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KTGY

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Context

The site is part of a large master plan community including one million square feet of retail space and 1700 residential apartments. Specifically situated at the focal point of the project, these buildings rest on a man-made peninsula over-looking a new lake.

Retail Footprint

The base of the building is defined by the most efficient retail plan. In this case, a double-loaded corridor is flanked by 70’ deep retail accessible from all sides of the footprint.

Retail Extrusion

The mass is extruded to double-height retail space allowing for flexible ceiling and soffit design, while controlling mechanical and plumbing drops from various functions above.

Office Plan

The typical office floor plate ranges between 20k and 25k with depths around 40’. This creates a separation between the perimeter of the retail allowing for usable open space, outdoor views to the surrounding mountains, and a connection to the pedestrian activities below.

Office Space

Two levels of office are stacked above each other with 14’ floor to floor heights. This height, common to steel office structures, allows for creative open office space on the first level and room for the private office elevator overrun and soffiting for the second level.

Hotel Plate

In keeping with maximum efficiencies in all areas of the program, a double loaded corridor for the hotel is centered above the office lid.

Hotel Block

Three levels of hotel floors are added to the overall mass housing 100 keys and various hotel amenity functions. The end result is a wedding cake building design with very limited usable open space for the hotel outdoor program.

Architectural Expression

The hotel floors shift inward to better align and share vertical circulation, resulting in a large active courtyard space. A dramatic angle has been introduced to allow more sunlight into the promenade and interest to the building form. The building entry lobbies compliment the form by creating a partially covered public plaza.

Pacific Northwest Mixed-Use Prototype Project Info
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Pacific Northwest Mixed-Use Prototype

Pacific Northwest Mixed-Use Prototype

Context

Pacific Northwest Mixed-Use Prototype

Retail Footprint

Pacific Northwest Mixed-Use Prototype

Retail Extrusion

Pacific Northwest Mixed-Use Prototype

Office Plan

Pacific Northwest Mixed-Use Prototype

Office Space

Pacific Northwest Mixed-Use Prototype

Hotel Plate

Pacific Northwest Mixed-Use Prototype

Hotel Block

Pacific Northwest Mixed-Use Prototype

Architectural Expression

Pacific Northwest Mixed-Use Prototype

Pacific Northwest Mixed-Use Prototype

Typology

Mixed-Use | Retail | Office | Hotel

Facts

  • Hotel Room Sizes: 312-416 sq. ft.
  • Number of Units: 100 du
  • Retail: 35,000 sq. ft.
  • Office: 46,000 sq. ft.
  • Number of Stories: 6
  • Construction Type: I
  • Story

    Typical mixed-use projects have two functions, most often retail at the pedestrian level and office or residential above. This new concept combines three unique and individual functions at their most efficient program and footprints. The design begins with retail at the lowest level, a complete 70’ depth is wrapped around a service corridor, maximizing tenant exposure while allowing equal access to loading, trash, and other back of house services.

     

    The next layer is the office component. A conventional office floor plate ranges from around 20,000 – 25,000 square feet with depths of around 40’, allowing the maximum amount of light to reach the spaces nearest the core. A continuous outdoor patio space is created in the void between the retail depth and the new office perimeter. Two levels of office space are stacked above each other with 14’ floor to floor heights allowing for creative open space, dropped ceilings and soffits, and room for mechanical and plumbing, from the uses above, to be housed. Three levels of hotel are placed above the office, centered over the original core. Centering the hotel levels above the other functions would have created a wedding cake design that doesn’t allow for usable open space. Instead, KTGY designers shifted the hotel levels and added a dynamic angle to keep the vertical circulation aligned. This creates a more pleasing aesthetic visually and allows for a generous sized pool courtyard and another passive open space on the opposite side of the office roof deck.

     

    At the retail base, poured-in-place concrete panels are used and left exposed in their natural state. This gives texture and strength to the base of the building. Storefront glass is inserted within the grid created by the concrete forms. The office is housed in curtain-wall glazing to maximize views to the surrounding mountainous areas, and bring light into the space. Lastly, the hotel is clad in a system of precast panels. These panels further emphasize the construction type while also giving way to the orderly function of the hotel program within. Locally crafted perforated metal panels are used as an accent to provide the final layer of detail and richness in design.

  • People

Story

Typical mixed-use projects have two functions, most often retail at the pedestrian level and office or residential above. This new concept combines three unique and individual functions at their most efficient program and footprints. The design begins with retail at the lowest level, a complete 70’ depth is wrapped around a service corridor, maximizing tenant exposure while allowing equal access to loading, trash, and other back of house services.

 

The next layer is the office component. A conventional office floor plate ranges from around 20,000 – 25,000 square feet with depths of around 40’, allowing the maximum amount of light to reach the spaces nearest the core. A continuous outdoor patio space is created in the void between the retail depth and the new office perimeter. Two levels of office space are stacked above each other with 14’ floor to floor heights allowing for creative open space, dropped ceilings and soffits, and room for mechanical and plumbing, from the uses above, to be housed. Three levels of hotel are placed above the office, centered over the original core. Centering the hotel levels above the other functions would have created a wedding cake design that doesn’t allow for usable open space. Instead, KTGY designers shifted the hotel levels and added a dynamic angle to keep the vertical circulation aligned. This creates a more pleasing aesthetic visually and allows for a generous sized pool courtyard and another passive open space on the opposite side of the office roof deck.

 

At the retail base, poured-in-place concrete panels are used and left exposed in their natural state. This gives texture and strength to the base of the building. Storefront glass is inserted within the grid created by the concrete forms. The office is housed in curtain-wall glazing to maximize views to the surrounding mountainous areas, and bring light into the space. Lastly, the hotel is clad in a system of precast panels. These panels further emphasize the construction type while also giving way to the orderly function of the hotel program within. Locally crafted perforated metal panels are used as an accent to provide the final layer of detail and richness in design.

People

  • Story

    Typical mixed-use projects have two functions, most often retail at the pedestrian level and office or residential above. This new concept combines three unique and individual functions at their most efficient program and footprints. The design begins with retail at the lowest level, a complete 70’ depth is wrapped around a service corridor, maximizing tenant exposure while allowing equal access to loading, trash, and other back of house services.

     

    The next layer is the office component. A conventional office floor plate ranges from around 20,000 – 25,000 square feet with depths of around 40’, allowing the maximum amount of light to reach the spaces nearest the core. A continuous outdoor patio space is created in the void between the retail depth and the new office perimeter. Two levels of office space are stacked above each other with 14’ floor to floor heights allowing for creative open space, dropped ceilings and soffits, and room for mechanical and plumbing, from the uses above, to be housed. Three levels of hotel are placed above the office, centered over the original core. Centering the hotel levels above the other functions would have created a wedding cake design that doesn’t allow for usable open space. Instead, KTGY designers shifted the hotel levels and added a dynamic angle to keep the vertical circulation aligned. This creates a more pleasing aesthetic visually and allows for a generous sized pool courtyard and another passive open space on the opposite side of the office roof deck.

     

    At the retail base, poured-in-place concrete panels are used and left exposed in their natural state. This gives texture and strength to the base of the building. Storefront glass is inserted within the grid created by the concrete forms. The office is housed in curtain-wall glazing to maximize views to the surrounding mountainous areas, and bring light into the space. Lastly, the hotel is clad in a system of precast panels. These panels further emphasize the construction type while also giving way to the orderly function of the hotel program within. Locally crafted perforated metal panels are used as an accent to provide the final layer of detail and richness in design.

  • People