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Heritage Place MASTER PLAN SUBMISSION 11.06.2017 REDMOND, WA ---PAGE BREAK--- 2 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN OWNER SERITAGE GROWTH PROPERTIES 489 Fifth Avenue 18th Floor New York, NY 10017 Phone: [PHONE REDACTED] 10960 Wilshire Boulevard Suite 1420 Los Angeles, CA 90025 Phone: [PHONE REDACTED] Contact: Kacy Keys DESIGN ARCHITECT / PLANNERS The Jerde Partnership 913 Ocean Front Walk Venice, CA 90291 Phone: [PHONE REDACTED] Contact: Tammy McKerrow [EMAIL REDACTED] SURVEYOR Terrane 10801 Main Street Suite 102 Bellevue, WA 98004 Ph: [PHONE REDACTED] www.terrane.net LAND USE ATTORNEY McCullough Hill Leary, PS 701 Fifth Avenue, Suite 6600 Seattle, WA 98104 Phone: [PHONE REDACTED] Direct: [PHONE REDACTED] Fax: [PHONE REDACTED] Contacts: Jessica Clawson [EMAIL REDACTED] Katie Kendall [EMAIL REDACTED] CIVIL ENGINEER Coughlin Porter Lundeen 801 2nd Avenue Suite 900 Seattle, WA 98104 Phone: [PHONE REDACTED] Contact: Jeff Peterson [EMAIL REDACTED] Tim Brockway [EMAIL REDACTED] www.cplinc.com TRAFFIC CONSULTANT TENW 11400 SE 8th Street Suite 200 Bellevue, WA 98004 Phone: [PHONE REDACTED] Contact: Jeff Haynie [EMAIL REDACTED] Glen DuBreuil [EMAIL REDACTED] Chris Forster [EMAIL REDACTED] LANDSCAPE ARCHITECT HEWITT 101 Stewart Street Suite 200 Seattle, WA 98101 Phone: [PHONE REDACTED] Contact: Kris Snider http://www.hewittseattle.com PROJECT TEAM ---PAGE BREAK--- 3 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN INTRODUCTION Introduction 04 Overlake Village 05 Site Context 06 Planning Goals 07 VISION Vision 08 Land Use and Density 09 Neighborhood Gateway 10 Activation Ground Plane 11 OPEN SPACE Site Plan 12 Existing Landscape 13 Landscape Design 14 DaVinci Park 15 Gateway Park 16 Central Hub 17 BUILDING CHARACTERISTICS Varied Block Form 18 Shadow Study 19 Building Character 20 MOBILITY Mobility & Connection 21 Mobile Vehicles & Bikes 22 Mobile Pedestrian & Transit 23 Vehicular Access Road Type 24 Phasing of Road Infrastructure 25 Road Section - NE Alhazen Street 26 Road Section - Da Vinci Avenue NE 27 Road Section - Lumiere Avenue NE 28 Road Section - Lumiere Avenue NE 29 MASSING & USE Block Program 30 Exemplar Floor Plans 31 Massing Diagram 32 Massing Diagram 33 Phase I Diagram 34 Future Phases Diagram 35 ZONING Compliance with Redmond Zoning Code 36 Bonus Calculations 37 Existing Site 38 SUSTAINABILITY Potential Strategies 39 SITE DEVELOPMENT Conceptual Water Utility Plan 40 Conceptual Sewer Utility Plan 41 Conceptual Storm Utility Plan 42 Conceptual Grading Plan 43 Conceptual Fire Access Plan 44 APPENDIX Site Plan 1”:50’ Vehicular Access Road Type 1”:50’ Conceptual Water Utility Plan 1”:50’ Conceptual Sewer Utility Plan 1”:50’ Conceptual Storm Utility Plan 1”:50’ Conceptual Grading Plan 1”:50’ Conceptual Fire Access Plan 1”:50’ CONTENTS ---PAGE BREAK--- 4 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN The Redmond Heritage Place project is designed to address the goals set out for the Overlake Village Neighborhood policies. The project is designed as a true mixed use development, with residential uses, office space, retail spaces including a market, restaurants, a hotel and open space for public use. The site is in the Overlake Village Zone 3, which promotes regional retail uses as part of a mixed-use development. Redmond Zoning Narrative for OV3 Zone 3 encompasses a majority of the southwest quadrant of the Overlake Village, except for the land bordering 152nd Avenue NE. Regional retail is emphasized here as part of mixed-use developments. This land area has the highest visibility and is located along this zone’s highest trafficked corridors. The city’s objectives for Overlake Village Zone 3: Allow residents and visitors greater access to a major employment hub. With more residents, there is a stronger sense of shared community identity in the village. A mix of retail commercial opportunities that meet a range of needs from daily goods and services, to niche and boutique retailers, to restaurants and entertainment. To develop a system of plazas, parks and open spaces to provide residents, employees and visitors with opportunities to gather, recreate or enjoy the natural environment, abundant landscaping and community oriented programming. Redmond I. INTRODUCTION ---PAGE BREAK--- 5 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN OVERLAKE VILLAGE The Heritage Place project is designed as a mixed-use district within the City of Redmond. The Comprehensive Plan establishes goals for the district that include high-quality, compact development, mid-rise, mixed use neighborhoods, a vibrant shopping district, and a network of open space, sidewalks, and trails. Overlake Village is divided into five zones (OV Zone 1 through OV Zone each with a particular focus: OV Zone 1 Emphasizes residential uses as part of mixed-use developments. OV Zone 1 makes up the core of the Overlake Village district. OV Zone 2 Consists of two portions, and emphasizes commercial uses as part of mixed use developments. The land in these zones are adjacent to SR 520 and major arterials and so are less desirable for exclusively residential developments. OV Zone 3 Emphasizes regional retail uses as part of mixed-use developments. This zone is adjacent to current commercial and retail uses, and has the highest visibility and highest trafficked corridors in the district. OV Zone 4 Emphasizes the unique nature of the site, and encourages compact, mixed-use development with significant residential development, commercial and retail uses, and a major urban neighborhood park. OV Zone 5 This zone is located north of SR 520, and emphasizes commercial uses due to nearby commercial campuses and highly trafficked arterials and highway interchange. OV ZONE 3 OV ZONE 2 OV ZONE 5 OV ZONE 1 OV ZONE 4 OV ZONE 2 INTRODUCTION N ---PAGE BREAK--- 6 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN SITE AND LOCATION The Heritage Place project is perfectly located to offer a rich mix of uses, while allowing for clear vistas through the site. The site is located within a block of the SR 520 freeway. The proposed landscaped area on the northwest corner of the site allows for a clear pedestrian connection to the new landscaped park over the storm water detention structure. The placement of the taller buildings on the north side of the site allows for long periods of sun light for the remaining proposed uses. TOPOGRAPHY The existing site is relatively flat. There is a seven foot grade change over 1200 linear feet from the south side of the site to the north. LOCATION The site is bound by NE 24th Street, 148th Avenue, NE 20th Street and future DaVinci Avenue. The subject site consists of three parcels (Parcel B, C, and All participating parties agree that a boundary line adjustment is necessary to effectuate the land exchange while meeting all dimensional requirements specified for the OV3 zone. The ultimate legal descriptions of the parcels may change during the course of this application. CIRCULATION AROUND THE SITE The site is easily accessed at multiple entry points from the current and proposed roadway system. 1 2 3 SITE CONTEXT EXISTING SEARS BUILDING TO BE REMOVED PROPOSED SITE BOUNDARY ESTERRA PARK SITE ACCESS FROM SR 520 Freeway MICROSOFT CAMPUS SEARS AUTO CENTER KCC SITE 1 2 3 4 5 6 INTRODUCTION Current Property Owned by Seritage PARCEL B PARCEL C PARCEL D PARCEL A Proposed Property Boundary of Master Plan Design N NE 24TH STREET NE 20TH STREET 148 TH AVE. NE ---PAGE BREAK--- 7 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN REDMOND PLANNING GOALS AND OBJECTIVES Implement the vision and policies for Overlake Village zones set forth in the Redmond Comprehensive Plan. 21.12.010 Encourage a broad mix of multifamily residential and commercial uses and amenities in order to achieve a vibrant, engaging environment and a true urban center. 21.12.010 Provide for pedestrian-friendly and activating commercial uses on the ground floor of development located along arterials, while allowing residential uses on the ground floor of development along local streets. 21.12.010 Include housing in all future development. 21.12.010 Provide improved connections for non-motorized and local vehicular travel, and mobility driven development. 21.12.010 Promote compact, walkable development forms that are conducive to transit use. 21.12.010 Encourage inclusion of retail, restaurants, professional offices, services, and entertainment uses to meet needs of residents and employees, enliven the area after working hours, and contribute to a sense of place. UC-4, LU-52, OV-5, OV-9, OV-42, OV-56, UC-6, UC-7, UC-9, UC-10, UC-22, UC-24 (Comprehensive Plan) Heritage Place Project PLANNING FEATURES The project is designed to address the planning goals of Overlake Village as outlined in the Comprehensive Plan and zoning code. It is designed as a true mixed use project with residential units, restaurants, stores, a market, and plazas and parks. Employment opportunities will be created through the available office space, retail stores, restaurants and the hotel. The mix of uses will allow for extended hours of operation on the site, which will create a vibrant, yet casual destination for visitors. Large areas of the site are being dedicated to public parks and open spaces. PLANNING GOALS INTRODUCTION ---PAGE BREAK--- 8 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 1. Varied Block Scale The block and street layout create unique and varied urban spaces, not achievable with 90 degree grid pattern. Encourage varied building heights and massing. 2. Linked Pedestrian Scales Building edges and street frontages will be designed to encourage pedestrian friendly access around and within the site. 3. Active Street Frontages Upper level setbacks and decks overlooking the central green living room space. Heritage Place Project PLANNING FEATURES The project is designed as a true mixed use project with residential units, restaurants, stores, a market, and plazas and parks. Employment opportunities will be created through the available office space, retail stores, restaurants and the hotel. The mix of uses will allow for extended hours of operation on the site, which will create a vibrant, yet casual destination for visitors. Large areas of the site are being dedicated to public parks and open spaces. The buildings are also situated to maximize the sun exposure. Residential units are being included in the development to increase the number of housing choices and create a sense of community. The combination of residential uses and business uses in the village will reduce impacts on the natural environment. A storm water retention facility is part of the planned development, which will protect the water quality of surrounding natural water bodies. II. VISION N NE 20TH STREET 148TH AVENUE NE DA VINCI AVENUE NE ---PAGE BREAK--- 9 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN The site lies in the southwest portion of the Overlake Urban Center, directly south of a large area of regional goods and services providers and west of the KCC Development site, a proposed mixed-use development with residential, retail and office uses. The Overlake Comprehensive Plan encourages significant retail, office and residential development at higher densities than currently existing at the project site and in the surrounding neighborhood. The Comprehensive Plan provides the opportunity to achieve higher densities through a system of bonuses that provide amenities for both the development and the surrounding neighborhood. Density required within the district will balance housing and commercial uses as well as create enough value in the land to fund major infrastructure and amenity improvements. There are currently no public street connections between the principal east/west streets in Project site—NE 20th Street and NE 24th Street. Pedestrian, bicycle and vehicular connections across the site have the potential to link the surrounding neighborhood with the proposed Sound Transit Light Rail Station adjacent to SR 520. Creating these connections is essential to the integration of the district with these important neighbors. LAND USE AND DENSITY Seritage north park hotel commercial mixed use Future Development Regional Goods and Services Center Esterra Park Development Site Commercial Hwy 520 off-ramp KCCLE Development Site office commercial mixed use residential commercial mixed use Seritage south park VISION N NE 24TH STREET NE 20TH STREET 148 TH AVE. NE Neighboring Land Use N ---PAGE BREAK--- 10 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN NEIGHBORHOOD GATEWAY The core idea for the master plan is to create an urban, mixed-use neighborhood. This neighborhood should be attractive to residents, visitors and employees alike. The entry points, public spaces and gateways will be designed to fit the character of the uses adjacent to the entry point while maintaining the identity of Overlake Village. Residential The residential entry points and buffer spaces will be scaled appropriately to allow for a warm, inviting experience. Currently the residential entries are designed into the residential block, and are separate from the proposed master plan roadways. The pedestrian entrances will be scaled appropriately and landscaped at a human scale. North Gateway The entry at Lumiere Avenue and NE 24th Street is between the residential component of the project and the hotel. This entry point will convey a sense of identity associated with residential comfort and slower vehicular traffic. West Entry This entry should be a seamless connection that allows movement to and from Bellevue. It will have a clean identity as an entry point of the development, but will remain an inviting entry that has similar language as the streetscape along 148th Avenue. South Entry The south gateway to the development will be the least traveled as most of the development is located towards the north side of the site. Park Entry The corner of 148th Avenue NE & NE 24th Street serves as a main pedestrian entry point for the project. The diagonal axis of the park leads pedestrians into the campus from the busy street intersection. NE AL HAZEN ST. HWY 520 HWY 520 HWY ACCESS NE 24TH ST. NE 20TH ST. LUMIERE AVE. 148 AVE NE 148 AVE NE TO MICROSOFT CAMPUS TO BELLEVUE TO SEATTLE M O WEST ENTRY ENTRY FROM 148TH AVE EAST ENTRY PARK EAST ENTRY PARK SOUTH ENTRY SOUTH ENTRY NORTH ENTRY PARK NORTH ENTRY NE ALHAZEN ST. SR 520 FREEWAY SR 520 FREEWAY NE 24TH ST. NE 20TH ST. LUMIERE AVE. 149TH AVE. NE 148 AVE NE DA VINCI AVE NE 148 AVE NE TO BELLEVUE NE 21ST ST. VISION N ---PAGE BREAK--- 11 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN Commercial Frontage Pedestrian Bike Access Street Neighborhood Street Retail Street Shared Street Light Rail Access Point Vehicle Crosses /continues Existing Street P NE 24th St. 148th Ave. 149th Ave. NE Lumiere Ave. Lumiere Ave. Da Vinci Ave. 152th Ave. Da Vinci Ave. NE 20th St. NE Alhazen St. NE 21st St. N Plan Concept South Overlake Infrastructure Plan Integration Concepts The dynamic block layout and urban edge encourages pedestrians to easily connect from one street frontage to the next. Heritage Place is envisioned as an urban center for commerce, culture, leisure and distinctive residential experiences. The dynamic block layout and urban edge encourages pedestrians to easily connect from one street frontage to the next. The new project will substantially enhance the pedestrian environment around the site ACTIVATION GROUND PLANE VISION and in the area. We are proposing pedestrian oriented uses, such as retail stores, a market and a mix of food related proprietors offering an assortment of artisanal options. Outdoor seating areas, open storefronts and covered areas will encourage people to extend their stay, and enjoy the outdoors for many months out of the year. ---PAGE BREAK--- 12 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN P P P P P OVERLAKE FASHION PLAZA Office over Retail Office over Retail Office over Retail FUTURE149TH AVENUE NE 148TH AVENUE NE DA VINCI AVENUE NE Hotel over Retail Central Hub Gateway Park Da Vinci Park Residential over Retail Retail Retail Retail NE 24TH STREET NE 20TH STREET LUMIERE AVENUE NE ALHAZEN STREET FUTURE NE 21ST STREET OPEN SPACE SITE PLAN NOTES: • RIGHT-OF-WAY TO BE DETERMINED DURING DETAILED DESIGN • ALL ROADS SHOW A POSSIBLE FUTURE LAYOUT; ACTUAL LAYOUT AND INTERIM CONFIGURATION TO BE DETERMINED DURING DETAILED DESIGN. • THE CURRENT SITE IS CONCEPTUAL, AND WILL BE DEVELOPED THROUGH THE MASTER PLAN PROCESS. • VISITORS TO THE SITE WILL HAVE MULTIPLE ACCESS POINTS ALONG 148 TH AVENUE NE. ONCE ON THE SITE, THEY WILL BE ABLE TO USE URBAN PATHWAY. PEDESTRIANS CAN MEANDER THROUGH THE PARK, ALONG NE ALHAZEN STREET AND THROUGH THE CENTRAL HUB ON THEIR WAY TO DA VINCI AVENUE. III. Open Space N ---PAGE BREAK--- 13 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN EXISTING LANDSCAPE OPEN SPACE The existing landscape on the site consists primarily of ornamental plant materials typical of a shopping center with substantial surface parking. There are no remaining native trees, trees of particular interest or any trees designated by code as Landmark Trees. There are a number of ornamental trees in parking islands that will be considered Significant Trees based on size. Building all new roadways, significant underground utilities and below-grade parking for much of the site precludes tree preservation of trees within parking islands. In order to design and develop an urban mixed-use village as anticipated in the Comprehensive Plan, it will not be feasible to meet the City of Redmond tree preservation requirement, nor would it result in creating focal points of appreciation or public benefit. The new development, through the Master Plan and Development Agreement processes, will mitigate for tree loss through the planting of additional trees and possibly off-site tree planting compensation. Northeast Retail Parking Lot West Sears Parking Lot EXISTING SIGNIFICANT TREES Sears SE Building Red Robin NE 24TH STREET NE 20TH STREET 148TH AVE NE Five Guys 148th Avenue NE North Sears Parking Lot NE 24th Street Pedestrian Connection Detention Vault Parking NE 24th Street N ---PAGE BREAK--- 14 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN LANDSCAPE DESIGN OPEN SPACE New planting improvements will be consistent with project sustainability goals and the urban context of the new development plans. Street trees will be planted with all new public roadways for shade, way-finding and to create pedestrian friendly corridors. Trees will be used throughout project open spaces with an emphasis on the pedestrian user providing shade relief, define spaces, enhance architecture, reduce heat island effects and provide visual interest. Large deciduous trees also reduce storm water runoff through the holding capacity of their leaves. Drought tolerant species will be utilized where appropriate to reduce irrigation water demands and ornamental grasses and perennials will be planted rather than seasonal color annual plantings. Evapotranspiration monitored control systems will further reduce irrigation water use. Rain Gardens, using water tolerant native and adapted plants, will be utilized to capture a portion of site storm water, reduce runoff and encourage site infiltration. Green vegetated roofs will be incorporated on some rooftops to aid in heat island reduction, slow storm water runoff and provide visual view relief from taller structures. Street and pedestrian scale lights will be integrated in the park design to create safe and inviting facilities. ---PAGE BREAK--- 15 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN OPEN SPACE DA VINCI PARK P P DA VINCI AVENUE NE Cent Da Vinci Park Retail LUMIERE AVENUE Located in the southeast portion of project, Da Vinci Park will be built over a massive underground detention vault storing and treating rain water runoff for a large park of the Overlake neighborhood. The current use of the site is surface parking. The park is the beginning of a linear series of open spaces traversing the site, interacting with the various uses and providing a strong public pedestrian linkage to current and future planned development in Overlake. Converting paved surfaces to green spaces also reduces storm water runoff and urban heat effects. Da Vinci Park is envisioned as a multi-purpose recreation park as well as a broad and generous pedestrian linkage. Regular park uses would include strolling, dog play, sun bathing, children’s play, athletic court play and urban picnicking. The park provides respite and recreation for project residents, office occupants, retail shoppers and the surrounding neighborhood. Providing a large area of less structured open space would allow for the public benefit of large gatherings for night time movies, farmer’s market use, art festivals and music performance events. The park could also provide opportunities for public art. Street and pedestrian scale lights will be integrated in the park design to create safe and inviting facilities. Park will also include public WiFi. Kiosk could possibly offer travel information for transit, bike share, Uber and etc.. N NOTES: • the final parks configuration, design, and programming will be determined through a parks master planning process. ---PAGE BREAK--- 16 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN OPEN SPACE GATEWAY PARK P Office over Retail ffice over Retail e over tail Hotel over Retail Gateway Park Retail NE ALHAZEN STREET Gateway Park is situated at one of the busiest vehicular intersections in Redmond, the corner of NE 24th Street and 148th Avenue NE. The location makes it a gateway to both the project and the overall Overlake neighborhood. The park is intended as both a strong visual clue and way-finding element introducing the project and public park linkage to the public. Intended as urban plaza, it is also a much needed pedestrian refuge from the multiple lanes of heavy vehicle use on both sides. The plaza pulls the pedestrian away from the busy and loud traffic into safe and pedestrian oriented open space with seating and shade relief, then encourages further exploration into Heritage Place. Keeping open site lines also allows vehicles passing by a way-finding opportunity to look into the project. Public art or gateway architectural elements could be used to further define the prominent corner. Street and pedestrian scale lighting will keep the space active into the evening while also providing the public a safe environment. NOTES: • the final parks configuration, design, and programming will be determined through a parks master planning process. N ---PAGE BREAK--- 17 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN OPEN SPACE CENTRAL HUB P PLAZA Office over Retail URE149TH AVENUE NE Central Hub nci Park Residential Retail Retail LUMIERE AVENUE NE ALHAZEN STREET The Central Hub is a connective open space, centered in the middle of the site, at the intersection of NE Alhazen Street and Lumiere Avenue. It is a strong pedestrian linkage between Da Vinci Park and Gateway Park with enhanced paving to create a pedestrian friendly connection. The main purpose of the Hub is to link a variety of uses including hotel, retail, restaurant and office spaces. It is envisioned as an active, vibrant pedestrian space engaging users from early morning until well into evening hours serving all of these uses as well as drawing the public into the project. The Hub will be more urban in nature with enhanced hardscape surfaces to accommodate the volume of users and provide connectivity to adjacent uses. The edges between private and public will be blurred and not defined such that each overlap and engage. Pedestrian oriented lighting will keep the space active into the evening while also providing the public a safe environment. The area will also include public WiFi. N ---PAGE BREAK--- 18 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN BLOCK ALONG 24TH ST. BLOCK ALONG DA VINCI BLOCK ALONG 148TH AVE. IV. BUILDING CHARACTERISTICS VARIED BLOCK FORM N N N N STREET VIEW AT 24TH ST. & 148TH AVE. NOTES: • this is demonstrating massing, and is not showing proposed design of the buildings. ---PAGE BREAK--- 19 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN JUNE 21 - 9:00 AM JUNE 21 - 12:00 PM JUNE 21 - 3:00 PM JUNE 21 - 6:00 PM SEPTEMBER 21 - 9:00 AM SEPTEMBER 21 - 12:00 PM SEPTEMBER 21 - 3:00 PM SEPTEMBER 21 - 6:00 PM DECEMBER 21 - 9:00 AM DECEMBER 21 - 12:00 PM DECEMBER 21 - 3:00 PM DECEMBER 21 - 6:00 PM SHADOW STUDY BUILDING CHARACTERISTICS N ---PAGE BREAK--- 20 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN BUILDING CHARACTER The building character of the development will have a unifying feel, yet offer differences in materials, scale and access. Consideration of the building design will be determined by the shape and material selections as well as the buildings’ connective nature to the outdoor public spaces, rooftop terraces, dining decks, inviting and the surrounding city fabric. The residential building will be developed as a mid-rise structure, to take advantage of light, air, views and access to decks. A small stylish hotel located in this new fashionable location will offer guests access to stores, restaurants and businesses. The upscale accommodations will also offer views to the surrounding natural environment, downtown Bellevue and newly designed parks. The office building is currently designed as the tallest building on the site, with access to a raised terrace on the second level. The contemporary structure is envisioned to utilize large floor plates, provide views from each facade and courts and plazas at the ground level. The linear buildings along NE Alhazen Street will be designed with transparent retail spaces along the pedestrian path, with loft type office spaces above. Light, air and flexibility of the spaces will offer tenants inspiring work environments within a vibrant pedestrian oriented location. BUILDING CHARACTER HWY 520 HWY ACCESS NE 24TH ST. NE 20TH ST. 148 AVE NE TO MICROSOFT CAMPUS M RESIDENTIAL SITS ON RETAIL, MID-RISE, VARYING ROOF HEIGHTS OFFICE LOFT SITS ON RETAIL, OVERLOOKS PARK SPACE RESTAURANT SITS ON RETAIL, OVERLOOKS PARK SPACE RESTAURANT OVER RETAIL, OVERLOOKS PARK SPACE OFFICE TOWER SITS ON RETAIL, LANDMARK AT THE GATEWAY CORNER BOUTIQUE HOTEL SITS ON RETAIL, IDEAL FOR BUSINESS TRIP, VIEW TO SURROUNDING SR 520 FREEWAY NE 20TH ST. NE 24TH ST. LUMIERE AVE. 148 AVE NE DA VINCI AVE NE NE AL HAZEN ST. BUILDING CHARACTERISTICS N ---PAGE BREAK--- 21 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN The proposed master plan results in a multi-modal circulation experience, giving pedestrians priority for access through and around the site. The design configuration of the intersection of NE Alhazen Street and Lumiere Avenue will be an important part of the site connectivity. A paved plaza soften the lines between public space and intersection and will allow for greater connectivity across the parcels. The proposed street system will connect to the existing major streets on the perimeter of the site. Bicycle facilities are proposed on NE Alhazen St, Da Vinci Ave NE, and NE 24 St. NE 24TH STREET (between 148th Avenue NE & Da Vinci Avenue NE): • Vehicle: Existing east-west bound traffic, with improvements between Da Vinci Avenue and 148th Ave NE • Bike: Cycle track (protected bikeway) • Pedestrian: Future reconstructed sidewalk • Transit: No existing bus routes on the 24th Street between 148th Avenue and 152nd Avenue NE ALHAZEN STREET (between 148th Avenue NE & Da Vinci Avenue NE): • Vehicle: Neighborhood Street • Bike: Bike lanes on both sides of the street • Pedestrian: Future urban pathway/sidewalks • Transit: Future transit routes on this street TBD NE 20TH STREET (between 148th Avenue NE & Da Vinci Avenue NE): • Vehicle: Existing east-west bound traffic, with improvements between Da Vinci Avenue and Lumiere Avenue • Bike: No bike lanes along this section of the street • Pedestrian: Reconstructed sidewalk between Da Vinci Avenue and Lumiere Avenue • Transit: No existing bus routes on NE 20th Street between 148th Avenue NE and Bel-Red Road DA VINCI AVENUE NE (between NE 24th Street & NE 20th Street): • Vehicle: Neighborhood Street • Bike: Bike lanes on both sides of the street when the ultimate section is built • Pedestrian: Urban pathway when the ultimate section is built • Transit: Future transit routes on this street TBD LUMIERE AVENUE (between NE 24th Street & NE 20th Street): • Vehicle: Neighborhood Street • Bike: No bike lanes along this section of the street • Pedestrian: New sidewalks • Transit: Future transit routes on this street TBD 148TH AVENUE NE (between NE 24th Street & NE 20th Street): • Vehicle: Existing north-south bound traffic, with improvements along project frontage • Bike: No bike lanes along this section of the street • Pedestrian: Future reconstructed sidewalk • Transit: Existing Route 221 has two stops on 148th between 20th and 24th NE 21ST ST. NE 21ST ST. 149TH AVE. NE NE ALHAZEN ST. SR 520 FREEWAY SR 520 FREEWAY HWY ACCESS NE 24TH ST. NE 20TH ST. LUMIERE AVE. 148 AVE. NE DA VINCI AVE. NE 148 AVE NE TO MICROSOFT CAMPUS TO BELLEVUE TO SEATTLE NEIGHBORHOOD STREET BIKE LANE PEDESTRIAN WALKWAY EXISTING ROAD ROAD FUTURE EXTENSION V. MOBILITY N MOBILITY AND CONNECTION ---PAGE BREAK--- 22 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN Retail Street Neighborhood Street Shared Street Light Rail (Opens 2023) Access Street Vehicle Crosses/Continues Existing Street Planned Connection Park NE 24th St. 148th Ave. Lumiere Ave. Lumiere Ave. Da Vinci Ave. 152th Ave. Da Vinci Ave. NE 20th St. 149th Ave. NE NE 21st St. NE Alhazen St. Future Vehicle Road Network B Overlake P&R NE 24th St. 148th Ave. Lumiere Ave. Lumiere Ave. Da Vinci Ave. 152th Ave. 0.5 mile. (3 min biking) 1/4 mile. (2 min biking) Da Vinci Ave. NE 20th St. NE Alhazen St. 149th Ave. NE NE 21st St. to Bellevue Park & Ride Bike Lanes Cycle Tracks (Protected Bakeway) Bike Station Future Light Rail Station Future Light Rail Radius Property Line Redmond Boundary Indication B Future Bicycle Network MOBILE VEHICLES & BIKES MOBILITY N N ---PAGE BREAK--- 23 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN B NE 24th St. Bel-Red Rd. 148th Ave. 221 BUS 249 BUS 249 BUS 269 BUS 541 BUS 888 BUS 226 BUS B-LINE Lumiere Ave. Lumiere Ave. Da Vinci Ave. 152th Ave. 1/2 mile. (10 min walking, 3 min biking) 1/4 mile. (5min walking, 2 min biking) Da Vinci Ave. NE 20th St. NE Alhazen St. Regional Bus Transit P&R Light Rail Station Bike Station Rapid Ride B Line Bus Lanes Future Light Rail Station Future Light Rail Line Future Light Rail Radius Bus Radius Property Line B 221 BUS 249 BUS 888 BUS 888 BUS 226 BUS B-LINE B NE 24th St. to Podium Level 148th Ave. Lumiere Ave. Lumiere Ave. Da Vinci Ave. 152th Ave. 1/2 mile. (10 min walking) 1/4 mile. (5min walking) Da Vinci Ave. NE 20th St. NE Alhazen St. Future Shared Use Path 149th Ave. NE NE 21st St. Regional Bus Transit P&R Light Rail Station Park Park Park Park Urban Pathway Potential Urban Pathway Extension Future Light Rail Station Side Walk within OV3 Property Boundary Park Path (Pedestrian Only) Public Transport Radius Major Pedestrian Node anxd Pedestrian Places (Public Transport) Major Pedestrian Node and Pedestrian Places (Park and Plaza) Property Line Redmond Boundary Indication Potential Special Paved Crossing - Concept Only Future Pedestrian Facilities MOBILE PEDESTRIAN & TRANSIT MOBILITY Existing/Future Transit Service N N Note: Existing Bus Routes in the project vicinity are shown. Future Bus Routes to be Determined. ---PAGE BREAK--- 24 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN VEHICULAR ACCESS ROAD TYPE MOBILITY NOTES: • RIGHT-OF-WAY TO BE DETERMINED AS THE MASTER PLAN DEVELOPS. • ALL ROADS SHOW A POSSIBLE FUTURE LAYOUT; ACTUAL LAYOUT AND INTERIM CONFIGURATION TO BE DETERMINED DURING DETAILED DESIGN. • ROADWAY DESIGN IS IN A PRELIMINARY STAGE, AND IS SUBJECT TO CHANGE AS THE MASTER PLAN DEVELOPS. N FUTURE 149TH AVENUE NE 148TH AVENUE NE RESIDENTIAL ENTRY/EXIT RETAIL ENTRY/EXIT MARKET ENTRY/EXIT ACCESS VEHICULAR DIRECTION PROPERTY LINE NEIGHBORHOOD STREET LEGEND ENTRY/EXIT ENTRY/EXIT ENTRY/EXIT RESIDENTIAL ENTRY/EXIT RETAIL ENTRY/EXIT MARKET ENTRY/EXIT DA VINCI AVENUE NE NE 24TH STREET NE 20TH STREET LUMIERE AVENUE NE ALHAZEN STREET FUTURE NE 21ST STREET ---PAGE BREAK--- 25 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN NOT TO SCALE SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS KEYMAP SHEET OF 1 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY PHASE 2 INFRASTRUCTURE N PHASE 1 INFRASTRUCTURE A A B B C C D D E E F F G G PHASING OF ROAD INFRASTRUCTURE MOBILITY FUTURE HERITAGE PLACE NOTES: • Phase 1 of the road infrastructure is outlined in black. The construction of the remaining road infrastructure will be determined by the level of activity in subsequent phases. LUMIERE AVENUE DA VINCI AVENUE NE NE ALHAZEN STREET NE 24TH STREET ---PAGE BREAK--- 26 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE TREES BUFFER LIGHTING 5' 1' CURB 12' URBAN PATHWAY 35.5' 5' TREES BUFFER LIGHTING ULTIMATE SECTION, TYP. NE ALHAZEN ST - DAVINCI AVE NE TO LUMIERE AVE NE 1' CURB 11' TURN LANE 8' SIDEWALK 75' ROW DEDICATION 39.5' 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE TREES BUFFER LIGHTING 5' 1' CURB 12' URBAN PATHWAY 35.5' INTERIM SECTION, TYP. NE ALHAZEN ST - DAVINCI AVE NE TO LUMIERE AVE NE CL 1' CURB 11' TURN LANE 5' TEMP ASPHALT SWLK 75' ROW DEDICATION 39.5' 3' R/W R/W ROAD 5' TREES BUFFER LIGHTING 0 10 SCALE IN FEET NE ALHAZEN ST - SECTION A-A DA VINCI AVE NE TO LUMIERE AVE NE SHEET OF 2 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE TREES BUFFER LIGHTING 5' 1' CURB ULTIMATE SECTION, TYP. NE ALHAZEN STREET - LUMIERE AVE NE TO 148 AVE NE 1' CURB 11' TURN LANE 8' SIDEWALK 71' ROW DEDICATION 35.5' 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE TREES BUFFER LIGHTING 5' 1' CURB INTERIM SECTION, TYP. NE ALHAZEN ST - LUMIERE AVE NE TO 148 AVE NE CL 1' CURB 11' TURN LANE 5' TEMP ASPHALT SWLK 71' ROW DEDICATION 3' 8' SIDEWALK 5' TEMP ASPHALT SWLK 3' 35.5' 35.5' 35.5' 12' URBAN PATHWAY (IN EASEMENT ON PROJECT SITE) VARIES TBD R/W R/W ESMT ESMT ROAD 5' TREES BUFFER LIGHTING 5' TREES BUFFER LIGHTING 0 10 SCALE IN FEET NE ALHAZEN STREET - SECTION B-B LUMIERE AVE NE TO 148 AVE NE SHEET OF 3 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS ROAD SECTION - NE ALHAZEN STREET MOBILITY PHASE 2 INFRASTRUCTURE PHASE 1 INFRASTRUCTURE A A B B C C D D E E F F G G N FUTURE HERITAGE PLACE HERITAGE PLACE ---PAGE BREAK--- 27 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 7' PARKING 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE 7' PARKING TREES BUFFER LIGHTING 5' 1' CURB 1' CURB 12' URBAN PATHWAY 88' ROW 10' GP LANE 10' GP LANE 7' PARKING 0.5' CURB 12' URBAN PATHWAY 44' ROW DEDICATION BY SERITAGE 4.5' LAND- SCAPE INTERIM SECTION, TYP. DA VINCI AVE NE - NE 24 ST TO NE ALHAZEN ST ULTIMATE SECTION, TYP. DA VINCI AVE NE - NE 24 ST TO NE ALHAZEN ST PL 0.5' CURB P P 44' ROW DEDICATION BY SERITAGE 5' R/W R/W 5' TREES BUFFER LIGHTING 10 SIDEWALK P 8' SIDEWALK 44' ROW DEDICATION BY OTHERS 0 10 SCALE IN FEET DA VINCI AVE NE - SECTION C-C NE 24 ST TO NE ALHAZEN ST SHEET OF 4 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS 7' PARKING 7' BIKE LANE 10' GP LANE 10' GP LANE 7' BIKE LANE 7' PARKING TREES BUFFER LIGHTING 5' 1' CURB 1' CURB 12' URBAN PATHWAY 88' ROW 10' GP LANE 10' GP LANE 7' PARKING 0.5' CURB 12' URBAN PATHWAY 44' ROW DEDICATION BY SERITAGE 4.5' LAND- SCAPE INTERIM SECTION, TYP. DA VINCI AVE NE - NE ALHAZEN ST TO NE 20 ST ULTIMATE SECTION, TYP. DA VINCI AVE NE - NE ALHAZEN ST TO NE 20 ST PL 0.5' CURB P P 44' ROW DEDICATION BY SERITAGE 5' R/W R/W 5' TREES BUFFER LIGHTING 10 SIDEWALK P 8' SIDEWALK 44' ROW DEDICATION BY OTHERS 0 10 SCALE IN FEET DA VINCI AVE NE - SECTION D-D NE ALHAZEN ST TO NE 20 ST SHEET OF 5 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS ROAD SECTION - DA VINCI AVENUE NE MOBILITY PHASE 2 INFRASTRUCTURE PHASE 1 INFRASTRUCTURE A A B B C C D D E E F F G G N FUTURE HERITAGE PLACE HERITAGE PLACE ---PAGE BREAK--- 28 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 0 - 7' PARKING 11' GP LANE 11' GP LANE TREES BUFFER LIGHTING 5' 1' CURB 8' SIDEWALK VARIES 31' - 36.5' 5' TREES BUFFER LIGHTING ULTIMATE SECTION, TYP. LUMIERE AVE NE - NE 24 ST TO NE ALHAZEN ST 1' CURB 8' SIDEWALK VARIES 55' - 66' ROW DEDICATION VARIES 24' - 29.5' INTERIM SECTION, TYP. LUMIERE AVE NE - NE 24 ST TO NE ALHAZEN ST R/W P R/W 0' - 11' TURN LANE 0 - 7' PARKING 11' GP LANE 11' GP LANE TREES BUFFER LIGHTING 5' 1' CURB VARIES 31' - 36.5' 5' TREES BUFFER LIGHTING 1' CURB 8' SIDEWALK VARIES 24' - 29.5' P 0' - 11' TURN LANE VARIES 55' - 66' ROW DEDICATION 5' TEMP ASPHALT SWLK 3' 0 10 SCALE IN FEET LUMIERE AVE NE - SECTION E-E NE 24 ST TO NE ALHAZEN ST SHEET OF 6 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS 7' PARKING 11' GP LANE 11' GP LANE TREES BUFFER LIGHTING 5' 1' CURB 8' SIDEWALK 31' 5' TREES BUFFER LIGHTING ULTIMATE SECTION, TYP. LUMIERE AVE NE - NE ALHAZEN ST TO REGENCY PROPERTY LINE 1' CURB 8' SIDEWALK 55' ROW DEDICATION 24' INTERIM SECTION, TYP. LUMIERE AVE NE - NE ALHAZEN ST TO REGENCY PROPERTY LINE CL R/W ROAD P R/W 7' PARKING 11' GP LANE 11' GP LANE TREES BUFFER LIGHTING 5' 1' CURB 31' 5' TREES BUFFER LIGHTING 1' CURB 8' SIDEWALK 55' ROW DEDICATION 24' P 5' TEMP ASPHALT SWLK 3' 0 10 SCALE IN FEET LUMIERE AVE NE - SECTION F-F SHEET OF 7 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY NE ALHAZEN ST TO REGENCY PROPERTY LINE SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS ROAD SECTION - LUMIERE AVENUE NE MOBILITY PHASE 2 INFRASTRUCTURE PHASE 1 INFRASTRUCTURE A A B B C C D D E E F F G G N FUTURE HERITAGE PLACE HERITAGE PLACE ---PAGE BREAK--- 29 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 7' PARKING 11' GP LANE 11' GP LANE TREES BUFFER LIGHTING 5' 1' CURB 8' SIDEWALK 31' 5' TREES BUFFER LIGHTING ULTIMATE SECTION, TYP. LUMIERE AVE NE - REGENCY PROPERTY LINE TO NE 20 ST 1' CURB 8' SIDEWALK 55' ROW DEDICATION 11.5' INTERIM SECTION, TYP. LUMIERE AVE NE - REGENCY PROPERTY LINE TO NE 20 ST CL R/W ROAD P R/W 7' PARKING 11' GP LANE 11' GP LANE 0.5' CURB 31' 5' TREES BUFFER LIGHTING 1' CURB 8' SIDEWALK 42.5' ROW DEDICATION BY SERITAGE 11.5' P 12.5' DEDICATION BY OTHERS R/W 0 10 SCALE IN FEET SHEET OF 8 8 DATE: 10/30/2017 PRELIMINARY - FOR DISCUSSION ONLY LUMIERE AVE NE - SECTION G-G REGENCY PROPERTY LINE TO NE 24 ST SERITAGE OVERLAKE PLAZA TYPICAL ROADWAY SECTIONS MOBILITY ROAD SECTION - LUMIERE AVENUE NE PHASE 2 INFRASTRUCTURE PHASE 1 INFRASTRUCTURE A A B B C C D D E E F F G G N FUTURE HERITAGE PLACE ---PAGE BREAK--- 30 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN PARCEL B PARCEL C PARCEL A PARCEL G PARCEL F PARCEL E PARCEL D OPEN SPACE BREAKDOWN Park Area: Da Vinci Park: 60,000 SF (1.3 Acres) Gateway Plaza: 46,200 SF (1.1 Acres) Parcel A: Residential amenities area will comply with the code requirements . BLOCK PROGRAM PROJECT AREA BREAKDOWN All parcels are within the Overlake Village Zone 3 PARCEL A Uses: Retail: 25,000 square feet Market: 23,000 square feet Restaurant: 10,000 square feet Residential: 500 DU PARCEL B Uses: Hotel: 210 rooms Restaurant: 11,600 square feet PARCEL C Uses: Office: 184,300 square feet Retail: 25,300 square feet Restaurant: 27,500 square feet PARCEL D Uses: Office: 32,093 square feet Retail: 13,070 square feet PARCEL E Uses: Office: 50,407 square feet Retail: 18,730 square feet PARCEL F No uses PARCEL G Uses: Retail: 18,000 square feet Restaurant: 13,600 square feet PROPOSED TOTAL FLOOR AREAS Retail: 100,100 square feet Market: 23,000 square feet Restaurant: 62,700 square feet Residential: 500 dwelling units Hotel: 210 rooms Office: 266,800 square feet APPROXIMATE RESIDENTIAL AND HOTEL AREA Residential: approximately 476,865 square feet Affordable units: 10% of units Hotel: approximately 121,565 square feet TOTAL SITE AREA: 607,827 square feet REDUCED SITE AREA: 409,864 square feet (not including roads or right-of-way setbacks) TOTAL OPEN SPACE: 106,200 square feet (not including open space in Parcel A) TOTAL DEVELOPABLE AREA: 303,664 square feet (not including roads, right-of-way, Da Vinci Park and Gateway Park) VI. MASSING & USE NOTES: • PLAN WILL COMPLY WITH THE AFFORDABLE HOUSING REQUIREMENTS OF RZC 21.20 AFFORDABLE HOUSING, AND WILL BE CONSTRUCTED WITH THE RESIDENTIAL COMPONENT. N Gateway Park Da Vinci Park Central Hub 148TH AVENUE NE LUMIERE AVENUE DA VINCI AVENUE NE NE 20TH STREET NE 24TH STREET NE ALHAZEN STREET ---PAGE BREAK--- 31 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN RESIDENTIAL HOTEL OFFICE OFFICE OFFICE RETAIL RETAIL RETAIL MARKET RETAIL RETAIL RETAIL RETAIL OFFICE LOBBY OFFICE LOBBY F&B F&B F&B HOTEL LOBBY RETAIL RESIDENTIAL DINING DECK POOL DECK DINING DECK DINING DECK DINING DECK OPEN TO BELOW OPEN TO BELOW F&B F&B RETAIL OFFICE OFFICE RETAIL F&B F&B HOTEL AMENITIES RESIDENTIAL F&B F&B EXISTING VAULT PARCEL A PARKING 835 Spaces PARCEL B-G PARKING 1408 Spaces RAMP UP EXEMPLAR FLOOR PLAN Ground Floor 3rd Level 2nd Level Basement MASSING & USE OFFICE LOBBY ---PAGE BREAK--- 32 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 9 LEVELS (HOTEL) 1 LEVEL (RESTAURANT) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) 9 LEVELS (OFFICE) 4 LEVELS (1 LEVEL OF RETAIL / 3 LEVELS OF OFFICE) 9 LEVELS (2 LEVELS OF RETAIL / 7 LEVELS OF OFFICE) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) 1 LEVEL (KIOSK) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) GREEN SPACE 6 LEVELS (RESIDENTIAL) 1 LEVEL (PARKING) 2ND FLOOR RESTAURANT 1 LEVEL (MARKET) N.I.C. N.I.C. MASSING DIAGRAM MASSING & USE MASSING DIAGRAM N ---PAGE BREAK--- 33 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN 9 LEVELS BUILDING (OFFICE/RETAIL/RESTAURANT) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) 1 LEVEL (RESTAURANT) 4 LEVELS (1 LEVEL OF RETAIL / 3 LEVELS OF OFFICE) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) 1 LEVEL (KIOSK) 2 LEVELS (1 LEVEL OF RETAIL / 1 LEVEL OF RESTAURANT) 9 LEVELS (HOTEL) 6 LEVELS (RESIDENTIAL OVER PODIUM) 1 LEVEL (PODIUM RETAIL) MASSING DIAGRAM MASSING & USE MASSING DIAGRAM N ---PAGE BREAK--- 34 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN PHASE I MASSING & USE THIS DIAGRAM REPRESENTS THE BUILDING STRUCTURE PHASING ONLY. PHASE I STREET DEVELOPMENT WILL LIKELY CONSIST OF CONSTRUCTING FRONTAGES, INTERIM PRIVATE CONNECTIONS AND ACCESS DRIVEWAYS. PHASE 1 PHASE 1 PHASE 1 TEMPORARY PARK N Development of Northeast Parcel At the time of development, the following infrastructure and public amenities will be delivered: Roadways • Interim half-Street configuration of Da Vinci Avenue NE north of NE Alhazen Street • Frontage improvements on south side of NE 24th Street, between Lumiere Avenue and Da Vinci Avenue NE • Lumiere Avenue north of NE Alhazen Street • NE Alhazen Street between Da Vinci Avenue NE and 148th Avenue NE Utilities • Utilities indicated in the concept plans and under Phase 1 constructed roads, along with the regional sewer down to NE 20th Residential • All proposed residential units to be constructed in Phase 1 Public Amenities • Temporary park is being proposed west of Lumiere Avenue ---PAGE BREAK--- 35 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN FUTURE PHASES ARE ALL SUBSEQUENT DEVELOPMENT AFTER PHASE I AND WILL LIKELY BE DEVELOPED IN MORE THAN ONE PHASE. FUTURE PHASES MASSING & USE PHASE 1 FUTURE PHASES FUTURE PHASES N Development of Remaining Land At the time of development, the following infrastructure and public amenities will be delivered: Roadways • Interim half-Street configuration of Da Vinci Avenue between 20th and 24th will be completed • Lumiere Avenue will be completed • Partial street improvements to NE 24th Street • Partial street improvements to 148th Avenue NE • Partial street improvements to NE 20th Street • 149th Avenue partially built (on subject site) as a shared street Utilities • Utilities will be constructed at the time of road construction and as determined by the level of activity of a particular phase of construction Project Uses • All proposed building types and public spaces will be designed and constructed after following the appropriate procedures required by the city of Redmond Public Amenities • Da Vinci Park and Gateway Park will be constructed as determined by the level of activity in subsequent phases. PHASE 1 ---PAGE BREAK--- 36 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN COMPLIANCE WITH REDMOND ZONING CODE (RZC) The vision for the Overlake Village Zone 3 (OV3) Master Plan aligns with the vision set forth in the City of Redmond Comprehensive Plan, which describes Overlake Village as “a neighborhood with a sense of place and activity that makes it attractive for living.” Although RZC 21.76.070 states that “architectural design, exact building shapes and locations, and other detailed information required in a site plan shall not be required [for the master plan]”, the hypothetical scenario included in the Master Plan demonstrates that the various site requirements and incentive elements addressed by the RZC can be achieved. The submittal documents demonstrate compliance with applicable sections of the RZC. RZC 21. 12. 060 Site Requirements – Overlake Village Zone 3 REQUIREMENT COMPLIANCE MAXIMUM LOT COVERAGE 85%,(per RZC 21.12.060B) (on basis of the entire approved master plan, rather than on a site-by-site basis) Master Plan will meet city’s requirement. MINIMUM LANDSCAPE AREA 15% (as defined in RZC 21.12.060 B and per specific requirements in RZC 21.12.130) Master Plan will meet city’s requirement. BASE MAXIMUM BUILDING HEIGHT without bonuses (per RZC 21.12.060B) Superseded by incentive program BASE MAXIMUM FLOOR AREA RATIO without bonuses (per RZC 21.12.060B) Superseded by incentive program COMMERCIAL FLOOR AREA Not to exceed BROTS Agreement BUILDING SETBACKS AND BUILD-TO LINES (RZC 21.12.150A) Master Plan meets city’s requirement. MINIMUM RESIDENTIAL FLOOR AREA (per RZC 21.12.060B) Provide residential uses as a minimum of 25% of the gross floor area of proposed uses. Master Plan meets city’s requirement. RESIDENTIAL OPEN SPACE (per RZC 21.12.120) 6.25% of gross residential floor area. Can include common space, private balconies, rooftop decks. Does not include parks or other bonus features. Master Plan will meet city’s requirement. TREE PROTECTION AND REPLACEMENT (per RZC 21.72) Master Plan will comply with city’s code 21.72.080. PARKING (per RZC 21.40) Master Plan will meet city’s requirement. VII. ZONING ---PAGE BREAK--- 37 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN BONUS CALCULATION ZONING Residential General Sales and Services Communications and Information Hotel/Conf Commercial Phase Implemented Parcel Implemented Base Height 5 4 4 4 Master Plan 1 1 1 1 All Phases All Parcels Plaza Improvement 1 1 1 TBD after Phase 1 Parcels Except Parcel A Subterranean Parking 1 1 1 1 All Phases Parcels A, B, and C Plaza Dedication 1 1 1 TBD after Phase 1 TBD after Phase 1 Green Building or TDR 1 1 1 All Phases All Phases Max Heights per RZC 21.12.060 9 9 9 9 Heights Proposed by Master Plan 6 (To be constructed over 1 or 2 story podium) 9 (There are 2 stand-alone building, the rest are within larger buildings on the site.) 9 9 Residential General Sales and Services Communications and Information Hotel/Conf Commercial Phase Implemented Parcel Implemented Base FAR 2.5 0.36 0.36 1.2 Subterranean Parking 0.15 Phase 1 and subsequent phases Parcels A, B, and C Plaza Improvement TBD after Phase 1 Parcels Except Parcel A Plaza Dedication TBD after Phase 1 TBD after Phase 1 Green Building or TDR All Phases All Phases Maximum FAR allowed with bonuses 2.5 0.36 0.51 1.2 Max FAR per RZC 21.12.060 4 0.55 0.55 1.35 Residential Restaurant/Retail/ Market (General Sales and Services) Technology Office Hotel 0.78 0.29 0.43 0.2 MAXIMUM BUILDING HEIGHT USING INCENTIVE PROGRAM MAXIMUM FAR USING INCENTIVE PROGRAM FAR Proposed by Master Plan NOTE: *While several incentive items will be provided as part of this project, not all uses require the additional height or floor area and are not noted in the table NOTES: • BONUS AND INCENTIVE CALCULATIONS ARE IN A PRELIMINARY STAGE, AND ARE SUBJECT TO CHANGE AS THE MASTER PLAN DEVELOPS. • FAR IS CALCULATED BASED ON THE ENTIRE DEVELOPMENT SITE (607,827 SF) • ONLY THOSE INCENTIVES SERITAGE INTENDS TO UTILIZE FOR A PARTICULAR USE ARE LISTED. THE CHART DOES NOT SHOW ALL THE INCENTIVES UPON WHICH SERITAGE QUALIFIES. ---PAGE BREAK--- 38 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN EXISTING SITE CURRENT FLOOR AREA: Sears Retail Building: 231,682 SF @2L Building NW Corner: 7,500 SF @1L Building NE Corner: 6,115 SF @1L Building SE Corner: 2,547 SF @1L TOTAL EXISTING GFA: 247,844 SF SITE AREA: 607,827 SF (INCL. ROW) FAR EXISTING: 0.41 ZONING N 231,682 SF @2L 7,500 SF @1L 6,115 SF @1L 2,547 SF @1L ---PAGE BREAK--- 39 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN Potential Sustainable strategies Connection to mass transit Efficient HVAC and lighting No toxic gas emissions Recycling collectables Daylighting Vegetated roof Water efficient appliances Using sustainable building strategies results in reduced capital costs of equipment and enclosure, as well as long term operation and maintenance expenditures over the lifespan of the project. This energy conscious approach reflects the sustainable concepts embodied in the design. Through direct connections to the surrounding urban fabric and an interactive relationship with the natural environment, the creation of more vibrant pedestrian retail experiences, office spaces, and apartments is realized. The project differentiates itself from its competitors by fulfilling the great demand for a sustainable development. Some concepts that help achieve this goal, include: Connecting to mass transit Using regional and renewable materials The use of efficient lighting Materials and products that meet or exceed Volatile Organic Compound limits Employing materials with recycled content Using receptacles for recyclable materials Designing with high performance building envelopes Using day lighting strategies for the reduction of electricity The use of roof gardens to reduce the heat island effect POTENTIAL STRATEGIES VIII. SUSTAINABILITY ---PAGE BREAK--- 40 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN CONCEPTUAL WATER UTILITY PLAN ix. site development ---PAGE BREAK--- 41 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN CONCEPTUAL SEWER UTILITY PLAN SITE DEVELOPMENT ---PAGE BREAK--- 42 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN CONCEPTUAL STORM UTILITY PLAN SITE DEVELOPMENT ---PAGE BREAK--- 43 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN CONCEPTUAL GRADING PLAN SITE DEVELOPMENT ---PAGE BREAK--- 44 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN CONCEPTUAL FIRE ACCESS PLAN SITE DEVELOPMENT ---PAGE BREAK--- 45 NOVEMBER 06, 2017 HERITAGE PLACE - REDMOND, WA MASTER PLAN