mp guideline book1208(1)

8/10/2019 MP Guideline Book1208(1)

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K O E T T E R | K I M & A S S O C I A T E S | I N C .

Sewoon District 4

Urban Development ProjectSeoul, Korea

Design Guidelines

D e c e m b e r 2 0 0 4


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Foreword

These guidelines are intended to inform the coordinated design

of both open spaces and building design with the Phase One

District 4 Site of the Sewoon Development Area.

As these guidelines are necessarily guided by the aims of the

competition proposal that they derive from, this booklet is accom-

panied by the two explanatory volumes (dealing with Urbanism

and Architecture), that were a part of the original competition sub-

mission.


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1 Introduction

2 Master Plan SummaryObjectives

3 Site Development and Landscape GuidelinesPhase One Site PlanStreet Patterns and Street Types

Primary (Vehicular) Streets

Secondary (Pedestrian Dominant) Streets

Through-Block Passages

Public Open Spaces

North-South Park Space

Northeast Corner Plaza

Cheonggyecheon Canal Park

Multi-Level Court

Paving

Planting

Lighting

4 Building GuidelinesObjectives

Buildings as Extension of Larger Area - Environmental and

Greening Strategy

Buildings as Definers and Supporters of Streets/Open Spaces

Variable and Multi-use Potential of Buildings

Visual Expression

Construction

Environmental Conditions

Ground Level Conditions

Upper Building Opportunities

Building Types

Wall Buildings

Towers

Massing

Aggregated Buildings as Integrated Profile

Relationship of Above-Grade and Below-Grade Conditions

Site-Wide (Phase One) Conditions

Site Plan

Site Sections

Site Elevations

5 Individual Parcel GuidelinesParcel A-1

Parcel A-2Parcel A-3

Parcel A-4

6 Administrative Framework

Review & Comment Process

Applicable Codes

Schedule

Table of Contents


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Introduction Master Plan Summary Site Development & Landscape Guidelines Building Guidelines Individual Parcel Guidelines Administrative Framework

Sewoon District 4 Design Guidelines

4

1. Introduction


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5

The proposed redevelopment of the Sewoon District site in the

historic center of Seoul, along with the citys leadership in the

reclamation of the Cheonggyecheon Canal and the formation of

a major north to south park system through the old city togeth-

er form the basis of extraordinary urban regeneration and public

realm initiative that can serve as a compelling model for enlight-ened city making at this threshold of the 21st century.

The Sewoon District site proposal, projecting a provocative vision

for the future of Seoul while building upon its past, also strives to

establish a new and ecologically balanced meshing of the natu-

ral and built environments within the city.

A close-knit layout of mixed use urban buildings, largely built

upon existing street patterns, aims to maintain and intensify the

active, street oriented life and enterprise that characterizes thishistoric district. This intense web of street related building and

activity will be dramatically enhanced and complimented by the

presence of the restored canal and new park system.

These reestablished open spaces, both reflecting Seouls histor-

ical evolution, bring nature back into the heart of this now vibrant

contemporary metropolis and help to reestablish the citys tradi-

tional closeness to the earth.

This intention is also interpreted as a means of achieving a new

integration between the historic city and its magnificent green

setting; reestablishing natural watershed conditions with related

water management, flood control and microclimatic opportunities

while weaving extensions of these green park patterns into the

new building fabric and public open space patterns of the

Sewoon site.

Building design further reflects these intentions through an

emphasis upon natural ventilation, advantageous orientations,

use flexibility and the enhancement these conditions with a close

integration of building and landscape-- involving the greening and

environmental conditioning of upper floor building spaces

through the related concepts of building as forest and building

as vertical garden. These concepts can bring landscape into

direct relationship with the domestic environment of these build-

ings, establishing an intimate and calm green foreground to com-

pliment an appreciation of Seouls marvelous green environs

View of existing site and Shrine to the North

Plan of Sewoon District 4 Proposal

1. Introduction

Proposed development of site


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6

while providing a serene counterpoint to the hustle and bustle of

the surrounding city.

At the same time, the very nature of this place this meshing of

the urban and natural environments -- nourished by the scale,

dimension and inherent amenity of its park and canal open spacesystems also supports even demands a high level of occu-

pancy and land use. This provides an opportunity for many peo-

ple to live and work here and to visit this extraordinary new place

in the city, bringing with it a new level of full time energy and vital-

ity in the historic center of Seoul.

This first phase of development occupies the northeast quadrant

(District 4) of the larger Sewoon Development site addressed by

the design competition.

As the larger site-wide plan outlined in the competition indicates

a pattern of four discreet but interdependent blocks of develop-

ment, each with its own identity and place of internal focus, this

first phase will provide both an important building block towards

the realization of the overall plan as well as a complete urban

sub-district in its own right.

Bringing into realization a portion of the proposed north to south

city-wide park system and occupying significant portions of

Cheonggyecheon Canal and Jong Ro frontage, this initial phase

of the Sewoon Development will also serve as a powerful demon-

stration of this ventures larger vision of establishing a new dia-

logue between the urban realm and nature.

Green strategy - city wide

Central Seoul - macro-scale strategy for urbanredevelopment

Sewoon District 4 Proposal in context


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7

2. Master Plan Summary


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8

Objectives

The Greening of the City

The restoration of the Cheonggyecheon Canal and the creation

of the proposed north-south park system offer tremendous envi-ronmental opportunities.

It is proposed that bio-engineering strategies be employed to

engage the park and canal systems as components of an urban-

scale Living Machine, restoring parts of the historic watershed

and its riparian landscape, introducing related water manage-

ment/flood control and producing a unique form of urban park

that includes retention ponds, wetlands, diverse flora/fauna habi-

tation and a multitude of recreational opportunities.

Interaction Between Building and Landscape

Building and site patterns are conceived to be integrated with a

complex vertical and horizontal distribution of gardens, vegetat-

ed roofs and permeable surfaces that mimic an uplands forest

zone. This strategy allows the landscape to become an integral

part of the domestic environment within the site. This buildings-

as-forest strategy also recognizes, in plan and detail, the move-

ment of the sun and the prevailing winds.

Positive Relationships with the Surrounding City:

Continuity of Existing Street and Open Space Patterns

While some of the streets and passages of the new development

follow the geometry of the districts newer gridded street system,

others follow the more irregular streambed determined paths ofthe areas historic street patterns. This maintenance of historic

street patterns preserves important threads of memory and con-

tinuity with the past while, at the same time, providing another

dimension to the experiencing of the site.

These historic and new street and passage patterns are, of

course, part of a larger whole and literal continuity between this

North-South Greenway

Continuity of existing street patterns

Landscape as part of domestic environment

2. Master Plan Summary


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Continuity of Existing Street and Open Space Patterns (cont)

site and its immediate surroundings. In a similar way, new open

spaces on the site are planned to recognize and communicate

with adjacent spaces. The new north-south park, for instance, as

it moves through the site, is seen as having a high degree of con-tinuity with the gardens of the Jongmyo Royal Shrine and the

green terrain further up to the north. This strong communication

not only recognizes the importance of this historic site, but also

gives a greater presence to the beauty and scale of this larger

northern extremity of the proposed city-wide north-south park

system.

Linkages

This integration of street and open space patterns of the Sewoon

development with its surroundings helps offset an inherent sense

of isolation often associated with contemporary large scale urban

development. These must not be simply gestures of continuity

but genuine and legible linkages with the life and physical pat-

terns of the surrounding city.

Continuity

It is imagined that these strategies of urban environmental reme-

diation, preservation of historic patterns and the making of posi-

tive spatial and social linkages within the city might become typ-

ical to the further regeneration of Seouls historic center that will,

without doubt, occur in the future.

Linkages

Continuity

Existing street patterns


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An Active Street-Oriented District

One of the most positive aspects of the site as it exists today is

its high levels of street-related activity. It is important that this

condition of urban energy and enterprise is also present in the

new development of the site.

To this end, we propose an arrangement of space-defining build-

ings that give strong definition, active street frontages and conti-

nuity to a pattern of streets, passages, and public open spaces

across the site.

Public Destinations and Gathering Places

Each of the four quadrants of the Sewoon Development relates

to a network of public spaces and destinations. While the

Cheonggyecheon Canal, the central park space and the course

of Jong No are primary to this network, each quadrant also con-

tains, within its site, an important place of public activity and gath-

ering that are, in turn, connected to one another as well as to the

surrounding city.

Pedestrian patterns

Typical existing street

Network of public spaces

Public court


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The Primary Terms of the Master Plan

Simply stated, the basic urbanistic and physical terms of the mas-

ter plan buildings, streets and pedestrian dominant outdoor

spaces -- can be described as follows:

Building Parcel Groups

Within the Phase One Site there are four distinct groups of build-

ing parcels:

Site A-1; With its primary orientation westward, along the North-

South Central Park

Site A-2; A northern site with long frontages along Jong Ro

Site A-3; Occupying the center of the site with frontage along

Bae-O-Gae-Gil

Site A-4; A southern site overlooking the Cheonggyecheon Canal.

Streets

Along with its existing perimeter streets, the site is internally

served by a primary and a secondary pair of east-west and north-south streets.

Pedestrian Patterns

The site is permeated by an intense network of pedestrian waysthat is made up of street and open space related courses as well

as through-building passages.

Building parcel groups

Street patterns

Pedestrian patterns

Phase one

A-1 A-2

A-3

A-4


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Site-Wide Statistics (Phase One)

Program Business 9.10%

Commercial 8.16%

Residential 57.05%

Officetel 6.49%

Entertainment 9.93%Reclaimed commercial 9.27%

Total Site Area 26,063m2

Maximum Site Coverage 80% (67.25% provided)

Minimum Public Open Space 10% Total Site Area

Minimum Landscaped Area 15% Total Site Area

Maximum Floor Area Ratio 7.56% (7.50% provided)

Maximum Building Height 114.8m (90m provided)

Minimum Gross Floor Area 195,911m2 (program space)

(Above grade)

Minimum Gross Floor Area 150,032m2

(Below Grade)

Total Gross Floor Area 345,943m2


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Introduction Master Plan Summary Site Development & Landscape Guidelines Building Guidelines Individual Parcel Guidelines Administrativ e Framework


13

3. Site Development & Landscape Guidelines


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194.72

162.

12

PROPERTY LINE

20M SETBACK LINE

PROPERTY LINE

5M SETBACK LINE

PROPERTY LINE

5M SETBACK LINE

199.18

173.

32

PROPERTY LINE

20M SETBACKLINE

JONGNO

BAE-O-GAEGIL

DONHWAMUNRO

EULJIRO

CHEONGGYERO

CHEONGGYERO

Site Limits and Dimensional Constraints

Illustrated is the property boundary line of the phase One Site

along with a series of perimeter setback or no-build zones.

The four Building Parcel Groups and basic patterns of site work

are also indicated in this diagram.

Site Limit Plan @ 1:20000 30 60 90

4 building parcels

3. Site Development & Landscape Guidelines


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Site Street Plan @ 1:20000 30 60 90

On-Site Streets

The location of on-site streets and their basic dimensions havebeen determined based on traffic analysis. Also indicated are the

general locations of required through-block passages. These

streets have no on-street parking.

5.

00

32.

00

14.

20

30.

00

5.

00

8.

00

6.00

14.00

5.00

40.155.00

20.00

134.8014.3129.9119.04

26.46

14.10 54.22

48.586.00

162.

12

194.72

20MS

ETBACK

20M SETBACK

5M

SETB

ACK

5MSETBACK

Primary streets

Secondary streets


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Primary Streets

Each quadrant of the site is given two primary vehicular streets

(running north-south and east-west) that provide through-site

connections from the outer site perimeters to canal and central

park frontage streets These streets, along with existing perimeterstreets, can also serve as routes leading to a centralized service

point in each quadrant. This diagram also indicates the three

required surface locations to underground service/parking facili-

ties at the Phase One Site.

Although primary vehicular routes run through the site, these

streets will also have continuous retail frontage and intense

pedestrian use.

0 30 60 90Streets Plan @ 1:2000

14.00

20.00

134.8014.31

99.48

14.10

B

BPARKING &SERVICE

ENTRY

PARKING &SERVICEENTRY


5.

00

32.

00

14.

20

8.

00

A

A

162.

12

194.72

20MS

ETBACK

20M SETBACK

5M

SETBA

CK

5MSETBACK


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Section A-A: Primary North- South Street (Four Vehicular Lanes) @ 1:250

Plan-Primary Road Type 1 @ 1:250

2.40 14.00 3.60

20.00

2.401.60PEDESTRIAN/AMENITY/TREES/LIGHTING ZONE

SIDEWALK PAVING ZONE

PARCEL/BUILD-TO LINE

MULTI-LEVELCOURTYARD

A-1PARCEL

3.50 3.50 3.50 3.50

0.80 1.20


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18Introduction Master Plan Summary Site Development & Landscape Guidelines Building Guidelines Individual Parcel Guidelines Administrativ e Framework

Section B-B: Primary East-west Street (Two Vehicular Lanes) @ 1:250

Plan-Primary Road Type 2 @ 1:250

3.10 8.00 3.10

14.20

2.30 2.30

PEDESTRIAN/LIGHTING ZONE



A-2PARCEL

A-3PARCEL

4.00 4.00

0.80 0.80


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0 30 60 90

Secondary Streets

Also traversing each quadrant in both directions are a pair of smaller

street/ passages that are primarily pedestrian ways and at times are

provided with light weather cover. While predominantly pedestrian

routes serving intense retail uses at building frontages, these streets

are also capable of accommodating vehicles for drop-off, service,

emergency, etc.

Secondary Streets Plan @ 1:2000

A

A

B

B

6.00 198.07

40.155.00

26.46

116.90

6.00

5.

00

76.

20

5.

00

PARKING &SERVICE

ENTRY



C

C

8.50

5.00

162.

12

194.72

20MS

ETBACK

20M SETBACK

5M

SETBAC

K

5MSETBACK


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Section AA-Secondary Road Type 1 @ 1:250

Plan-Secondary Road Type 1 @ 1:250

3.00

9.00

MIN. 20M SETBACK ZONE

2.405.00



PEDESTRIAN/AMENITY/PARK/TREES/LIGHTING ZONE1.60

EXISTING SITE LINENOT IN PHASE 1 WORK

3 STORY PORCH ZONE

1.60

7.60

GRAVEL

DRIVE LANE/PEDESTRIAN DROP-OFF LANE/PEDESTRIAN

3.00


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Section BB-Secondary Road Type 2 @ 1:250


15.40

MIN. 20M SETBACK ZONE

3.405.00



SUNKEN COURTYARD

W/ VERTICAL CIRCULATION

EXISTING SITE LINENOT IN PHASE 1 WORK

PEDESTRIAN/AMENITY/TREES/LIGHTING ZONE

PEDESTRIAN PASSAGE ZONE

GRAVEL

BOLLARDS

PEDESTRIAN/VEHICULAR ZONE

SUNKEN COURTYARDW/ VERTICAL CIRCULATION

10.00

GLASS BRIDGE

REMOVEABLE BOLLARDS

7.00

2.00 2.003.00


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Section CC-Secondary Road Type 3 @ 1:250


8.00

3.005.00


PEDESTRIAN/VEHICULAR ZONE

MULTI-LEVEL COURTYARD

PORCH ZONE

BUILDING OVERHANG

BOLLARDS

A-3PARCEL

3.00 2.00


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A

A

LIGN

ALIGN

CL

CL

ALIGN

E Q

.

EQ.

E Q

.

E

Q.

5.00 5.00

5.005.00

5.00 5.00

5 . 0

0

5 . 0

0

A

10.5

0

Through-Block Passages

This is a site-wide network of even smaller passages through and

between buildings that, like many such passages at this site today,can accommodate incidental and ad hoc small-scale retail and mar-

ket uses as well as fixed frontages. These ground level passages

can also give access, via stair and escalators, to above and below

grade retail activities along their routes -- running from the perimeter

inward and converging at the sites multi-level central court.

0 30 60 90Thru-Block Passage Plan @ 1:2000

Approximate Locations


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Introduction Master Plan Summary Site Development & Landscape Guidelines Building Guidelines Individual Parcel Guidelines Administrativ e Framework 24

This section, running from the sites Jong Ro to its central multi-level court, indicates

how a number of retail and public use activities and destinations, located on multiple

levels and in different building, can relate to and be served by these through-block pas-

sages.

This is a more detailed view of how multi-level movement might be accommodated in

these passages.

Site Section AA @ 1:750


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The Central North-South Park Space

The larger scale planning objectives for this district of the city

include the incremental provision of a new public open park

space running north to south from the Jongmyo Royal Shrine and

its gardens across the entire center city to the Nam San southernhills. This extremely decisive and powerful projection, giving new

large-scale structure, clarity and amenity to the historic center

city, will find its initial increment of realization as a companion to

this first phase of building development. Even in its initial abbre-

viated form, this park space can bring a sustainable natural land-

scape back into the center and, with this, can bring renewed

attention and importance to the central area of the city. The antic-

ipated presence of this space has informed this proposal in sev-

eral ways.

Following a site-wide strategy of giving this space strong defini-

tion and form by a series of major space defining buildings along

its eastern and western frontages, this Phase One program

establishes the first of these buildings.

The Central North-South Park Space

Again reflecting this general strategy, the form of this space (and

the position of its defining Phase One building) is then further

inflected to bring the space and pathway alignments of the

Jongmyo Royal Shrine Gardens into the site, recognizing the his-

torical and symbolic importance of this great building and its set-

ting within the city and, in this way, including this historic quarter

as an integral part of the new park system.

Above:

This inflection, this enlargement of the park

space into the Phase One site, also serves

another, extremely important role within the city.

By widening the eastern area of the park, along

the site line towards the Jongmyo Royal Shrineand its Gardens, the view southwards from the

Shrine towards the site is a vista dominated

by open space the Shrine Gardens seam-

lessly followed by the Central Park space the

Sewoon 4 site framed and defined by buildings

rather that occupied by buildings. This south-

ern vista from the Shrine is in sharp contrast to

that from the precinct of the Royal Palace, fur-

ther to the west, towards the city.

Public Open Spaces


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The Central North-South Park Space (cont.)

The portion of the Central Park developed within the Phase One

site is provided with a long allee of trees giving strong visual and

pedestrian connection to the Royal Shrine Gardens while also

forming a green park extension to the great porch/gallery of thePhase One park- defining building. This direct relationship

between building porch and park gives tremendous definition,

identity and summer shade to this very active building frontage.

.A large open park structure is also planned at the southern end

of this frontage.

Yet this great new park space, while providing the beginnings of

a new major open space system within the city, also tends to

fracture and disconnect what is now a continuous and intense

pattern of street-related activities at this site and its surroundingdistrict. Simply stated, an important new continuity, the park

space, has disrupted another important continuity, that of contin-

uous active street patterns.

Above:

View of the lower (B-1) level of the Central Park

with active frontage, gathering spaces and over-

looks from green park spaces above. A water level

connection to the Cheonggyecheon Canal is seen

in the distance.

Public Open Spaces


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PORTION OF NORTH-SOUTH PARK NOT INCLUDED IN PHASE 1

PORTION OF NORTH-SOUTH PARK INCLUDED IN PHASE 1

20MSETBACK

A-1

A-2

A-3

A-4

North-South Park Plan @ 1:20000 30 60 90

The Central North-South Park Space (cont)

It is proposed here that this dilemma can be offset by taking advantage

of the fact that this site can have more than one ground level. That is,

while the space of the park can be largely at ground level, a second

ground plane can be established below the existing one. This second

lower ground level, (identified as level B-1) is highly visible and acces-sible as proposed and can facilitate complete east-west continuity of

active frontages below the space of the park. While we understand the

stated restriction that the setback perimeter of the park cannot contain

retail uses at ground level, we assume that this limitation need not

apply to below ground level conditions.

Thus this park is conceived of as providing a balanced interplay

between these two desired realities the renewed reality of a major

environmentally attuned green space amenity in the city and the main-

tained and enhanced reality of an active and energetic commercial dis-

trict.

Public Open Spaces

Detail view of North-South Park with lower level

gardens in foreground


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Northeast Corner Plaza

This triangular site, a part of building parcel A-2, is also one corner of

a large diagonal street intersection, a condition that is likely to be in

existence for quite some time. Design strategies for this site should

preserve and enhance present ground level pedestrian paths andfunctions (gathering place, subway ventilation, below street retail),

etc. and maintain some sense of the diagonal configuration while not

compromising the development potential of this corner.

Public Open Spaces


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37.19

5.

00

32.

00

A-1

A-2

A-3

A-4

5M

SETBA

CK

5MSETBACK

Northeast Corner Plaza Plan @ 1:20000 30 60 90

Public Open Spaces

Existing site conditions

Northeast Corner Plaza (cont)


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The Cheonggyecheon Canal Park

This linear park space, occupying the 20 meter setback zone

along the sites southern Canal frontage, is conceived of as a

shady canal-side terrace and a spatial extension of the Building

A-4 retail frontage along its northern edge. Provided with denseregular tree planting, many metal chairs and tables, this space

should be partially surfaced in French gravel. A series of sunken

courts running parallel to the park should be faced in stone as an

extension of the pedestrian surface down to the lower retail lev-

els. These courts will provide opportunities for quiet dinning and

admit natural light and air to the below grade retail. Glass

handrails and glass bridges should be provided for these courts.

Also in this location is a secondary pedestrian dominated street

to provide drop-off and service access to Building Parcel A-4.

Public Open Spaces


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The Cheonggyecheon Canal Park (cont)

153.01

A-1

A-2

A-3

A-4

20.00

0 30 60 90Canal Park Plan @ 1:2000

Public Open Spaces


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Public Open Spaces

The Multi-Level Court

In addition to these site-wide spaces, there are also important

public open space destinations defined in each of the sites four

quadrants.

Network of public spaces

Multi-Level Court


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103.538.20

103.91

34.14

5.

00

76.

20

5.

00

4.

88

56.67

A-1

A-2

A-4

A-3

0 30 60 90Multi-Level Courtyard Plan @ 1:2000

Public Open Spaces

Larger mid-block spatial setting

Activity collector

The Multi-Level Court (cont)

In the Phase One (north-eastern) quadrant, this space is identi-

fied here as the Central Multi-Level Court. This space, defined by

the surrounding buildings of sites A 1, 2 and 3, serves severalinterests;

As a large defined open space removed from the major through

streets of the city, this space serve as an urban square, providing

both active and tranquil amenities, as well as long vistas for its

surrounding residents.


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Public Open Spaces

North-South section

East-West section

A-4 A-3 A-2

A-1

A-3

The Multi-Level Court (cont)

As a multi-level space, partially glazed and partially open, this

location can be an all-weather destination providing strong visu-

al connections and gracious pedestrian movement between the

ground level and the two lower public use and retail levels below.

While not as yet specifically programmed, this place can accom-

modate a varied combination of uses- retail, entertainment, cul-

tural installations, recreational facilities, etc.


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The Cheonggyecheon Canal

The re-establishment of the Cheonggyecheon, like the making

of the proposed north-south Park space, will have dramatic and

transforming effects upon this district as well as the overall his-

toric city center. The place where these two great urban pas-sages cross at the center of the competition site -- is obvious-

ly a location of immense significance.

The great potential of this canal within the city is discussed fur-

ther in the urbanism competition booklet of our proposal. We

would only indicate here that, under normal conditions, the

water level of the canal is far below the ground level and very

difficult to see from street level pedestrian ways. The canal is

thus considerably removed from the everyday life of the city.

In this case we would recommend;

That an easily accessible lower ground level at the water

level of the canal be established in various places to bring the

canal in closer proximity to people, or:

That the normal water level of the canal be raised to have a

closer relationship to the ground. This could be achieved in a

variety of ways.

Present conditions

Proposed conditions


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Paving

Required widths are established in these Design Guidelines rel-

ative to the type of street and consequent amount of pedestrian

traffic anticipated. Permitted paving materials are established in

these guidelines to provide a sense of continuity within the antic-ipated fabric of the new city center, to reflect building modules

and indicate building entries, through building passages, street

crossings and other significant events. All pedestrian paving will

be separated from primary streets with granite curbing. All sec-

ondary pedestrian dominated streets will have curb cuts at inter-

sections with primary streets and form a continuous hardscape

surface with granite bollards to define the drop-off service lane.

Type 1

Located on Jong-Ro and Bar-O-Gae-Gill, this paving

is generally 10 to 11 meters in width, inclusive of curb

and planting areas. The pattern of precast pavers

should be articulated in response to building wall

modules and entrances. The cobblestone zone

accepts tree plantings and provides a location for the

majority of street furniture. Tree grates (not less than

1.2m square) may be provided as an alternative

within the cobbled zones. The areas of cobbles (and

tree grates, if provided) will be as continuous so far

as practical so as to provide water infiltration and

root space for the accommodation of tree planting.

Location Plan

Typical Section

Typical Plan

A-1 A-2

A-3

A-4


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Paving

Type 3

This paving is located within the public

passages/easements of the buildings and the multi

level court. It may be thought of as an extension ofthe street paving inside the building envelops and

sunken court and be primarily exterior in character.

The paving pattern should reflect the frequency of

the adjacent building wall modules. Where bridge

crossings are indicated glass should be substituted

to provide visual continuity and a sense of lightness.

Type 2

This paving type is generally 2.5 to 3.5 meters in

width, inclusive of curb and planting areas. This

paving has granite curb and a walking surface of pre-

cast pavers. Tree grates, where indicated, are pro-vided and designed to fit within the paving module.

Location Plan

Typical Section

Typical Plan

Location Plan

Typical Section at public passage

Typical Plan at public passage

A-1 A-2

A-3

A-4

A-1 A-2

A-3

A-4


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Type 4

This zone makes up the eastern edge of the park

frontage and contains extensive areas for pedestrian

traffic. The axis connecting the Jongmyo Roy Shine

to the north will be completed with a French gravel

walkway and an allee of trees that matches the path

to the shrine. Also in this location is a secondary

pedestrian dominated street to provide service

access to Building Parcel A-1

Location Plan

Typical Section

Typical Plan

A-1 A-2

A-3

A-4

Face of A-1 Parcel


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Type 5

This linear park space, occupying the 20 meter set-

back zone along the sites southern Canal frontage,

is conceived of as a type of shady waterfront park.

Provided with dense regular tree planting, many

metal chairs and tables, this space should be partial-

ly surfaced in French gravel. A series of sunken

courts running parallel to the park should be faced in

stone as an extension of the pedestrian surface

down to the lower retail levels. Glass handrails and

glass bridges should be provided for these courts.

Also in this location is a secondary pedestrian domi-

nated street to provide service access to Building

Parcel A-4.

Location Plan

Typical Section

Typical Plan

A-1 A-2

A-3

A-4


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40

Type 1

A broad allee of trees is intended to connect axially with the

Jongmyo Roy Shine to the north. These trees should form a con-

tinuously overhead canopy and frame the view of the shrine.

Planting

The three dimensional scale and impact of tree lined streets and

leafy open spaces work together to connect the Sewoon District

to the adjacent North South Park, Cheonggyecheon Canal and to

the broader city-wide system of greenery. Planting will bedesigned to enhance the urban regeneration of the public realm

and will establish a new and ecologically balanced meshing of

the natural and built environments within the city.

Type 2

Major street trees of similar scale and character to existing city

standards. These trees should be planted on approximately 5

meters on center to provide a dense overlapping growth. Specific

clipping is permitted to ensure views into ground level retail

spaces.

Location PlanTypical Section


A-1 A-2

A-3

A-4

A-1 A-2

A-3

A-4


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Planting

Type 3

This dense bosque of flowering trees will provide seasonal color

at the canal and shade in the summer months.

Type 4

These are court yard trees with a lighter foliage character that will

not conflict with available dimensions or views.


Location Plan

Typical Section

A-1 A-2

A-3

A-4

A-1 A-2

A-3

A-4


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Lighting

Street lighting within the Sewoon District is intended to reflect the

scale and usage of the public spaces and carriage-ways. The

typical light pattern may be interrupted at loading docks, service

entries etc., and replaced in these instances with building mount-ed lights. Additional building mounted and integrated up-lighting

may be used to highlight exterior terraces, penthouses and below

grade courts.

Type 1

The widest carriageways of 14 meters and up require the great-

est density of lighting. Type 1 fixtures will be high pressure sodi-

um mounted directly opposite one another across the carriage-

way width on a 15 meter grid.

Type 2

Carriage-ways of lesser width (typically 8 meters) require a less-

er density of light. Consequently these high pressure sodium fix-

tures will be mounted on a 10 meter grid on a staggered pattern

of alternate sides.

Location Plan

Typical Section

Typical Plan

Location Plan

Typical Section

Typical Plan

A-1 A-2

A-3

A-4

A-1 A-2

A-3

A-4


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43

Type 3

The lighting of Jong-Ro and Bar-O-Gae-Gill should reflect the

character of Seouls major street system lighting standards while

reflecting the unique character of the Sewoon District as a new

city center.

Lighting

Type 4

In the areas of continuous tree planting a system of up lights will

be integrated into the paving in order to highlight the pattern of

the trees and provide a unique shimmering night time character.

At the multi level court, integral architectural lighting will be

designed to provide a site-wide radiance to draw pedestrians

toward the retail and cultural heart of the district. Glass bridges at

the court should be up-lighted.

Location Plan

Typical Section

Typical Plan

Location Plan

A-1 A-2

A-3

A-4

A-1 A-2

A-3

A-4


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4. Building Guidelines


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45

Objectives

Buildings as Extensions of Larger Area Environmental &

Greening Strategy

As noted in Section 3 above, the larger environmental goals of

this development include the concept of Building as Forest

wherein building and site patterns are conceived to be inte-

grated with a complex vertical and horizontal distribution of gar-

dens, vegetated roofs and permeable surfaces that mimic an

upland forest zone. Within this strategy, a close meshing of

building, environmental conditions and landscape brings plant-

ing into buildings as both environmental conditioners and gener-

al amenities.

Integral to this process is also designing for natural ventilation,

favorable orientation, natural day-lighting and solar control, sun

shading and passive solar heat gain.

Buildings as Definers & Supporters of Streets/Open Spaces

The making of a an Active Street Oriented Urban District is

directly dependent upon the use of buildings that can give

strong and legible definition to the streets and open spaces of

the city. These buildings must also have a strong, robust and

highly accessible relationship to their street frontage or ground

plane.

Variable & Multi-Use Potential of Buildings

The contemporary world is increasingly a place of changing use

patterns and unpredictable space requirements. One index of a

buildings value today is its ability to accommodate changes of

use and avoid obsolescence. In this way an important aspect of

a buildings sustainability is its ability to respond to change.

In building design, this leads to robust simple format structures

with inherent use flexibility, easily accessible/changeable envi-

ronmental systems, a distinction between short-lived and long-

lived building systems/components and access/circulation pat-

terns that work together to reinforce this flexibility. Incorporated

into the master plan is a flexible use zone where building usage

may change in response to market demand. This zone fronts

onto the major roads, Jong-Ro and Bar-O-Gae-Gill.Multi-Use Zones

Extension of larger ecological system

Active street frontage

4. Building Guidelines


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Visual Expression

Construction

Building facades to be primarily clear vision glass curtain wall (no

colored glass) with a continuous surface expression (no bal-conies hung from wall surface). The scale of any openings/bays

should be dependent on orientation (street vs. garden, north vs.

south) and height above grade. The facades should visually

express their construction methods and techniques. The faade

expression should be primarily one of frame plus an infill of

cladding with a pallet of non-load bearing materials expressed as

such. Clear glass, wood, metal, terracotta all may be used in their

natural forms.


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Environmental Conditions

Of prime importance to the visual expression of all buildings in

Phase One is the through ventilation of all residential units and

incorporation of natural daylight into all interior spaces. This

requirement leads to the project-wide employment of a thermal

buffer zone to be incorporated into vertical surfaces. It will allow

the visual extension of private living spaces to nature. This zone

is intended to serve as a transition between inside and outside

and to be seasonally adaptable. Much like the traditional Korean

house typology, this layering of private domestic space provides

numerous amenities.

Buffer Zones of Traditional Korean House

Framed view with solar control


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Environmental Conditions (cont)

The orientation of each faade should affect the architectural

expression by optimizing passive solar collection in the winter

and reducing heat gain in the summer ideally the end result is

a tunable faade where the inhabitant can customize his or herliving environment. This zone may have exterior sunshades or an

interior system of operable shading. To improve air quality, oper-

able glazing should be included into both layers of this buffer

zone. Semi-climatized green spaces incorporated into this zone

can act as a mediator/foreground to outdoors and promote a

closer relationship between urban life and nature. The final result

will be to bring green spaces back into the historic city.


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49

Ground Level Conditions

The bases of the buildings must be visually permeable to pro-

mote a pedestrian friendly active street life. Continuity of surface

from the facades into the pedestrian passages is encouraged

with multiple retail opportunities and possibilities of vertical circu-

lation to below and above grade retail inside these spaces. The

facades should meet the ground in a robust fashion with clear

visual distinction between the residential expression above and

the lower floors of retail. Operable full height doors should be

included in the arcade frontages to allow seasonal connections

between interior and exterior. Exterior neon signage is prohibited

on park and canal frontages.


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Upper Building Opportunities

Within the penthouse zones of the wall type buildings opportuni-

ties exist for larger scale duplex units and extensive exterior gar-

dens. The towers offer further possibilities for exterior spaces

captured between the faade extension and the recessed pent-

house. These spaces will function as exterior protected living

zones and be planted with greenery. A system of green roof-

scapes above will filter and slow runoff water for park below while

providing a thermal barrier in the hotter times of the year.


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51

Building Types

Above grade buildings developed for the site are of two basic

types with several variations.

An Incremental Wall TypeA Small Floor Plate Tower Type

Together, these two building types as defined are capable of

accommodating a wide variety of uses and meeting the stated

urban and environmental objectives of this proposal. That is, in

general terms, the wall type is essential to the spatial definition

of streets and open spaces, while the tower can mark important

destinations, places of transition, etc. while providing increased

intensity of use.

Both of these building types utilize point loaded vertical circula-

tion systems to avoid corridors and increase the prospects of

natural cross and through ventilation.

An incremental wall type building

A small floor plate tower type

Tower Type BuildingsWall Type Buildings


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Wall Type Building

As developed for the requirements of this site, the Wall Type is

a multi-use vertically organized building providing a high level of

use flexibility in its lower floors and capable of being built in

small (free standing or contiguous) increments and at variableheights.

Lower Base Floors

As illustrated, a six floor, 20 meter high base accommodates,

from the ground up, two floors of retail (32-36 meters in depth)

below four floors of variable use loft spaces (27-30 meters in

depth) and above this base a variable number of residential

floors.

Typically, floor to floor heights are set at an average of 4 meters

at floors 1-2 and a maximum of 3.25 meters at the upper resi-

dential floors. This height allows the use of either concrete or

steel construction. Tower Type buildings utilize these same ver-

tical dimensions.

Floors one through five are conceived to be highly flexible loft

space floors with, typically, retail uses on floors one and two,

with loft apartments, live-work spaces or officetel accommoda-

tion on floors three through six.

Unique environmental enhancements of these floors, including

supplemental strategies of natural ventilation and lighting, will

be discussed later in this section.

Section at Wall type

Buildings interact with Urban Squares

Example of wall type building

Example of wall type building


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Wall Type Plan

Natural Ventilation Solar ChimneyNatural Cross Ventilation

Garden in the sky

Upper Residential Floors

The upper residential floors of Wall Buildings are organized in

longitudinal plan increments of 22.5, 27, and 31.5 meters, a

range that adapts easily of varying site dimensions and relates

well to the desired spatial expression.

Typically, three dwelling units cluster around a vertical access

core. Two such increments together form a common multi-story

garden space that, as shown, can be environmentally treated.

All units are through ventilated with two aspects, thus providing

a great range of orientation and view opportunities.

At the top floors of the Wall Buildings a recessed multi-story

penthouse provides outdoor landscaped terraces and spectacu-

lar views for the occupants. The green roofscape will provide a

thermal barrier and a changeable year round extension of the

north south park system below.


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The Tower Type

The Tower Buildings have floor plates in the range of 850

1,000 m2 with typical dimensions of 30m x 30m. Also, typically,

four dwelling units are arranged around a center core providing

cross ventilation at the corners and two aspects at all units. Thetower should meet the ground in a vigorous fashion typical of

the retail intense character of the district. The top expression is

intended to be a continuation of the simple tower shaft with a

recessed penthouse behind a free standing multistory curtain

wall extension. This protected terrace space can be used by the

occupants year round and may be planted with vegetation.

Tower Types

Gateway markers

Visual Markers

Urban Square Markers


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Tower Type

Garden in the sky at tower corner

Section at Tower Type


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Massing

Aggregated Buildings as Integrated Profile

Typical of intentions for the larger four quadrant development

area, the combination of Wall and Tower Type buildings at thePhase One site are arranged to provide a variety of building wall

heights defining the streets and open spaces of the site. These

various heights relate to scale relationships, adjacencies and the

recognition of favorable view and solar orientation opportunities.

Visually, this process results in an integrated profile of aggregat-

ed buildings with a level of horizontal continuitypunctuated by

the tops of tower elementsthat directly reflects these buildings

collective street and space defining attributes. This resultant pro-

file displays a multi-scaled continuum of building rather than a

collection of free-standing tower elements rising above typicallow podiums. This is an expression of aggregation and continuity

rather than one of singularity and isolation.

Free-standing towers on podium

Continuity of building expression - an integrated profile of arrgregated buildings: the goal


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Relationship of Above-Grade and Below-Grade Conditions

Below existing street level, proposed accommodation includes

two levels of retail, entertainment and pubic use spaces above

four levels of parking. As noted in Section 3, (Multi-Level

Central Court) the two retail/public use levels are punctuatedand focused by a large multi-level court space carved out of the

street level ground plane. The upper of these two below grade

levels (B-1) is interpreted as a second street level -- active,

highly visible and easily accessible at numerous other court

locations with east to west continuity across the entire site.

These two lower levels, with large areas open to the sky at the

central court and integrated in this way with the upper ground

plane, not only give continuity to active frontages but, in their

loft-like robustness, offer a tremendous level of use range and

flexibility, expanding, for instance, location options for the re-

accommodation of existing retail activities on the site The cen-

tral court, with its floor at the lower level B-2, also brings the

active ground plane down closer to parking levels below.

These lower levels are structured with a nominal 9-meter grid.

Access to visitor parking and service areas (located at level B

2), is provided by centralized ramp systems at locations as indi-

cated in Section 3.

District Wide Below-Grade Connections

Continuity of below-grade retail

Perspective into Courtyard


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Upper building massing

Street related lower building floors and

frontages

Mid-block urban squares and major

city open space systems

(canal and east-west park)

Below-grade passages and destinations

Relationship of Above-Grade and Below-Grade Conditions (cont)


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Site-Wide Conditions


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Site Wide Plan (Phase One)

A-1

A-2

A-3

A-4

12.66

12.66

A

A

B B

149.5

54

6.13

20.5027.79

4 9

. 9 9

36.37 20.17

103.91

125.48

94.10

32.80

15.68

30.75

3

2.34

36.12

5 0

. 7 3

9 . 8

8

3 0

. 0 0

14.20

110.06

118.29 3 2

. 0 0

5.00

5.

00

103.53

20.00

101.2

0

0 30 60 90Site-wide dimension plan & above-grade parcel plan @ 1:2000

A-2

A-3

6,445 sm

40,947 sm

5,505 sm

36,747 sm

A-47,978 sm

41,524 sm

A-16,205 sm76,054 sm

Below-grade parcel division and areas


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59.90m(67.60m)

45.65m

45.65m(50.60m)

54.20m(60.80m)

54.20m

90.00m

39.95m

(43.80m)

39.95m

77.80m20.00m

20.00m

0 30 60 90Maximum Building Heights Plan @ 1:2000

* Building heights with alternate program shown in parenthesis

A-2

A-1 A-3

A-4


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0 20 40 60Site Section AA @ 1:1500

0 20 40 60Site Section BB @ 1:1500


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Relationships of Above-Grade to Below-Grade Conditions

West facing porch / collector

Below-grade connections Retail matrix


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5. Individual Parcel Guidelines


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Parcel A-1


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Parcel A-1

The Situation

Site A-1 is Phase Ones Central North-South Park frontage. This

frontage is defined by a combination of three building elements -

two wall buildings (at 54.2 meters maximum height) at the north-

ern portion of the frontage and, at its southern extremity, a 90

meter high tower. Above ten floors the wall buildings are limited

to a frontage width of 55 meters (see local zoning) to provide

porosity, light and views.

These three elements provide strong eastern definition to the

park space, while the southern tower element dramatically marks

the parcels narrow Cheonggyecheon Canal frontage. The base

of the park frontage contains a three story porch/arcade that acts

as a gathering place/collector for the district. This porch provides

visual continuity and access both up and down to the various lev-

els of retail, while offering dramatic views of the park and acting

to define a direct spatial extension of the gardens of the Jongmyo

Royal Shrine across Jong Ro. Three pedestrian easements

which pass through this parcel connect to the porch and provide

a permeable base -- allowing preservation of historic movement

patterns while linking the park to the retail intense multi level

court at the heart of the quadrant. The eastern wall of the parcel

forms the edge to the primary north-south internal vehicular

street. One parking/service ramp, with access to the A-1 parcel,

is located off of the north-south primary road.

Parcel Area: 5,203m2

Buildable Parcel Area: 4,825m2

Maximum Height: 90.00m

Required Easement: Yes. See plan.

Program

Above Grade

Retail 0-8m 11,154m2

Variable Use 8-20m 9,060m2

Residential* above 20m 50,758m2Below Grade

Retail 6,601m2

Parking/Service/Mechanical 23,439m2

TOTAL GSM 101,438m2

note: all area tabulations are gross numbers

* Unit mix is 25% of each of the following: 134m2, 146m2, 164m2, 198m2


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Opportunities

Located along the new North-South Park, the western frontage

of this site is the primary public faade of the entire Phase 1

Development. The proposed tall public porch at this location

accommodating a varied range of retail and public uses-- canrespond dramatically to this prominence and act as a memorable

introduction to the overall retail and public use offerings of the

Phase 1 Site. Moreover, the high visibility of this faade and its

permanent park views further reinforce the importance and desir-

ability of this frontage. At the same time, this is a west facing

frontage subject to unpleasant solar heat gain and glare. Here,

the development of an integrated solar control strategy is of

utmost importance to the marketability and livability of the indi-

vidual residential units. This western frontage also offers lateral

views to the Jongmyo Royal Shrine to the north and the faadeshould be designed to take advantage of this. The southern tower

will visually mark the intersection of the canal and park on the

skyline and should reflect the importance of this intersection of

earth, water and sky.

Parcel A-1


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3 .

8 7

27.79

5 0

. 0 4

149.55

36.37

36.00

20.00

PROPERTY LINE

5M

SE

TBA

CK

PROPERTY LINE 20MS

ETBACK

20MSETBACK

101.1

6

A-1

Parcel A-1 Dimension Plan @ 1:15000 20 40 60

Parcel A-1


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69Introduction Master Plan Summary Site Development & Landscape Guidelines Building Guidelines Individual Parcel Guidelines Administrative Framework

A-1

A-4

A-3

A-2

4.00

32.00

SETBACK LINEABOVE BASE

PROPERTY LINE

BUILD-TOLINE

BUILD-TOLINE

BUILD-TOLINE

PROPERTY LINE

PARKING &SERVICE

ENTRY

PEDESTRIAN

PASSAGE/

EASEMENT

5 . 0

0

5 . 0

0

CLEQ

.

EQ

.

CL

EQ

.

EQ

.

ALIGN

PEDESTRIAN

PASSAGE/

EASEMENT

POTENTIAL BRIDGECONNECTION ABOVE


BUILDINGSEPARATION

ZONE

3STORY

PORCH ZONE

3STORY

PORCH

ZONE

ELEV.

ELEV.

5M

SETB

ACK

20MS

ETBACK

20MSETBACK

Profile Elevation-West @ 1:1500

54.20m MAX 54.20m MAX

90.00m MAX

3 STORYPORCH

2 OR 3 STORYPENTHOUSE ZONE

LIMIT OF CONT.WALL SURFACE

@ 10 STORY

REQUIRED THRU-BUILDINGARTICULATION ZONE

(MAX. INTERVAL OF 55m)

HORIZONTAL EXPRESSIONLINE @ 20m


3 STORY PORCH

LOCATIONS OF REQUIREDTHRU-BUILDING ARTICULATION@ MAX. OF 55m

APPROXIMATEPEDESTRIANPASSAGELOCATIONS

60.80m MAX

ALTERNATE PROFILE FOROFFICE USE ABOVE BASE

POSSIBLE BRIDGE

55m MAX.

CL

ALIGN

CL

ALIGN

Parcel A-1 Plan @ 1:15000 20 40 60

Parcel A-1

0 20 40 60


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36.00

A-1

PARCEL A-1

2 OR 3 STORYPENTHOUSE

ZONE

3 STORYPORCH

90.00m

11.00m

79.00

11.00

3 STORYPORCH

36.00

PARCEL A-1


A-1

43.20

11.00

54.20m

11.00m

REQUIREDTHRU-BUILDINGARTICULATION ZONE


HORIZONTALEXPRESSION

LINE @ 20m


@ 10 STORY

PROBABLEWALL LINE

MAX

Section AA @ 1:1000 Section BB @ 1:1000

Parcel A-1

A

A

B

B


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Section Thru 3 Story Porch @ 1:500

Parcel A-1

Retail connection at porch


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Parcel A-2


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Parcel A-2

The Situation

Site A-2 forms an urban wall on Jong Ro, one of Seouls most his-

toric and important east-west thoroughfares. At the eastern end

of the A-2 site, this street has a large road intersection with

inscribed 45-degree street frontages. The A-2 Site occupies one

of these diagonal frontages. The parcel development must

respect the current geometry of this corner and its significance as

part of a larger pattern of streets and squares. The Corner Plaza

indicated for this location can reinforce this corners role as a

gathering place and site of passage.

The sites overall massing is limited to a height of 45.65 meters.

Above ten floors the wall buildings are limited to a width of 55

meters (see local zoning) to provide porosity, light and views.

Three pedestrian easements pass through this parcel and link to

the site wide system of passages and streets. The continuity of

an active street level retail system is encouraged. One

parking/service ramp is located off of the east-west primary road.

A below grade an existing subway tunnel, an existing subway

ventilator located on the corner of Jong Ro and Bar-O-Gae-Gill

and access to below grade retail running underneath Bar-O-Gae-

Gill must be incorporated into the design.




Required Easement: Yes. See plan.Program

Above Grade

Retail 0-8m 7,310m2


Residential* above 20m 24,682m2Below Grade

Retail 8,378m2


TOTAL GSM 86,185m2


* Unit mix is 25% of each of the following: 134m2, 146m2, 164m2, 198m2


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Opportunities

The Sites north facing frontage offers unparallel views to the

Royal Shrine, its gardens and the distant northern hills. The

design should also take advantage of the environmental potential

of this northern exposure and its relationship, within thedwellings, to accompanying southern exposures and related nat-

ural cross ventilation. This southern orientation also provides

opportunities for day-long natural lighting, passive solar warming,

and various kinds of in-building gardens.


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125.48

118.29

32.80

32.00

A-2

5.00

5.00

PROPERTY LINE

5M

SE

TBA

CK

PROPERTY LINE

5M SETBACK

0 10 20 30Parcel A-2 Dimension Plan @ 1:1000

Parcel A-2


76/98

2 STORYBASE

EXPRESSION

45.65m MAX

ALTERNATE PROFILE FOROFFICE USE ABOVE BASE

50.60m MAX


LIMIT OF CONT.

WALL SURFACE@ 10 STORY



HORIZONTALEXPRESSION

LINE @ 20m

APPROXIMATEPEDESTRIANPASSAGELOCATIONS

LOCATIONS OF REQUIREDTHRU-BUILDING ARTICULATION

@ MAX. OF 55m 55m MAX.CL

ALIGN

CL

ALIGN



76

A-4

A-2

A-3 A-3

PARKING& SERVICEENTRY

5M SETBACK LINE

PROPERTY LINE

EXTENT OFSUBWAY LINE

BELOW

EXISTING VENTILATION SHAFT

EXISTING ENTRY TO BELOW-GRADE RETAIL ARCADE


PEDESTRIANPASSAGE/EASEMENT

5.00

5.00

5.00

POTENTIAL BRIDGECONNECTION ABOVE-ALIGN WITH SETBACK

ON PARCEL A-3

THRU-BUILDINGARTICULATION ZONE


THRU-BUILDINGARTICULATION ZONE

ELEV. ELEV.CL

5M

SE

TBA

CK

5MSETBACK

A

A

Parcel A-2

0 10 20 30Parcel A-2 Plan @ 1:1000

Profile Elevation - South @ 1:10000 10 20 30


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32.00

PARCEL A-2


45.65m

8.00m

37.65

8.00

A-2A-3

HORIZONTALEXPRESSIONLINE @ 20m




@ 10 STORY

2 STORYBASEEXPRESSION

PROBABLEWALL LINE

PROBABLEWALL LINE

A-2A-3A-4

MULTI-LEVEL COURT

VIEWS

DEC 21NOON

JUNE 21NOON

Parcel Section @ 1:1000

Parcel A-2

Section AA @ 1:1000

Views and Solar ExposureThe low (5 floor) middle building element

of the Adjacent A-3 Site to the south,

allows positive solar exposure to the south

face of the A-2 Parcel, opening almost the

entirety of this wall to direct sunlight over

the course of the day for most of the year.This low element also provides a great

range of frontal and lateral views from the

upper floors of the A-1 Site buildings.

VIEWS TO

PARK &

SHRINE


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Parcel A-2

A more detailed view of a possible street frontage configuration at the Parcel A-2

southern wall. Indicated is a double high treatment of ground level retail/public

use space and possible third floor uses (restaurants, etc.) taking advantage of

probable third floor setbacks at this faade.


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Parcel A-3


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Parcel A-3

The Situation

Site A-3 forms the heart of the Phase One development and as

such forms inter-dependant relationships with the other three

parcels in defining the spatial center of the site. Highly accessi-

ble, The A-3 site is flanked on its northern and western edge by

new primary vehicular roads, on its east by the existing Bar-O-

Gae-Gill and, to the south by the multilevel court. A secondary

service road runs between the court and the parcels southern

edge to provide service and drop off.

A tall sunny porch at the Sites southern frontage will allow the

buildings to open up toward the multi- level court and promote the

retail/entertainment intensive atmosphere of this district-wide

destination. The parcel contains two pedestrian easements run-

ning north to south that mark the lines of transition in its massing.

The parcel must work in tandem with Parcel A-4 to provide spa-

tial definition to the multi level court. A below-grade existing sub-

way tunnel and access to below grade retail running underneath

Bar-O-Gae-Gill must be incorporated into the design.

Its massing is composed of three elements. On the west a free-

standing tower that may be thought of as a type of object tower

(maximum height of 77.8 meters) and a marker within the larger

urban square formed by the A-1, 2, 3 parcels. This tower has

omni-directional views and a direct visual link south to the canal

(and the city beyond) over the lower portions of parcel A-4. The

sites middle building element is formed by a low wall building (20




Required Easement: Yes. See plan.

Program

Above Grade

Retail 0-8m 5,160m2


Office/Hotel 0-77.8m 15,504m2

Office 8-45.65m 10,813m2

Below Grade

Retail 7,156m2


TOTAL GSM 67,266m2



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meters in height) overlooking an on grade garden square of the

Multi-Level Court. This building is kept low to allow light, air and

views into the mid block spaces and streets from surrounding

buildings. Acting in continuity with the adjacent garden square,

this low building can accommodate vertical gardens topped by a

densely planted and highly visible green roofscape. To the east,a third mid-height building element (45.65 meters in height) faces

Bar-O-Gae-Gill and aligns with adjacent cross streets to promote

citywide continuity of movement patterns into the site.

Opportunities

By its location, this parcel offers the most opportunity to spatially

bind the quadrant together into a coherent whole. Conversely if

improperly considered, the buildings of this site parcel could com-

promise the overall balance of this sensitive inner-block situation.

The parcel should thus be designed in close relationship with

parcel A-4 to define the built setting of the Multi- Level Court. The

tower element should visually mark the districts center on the

skyline and, at ground level, seem to grow directly from the multi

level retail court. The low middle element has the potential to be

visually and spatially permeable to promote cross- site pedestri-

an movement and reveal the cultural activities inside and below.

The eastern portion forms, along with Parcels A-2 and A-4, an

eastern gateway into the district from existing street patterns.

Parcel A-3


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Parcel A-3

103.53

3 0

. 0 0

110.06

A-3

6.17

5 1

. 2 0

PROPERTY LINE

5M SETBACK

PROPERTY LINE

5MS

ETBACK

30.75

0 10 20 30Parcel A-3 Dimension Plan @ 1:1000


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Parcel A-3

A-2

A-3

A-4

A-4

A-2

A-1

EXTENT OFSUBWAY LINE

BELOW

PEDESTRIANPASSAGE/

EASEMENT


2 STORYPORCH ZONE

4 . 0

0

5.00

4 . 0

0

5.00

2 STORYPORCH ZONE

EXISTING ENTRY TO BELOW-GRADE RETAIL ARCADE

POTENTIAL BRIDGECONNECTION ABOVE-

ALIGN WITH PARCEL A-4

SETBACK LINE

SETBACK LINE

ELEV. ELEV.

4 . 0

0

LOWER LEVELS OF ADJACENTCENTRAL MULTI-LEVEL COURT-SEE P.XX FOR DESCRIPTION ANDTREATMENT OF THIS SPACE

6.17

5

mp guideline book1208(1)

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