: BLACKMETAL
WOODSOFFIT
ELEVATIONS
ELEVATION - NORTH
N
METAL TRIM:COOLZATIQUEII
© COPYRIGHT 2015 TISCARENO ASSOCIATES12 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
LEVEL 180' - 9 1/2"
LEVEL 293' - 9 1/2"
Level 4113' - 9 1/2"
Level 5123' - 9 1/2"
Level 6133' - 9 1/2"
UPPER ROOF159' - 9 1/2"
LEVEL 3103' - 9 1/2"
ROOF143' - 9 1/2"
ABDEF C
AVG. GRADE79' - 0 1/2"
16' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
13' -
0"
64' -
9"
LEVEL 180' - 9 1/2"
LEVEL 293' - 9 1/2"
Level 4113' - 9 1/2"
Level 5123' - 9 1/2"
Level 6133' - 9 1/2"
UPPER ROOF159' - 9 1/2"
LEVEL 3103' - 9 1/2"
ROOF143' - 9 1/2"
DEF
AVG. GRADE79' - 0 1/2"
16' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
13' -
0"
1' - 9
"
1/8" = 1'-0"1 COLOR ELEVATION - EAST 1/8" = 1'-0"2 COLOR ELEVATION - EAST COURT
PROJECT NO.
DRAWN BY
PRINCIPAL IN CHARGE
PROJECT
SHEET TITLE
SHEET NO.
COPYRIGHT 2015 TISCARENO ASSOCIATES PS
Tiscareno Associates PS1200 - 6th Avenue, Suite 605
Seattle, WA 98101T: 206.325.3356
OF
DATE
DATE PLOTTED:______________
MEMBERS OF THE AMERICANINSTITUTE OF ARCHITECTS
MODERABALLARD
14003
BT
BUILDING PERMIT:PHASE 2
COLOR ELEVATION -EAST
DR004
Author
APR 8, 2015
NO. DATE DESCRIPTION1 Date 1 CR-1
N
ELEVATIONS
METAL SIDING:COOLMETALLIC SILVER
VINYLWINDOWS:WHITE
VINYLWINDOW: WHITE
METAL SIDING:COOLZATIQUE II
VINYLWINDOWS:BLACK
BRICK:COALCREEK
VINYLWINDOW: BLACK
WOODSOFFIT
ALUMINUM WINDOWS:DARK BRONZE
ELEVATION - EAST COURT
FIBERCEMENTPANEL: PASSIVE
ELEVATION - EAST
METAL TRIM:COOLZATIQUEII
© COPYRIGHT 2015 TISCARENO ASSOCIATES 132003 N.W. 57TH STREET I RECOMMENDATION MEETING
N
FIBERCEMENTPANEL: FLOWER POT
FIBERCEMENTPANEL: PASSIVE
FIBER CEMENT PANEL: DORIAN GRAYOR CORRUGATED METAL
BRICK:COALCREEK
CMUBLOCKCONCRETE
VINYLWINDOWS:WHITE
FIBER CEMENT PANEL: PASSIVEOR CORRUGATED METAL
CORRUGATED METAL SIDING
CMUBLOCK
ELEVATIONS
ALUMINUM WINDOW: DARK BRONZE
ELEVATION - SOUTH
APPROVED SALT MIXED-USE BUILDING
APPROVED SALT MIXED-USE BUILDING
ZERO LOT LINE CONDITION ZERO LOT LINE CONDITION ZERO LOT LINE CONDITION
© COPYRIGHT 2015 TISCARENO ASSOCIATES14 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
LEVEL 180' - 9 1/2"
LEVEL 293' - 9 1/2"
Level 4113' - 9 1/2"
Level 5123' - 9 1/2"
Level 6133' - 9 1/2"
UPPER ROOF159' - 9 1/2"
LEVEL 3103' - 9 1/2"
ROOF143' - 9 1/2"
A B D E FC
AVG. GRADE79' - 0 1/2"
P.L.P.L.
16' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
13' -
0"
64' -
9"
LEVEL 180' - 9 1/2"
LEVEL 293' - 9 1/2"
Level 4113' - 9 1/2"
Level 5123' - 9 1/2"
Level 6133' - 9 1/2"
UPPER ROOF159' - 9 1/2"
LEVEL 3103' - 9 1/2"
ROOF143' - 9 1/2"
E F
AVG. GRADE79' - 0 1/2"
P.L.
16' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
10' -
0"
13' -
0"
64' -
9"
1/8" = 1'-0"1 COLOR ELEVATION - WEST 1/8" = 1'-0"2 COLOR ELEVATION - WEST COURT
PROJECT NO.
DRAWN BY
PRINCIPAL IN CHARGE
PROJECT
SHEET TITLE
SHEET NO.
COPYRIGHT 2015 TISCARENO ASSOCIATES PS
Tiscareno Associates PS1200 - 6th Avenue, Suite 605
Seattle, WA 98101T: 206.325.3356
OF
DATE
DATE PLOTTED:______________
MEMBERS OF THE AMERICANINSTITUTE OF ARCHITECTS
MODERABALLARD
14003
BT
BUILDING PERMIT:PHASE 2
COLOR ELEVATION -WEST
DR006
Author
APR 8, 2015
NO. DATE DESCRIPTION1 Date 1 CR-1
N
ELEVATIONS
FIBERCEMENTPANEL: PASSIVE
VINYLWINDOW: ADOBE
FIBERCEMENTPANEL: PASSIVE
FIBERCEMENTPANEL: FLOWER POT
CONCRETE
ALUMINUM WINDOWS:DARK BRONZE
VINYLWINDOW: WHITE
VINYLWINDOW: WHITE
ELEVATION - WEST COURT ELEVATION - WEST
80' - 9 1/2"
93' - 9 1/2"
METAL TRIM:COOLZATIQUEII
METAL SIDING:COOLMETALLIC SILVER
© COPYRIGHT 2015 TISCARENO ASSOCIATES 152003 N.W. 57TH STREET I RECOMMENDATION MEETING
MATERIAL PALETTE
WINDOWS
TRIM
© COPYRIGHT 2015 TISCARENO ASSOCIATES16 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
Modera Ballardfence | gate design ideas 10 April 2015
PANELS AND GATE CONCEPTS
FENCE AND GATE DESIGN CONCEPTS
FENCE AND GATE DESIGN
© COPYRIGHT 2015 TISCARENO ASSOCIATES 172003 N.W. 57TH STREET I RECOMMENDATION MEETING
# Code Requirement Departure Requested How This Departure Better Meets the Design Guidelines Approval
SMC 23.47A.005.C.g- In all neighborhood commercial zones residential uses may occupy, in the aggregate, no
more than 20 percent of the street-level street-facing façade based on Map 12 when facing an arterial street.
Residential use to occupy 47.4% percent of the street-level street-facing façade facing 20th Avenue NW, a
collector arterial.
The preferred design proposes residential leasing offices and a residential lobby at the corner of NW 57th Street extending along a portion of 20th Avenue NW. The leasing offices and lobby will be a transparent, active commercial-like spaces during regular business hours similar in appearance and activity to the commercial space desired along the 20th Avenue NW collector arterial. This site is located 2 blocks north of a viable, and low rent cost per SF, commercial district centered on Market Street. The proposed departure is an appropriate response to conform to use patterns and mirror the character and form of uses in the immediate neighborhood. The site directly north of this project along 20th has a strong residential character. A similar requested departure has recently been allowed for residential units along 20th for the site located at 1760 NW 56th Street, at the corner of 56th and 20th.
Yes (3/16/15 Recommendation
Mtg.)
(CS2- II.-iii), (DC2-I)
SMC 23.54.030.G.2- For two way driveways or easements 22 feet wide or more, a sight triangle on the side of the driveway used as an exit shall be provided, and shall be kept clear of any obstruction for a distance
of 10 feet from the intersection of the driveway or easement with a driveway, easement, sidewalk, or curb
intersection if there is no sidewalk. The entrance and exit lanes shall be clearly identified.
To provide mirrors or other safety measures instead of the sight triangle required on the east (exiting) side of
the 22 ft. garage entry drive.
The reduction in the sight triangle will strengthen the pedestrian street wall along 57th. The smaller opening for the garage will enhance pedestrian activity and allow for fewer places for loitering. The intended pedestrian safety created by the site triangle requirement will be achieved by providing mirrors for exiting motorists to see approaching pedestrians. The sight triangle departure is common for urban building in Seattle and has been granted for newer neighboring buildings.
Yes (3/16/15 Recommendation
Mtg.)
(CS2- II.-iii), (DC1- I.-i,ii, iii, iv), (DC2-I)
SMC 23.47a.008.A.3- Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved
landscaped or open spaces are provided.
To set back façade 13'-6" at corner residential entry.
The increased setback from the 20th Avenue property line opens up the corner creating a weather protected entry for building residents and visitors. The wider sidewalk creates a more prominent building entry with improved sight lines at the corner for pedestrians.
Yes (3/16/15 Recommendation
Mtg.)
(CS2- A), (CS2- C), (CS3- A), (PL1- A), (PL1- B), (DC1- A)
DEPARTURE REQUESTS - REQUESTED WITH MUP #3017791
2
1
3
DEPARTURE MATRIX
© COPYRIGHT 2015 TISCARENO ASSOCIATES18 2003 N.W. 57TH STREET I RECOMMENDATION MEETING
STREET-LEVEL USES (SMC 23.47A.005) APPROVED REC MTG #1 (03/16/15)
Code Requirement
SMC 23.47A.005.C.g- In all neighborhood commercial zones residential uses may occupy, in the aggregate, no more than 20 percent of the street-level street-facing facade based on Map 12 when facing an arterial street.
Departure Requested
Residential use to occupy 47.4% percent of the street-level street-facing facade facing 20th Avenue NW, a collector arterial.
How This Departure Better Meets the Design Guidelines
The preferred design proposes residential leasing offices and a residential lobby at the corner of NW 57th Street extending along a portion of 20th Avenue NW. The leasing offices and lobby will be a transparent, active commercial-like space during regular business hours similar in appearance and activity to the commercial space desired along the 20th Avenue NW collector arterial. This site is located 2 blocks north of a viable, and low rent cost per SF, commercial district centered on Market Street. The proposed departure is an appropriate response to conform to use patterns and mirror the character and form of uses in the immediate neighborhood. The site directly north of this project along 20th has a strong residential character. A similar requested departure has recently been allowed for residential units along 20th for the site located at 1760 NW 56th Street, at the corner of 56th and 20th.
DWREF.
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DW
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W/D
W/D
W/D
A3021
DR0041
9 10
A
B
D
E
F
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RESI
DENT
IAL
LEAS
ING
/ LO
BBY-
RESI
DENT
IAL
F.A.
R.
LIVE
/WO
RK- N
ON
RESI
DENT
IAL
F.A.
R.A620
2
46' -
10"
52' -
2"
3 4
A
BC
DRIVEWAYEXIT
DRIVEWAYENTRY
DEPARTURE ON SITETRIANGLE AT GARAGEENTRY AND EXIT
MIRRORS INSIDEGARAGE ENTRY; SIZET.B.D. PER CODE
PROJECT NO.
DRAWN BY
PRINCIPAL IN CHARGE
REVISIONS
PROJECT
SHEET TITLE
SHEET NO.
COPYRIGHT 2015 TISCARENO ASSOCIATES PS
Tiscareno Associates PS1200 - 6th Avenue, Suite 605
Seattle, WA 98101T: 206.325.3356
OF
NO.
DATE
DATE
DATE PLOTTED:______________
MEMBERS OF THE AMERICANINSTITUTE OF ARCHITECTS
MODERABALLARD
14003
JANUARY 23, 2015
BT
01.23.15CR-1
DEPARTURE REQUESTS
G006-MUP
TH / CD
1/8" = 1'-0"1 DIAGRAM - DEPARTURE 1
1/8" = 1'-0"2 DIAGRAM - DEPARTURE 2
1
DEPARTURE REQUESTS
N
13’-6”DEPARTURE
# 3
© COPYRIGHT 2015 TISCARENO ASSOCIATES 192003 N.W. 57TH STREET I RECOMMENDATION MEETING
DWREF.
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REF
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W/D
W/D
W/D
A3021
DR0041
9 10
A
B
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E
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C
RESI
DENT
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LEAS
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/ LO
BBY-
RESI
DENT
IAL
F.A.
R.
LIVE
/WO
RK- N
ON
RESI
DENT
IAL
F.A.
R.A620
2
46' -
10"
52' -
2"
3 4
A
BC
DRIVEWAYEXIT
DRIVEWAYENTRY
DEPARTURE ON SITETRIANGLE AT GARAGEENTRY AND EXIT
MIRRORS INSIDEGARAGE ENTRY; SIZET.B.D. PER CODE
PROJECT NO.
DRAWN BY
PRINCIPAL IN CHARGE
REVISIONS
PROJECT
SHEET TITLE
SHEET NO.
COPYRIGHT 2015 TISCARENO ASSOCIATES PS
Tiscareno Associates PS1200 - 6th Avenue, Suite 605
Seattle, WA 98101T: 206.325.3356
OF
NO.
DATE
DATE
DATE PLOTTED:______________
MEMBERS OF THE AMERICANINSTITUTE OF ARCHITECTS
MODERABALLARD
14003
JANUARY 23, 2015
BT
01.23.15CR-1
DEPARTURE REQUESTS
G006-MUP
TH / CD
1/8" = 1'-0"1 DIAGRAM - DEPARTURE 1
1/8" = 1'-0"2 DIAGRAM - DEPARTURE 2
1
DEPARTURE REQUESTS
APPROVED REC MTG #1 (03/16/15)
APPROVED REC MTG #1 (03/16/15)
N
PARKING SPACE STANDARDS (SMC 23.54.030)
Code Requirement
SMC 23.54.030.G.2- For two way driveways or easements 22 feet wide or more, a sight triangle on the side of the driveway used as an exit shall be provided, and shall be kept clear of any obstruction for a distance of 10 feet from the intersection of the driveway or easement with a driveway, easement, sidewalk, or curb intersection if there is no sidewalk. The entrance and exit lanes shall be clearly identified.
Departure Requested
To provide mirrors or other safety measures instead of the sight triangle required on the east (exiting) side of the 22 ft. garage entry drive.
How This Departure Better Meets the Design Guidelines
The reduction in the sight triangle will strengthen the pedestrian street wall along 57th. The smaller opening for the garage will enhance pedestrian activity and allow for fewer places for loitering. The intended pedestrian safety created by the site triangle requirement will be achieved by providing mirrors for exiting motorists to see approaching pedestrians. The sight triangle departure is common for urban buildings in Seattle and has been granted for newer neighboring buildings.
STREET-LEVEL DEVELOPMENT STANDARDS (SMC 23.47A.008)
Code Requirement
SMC 23.47a.008.A.3- Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved landscaped or open spaces are provided.
Departure Requested
To set back façade 13’-6” at corner residential entry.
How This Departure Better Meets the Design Guidelines
The increased setback from the 20th Avenue property line opens up the corner creating a weather protected entry for building residents and visitors. The wider sidewalk creates a more prominent building entry with improved sight lines at the corner for pedestrians.
WASTE & RECYCLING