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Overlake Village STREET DESIGN GUIDELINES CITY OF REDMOND, WASHINGTON Approved April 5, 2011 ---PAGE BREAK--- ---PAGE BREAK--- City of Redmond Mayor John Marchione Public Works Don Cairns, Engineering Manager Tricia Thomson, Senior Engineer Joel Pfundt, Principal Planner Paul Cho, Senior Engineer Steve Hitch, Senior Engineer Tim Cox, Natural Resources Planner Planning Lori Peckol, Policy Planning Manager Jeff Churchill, Senior Planner Dennis Lisk, Associate Planner Parks Betty Sanders, Senior Planner Consultant Team HDR Rob Gorman, Project Manager Crandall Arambula George Crandall, Principal Don Arambula, Principal Jason Graf, Associate Principal Jessie Maran, Project Coordinator ACKNOWLEDGEMENTS ---PAGE BREAK--- ---PAGE BREAK--- TABLE OF CONTENTS INTRODUCTION Overview 1 Relationship To Other Plans 2 Overlake Village Character 4 Fundamental Concept 6 How To Use This 8 FRAMEWORKS Land Use 10 Circulation GENERAL GUIDELINES Overview Development 14 Ground-Floor Uses 15 Ground-Floor Active Edges 16 Rights-of-Way 20 Channelization 21 Curbside Parking 22 Vehicular Access and Loading Zones 23 Transit 24 Bicycle 25 Pedestrian 26 Stormwater Management 27 STREET REQUIREMENTS Overview 29 Street Types 30 Retail Street (152nd Avenue 32 Neighborhood Street (151st Avenue NE) 38 Access Streets 44 Other Streets 50 DESIGN DETAILS Overview 53 Sidewalk Zones 54 Sidewalk Plans 56 Sidewalk Details 64 Sidewalk Elements 70 Roadway Lanes 96 Roadway Plans 98 Roadway Details 102 IMPLEMENTATION STRATEGY Overview Overlake Village LRT Station Station Area Overlake Village Access Retail Street (152nd Avenue North Village Park/Stormwater Vault 120 Street Grid 122 Schedule 123 Management And Funding APPENDIX Plaza 126 Roundabout 127 Pedestrian/Bicycle 128 ---PAGE BREAK--- ---PAGE BREAK--- introduction ---PAGE BREAK--- ---PAGE BREAK--- 1 Overview The Overlake Village Street Design Guidelines identifies the standards necessary for development of a successful new neighborhood that includes the planned Overlake Village light rail transit station. Study Area The Overlake Village study area is bounded by State Route 520 (SR-520) and NE 24th Street to the north and south and by 148th Avenue NE to the west. The eastern study area boundary is fifty feet east of 152nd Avenue NE. The study area is influenced by the larger context, including: Group Health site Sears Microsoft Campus Other employment uses north of SR-520 The following major roadways, located outside of the study area, were considered during the development of the guidelines: 156th Avenue NE, located to the east of the study area 148th Avenue NE NE 24th Street SR-520         Key Study Area Boundary Sound Transit Station Future Stormwater/ Park Overlake Village Park on Group Health site lower site NE 24th Street NE 26th Street NE 27th Street NE 28th Street 152nd ave NE 151st ave NE 150th ave NE 148th ave NE Group Health SR-520 PLAZA north village PARK 1/ 4 mi le (5 m in . w al k) 156TH ave NE NE 20th Street B e l R ed Road microsoft 1/2 mile (5 min. bike) ---PAGE BREAK--- 2 The Overlake Village Street Design Guidelines integrates with and incorporates concurrent and previous planning efforts for the Overlake Village area. Overlake Master Plan Developed in 2007 to refine a previously adopted vision for the Overlake area, the Overlake Master Plan identifies Overlake Village as a vibrant, pedestrian-friendly urban neighborhood with a range of housing, retail, and service uses. Stormwater and Parks Facilities Plan In 2010, the City of Redmond adopted an Implementation Plan to guide the City in improving management of stormwater within the Overlake neighborhood. The plan integrates stormwater facilities with parks and green spaces. Relationship To Other Plans Parks, Arts, Recreation, Culture, and Conservation Plan (PARCC Plan) The PARCC Plan is the strategic plan for the City of Redmond’s parks and recreation facilities for the planning period of 2010 to 2030. Within Overlake Village, the PARCC Plan identifies the Group Health site, collocated stormwater/park facilities, and the urban pathway. Future master planning efforts in the Overlake Village area should conform to the concepts and principles identified in this document. Use of The Overlake Village Street Design Guidelines is also guided by: City of Redmond Comprehensive Plan City of Redmond Standard Details   ---PAGE BREAK--- 3 Sound Transit East Link Sound Transit is planning construction of a light rail line between Seattle and Overlake. A future extension between Overlake and downtown Redmond is anticipated. King County Metro RapidRide King County Metro plans to implement rapid bus service connecting Redmond and Bellevue through Overlake Village in Fall 2011. RapidRide service will include low-floor vehicles, a proof-of-payment system, and distinctive stop furnishings. Group Health The Group Health Site is undergoing a master planning process for development of this site with hotel, housing, office, and retail uses. ---PAGE BREAK--- 4 Overlake Village Character 18-hour Street-Oriented Retail Ground-floor street-oriented retail along 152nd Avenue NE is the focus of the district. Uses that will attract people on a daily and weekly basis, including restaurant, entertainment, and other retail uses, will serve the entire district. The retail street is the heart of Overlake Village. Mixed-Use Residential Neighborhood Overlake Village is envisioned as a place for people to live and work in close proximity to the transit station and existing employment centers such as the Microsoft campus. Transit-Supportive The public plaza is the Overlake Village’s central destination and the ‘front door’ for visitors arriving by light rail. The plaza is an open and flexible paved area surrounded by active storefront shops and restaurants. Circulation and land use are focused around the station and promote the use of transit. ---PAGE BREAK--- 5 Sustainability Overlake Village regional stormwater facilities—collocated with parks and plazas— and street-side rain gardens are elements of a stormwater facilities system that integrates the control and treatment of rainwater runoff with neighborhood park , recreation, and green spaces. Innovation Overlake Village’s innovation theme builds upon Redmond’s history of technology and innovation. This is reflected in the forward- looking approach to bicycle transportation. Protec ted bikeways provide safe and comfortable access to the station and to the retail street for riders of all skill levels. Green Amenities The public park is envisioned as a vibrant urban public space flanked by the urban pathway and retail activity. A combination of plaza and green space or lawn, the park will be the ‘living room’ of the neighborhood. It should accommodate both large civic events and small intimate gatherings. ---PAGE BREAK--- 6 Fundamental Concept Overlake Village Street Design Guidelines integrates land use and circulation concepts with design requirements and details to provide a consistent, high-quality theme that will create a distinctive Overlake Village identity and station area ‘Wow!’ Land Use Retail Uses–focused along 152nd Avenue NE to create an 18-hour activity core Station Plaza–creates a ‘front door’ connection between the Sound Transit station and Overlake Village North Village Park–provides a highly visible and dynamic plaza/park space activated by the surrounding retail and residential uses Circulation Street Grid–distributes traffic evenly throughout Overlake Village and provides direct access to the station via all modes, with a strong bias toward pedestrians and bicyclists Station Access Route/Urban Pathway– create pedestrian and bike access between the station and areas north and south of Overlake Village Regional Vehicle Access–an access ramp is planned to connect SR-520 with Overlake Village to improve vehicular access and relieve congestion       Group Health Redevelopment Site Existing Transit Supportive Uses Existing Transit Supportive Uses PLAZA URBAN PATHWAY R E GI O N AL V E H I C L E A C C ES S 18-Hour Activity Core street grid North Village Park Overlake Village RETAIL STREET STATION ACCESS ROUTE to Stormwater/ Park lower site 1/ 4 mi le (5 m in . wa lk) Park on Group Health site NE 24th Street NE 26th Street NE 27th Street NE 28th Street 152nd ave NE 151st ave NE 150th ave NE 148th ave NE Be l Re d Ro ad SR-520 ---PAGE BREAK--- 7 Station Access Route The neighborhood street, 151st Avenue NE, is a movement street. Predominantly lined with housing or employment rather than ground- floor retail, this is a calmer street that provides a direct pedestrian and bicycle connection to the station from Overlake Village uses and the areas south of NE 24th Street. Village Retail Street Seasonal lighting and public art create a sense of drama and magic along the most important street in the district. The festive and inviting atmosphere of the signature retail street creates an attractive destination that should be supported by the other streets within Overlake Village. Street Grid The grid of complete streets considers all modes of transportation, with priority along all streets for pedestrians and bicyclists. The grid disperses traffic throughout Overlake Village rather than concentrating it onto a few wide streets. ---PAGE BREAK--- The Overlake Village Street Design Guidelines will be used by the City and developers to ensure a unified urban design for streetscapes in Overlake Village. The City, private developers and agencies are expected to adhere to the standards in this document as closely as possible when constructing street improvements, in consultation with the City of Redmond Technical Committee. In addition, the Street Requirements chapter is designated an appendix to the Redmond Zoning Code and so has regulatory force. How To Use This Document The Overlake Village Street Design Guidelines document is comprised of seven chapters: Introduction The introduction provides the context in which this planning study occurred. It describes the relationship between these design guidelines and other Overlake Village planning efforts. It also introduces the fundamental concept that is described more fully in other chapters. Frameworks This Frameworks chapter visually describes the land use and circulation frameworks that underpin the design guidelines. General Guidelines The General Requirements chapter identifies the preferred location and dimensions of several essential design elements in Overlake Village, including development blocks, streets, parking and loading, transit, bicycle and pedestrian facilities, and stormwater facilities. Street Requirements The Street Requirements chapter describes in more detail the required location, dimension, and design of the streetscape. It identifies and describes the different street types in Overlake Village. Design Elements The Design Elements chapter describes in detail street and sidewalk design requirements, including scoring patterns, curb extension design, and the locations of light poles, benches, and other amenities. Implementation Strategy This section identifies priority projects, approximate costs and responsibilities for implementation. Appendix The Appendix outlines projects proposed for Overlake Village that require further study and design prior to implementation. ---PAGE BREAK--- FRAMEWORKS ---PAGE BREAK--- 10 PARK ON GROUP HEALTH SITE LAND USE Land use proposed within this manual is consistent with the previously developed Overlake Master Plan vision but has been reﬁ ned to reﬂ ect the current location of Sound Transit’s planned Overlake Village station. Development densities, intensities and heights within Overlake Village should be consistent with the adopted Zoning Code. The land use framework indicates dominant uses for each development site; a mix of uses is anticipated at the ground ﬂ oor. Key Employment Housing Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 11 PARK ON GROUP HEALTH SITE CIRCULATION The circulation framework reflects the concepts of the Overlake Master Plan and provides reﬁ nement and additional detail as necessary to accommodate the planned Sound Transit station location. Proposed vehicular circulation responds to trafﬁ c analysis and provides sufﬁ cient roadway capacity for the anticipated land use densities. The creation of complete streets establishes an emphasis on pedestrian and bicycle modes and will reduce congestion within the Village. Two key circulation elements, an access ramp into Overlake Village from SR-520 and a pedestrian and bicycle bridge linking the station with employment uses to the north, are identiﬁ ed here. These elements are outside of the scope of this document and will require additional study and design reﬁ nement prior to implementation. Key Transit Stops B Bicycle Station Transit Routes Bicycle Routes Urban Pathway Parks/Open Space Vehicle Routes Sound Transit Station B Potential Future Extensions 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- ---PAGE BREAK--- GENERAL GUIDELINES ---PAGE BREAK--- ---PAGE BREAK--- 13 OVERVIEW The General Guidelines chapter identiﬁ es the preferred location and dimensions of several essential design elements in Overlake Village, including development blocks, streets, parking and loading, transit, bicycle and pedestrian facilities, and stormwater facilities. ---PAGE BREAK--- 14 PARK ON GROUP HEALTH SITE DEVELOPMENT BLOCKS Development blocks establish a grid pattern that will ensure urban style development and provide direct and convenient access to the Sound Transit station. The diagram to the right identiﬁ es anticipated dimensions for each block face. These dimensions are measured from right-of-way to right-of-way. Blocks have been sized to ensure that buildings and parking can be accommodated efﬁ ciently in a scale and form that is urban in character. The plaza has been sized to ensure that this space is active, safe, and comfortable. The plaza’s size also accommodates a one-half acre stormwater inﬁ ltration vault. The vault, located under the plaza, may extend under the Plaza Street right-of-way. The two-acre North Village Park, located north of NE 26th Street, has been sized to accommodate the required stormwater facility and to serve park needs in an urban setting. The vault will be located under the park and will extend into the rights-of-way of 151st Avenue NE and NE 26th and 27th Avenues. Key 325’ 325’ 325’ 220’ 325’ 325’ 325’ 325’ 325’ 205’ 205’ 510’ 560’ 560’ 560’ 560’ 270’ 270’ 270’ 290’ 270’ 290’ 290’ 290’ 205’ 205’ 560’ 395’ 355’ 190’ 155’ 50’ 120’ 170’ Sound Transit Station Parks/Open Space Block Face Dimension 325’ 560’ 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 15 PARK ON GROUP HEALTH SITE The uses of building ground ﬂ oors is a critical factor in the vitality of Overlake Village. The ground-ﬂ oor uses diagram identiﬁ es the preferred locations for ground-ﬂ oor retail uses along 152nd Avenue NE and at the park and plaza. Ground-ﬂ oor retail uses provide goods and services for nearby residents, employees and transit patrons and help activate the station area by providing up to 18 hours of daily activity. GROUND-FLOOR USES Key Ground-Floor Retail Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 16 PARK ON GROUP HEALTH SITE Ground-ﬂ oor active edges encourage public streets that are animated and safe. Active ground-ﬂ oor uses face the street rather than orienting inwardly. Degree of Transparency A high degree of visibility through building windows and/or doors can support safe and active streets by creating a visual connection between pedestrians and building users. Parking lots, service bays/loading bays, and parking garage entrances are discouraged along active edges. Setback Condition Bringing buildings to the street-fronting property line results in an efﬁ cient use of land and provides easy access from the sidewalk. Where appropriate, setting the building back from the property line provides a transition space between conﬂ icting public and private areas. Direct Sidewalk Entry Ground-ﬂ oor uses should be oriented toward the street and entered directly from the sidewalk. GROUND-FLOOR ACTIVE EDGES Key 70% Transparency Zero-foot Setback Direct Entry 50% Transparency Maximum Ten-foot Setback Direct Entry Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 17 50% Transparency Where indicated, a minimum of 50% transparent glass along ground-ﬂ oor facades—as measured 5 ft. above the ﬁ rst ﬁ nished-ﬂ oor height and from property line to property line—is encouraged. Frosted, tinted, reﬂ ective glass or other types of glass that diminish transparency should be discouraged. 70% Transparency Where indicated, a minimum of 70% transparent glass along ground-ﬂ oor facades—as measured 5 ft. above the sidewalk and from property line to property line—is encouraged. Frosted, tinted, reflective glass or other types of glass that diminish transparency should be discouraged. ---PAGE BREAK--- 18 Zero-Foot Setback Ground-ﬂ oor building facades along indicated frontages should be built directly to the property line, with the following exceptions: Doorways may be recessed up to 6 feet to accommodate door opening Windows and walls may be recessed up to 18 inches to accommodate columns or other architectural elements that engage the build-to line Passageways to courtyards or other private spaces may interrupt the build-to line 10-Foot Setback A 10-ft maximum building setback from the property line is appropriate where indicated to provide privacy for residential uses and/ or additional area for outdoor seating and displays that are associated with ground-ﬂ oor retail/ commercial uses. ---PAGE BREAK--- 19 Residential Entries Ground-floor individual dwelling units and lobby entries should be oriented to the street or to a street-facing courtyard to contribute to vitality and safety through ‘eyes on the street’ surveillance. Retail Entries Individual retail shop entries should be oriented to the street to contribute to vitality and safety through ‘eyes on the street’ surveillance and the use of sidewalks to access these uses. Retail uses oriented to the corner will activate the intersection. Ofﬁ ce Entries Entries to main lobbies of ground-ﬂ oor ofﬁ ce uses should be oriented to the street to allow direct access from the sidewalk, promoting activity on public streets. ---PAGE BREAK--- 20 PARK ON GROUP HEALTH SITE RIGHTS-OF-WAY The rights-of-way have been sized to provide adequate capacity for all travel modes. Right-of-way widths are sized to suit the function and character of each street. All rights-of-way are anticipated to be publicly accessible at all hours. Key 100 ft. ROW 88 ft. ROW 64-78 ft. ROW To be determined Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 21 PARK ON GROUP HEALTH SITE The number and arrangement of roadway lanes and trafﬁ c control devices identiﬁ ed in the diagram are supported by traffic analysis based on trafﬁ c volumes forecasted for 2030. Further study is required to determine the appropriate traffic control devices for the intersections of NE 27th and 26th Streets with the Overlake Access Street. Additional detail for a potential roundabout at the intersection of NE 26th Street and the Overlake Access Street is provided in the appendix. Curbside parking, bicycle or pedestrian space should not be removed, narrowed, or relocated in the future to add additional travel or turn lane capacity. CHANNELIZATION Key 2 Lanes 3 Lanes 4 Lanes Stop Sign Signal Light Sound Transit Station Parks/Open Space Control TBD 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 22 PARK ON GROUP HEALTH SITE Curbside parking guidelines locate essential front door parking for retail and residential uses and visitor parking for residential uses. Curbside parking is preferred along all parcels where ground-ﬂ oor retail or residential uses are required. Short-term parking is preferred at the station to accommodate transit patron drop-off in close proximity to the station. Curbside parking is discouraged along selected public open spaces to ensure visibility between the street and the open space. CURBSIDE PARKING Key Curbside Parking Encouraged Transit Drop-off Parking Curbside Parking Discouraged Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 23 PARK ON GROUP HEALTH SITE Vehicular access to development sites is discouraged along key frontages to reduce conflicts between automobiles and pedestrians and bicyclists, creating a more pleasant experience for walking and biking. Along frontages where vehicular access is discouraged, curb-cuts are inappropriate. Along frontages where loading zones are discouraged, curbside loading and service parking should also be discouraged between 8 am and 5 pm on all days. VEHICULAR ACCESS AND LOADING ZONES Key Access and Loading Zones Prohibited Access Discouraged Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 24 PARK ON GROUP HEALTH SITE Sound Transit’s East Link alignment and King County Metro’s RapidRide will serve Overlake Village. Sound Transit The Sound Transit light rail transit (LRT) station should be designed in conjunction with the plaza and should include public art as an integral part of the design. The station should be designed to provide weather protection and to accommodate a future pedestrian and bicycle bridge over SR-520. RapidRide The King County Metro RapidRide route is planned along 152nd Avenue NE with a stop at 152nd Avenue NE and NE 26th Street. The diagram does not identify existing or planned local King County Metro bus routes. TRANSIT Key Sound Transit LRT Overlake Village Station RapidRide RapidRide Stop Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 25 PARK ON GROUP HEALTH SITE The bicycle system has been located and designed to provide a viable alternative to auto travel and to signiﬁ cantly increase bike ridership. The system provides access routes between the station platform and the Overlake Village destinations that cyclists will use on a daily or weekly basis. Protected Bikeways Protected bikeway link retail uses along 152nd Avenue NE with the Sound Transit station. Protected bikeways are the safest type of bicycle facility and have the potential to attract the greatest number of cyclists of all needs and abilities. Bicycle Lanes Bicycle lanes are located to connect the station with neighborhoods and employment uses. Bicycle lanes are an enhanced route within the roadway and are sized to buffer cyclists from moving vehicles and parked cars’ opening doors. Bike Boxes Most bike/auto conﬂ icts occur at intersections. Bike boxes increase cyclists’ visibility by providing a protected zone behind the stop bar and in the travel lane where bicyclists can wait in view of drivers. Bike boxes can reduce ‘right-hook’ trafﬁ c accidents. BICYCLE Key Protected Bikeway Bicycle Lane Bike Station B B Bike Box Sound Transit Station Parks/Open Space Potential Extension 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 26 PARK ON GROUP HEALTH SITE The Urban Pathway connects the Sound Transit station with residential and employment uses within a ﬁ ve-minute walk of the station. The urban pathway routes provide an enhanced pedestrian environment as envisioned in the Overlake Master Plan. Sidewalks are located along both sides of all rights-of way in Overlake Village. PEDESTRIAN Key Urban Pathway Potential Urban Pathway Extension Sound Transit Station Parks/Open Space 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- 27 PARK ON GROUP HEALTH SITE Stormwater and water quality retention facilities shall be consistent with the requirements outlined in the Overlake Village Stormwater and Park Facilities Conceptual Design Implementation Plan. There are three types of stormwater management facilities located in Overlake Village. Stormwater Vaults Regional stormwater vaults are located below the plaza and park. Rain Gardens Rain gardens treat run-off from adjacent street areas and are sized to meet landscaping requirements and to provide for treatment of stormwater. Native and near-native water- tolerant plant materials should be used in rain gardens. Rain gardens, because of their informal character, are inconsistent with the more reﬁ ned character and function of the retail street and are therefore not appropriate along 152nd Avenue NE. Urban Pathway Inﬁ ltration A below-grade public stormwater inﬁ ltration system is located below the urban pathway to accept run-off from roof areas adjacent to the pathway. STORMWATER MANAGEMENT Key Rain Gardens Discouraged Rain Gardens Encouraged Stormwater Vault Sound Transit Station Parks/Open Space Urban Pathway Inﬁ ltration 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA NORTH VILLAGE PARK ---PAGE BREAK--- ---PAGE BREAK--- STREET REQUIREMENTS ---PAGE BREAK--- ---PAGE BREAK--- 29 OVERVIEW Street Requirements is a guide to the horizontal layout of all street elements within Overlake Village rights-of-way. These requirements form a guide that will ensure a consistent street environment. The street requirements apply to the following areas: Right-of-way–the publicly owned area between development property lines, includes transportation infrastructure for pedestrian, bicycle, transit and vehicle circulation Roadway–measured from face-of-curb to face-of-curb within the right-of-way; the roadway includes travel and turn lanes and may include curbside parking and bike lanes Sidewalks–measured from development property line to face-of-curb within the right- of-way; sidewalks are provided on both sides of all roadways within Overlake Village and may include a protected bikeway or urban pathway SIDEWALK SIDEWALK ROADWAY RIGHT-OF-WAY D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 30 PARK ON GROUP HEALTH SITE Each street within Overlake Village is assigned a street type. Each type reﬂ ects the streets’ intended character, transportation function, and adjacent land uses. The three street types are: Retail Street–152nd Avenue NE between NE 24th Street and the Station Plaza Neighborhood Street–151st Avenue NE between NE 28th Street and NE 24th Street Access Streets–NE 28th, NE 27th, and NE 26th Streets west of 152nd Avenue NE and 150th Avenue NE between NE 26th Street and NE 24th Street The Retail Street and Neighborhood Street types are anticipated to continue south of NE 24th Street. Their exact alignments and design will require further study. Other Streets Further analysis and design reﬁ nement is required for: Overlake access street between NE 28th Street and SR-520 Plaza Street between 152nd and 151st Avenues NE NE 28th, 27th and 26th Streets at Group Health NE 24th Street between 148th Avenue NE and 152nd Avenue NE STREET TYPES Key Retail Street Neighborhood Street Access Streets Other Streets Sound Transit Station Parks/Open Space NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA 1/ 4 mil e ( 5 mi n. w al k) NORTH VILLAGE PARK ---PAGE BREAK--- 31 This Street Types Comparison table provides an at-a-glance comparison of the right-of-way, roadway, and sidewalk dimensions for the standard sections of each of the street types. Further details on the standard sections for each street type are provided on subsequent pages. Retail Street (152nd Ave. NE) Neighborhood Street (151st Ave. NE) Access Streets Other Streets STREET TYPES COMPARISON Right-of-Way Roadway Sidewalks 100 ft. 88 ft. 75 ft. To Be Determined To Be Determined To Be Determined 47 ft. 14 ft. each 48 ft. 15 ft. and 25 ft. 48 ft. 26 ft. each ---PAGE BREAK--- 32 RETAIL STREET (152ND AVENUE NE) CONCEPT The Retail Street—152nd Avenue NE—is the most important street in Overlake Village. The gracious Retail Street includes substantial space for all travel modes with strong support for pedestrians and cyclists. Wide Sidewalks Wide sidewalks provide strolling and seating areas for viewing and resting as well as ample space for movement to and from the Sound Transit station. Protected Bikeways Protected bikeways are located between curbside parking and pedestrian through-zones and provide an attractive and comfortable ride for bicyclists of all skill levels. Curbside Parking Located along both frontages, curbside parking provides essential front door parking for retailers. The Retail Street is magical—the design theme and elements create a “Wow” experience. Not just a place to move through, this unique and memorable environment is the ac tive 18 -hour hear t and the focus of Overlake Village development. The other streets in Overlake Village should complement, not compete with, the Retail Street. ---PAGE BREAK--- 33 Retail Street (152nd Avenue NE) Concept ---PAGE BREAK--- 34 PARK ON GROUP HEALTH SITE The Retail Street cross section varies along its length to accommodate trafﬁ c volumes and bicycle facilities as needed. Standard Section The standard Retail Street section represents the preferred design for the intended character and function of the Retail Street. Further description of the standard section is located on the following pages. Variations from the Standard Variations from the standard section, identiﬁ ed on the diagram and table to the right, are: Section 1–north of the Station Plaza, roadway transitions to two travel lanes with bike lanes Section 2–curbside parking is removed along the plaza and park Section 3–between NE 26th and NE 24th Street, the roadway transitions to four travel lanes RETAIL STREET REQUIREMENTS Key Standard Section Other Sections Sound Transit Station Parks/Open Space NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA 1/ 4 mil e ( 5 mi n. w al k) NORTH VILLAGE PARK 3 1 2 2 ---PAGE BREAK--- 35 Standard Section (100’ R.O.W) Section 1 (100’ R.O.W) Section 2 (100’ R.O.W) Section 3 (100’ R.O.W) 40’-6” total 45’-6” total 58’ total 59’-6” total 42’ total 48’ total 52’ total 54’-6” total 11’ Travel Lanes 11’ Left-Turn Lane 7’-6” Parking Lanes 26’ Sidewalks, each includes a 7’ Protected Bikeway 11’ Travel Lanes 11’ Left-Turn Lane 7’-6” Parking Lane East Side of Street 7’ Bike Lanes 26’-6” Sidewalk, East Side of Street 19’ Sidewalk, West Side of Street 11’ Travel Lanes 11’ Left-Turn Lane 7’-6” Parking Lane East Side of Street 33’-6” Sidewalk, West Side of Street includes a 7’ Protected Bikeway 26’ Sidewalk, East Side of Street includes a 7’ Protected Bikeway 11’ Travel Lanes 11’ Left-Turn Lane 11’ Right-Turn Lane 7’ Parking Lanes 21’ Sidewalks, each includes a 7’ Protected Bikeway Roadway (total width) Sidewalks (total width) Sidewalk Zones Parking Travel Lanes Bicycle Facilities COMPARISON OF RETAIL STREET SECTIONS ---PAGE BREAK--- 36 The standard Retail Street section is located between NE 28th Street and NE 27th Street. Canopy Trees Protected Bikeway Scored Concrete Bike Box Accent Pavers Parking Lane Travel/Turn Lanes Landscaped Curb Extension with Accent Trees Staggered Continental Crosswalk RETAIL STREET STANDARD SECTION Sidewalk Lighting Roadway Lighting Benches, Bike Racks, Litter Receptacles Retail Street Plan D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e STANDARD SECTION ELEMENTS Trafﬁ c: Two-way; Two 11-ft. travel lanes, one 11-ft. left-turn lane Parking: 7-ft. 6-in. parallel lane, each side of street Sidewalk: 26 ft. wide, each side of street Bicycle: 7-ft. protected bikeway, each side of street Intersections: Laid-down corners, staggered continental crosswalks, bike boxes Curbs: 1-ft. concrete Paving: Scored concrete, tinted concrete, accent pavers and asphalt Trees: Canopy, accent Landscape: Shrubs and groundcover in 4-ft. x 6-ft. tree wells and curb extensions Lighting: Roadway and sidewalk Furnishings: Benches, trash receptacles, bike racks ---PAGE BREAK--- 37 Retail Street Section D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e SIDEWALK SIDEWALK ROADWAY 100’ 26’ RIGHT-OF-WAY 26’ 48’ 7’ 5’ 7’-6” 7’-6” 5’ 7’ 11’ 11’ 11’ 14’ 14’ ---PAGE BREAK--- 38 NEIGHBORHOOD STREET (151ST AVENUE NE) CONCEPT The Neighborhood Street—151st Avenue NE between the public plaza and NE 24th Street—creates a green connection between the Sound Transit station, Overlake Village open spaces, and the neighborhood. Urban Pathway The Urban Pathway provides a distinctive pedestrian route with a variety of experiences, including both movement and lingering zones. Enhanced Bike Lanes Adequate bicycle travel lane widths include a striped buffer zone that accommodates car- door opening without creating conﬂ icts with bicyclists. The lanes are located to provide direct connections between residential and employment uses that are farther than a comfortable walking distance from the station. Rain Gardens Rain gardens provide an opportunity to integrate Overlake Village’s stormwater runoff and inﬁ ltration needs in an environmentally sensitive manner. This street is deﬁ ned by sustainable elements that address the community’s environmental concerns for this area, speciﬁ cally improving water quality and reducing vehicle-miles traveled. This street is the focus of residential development near the station and of employment uses near NE 24th Street. ---PAGE BREAK--- 39 Neighborhood Street (151st Avenue NE) Concept ---PAGE BREAK--- 40 PARK ON GROUP HEALTH SITE NEIGHBORHOOD STREET REQUIREMENTS The Neighborhood Street cross section varies along its length to accommodate trafﬁ c volumes. Standard Section The standard Neighborhood Street section represents the preferred design for the intended character and function of the Neighborhood Street. Further description of the standard section is located on the following pages. The stormwater inﬁ ltration vault located under the park extends under the east side of 151st Avenue NE between NE 27th and 26th Streets. Variation from the Standard The variation from the standard section, identiﬁ ed on the diagram and table to the right, is: Section 1–north of the intersection with NE 24th Street, a left-turn lane is added and the sidewalk widths are reduced Key Standard Section Other Sections Sound Transit Station Parks/Open Space NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA 1/ 4 mil e ( 5 mi n. w al k) NORTH VILLAGE PARK 1 ---PAGE BREAK--- 41 Standard Section (88’ R.O.W) (vault under east side at park) 48’ total 40’ total 10’ Travel Lanes 7’ Bike Lanes 15’ Sidewalk, West Side of Street 25’ Sidewalk, East Side of Street Includes 12’ Urban Pathway 7’ Parking Lanes Section 1 (88’ R.O.W) 58’ total 30’ total 7’ Parking Lanes 13’ Sidewalk, West Side of Street 17’ Sidewalk, East Side of Street Includes 12’ Urban Pathway 7’ Bike Lanes 10’ Travel Lanes 10’ Left-Turn Lane Roadway (total width) Sidewalks (total width) Sidewalk Zones Parking Travel Lanes Bicycle Facilities COMPARISON OF NEIGHBORHOOD STREET SECTIONS ---PAGE BREAK--- 42 Canopy Trees Bike Lane Scored Concrete Sidewalk Accent Pavers NEIGHBORHOOD STREET STANDARD SECTION The standard Neighborhood Street section is located between NE 28th Street and NE 27th Street. Bike Box Rain Garden in Curb Extension Staggered Continental Crosswalk Landscaped Curb Extension with Accent Trees Parking Lane Travel Lanes Rain Garden Urban Pathway Sidewalk Lighting Roadway Lighting Benches, Bike Racks, Litter Receptacles STANDARD SECTION ELEMENTS Trafﬁ c: Two-way; two 10-ft. travel lanes Parking: 7-ft. parallel lane, each side of street Sidewalk: 15 ft. wide, West side 25 ft. wide (includes 12-ft. urban pathway), East side Bicycle: 7-ft. bike lanes, each side of street Intersections: Laid-down corners, ladder striped crosswalks, bike boxes Curbs: 1-ft. concrete Paving: Scored concrete, tinted concrete, accent pavers and asphalt Trees: Canopy and accent Landscape: Shrubs and groundcover in 4-ft. x 6-ft. tree wells and curb extensions Lighting: Roadway and sidewalk Furnishings: Benches, trash receptacles, bike racks Neighborhood Street Plan D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 43 Neighborhood Street Section Stormwater inﬁ ltration pipes for adjacent roof areas are located under the urban pathway D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e SIDEWALK SIDEWALK ROADWAY 88’ 15’ RIGHT-OF-WAY 25’ 48’ 7’ 5’ 8’ 7’ 10’ 12’ 7’ 7’ 10’ 10’ max. SETBACK (OPTIONAL) * * ---PAGE BREAK--- 44 ACCESS STREETS CONCEPT Access Streets—NE 26th, 27th, and 28th Streets and 150th Avenue NE—are the essential routes for the loading service and parking access functions required for all development parcels. Sidewalks Sidewalks should accommodate pedestrian movement and a limited amount of seating. Sidewalks should also serve as entrances to lobbies of upper-floor residential or employment uses. Curbside Loading Curbside loading zones allow short-term parking for delivery and pick-up services. Service/Parking Entries Loading, service and parking access required for all development parcels must be located along Access Streets. Providing for service access is critical to the success and desirability of development parcels. In addition to accommodating the Overlake Village’s service access needs, these streets should be pedestrian-friendly, with sidewalks wide enough to allow for café seating, street furniture and lighting. ---PAGE BREAK--- 45 Access Street Concept ---PAGE BREAK--- 46 PARK ON GROUP HEALTH SITE ACCESS STREET REQUIREMENTS Access Street cross sections vary throughout Overlake Village to accommodate parking, trafﬁ c volume, and bicycle facility needs. Standard Section The standard Access Street section represents the preferred design for the intended character and function of the Access Street. Further description of the standard section is located on the following pages. Variations from the Standard Variations from the standard section, identiﬁ ed on the diagram and table to the right, are: Section 1–along NE 27th Street, an urban pathway is included on the south side of the street; the stormwater inﬁ ltration vault located under the park extends under the south side of this roadway Section 2–along NE 27th Street and 150th Avenue NE the continuous left-turn lane is eliminated Section 3–NE 26th Street along the park includes a wider sidewalk on the north side where curbside parking is not included; the stormwater inﬁ ltration vault extends under the north side of this roadway Section 4–along NE 26th Street an urban pathway is incorporated on the south side of the street Key 2 Standard Section Other Sections Sound Transit Station Parks/Open Space NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA 1/ 4 mil e ( 5 mi n. w al k) NORTH VILLAGE PARK 1 3 2 4 ---PAGE BREAK--- 47 Standard Section (75’ R.O.W) Section 1 (72’ R.O.W) (vault under south side) Section 2 (64 R.O.W) Section 3 (82’ R.O.W) (vault under north side) 36’ total 41’ total 47’ total 7’ Parking Lane, South Side of Street Section 4 (78’ R.O.W) 21’ Sidewalk, North Side of Street 14’ Sidewalk, South Side of Street 47’ total 7’ Parking Lanes 14’ Sidewalk, North Side of Street 17’ Sidewalk, South Side of Street 11’ Travel Lanes 7’ Parking Lanes 14’ Sidewalks 10’ Travel Lanes 7’ Bike Lanes 14’ Sidewalk, North Side of Street 17’ Sidewalk, South Side of Street Includes 12’ Urban Pathway 11’ Travel Lanes 11’ Left-Turn Lane 7’ Parking Lanes 7’ Parking Lanes 11’ Travel Lanes 11’ Left-Turn Lane 14’ Sidewalks 28’ total No Bike Lanes 31’ total 47’ total 28’ total No Bike Lanes 11’ Travel Lanes 11’ Left-Turn Lane 28’ total No Bike Lanes 31’ total No Bike Lanes Roadway (total width) Sidewalks (total width) Sidewalk Zones Parking Travel Lanes Bicycle Facilities COMPARISON OF ACCESS STREET SECTIONS ---PAGE BREAK--- 48 Canopy Trees ACCESS STREET STANDARD SECTION Rain Garden in Curb Extension Staggered Continental Crosswalk Parking Lane Travel/Turn Lanes Accent Pavers Scored Concrete Sidewalk Benches, Bike Racks, Litter Receptacles Roadway Lighting Sidewalk Lighting The Access Street standard section is located on NE 28th Street between 151st Avenue NE and 152nd Avenue NE. STANDARD SECTION ELEMENTS Trafﬁ c: Two-way; two 11-ft. travel lanes, one 11-ft. left-turn lane Parking: 7-ft. parallel lanes, each side of street Sidewalk: 14 ft. wide, both sides of street Bicycle: Not applicable Intersections: Laid-down corners, ladder striped crosswalks Curbs: 1-ft. concrete Paving: Scored concrete, tinted concrete, accent pavers and asphalt Trees: Canopy Rain Garden: Water tolerant shrubs, rushes, sedges and grasses in curb extensions Lighting: Roadway and sidewalk Furnishings: Benches, trash receptacles, bike racks Access Street Plan D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 49 Access Street Section D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e SIDEWALK SIDEWALK ROADWAY 75’ 14’ RIGHT-OF-WAY 14’ 47’ 7’ 7’ 11’ 11’ 11’ ---PAGE BREAK--- 50 PARK ON GROUP HEALTH SITE OTHER STREETS Other streets within Overlake Village will require further analysis and design. Plaza Street To be designed in conjunction with the plaza, this curb-less street incorporates a drop-off zone for transit riders and links the Neighborhood Street pedestrian and bicycle facilities to the proposed pedestrian/bike bridge over SR-520. Group Health Streets NE 28th, 27th and 26th Streets are continued through the Group Health redevelopment site. Overlake Access Street Direct access from SR-520 to Overlake Village requires further trafﬁ c analysis and design. NE 24th Street Along the north side, off-street bicycle facilities should be considered to link planned bike facilities on 151st and 152nd Avenues NE. The intersections at 151st and 152nd Avenues NE should be designed to ensure safe pedestrian and bicycle connections to the south. Trafﬁ c analysis suggests additional turn pockets at 150th Avenue NE. South of NE 24th Street 151st and 152nd Avenues NE are anticipated to continue south of NE 24th Street. The exact alignments are to be determined by future study and will be affected by the siting of the south park and stormwater facility. Key Other Streets Plaza Street NE 24th St Overlake Access Street Group Health Streets Sound Transit Station Parks/Open Space NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 PLAZA STREET O V E R L A K E A C C ESS STRE E T PLAZA 1/ 4 mil e ( 5 mi n. w al k) NORTH VILLAGE PARK ---PAGE BREAK--- 51 Plaza Street (R.O.W TBD) (vault under right-of-way) Overlake Access Ramp (R.O.W TBD) To be determined To be determined To be determined To be determined 10’ min. Travel Lanes To be determined none To be determined 14’ Pedestrian Zones No Parking 8’ Drop-off Zones on alternating sides of the street along Station Platform To be determined Group Health Streets (R.O.W TBD) To be determined To be determined To be determined 12’ Urban Pathway, North side of NE 27th Street 7’ Parking Lanes To be determined NE 24th Street (R.O.W TBD) To be determined 28’ total (min.) No Parking 14’ min. Sidewalks 14’ Bi-directional Protected Bikeway, North side between 151st and 152nd Avenues NE To be determined Roadway (total width) Sidewalks (total width) Sidewalk Zones Parking Travel Lanes Bicycle Facilities COMPARISON OF OTHER STREET SECTIONS ---PAGE BREAK--- ---PAGE BREAK--- DESIGN DETAILS ---PAGE BREAK--- ---PAGE BREAK--- 53 OVERVIEW Design Details identifies sidewalk and roadway design and speciﬁ cations for the standard street sections for each street type. The design details are organized into two sections—sidewalks and roadways—that incorporate the following: Sidewalk Zones and Roadway Lanes– identify the type and arrangement of functional zones within sidewalks and lanes within roadways Sidewalk and Roadway Plans–provide dimensioned layouts for typical conditions within each street type Sidewalk and Roadway Details–identify the type, structural design and arrangement of paving materials and striping Sidewalk Elements–identify the type, location, and material speciﬁ cations for lighting, furnishings and landscape street elements SIDEWALK SIDEWALK ROADWAY ---PAGE BREAK--- 54 SIDEWALK ZONES Sidewalks are comprised of functional zones located between the property line and the face of curb. These zones: Support pedestrian and bicycle movement along the street Provide access to buildings and storefronts Organize the placement of street elements such as lighting, street furniture and landscaping FLZ Furnishings/Landscape Zone (FLZ) This is the location of all elements supporting pedestrian, vehicular and bicycle use of the right-of-way, including sign poles, lighting, street furniture, landscape, rain gardens and bicycle parking facilities. This zone is interrupted at corners and driveways. Size: 4 to 8 feet (Min. 5 feet at curb side) The diagrams below and on the following page illustrate all potential zones and deﬁ nes the function and arrangement of zones within the sidewalk areas. Pedestrian Zone (PZ) An unobstructed area for pedestrian through- movement, free of cafe seating, sandwich boards, signal poles, utility poles, etc. This zone should not be interrupted by driveways on the Retail Street. Size: 6 to 7 feet PZ Building Zone (BZ) The area immediately adjacent to the building facade. This zone accommodates retail displays, cafe tables/seating, and minor building projections such as downspouts. This zone is interrupted at doorways, corners and driveways. Size: 3 feet BZ Utility Locations Utilities, including street light signal cabinets, electrical boxes for adjacent buildings, ﬁ re hydrants, and newspaper boxes are to be located on east-west streets only. These elements are prohibited in the building and pedestrian zones and may be located in furnishings/landscape zones. ---PAGE BREAK--- 55 Protected Bikeway Zone (PBZ) An unobstructed area for bicycle through- movement. This zone transitions into the roadway at the approach to and exit from intersections. Size: 7 feet Door Zone (DZ) When adjacent to the PBZ, this area allows for curbside passengers to open doors safely and exit vehicles without conﬂ ict with cyclists. When adjacent to rain gardens, this zone provides access to the pedestrian zone accommodates sign poles and lighting. Size: 5 feet PBZ DZ Urban Pathway Zone (UPZ) An unobstructed area for leisurely pedestrian and bicycle through-movement. This zone is free of cafe seating, sandwich boards, signal poles, utility poles and other impediments to movement. Size: 12 feet UPZ ---PAGE BREAK--- 56 RETAIL STREET Zones Property Line 3’ 7’ 4’ 7’ 5’ 26’ SIDEWALK PLANS Paving Plan DZ FLZ BZ PZ PBZ 8’ 12’ 2’ 2’ 5’ 4’ 1’ 6’ 26’ 1’ 26’ 2’ (Typ.) 3’ 7’ 4’ 7’ 5’ 2’ BZ PZ PBZ DZ FLZ 1’ 2’ typ. 18’ 30’ 1’ 1’ 1’ 1’ 1’ 1’ 7’ 18’ 1’ 6’ Landscaped Planting Bed Accent Pavers Scored Concrete Medium Broom Finish Direction Shown (Typ.) Concrete Band (Typ.) Concrete Curb Scored Concrete Concrete Banding (Typ.) Concrete Protected Bikeway Medium Broom Finish Direction Shown (Typ.) Tree Well with Grate Expansion or Construction Joint (Typ.) ---PAGE BREAK--- 57 Curb Extension Plan Concrete Banding (Typ.) Typical Corner, See Detail Scored Concrete per Paving Plan 8’ 43’ 33’ 1’ R 40’ R 46’ Property Line 15’ 1’ 8’ 26’ 1’ Expansion or Construction Joint (Typ.) Concrete Banding (Typ.) T.O.C.+6” T.O.C.+6” T.O.C.+0” T.O.C.+0” Slope Down to Roadway 1’ 1’ Landscape Planting Bed with Accent Trees ---PAGE BREAK--- 58 NEIGHBORHOOD STREET WITH URBAN PATHWAY Paving Plan Zones Tree Well with Tree Grate Concrete Curb Scored Concrete Concrete Banding (Typ.) 8’ Property Line FLZ DZ UPZ 6’ 25’ 5’ 8’ 4’ 5’ 5’ 12’ 1’ Stormwater Inlet or Overflow with Grates DZ FLZ UPZ 5’ 8’ 12’ 25’ Accent Pavers (Typ.) 2’ Typ. 28’ Raised Curb Stormwater Inlet (Typ.) Expansion Or Construction Joint (28’ O.C. Max.) 10’ max setback Medium Broom Finish Direction Shown (Typ.) 1’ 1’ 1’ 1’ 1’ 1’ 1’ 3’ 1’ 1’ 1’ 1’ 1’ 2’ Typ. 7’ 3’ 7’ 6’ Rain Garden/ Planting Bed Rain Garden/ Planting Bed Setback 10’ Max. Medium Broom Finish Direction Shown (Typ.) 20’ ---PAGE BREAK--- 59 Curb Extension Plan 9’ Concrete Banding (Typ.) Accent Pavers Scored Concrete Concrete Curb Accent Pavers 10’ 34’ 2’ 8’ 16’ 1’ 20’ 9’ 1’ R 10’ R 7’ Property Line 5’ 5’ 12’ 32’ 14’ Scored Concrete Per Paving Plan Expansion Or Construction Joint (28’ O.C. Max.) Typical Corner, See Detail Landscape Planting Bed with Canopy Tree 1’ 1’ 1’ 2’ 2’ 2’ 1’ ---PAGE BREAK--- 60 FLZ BZ PZ Paving Plan NEIGHBORHOOD STREET WITHOUT URBAN PATHWAY Zones Concrete Curb 3’ 7’ 5’ Property Line 2’ (Typ.) Tree Well with Grate Accent Paver 15’ Medium Broom Finish Direction Shown (Typ.) 28’ 1’ Expansion Or Construction Joint (28’ O.C. Max.) Concrete Banding (Typ.) 1’ 9’ 1’ 6’ 9’ 28’ 1’ 1’ 1’ Scored Concrete FLZ BZ PZ 4’ 6’ 1’ 15’ 3’ 7’ 5’ 2’ 1’ 1’ ---PAGE BREAK--- 61 Property Line Curb Extension Plan Concrete Banding (Typ.) Accent Pavers Stormwater Inlet with Drain Grate Concrete Curb 10’ 33’-9” 6’-9” 17’ 1’ 22’ 6’ R 10’ R 7’ Rain Garden/ Planting Bed Stormwater Inlet 15’ 1’ 7’ 15’ 1’ 1’ 2’ 6’ 4’ Scored Concrete Per Paving Plan Expansion Or Construction Joint (28’ O.C. Max.) 1’ 1’ Raised Concrete Curb T.O.C.-0” T.O.C.+6” T.O.C.+10” T.O.C.+10” Stormwater Overflow with Drain Grate Typical Corner, See Detail T.O.C.+6” ---PAGE BREAK--- 62 FLZ BZ PZ 3’ 6’ 5’ 14’ ACCESS STREET WITHOUT URBAN PATHWAY Paving Plan Zones Property Line Concrete Banding (Typ.) Concrete Curb Tree Well with Grate Accent Paver Scored Concrete FLZ BZ PZ 5’ 1’ 14’ 3’ 6’ 5’ 2’ 4’ 2’ (Typ.) 28’ 1’ 1’ 9’ 1’ 6’ 9’ 28’ 1’ 1’ 1’ 1’ 1’ Expansion Or Construction Joint @ 27’ O.C. (Max.) Medium Broom Finish Direction Shown (Typ.) ---PAGE BREAK--- 63 FLZ UPZ Paving Plan ACCESS STREET WITH URBAN PATHWAY Zones Property Line or Park FLZ UPZ 5’ 1’ 17’ 5’ 12’ 4’ 5’ 12’ 5’ 17’ 2’ (Typ.) Concrete Banding (Typ.) Concrete Curb Tree Well with Grate Accent Paver Scored Concrete Expansion Or Construction Joint @ 28’ O.C. (Max.) Medium Broom Finish Direction Shown (Typ.) 1’ 1’ 28’ 1’ 1’ 1’ 1’ 6’ 9’ 9’ ---PAGE BREAK--- 64 Property Line SIDEWALK DETAILS TYPICAL CORNER Typical Corner Plan Expansion Or Construction Joint (Typ.) Medium Broom Finish, Direction Shown (Typ.) 2’ (Typ.) 5% Maximum Slope 5% Maximum Slope 6’ x 6’ Landing 1’ 2’ 1’ 7’ 2’ 7’ 2’ (Typ.) R 15’ 5% Maximum Slope 5% Maximum Slope 2’ 1’ Detectable Warning Plates Laid Down Concrete Curb Scored Concrete (Typ.) T.O.C.+6” T.O.C.+0” T.O.C.+10” T.O.C.+0” T.O.C.+6” ---PAGE BREAK--- 65 Cast Iron Truncated Dome Plate Manufacturer–East Jordan Iron Works Model–DWP 24 x 24; DWP Radius 15 Finish–Black Asphalt Dip 15’ Radius Plates 24” x 24” Plates DETECTABLE WARNING PLATE ---PAGE BREAK--- 66 CURBS AND CONSTRUCTION JOINTS Concrete Curb Section Concrete Curb Plan Scoring Detail 11 3/4” Face of Curb 18” Cast In Place Concrete With Steel Trowel Finish Roadway Sidewalk Expansion Joint Provide Construction Joint (Or Full Depth Trowel Cut) Where Expansion Joint Meets Curb; Provide 3/8” R Tool Joint At Exposed Surfaces 1/2” 1/8” Paving Scoring Pattern 1/3 Depth of Concrete Slab Medium Broom Finish to Edge of Joint (Typ) Deep Bit Groove Trowel Joint (Typ) at Concrete Sidewalks Shallow Bit Groove Trowel Joint (Typ.) at Concrete Sidewalks Shown Dashed- Kraft Tool Co. No CF-118 Groover or Approved Equal CLC R 1/4” 12” Curb Face of Curb Roadway Surface 6” 12” ---PAGE BREAK--- 67 Sealant, Backer Rod Expansion Material Property Line Compacted Aggregate Base Concrete Curb Sealant, Backer Rod Expansion Material CONCRETE PAVING Building Zone/Pedestrian Zone And Urban Pathway Zone Section Door Zone And Protected Bikeway Zone/Door Zone Section 2% 4” 4” 8” 4” Scored Concrete (Typ.) Scored Concrete (Typ.) Thicken Edge At Pavers and Grated Tree Well Thicken Edge At Pavers and Grated Tree Well Varies 2% 8” 4” 4” Compacted Aggregate Base 4” Min. Varies FLZ Min. ---PAGE BREAK--- 68 Accent Paver Manufacturer–Mutual Materials Model–Holland Series, Half Holland (2 3/8” x 3 15/16” x 3 15/16”) Finish–Standard, Charcoal, Stacked Bond 4’ Min. 8” Concrete Curb ACCENT PAVERS Accent Paver Section 4” 2” 2 3/8” Accent Paver Thicken Edge of Concrete Paving At Accent Pavers Bedding Sand Compacted Aggregate Base Geotextile As Required Turn Up At Sides Of Base ---PAGE BREAK--- 69 Tree Grates Manufacturer–Ironsmith Model–Market Street, 48” x 72” rectangle (Two Panels), 18” opening Finish–Cast aluminum, standard brush ﬁ nish Expansion or Construction Joint Tree Grate (2 Panels) Concrete Banding (Typ.) 3” x 2” x 1/4” Steel Angle Mounted to Banding or Curb 4’ 18” 18” 3’ 6’ 3’ Tree Centered in Opening 1’ 1’ Concrete Curb or Banding Tree Grate 3”x 2”x 1/4” Steel Angle Slotted 7/16” x 3/4” for Concrete Anchor (8 Plcs. Per Frame Typ.) Concrete Anchor Bolt Face of Curb 3” 1½ ” TREE GRATES Tree Grate Plan Tree Grate Detail ---PAGE BREAK--- 70 LIGHTING Sidewalk Lighting Manufacturer–Kim Lighting Model–Bounce, single luminaire, 10-ft. pole height Finish–Platinum Silver Roadway Lighting Manufacturer–Kim Lighting Model–Curvilinear Cutoff CCS, double luminaire, arm mount, 21-ft. pole height Finish–Platinum Silver Overlake Village lighting should be functional and provide visual interest and excitement. A family of ﬁ xtures has been selected and locations identiﬁ ed that will serve to illuminate both the roadway and the sidewalk while integrating with the district character. Trafﬁ c signal arms and ﬁ xtures should match the character and ﬁ nish of the street lighting shown here. SIDEWALK ELEMENTS ---PAGE BREAK--- 71 LIGHTING PLANS Retail Street (152nd Avenue NE) Potential Trafﬁ c Signal Fixture Sidewalk Light Fixture Roadway Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 51’-6” Varies Equal Equal 52’ 51’-6” 52’ ---PAGE BREAK--- 72 Neighborhood Street (NE 151st Avenue) Potential Trafﬁ c Signal Fixture Sidewalk Light Fixture Roadway Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 58’ 54’ Equal 56’ 58’ 56’ 53’-6” 53’-6” 54’ Varies Equal Varies ---PAGE BREAK--- 73 Access Street Roadway and sidewalk light ﬁ xture locations may be adjusted to accommodate driveway entries. Potential Trafﬁ c Signal Fixture Sidewalk Light Fixture Roadway Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 53’-6” Varies 53’-6” Equal Equal 54’ 54’ ---PAGE BREAK--- 74 Roadway Light in Door Zone BZ/PZ PBZ FLZ LIGHTING DETAILS Plan DZ 5’ Scored Concrete 5’ Concrete Curb 3’ Equal CL Equal DZ Face of Curb BZ/PZ, FLZ, PBZ CL ---PAGE BREAK--- 75 Roadway Light in Furniture/Landscape Zone Plan FLZ 5’ Equal CLC 3’ C Equal Accent Pavers Concrete Curb 5’ FLZ BZ/PZ or UPZ BZ/PZ or UPZ Face of Curb ---PAGE BREAK--- 76 Sidewalk Light in Furniture/Landscape Zone Plan Accent Pavers Equal 5’ Concrete Curb or Banding Equal EQ. CL CLC FLZ 5’ FLZ BZ/PZ or UPZ BZ/PZ or UPZ EQ. Concrete Banding ---PAGE BREAK--- 77 Sidewalk Light in Furniture/Landscape Zone (Between Rain Gardens) Plan FLZ 8’ 8’ Equal CL Equal C Equal Accent Pavers Concrete Banding (Typ.) FLZ DZ UPZ DZ UPZ Equal ---PAGE BREAK--- 78 Roadway Lighting at Intersection with Signal Pole and Signal Cabinet Plan 6’ 4’ Accent Pavers Concrete Curb Locate Base of Roadway Light at Edge of Concrete Banding (Typ.) Signal Pole Concrete Signal Cabinet Pad Equal Equal Face of Curb CLC CLC ---PAGE BREAK--- 79 FURNISHINGS Backless Bench Manufacturer–Landscape Forms Model–Park Vue backless, 72” length, no arms, surface mounted Finish–Silver, powdercoated Litter and Recycling Receptacles Manufacturer–Landscape Forms Model–Chase Park 36-gallon side opening style with keyed door lock, surface mounted Finish–Silver, powdercoated Bench Manufacturer–Landscape Forms Model–Park Vue backed, 72” length, with or without arms, surface mounted Finish–Silver, powdercoated The furnishings and furnishing plans identiﬁ ed on the following pages are examples of acceptable materials and layouts. Developers may submit plans for City of Redmond approval that show other options with alternate locations. ---PAGE BREAK--- 80 Bicycle Rack Manufacturer–Landscape Forms Model–Bola, embed mount Finish–Silver, powdercoated Cafe Table Manufacturer–Landscape Forms Model–Park Centre 28” square, surface mount or freestanding Finish–Silver, powdercoated Cafe Chair Manufacturer–Landscape Forms Model–Park Centre, armless Finish–Silver, powdercoated ---PAGE BREAK--- 81 FURNISHINGS PLANS Retail Street (152nd Avenue NE) Litter Receptacle Bicycle Rack Benches Roadway and Sidewalk Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 82 Neighborhood Street (NE 151st Avenue) Litter Receptacle Bicycle Rack Benches Roadway and Sidewalk Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 83 Access Street Furniture locations may be adjusted or removed to accommodate driveway entries. Litter Receptacle Bicycle Rack Benches Roadway and Sidewalk Light Fixture D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e ---PAGE BREAK--- 84 Retail Street Neighborhood Street without Urban Pathway and Access Streets FURNISHINGS DETAILS Site Furnishings at Corners Benches to Face Buildings 1’ 1’ Min. C EQ. Trash Receptacle Bike Rack EQ. C 2’ Min. 5’ Min. 2’ Min. CLC 1’-8” CLC 2’ Min. 8” Min. 8” Benches to Face Corner Accent Pavers Face of Curb Face of Curb Accent Pavers Trash Receptacle Traffic Signal Fixture Landscape Rain Garden Planting Bed Landscape Planting Bed with Accent Trees Traffic Signal Fixture ---PAGE BREAK--- 85 Neighborhood Street with Urban Pathway 5’ Litter Receptacle Bike Rack 2’ 2’ 33” Face of Curb CL CL CLC 2’ CLC 1’ Landscape Planting Bed with Accent Trees Accent Pavers Traffic Signal Fixture Roadway Light ---PAGE BREAK--- 86 Single Bench Single Bench at Rain Garden Benches C 4” min Benches to Face Building Benches to Face Middle of Block Equal Equal 5’ Min. Clear for ADA Access Equal Equal CLC Equal Equal CLC Accent Pavers Concrete Curb or Banding Accent Pavers Concrete Banding ---PAGE BREAK--- 87 Bicycle Racks Single Rack Double Rack at Sidewalk Light Equal CLC Face of Curb Equal Equal CLC Equal Equal Equal CLC 5’ min 2’ min 2’ min Accent Pavers Concrete Curb or Banding Bicycle Rack Accent Pavers Concrete Curb or Banding Bicycle Rack ---PAGE BREAK--- 88 Bicycle Rack Mounting Litter and Recycling Receptacles Bench 6” 32 1/8” 26” 3” Dia. Typ. 42” 3” Diameter Holes, 6” Deep, Typical; Embed Mount Rack as per Manufacturer’s Specifications. Use Outdoor Anchoring Cement, such as Kwixset or Super Por-rok ---PAGE BREAK--- 89 LANDSCAPE MATERIALS Canopy Trees Acer platanoides ‘Crimson Sentry’—Crimson Sentry Norway Maple Acer rubrum ‘Bowhall’—Bowhall Red Maple Carpinus betulus ‘Frans Fontaine’—Frans Fontaine Hornbeam Ginkgo biloba ‘Princeton Sentry’—Princeton Sentry Ginkgo Liriodendron tulipifera ‘Fastigiatum’— Columnar Tulip Tree Zelkova serrulata ‘Village Green’—Village Green Zelkova Accent Trees Acer griseum—Paperbark Maple Acer palmatum—Japanese Maple (several varieties would be acceptable) Cercis canadensis—Eastern Redbud Halesia carolina—Silver Bell Magnolia grandiﬂ ora ‘Little Gem’—Little Gem Southern Magnolia Parrotia persica—Persian Parrotia ---PAGE BREAK--- 90 LANDSCAPE PLANS Retail Street (152nd Avenue NE) Shrubs and Groundcover Planting Beds Accent Trees Canopy Trees D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 77’-6” 26’ 77’-6” 26’ 77’-6” 26’ 77’-6” Varies 26’ 26’ Varies 26’ 26’ 26’ ---PAGE BREAK--- 91 Neighborhood Street (NE 151st Avenue) Shrubs and Groundcover Planting Beds Rain Gardens Canopy Trees D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 44’ 28’ 28’ 44’ 28’ 28’ 40’ 40’ 27’ Varies 28’ 28’ Varies 27’ 27’ 27’ 27’ 27’ ---PAGE BREAK--- 92 Canopy Trees Rain Gardens Access Street Canopy trees and corresponding tree wells with tree grates may be removed to accommodate driveway entries. D e v e l o p m e n t S i t e D e v e l o p m e n t S i t e 40’ 40’ 27’ 27’ 40’ 27’ 27’ 27’ 27’ 27’ 27’ 27’ 27’ 40’ Varies 27’ 27’ 27’ 27’ 27’ 27’ Varies ---PAGE BREAK--- 93 Neighborhood Street Sidewalk with Rain Garden Section Section Plan LANDSCAPE DETAILS 1’ 8’ 5’ FLZ DZ 6’ UPZ 20’ 7’-4” 7’-4” Stormwater Direction of Flow 4” Thick Concrete Splash Pad at Inlet 4” 15’ 1’ 18” 1’ 18” 1’ 1’ 1’ T.O.C.+10” T.O.C.+6” B.O.C.+0” T.O.C.+10” Face of Curb Rain Garden Planting Bed Concrete Raised Curb Stormwater Overflow with Grates UPZ FLZ DZ 6’ 1’ 1’ Varies Concrete Planter Wall 1/4” to 3/4” Washed Crushed Rock 6” Bench for Wall Construction (If Needed) 3/4” to 1-1/2” Open Graded Aggregate (When Required) 3” 4” Stormwater Facility Topsoil Check Dams May be Required Notch for Sidewalk Drainage, Location and Quantity as Necessary 16” Max. 18” Min. Notch 1”Lower than Sidewalk, Sloped to Facility ---PAGE BREAK--- 94 Trench/Drain Grates Manufacturer–Ironsmith Model–Market Street, size as required Finish–Cast aluminum, standard brush ﬁ nish Trench and Drain Grates Section Plan Drain Grate Trench Grate 12-3/4” 12-1/4” 12” 10-1/4” Face of Curb 24” 24” 12” 12” 36” 12” Equal Equal ---PAGE BREAK--- 95 Grated Tree Well with Structural Soil Section Plan 2 1/2” Min. Caliper CU-Structural Soil 95% Compaction Required Per City Standard Tree Grate 2’ Min. Tree Root Ball 4’ 5’ FLZ PZ 1/4” Minus Gravel Aggregate Undisturbed Subgrade Concrete Curb 8’ Face of Curb FLZ PZ Tree Grate Area of Structural Soil 5’ 6’ 8’ 12’ 6’ CLC ---PAGE BREAK--- 96 ROADWAY LANES Bike Lane (BL) A striped portion of the roadway located adjacent to the parking zone and/or curbside that is exclusively for bicycle use. Size: 7 feet Travel Lane (TL) A continuous zone for vehicle through-trafﬁ c; can be exclusive or combined with left or right turn movements; Travel lanes may also accommodate bicycle travel. Size: 10 to 11 feet Parking Lane (PL) Located adjacent to the curb, this zone is provided for parallel vehicle parking, loading, and drop-off. Size: 7 to 7.5 feet; stall length 20 to 22 feet PL BL TL Roadway lanes provide: Automobile, transit and bicycle movement within the Village street grid Curbside parking for short, and long term use Roadways are the area between curb faces and are comprised of functional lanes that deﬁ ne the use of the roadway for bike and auto through-travel and curbside parking. The diagrams below and on the following page deﬁ ne the function and arrangement of lanes within the roadway for standard sections of each street type. ---PAGE BREAK--- 97 Left Turn Lane (LTL) A lane designated exclusively for vehicles turning left, typically located in the center of a two-way street; length of lane will be determined by trafﬁ c analysis. Size: 10 to 11 feet LTL ---PAGE BREAK--- 98 48’ LTL PL TL TL PL 11’ 11’ 11’ 7’-6” 7’-6” Face of Curb ROADWAY PLANS RETAIL STREET Paving Plan Face of Curb Lanes TL PL TL 6’-6” 1’ 11’ 1’ 48’ 7’-6” 6’-6” 11’ 11’ 7’-6” LTL PL Asphalt Travel Lane Dark Gray Tinted Concrete Parking Lane, Rake Finish Concrete Banding (Typ.) Asphalt Left Turn Lane Expansion or Construction Joint (Typ.) Expansion or Construction Joint 26’ O.C. Max. Equal Equal Equal Scored Concrete (Typ.) Direction of Rake Finish Shown (Typ.) ---PAGE BREAK--- 99 PL TL BL PL BL TL 48’ 10’ 7’ 7’ 7’ 7’ 10’ Face of Curb Face of Curb Paving Plan NEIGHBORHOOD STREET Lanes TL PL TL 6’ 1’ 7’ 1’ 48’ 7’ 6’ 10’ 7’ 7’ BL PL 10’ 2’ 5’ 2’ 5’ BL Asphalt Travel Lane Asphalt Bike Lane Shy-Zone Striping on Asphalt Opposing Traffic Painted Stripe Per City Standard Bike Lane Stripe on Asphalt Concrete Banding (Typ.) Direction of Rake Finish Shown (Typ.) Dark Gray Tinted Concrete Parking Lane, Rake Finish Expansion or Construction Joint (Typ.) Scored Concrete (Typ.) Expansion or Construction Joint 27’ O.C. Max. Equal Equal Equal Expansion or Construction Joint 26’ O.C. Max. Equal Equal Equal ---PAGE BREAK--- 100 47’ LTL PL TL TL PL 11’ 11’ 11’ 7’ 7’ ACCESS STREET WITHOUT BIKE LANES Lanes Paving Plan Concrete Banding (Typ.) Expansion or Construction Joint (Typ.) Asphalt Travel Lane Asphalt Left Turn Lane TL PL TL 6’ 1’ 11’ 1’ 47’ 7’ 6’ 11’ 11’ 7’ LTL PL Dark Gray Tinted Concrete Parking Lane, Rake Finish Face of Curb Face of Curb Scored Concrete (Typ.) Direction of Rake Finish Shown (Typ.) Expansion or Construction Joint 27’ O.C. Max. Equal Equal Equal ---PAGE BREAK--- 101 TL BL PL BL TL 41’ 10’ 7’ 7’ 7’ 10’ Paving Plan ACCESS STREET WITH BIKE LANES Lanes Asphalt Travel Lane Asphalt Bike Lane TL BL 2’ 10’ 41’ 7’ 5’ 10’ 7’ TL BL 5’ 1’ 2’ Shy-Zone Striping on Asphalt Concrete Banding (Typ.) Expansion or Construction Joint (Typ.) Dark Gray Tinted Concrete Parking Lane, Rake Finish Expansion or Construction Joint 27’ O.C. Max. Equal Face of Curb Face of Curb 7’ PL 6’ Opposing Traffic Painted Stripe Per City Standard Scored Concrete (Typ.) Bike Lane Stripe on Asphalt Equal Equal ---PAGE BREAK--- 102 PROTECTED BIKEWAY AT CURB EXTENSION ROADWAY DETAILS Face of Curb Plan Dark Gray Tinted Concrete Protected Bikeway Concrete Curb Crosswalk Stenciled Bike Symbol- Per City of Redmond, Standard Detail 319 7’ 6’ 1’ PBZ TL Concrete Banding (Typ.) 2’ Min. Concrete Banding (Typ.) Slope Up to Sidewalk ---PAGE BREAK--- 103 PROTECTED BIKEWAY AT SIDEWALK Face of Curb Plan Concrete Banding (Typ.) Green Thermoplastic per City of Redmond Standards 6’ Stenciled Bike Symbol- Per City of Redmond, Standard Detail 319 Slope Down to Roadway 1’ 7’ 5’ 1’ Dark Gray Tinted Concrete Protected Bikeway Expansion or Construction Joint (Typ.) PBZ DZ FLZ ---PAGE BREAK--- 104 BIKE LANE ALONG CURB Face of Curb Plan Asphalt Bike Lane 7’ 4’-8” 20’ BL TL 5’ 2’ 8” 4” 1’-4” Concrete Curb Stenciled Bike Symbol- Per City of Redmond, Standard Detail 319 Epoxy, Thermoplastic Solid White Crosswalk 5’ Min. 45 ---PAGE BREAK--- 105 BIKE LANE ALONG PARKING LANE Face of Curb Plan Asphalt Bike Lane Concrete Banding (Typ.) Epoxy, Thermoplastic Solid White Concrete Curb Stenciled Bike Symbol- Per City of Redmond, Standard Detail 319 7’ 4’-4” BL TL 5’ 2’ 8” 4” 1’-8” 20’ 5’ Min. 45 ---PAGE BREAK--- 106 PROTECTED BIKEWAY AT BIKE BOX Face of Curb Plan 2’ 8” 49’ 14’ 13’-4” No-Parking Zone (Concrete) White Stop Bar Epoxy, thermoplastic Solid White Stenciled Bike Symbol Dark Gray Tinted Concrete Protected Bikeway PL 7’ TL 5’ PBZ 11’ Concrete Banding (Typ.) 6’ 7’ DZ 5’ Slope Down to Roadway WAIT HERE ONLY R 40’ R 40’ Green Thermoplastic per City of Redmond Standards Green Thermoplastic per City of Redmond Standards 11’ LTL 28’ Min. Equal CLC 18’-10” Equal 8” ---PAGE BREAK--- 107 BIKE LANE AT BIKE BOX Face of Curb Plan 2’ Shy-Zone Striping on Asphalt Stenciled Bike Symbol- Per City of Redmond, Standard Detail 319 2’ 8” 50’ 14’ 13’-4” WAIT HERE Equal CLC 17’-4” Equal 8” BL 7’ TL 7’ 10’ PL TL DZ 6’ White Stop Bar Epoxy, thermoplastic Solid White Stenciled Bike Symbol Asphalt Bike Lane Concrete Banding (Typ.) Thermoplastic Blue Premark 20/20 Flex 125 mil. Green Thermoplastic per City of Redmond Standards Epoxy, thermoplastic Solid White ---PAGE BREAK--- 108 WAIT HERE WAIT HERE CROSSWALKS AT INTERSECTIONS Plan Staggered Continental Crosswalks and Stop Bar Per City of Redmond, Standard Details 311B. (Sidewalk Line Should Be a Min. 14’) BZ PZ FLZ Align Crosswalks with the Combined- Building Zone (BZ), Pedestrian Zone (PZ) and Furniture Landscape Zone (FLZ); or Urban Pathway Zone (UPZ) and Furniture Landscape Zone (FLZ) 14’ Min. Asphalt (Typ.) ---PAGE BREAK--- 109 BIKE LANES AT INTERSECTIONS WAIT HERE WAIT HERE 7’ Min. 5’-8” 8” 8” Edge of Crosswalk to Travel Lane 3’ 8’ Green Thermoplastic per City of Redmond Standards 8” White Epoxy, Thermoplastic Applied to Asphalt Roadway Align With Bike Lane (Typ.) Mount Sign to Signal Pole Arm (Typ.) Align With Travel lane (Typ.) C CLC Mount Signs to Light Pole (Typ.) Mount Sign to Pole (Typ.) ---PAGE BREAK--- 110 Section PARKING LANE Dark Gray Tinted Concrete Parking Lane, Rake Finish 6” 2% Concrete Curb (Typ.) 2% PL TL/BL 6” Min. Asphalt Class A (Per City Standard) Asphalt Class E (Per City Standard) Compacted Aggregate Base 3/16” x 2” Premolded Longitudinal Joint Filler Full Length of Contact with Curb 7’ - 7’-6” ---PAGE BREAK--- IMPLEMENTATION STRATEGY ---PAGE BREAK--- ---PAGE BREAK--- 111 O V E R L A K E A C C ESS STRE E T Priority Projects The priority projects will stimulate Overlake Village investment and support development efforts over time. Priority projects will be constructed in a phased approach over time and will include both public and private funding and partnerships. Four priority projects have been identiﬁ ed for Overlake Village: Station Area Overlake Village Access Retail Street (152nd Avenue NE) North Village Park Other Projects The streets necessary to complete the Overlake Village grid will be privately funded and constructed by owners and developers of adjacent properties. 1. 2. 3. 4. OVERVIEW Key Overlake Village Access Retail Street North Village Park Station Area 1 3 2 Other Projects 4 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 112 OVERLAKE VILLAGE LRT STATION The Sound Transit light rail transit (LRT) station will be located parallel and adjacent to the SR-520 right-of-way between 151st and 152nd Avenues NE. The station is anticipated to be an integral component of Overlake Village. For this to occur, the design of the station should be developed in concert with the adjacent station area and 152nd Avenue NE retail street projects. Due to the planned schedule for construction of the EastLink corridor, many of the priority projects identiﬁ ed in this implementation strategy are likely to be constructed prior to, or concurrently with, the Overlake Village station. Sound Transit’s environmental analysis does not require or anticipate funding for acoustic separation between the station platform and SR-520 for the beneﬁ t of transit patrons. However, acoustic treatment in the vicinity of the station platform is recommended to create a comfortable and safe development environment that will attract near-by retail customers and residents. Acoustic treatments should be constructed by the public and/or private sector. Sound Transit should consider the following criteria in the design of the Overlake Village station: Locate platform at grade Provide side-loaded platforms Provide embedded trackway between 152nd Avenue NE and Overlake Access Street Provide enhanced weather protection over entire station platform that contributes to the desired station area ‘wow’ Provide access at each end of the station platform Locate development site for an approximately 5,000 sf bike station or retail pavilion adjacent to the pedestrian/bike bridge touchdown Integrate station design with SR-520 pedestrian/bicycle bridge design Provide public art as an integral element of the station’s design Coordinate all paving, lighting and furniture with the Station Area project design ---PAGE BREAK--- 113 O V E R L A K E A C C ESS STRE E T The Station Area project provides a gathering space at the station’s ‘front door’ and pedestrian, bicycle, and vehicular access to and from surrounding destinations. The project also incorporates a regional stormwater facility. Design Requirements The Station Area project is comprised of four components which should be designed as an integrated whole and closely coordinated with Sound Transit’s design work for the Overlake Village station. Plaza Plaza Street Stormwater Vault Pedestrian/Bicycle Bridge Design integration of these components will ensure that access to the station is seamless for all modes and will establish a uniﬁ ed identity with a consistent palette of design motifs, materials and furnishings, and public art. STATION AREA Key Plaza Plaza Street Pedestrian/Bicycle Bridge Stormwater Vault Sound Transit Station 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 114 Plaza The Plaza is Overlake Village’s central destination and the ‘front door’ for visitors arriving by light rail. The plaza should be an open, ﬂ at, paved surface surrounded by active storefront shops and restaurants. The Plaza should meet the following design criteria: Designed simply and elegantly without ﬁ xed elements, such raised stages and platforms, that may limit ﬂ exible use Accessible by trucks or other vehicles as required for event set-up or servicing Acts as a forecourt for the retail and commercial uses along the southern edge Serves as a space for sitting and viewing Accommodates pedestrian and bicycle movement Incorporates predominantly paved surfaces with minimal changes in elevation, steps or other barriers Accommodates ﬂ exible use and supports safety at all hours All paving, lighting and furniture is coordinated with the plaza street and station designs Accomodates maintenance access to the stormwater vault beneath the plaza Plaza Street The Plaza Street provides direct vehicle, bike, and pedestrian access to the station from 151st and 152nd Avenues NE and pedestrian access from the plaza. The plaza street should meet the following criteria: Curbless street designed for low vehicular speeds not exceeding 15 mph Two travel lanes Drop-off zones on alternating sides of the street along the station platform Pedestrian zones on both sides of the street Public art as an integral element of plaza street design Complete integration of paving materials and lighting with the plaza and station designs Stormwater Vault The plaza is collocated with a stormwater vault as part of a regional plan for controlling and treating rainwater funoff. SR-520 Pedestrian/Bicycle Bridge The pedestrian/bicycle bridge links the station and Overlake Village to the SR-520 bike path and other routes and uses north of SR-520. The pedestrian/bicycle bridge design should meet the following criteria: Primary access via a universally accessible pedestrian/bicycle ramp with a preferred sloped of 5% or less Elevators included only as an alternative means of access, due to maintenance and safety concerns North side bridge ramp touchdown is located to create direct visual and physical connections between the station platform and NE 31st Way Bridge ramp on the south side does not create physical or visual barriers between the retail street and the station platform ---PAGE BREAK--- 115 Phasing Station Area project components must be integrated into a single design. Funding and construction of the components may be phased as follows: Stormwater Vault Plaza Street SR-520 Pedestrian/Bicycle Bridge Plaza STATION AREA PROJECT COST ESTIMATE* PROJECT COMPONENT COST Plaza $2,900,000 Plaza Stormwater Vault $2,100,000 Plaza Street $3,300,000 Pedestrian/Bicycle Bridge $8,800,000 Right-of-Way (Station Area Projects) $10,200,000 Grand Total $27,300,000 * The following notes apply to this Table: Construction costs are estimated in 2015 dollars using 2% annual escalation and are rough order of magnitude estimates. Values listed for Construction include 42% added for permitting, engineering and construction management. Right-of-way costs are estimated in 2015 dollars using 5% annual escalation and assume land value only plus 5% markup for expenses. Pedestrian/bicycle bridge costs assume a skewed through truss bridge alternative with V-Stair south side landing. See Pedestrian/Bike Bridge memo in Appendix for more information. Costs for projects may be shared by City and others as construction is phased in over time. 1. 2. 3. 4. ---PAGE BREAK--- 116 O V E R L A K E A C C ESS STRE E T OVERLAKE VILLAGE ACCESS The Overlake Village Access project is intended to relieve congestion along 148th Avenue NE between SR-520 and NE 24th Street. It provides direct eastbound motor- vehicle access from SR-520 to Overlake Village and adjacent employment destinations. Design Requirements The project is comprised of three segments. Overlake Village Access Ramp A one-way ramp provides a direct link from SR-520 under 148th Avenue NE to NE 26th Street. A roundabout may be located at the intersection of the Overlake Village access ramp and NE 26th Street. The access ramp design should meet the following criteria: Ensure roundabout design minimizes impacts to the parcel north of NE 26th Street Provide a 12-ft. urban pathway on the south side of the right-of-way between NE 26th Street and 148th Avenue NE Key Overlake Village Access 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 117 Overlake Village Access Street Between NE 26th Street and NE 28th Street, the access street links to the street grid with two-way vehicular travel. The design of the Overlake Village Access Street must meet the speciﬁ cations identiﬁ ed in the Streetscape Requirements chapter of the Overlake Village Street Design Guidelines. NE 28th Street NE 28th Street is included in the Overlake Village Access project to complete the connection between SR-520 and 152nd Avenue NE and to provide access to destinations north and east of Overlake Village. The design of NE 28th Street must meet the speciﬁ cations identiﬁ ed for this street in the Streetscape Requirements chapter of the Overlake Village Street Design Guidelines. Phasing The Overlake Village Access project may be phased. A minimal width roadway connecting eastbound SR-520 to 152nd Avenue NE will likely be constructed first. The full-build roadway will be phased in as development occurs. OVERLAKE VILLAGE ACCESS PROJECT COST ESTIMATE* PROJECT COMPONENT COST NE 28th Street $2,700,000 Overlake Village Access Street $2,900,000 Overlake Village Access Ramp $29,700,000 Right-of-Way (Overlake Village Access Projects) $26,100,000 Grand Total $61,400,000 * The following notes apply to this Table: Construction costs are estimated in 2015 dollars using 2% annual escalation and are rough order of magnitude estimates. Values listed for Construction include 42% added for permitting, engineering and construction management. Right-of-way costs are estimated in 2015 dollars using 5% annual escalation and include property and building values, building restorations, relocations, temporary use, parking impacts and general expenses. Overlake Access Ramp costs assume a roundabout at NE 26th St. Costs for projects may be shared by City and others as construction is phased in over time. 1. 2. 3. 4. ---PAGE BREAK--- 118 O V E R L A K E A C C ESS STRE E T Overlake Access Street Retail Street North Village Park Pedestrian/Bicycle Bridge and Plaza RETAIL STREET (152ND AVENUE NE) The Retail Street—152nd Avenue NE—is Overlake Village’s signature ‘outdoor room,’ its active 18-hour heart and the focus for Overlake Village development. Ground-ﬂ oor street-oriented retail, including restaurant, entertainment, and other retail uses, will enclose and animate the street and attract people on a daily and weekly basis. The pedestrian environment includes wide sidewalks and some seating areas for viewing and resting. Protected bikeways are separated from auto trafﬁ c by parked cars and landscaping, providing an attractive and comfortable environment for riders of all skill levels. Automobiles are adequately accommodated to ensure drive-by exposure and convenient curbside parking for retailers. Design Requirements The design of 152nd Avenue NE must meet the speciﬁ cations identiﬁ ed for this street in the Streetscape Requirements chapter of the Overlake Village Street Design Guidelines. Key Retail Street 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 119 Phasing Design reﬁ nement and funding for the Retail Street project should be coordinated for all project segments. Ideally, 152nd Avenue NE between SR-520 and NE 24th Street should be constructed as one project. If required by funding availability or other constraints, construction may be phased. RETAIL STREET PROJECT COST ESTIMATE* PROJECT COMPONENT COST Station/Plaza Segment $3,000,000 NE 28th to NE 27th Street Segment $4,300,000 North Village Park Segment $900,000 NE 26th to NE 24th Street Segment $4,900,000 Right-of-Way (Retail Street Projects) $8,000,000 Grand Total $21,100,000 * The following notes apply to this Table: Construction costs are estimated in 2015 dollars using 2% annual escalation and are rough order of magnitude estimates. Values listed for Construction include 42% added for permitting, engineering and construction management. Right-of-way costs are estimated in 2015 dollars using 5% annual escalation and assume land value only plus 5% markup for expenses. North Village Park Segment costs only include street improvements for the east half of 152nd Ave NE. Costs for projects may be shared by City and others as construction is phased in over time. 1. 2. 3. 4. ---PAGE BREAK--- 120 O V E R L A K E A C C ESS STRE E T NORTH VILLAGE PARK/STORMWATER VAULT North Village Park is envisioned as a vibrant urban public space green amenity ﬂ anked by the urban pathway and surrounded by ground-ﬂ oor retail activity. Design Requirements The North Village Park project is comprised of three components. North Village Park A combination of paved and green space, the park will accommodate both large civic festivals and fairs and small intimate gatherings. Stormwater Vault The park is collocated with a stormwater vault as part of the regional plan for controlling and treating rainwater runoff. Park-Adjacent Streets Design of the streets adjacent to the park—NE 26th and 27th Streets and 151st Avenue NE— must meet the speciﬁ cations identiﬁ ed for these blocks in the Streetscape Requirements chapter of the Overlake Village Street Design Guidelines. Key North Village Park Park-Adjacent Streets Stormwater Vault 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 121 Phasing Design reﬁ nement and funding for the North Village Park project should be coordinated for all project components. Construction may be phased as follows: Stormwater vault and adjacent steet blocks on NE 27th Street, NE 26th Street and 151st Avenue NE North Village Park and west half of adjacent street block on 152nd Avenue NE NORTH VILLAGE PARK/STORMWATER VAULT COST ESTIMATE* PROJECT COMPONENT COST * The following notes apply to this Table: Construction costs are estimated in 2015 dollars using 2% annual escalation and are rough order of magnitude estimates. Values listed for Construction include 42% added for permitting, engineering and construction management. Right-of-way costs are estimated in 2015 dollars using 5% annual escalation and assume land value only plus 5% markup for expenses. North Village Park costs include street improvements for the west half of the adjacent street block on 152nd Ave NE. Costs for projects may be shared by City and others as construction is phased in over time. 1. 2. 3. 4. Park Stormwater Vault $10,100,000 151st–NE 26th to NE 27th Segment $3,300,000 NE 26th–151st NE to 152nd NE Segment $1,900,000 NE 27th–151st NE to 152nd NE Segment $1,900,000 152nd–NE 26th to NE 27th Segment $900,000 North Village Park $4,300,000 Right-of-Way (Overlake Village Access Projects) $19,700,000 Grand Total $42,100,000 ---PAGE BREAK--- 122 O V E R L A K E A C C ESS STRE E T Key STREET GRID Build-out of the street grid will complete the networks for pedestrian, bicycle and vehicular circulation. Design Requirements Design of the streets needed to complete the grid must meet the speciﬁ cations identiﬁ ed for these blocks in the Streetscape Requirements chapter of the Overlake Village Street Design Guidelines. Phasing Completion of the Overlake Village street grid will require construction of the following additional street segments: 151st Avenue NE 150th Avenue NE NE 26th Street NE 27th Street These streets will be funded and constructed by private developers or property owners. 150th Avenue NE NE 26th Street NE 27th Street 151st Avenue NE 1/ 4 mi le (5 m in . wa lk) NE 24TH STREET NE 26TH STREET NE 27TH STREET NE 28TH STREET 152ND AVE NE 151ST AVE NE 150TH AVE NE 148TH AVE NE GROUP HEALTH SR-520 NORTH VILLAGE PARK PLAZA STREET PLAZA PARK ON GROUP HEALTH SITE ---PAGE BREAK--- 123 CONSTRUCTION SCHEDULE 2015 2018 2021 2024 Station Area Overlake Village Access North Village Park/Stormwater Vault Retail Street Street Grid 2027 2030 Key Higher Level Certainty Lower Level Certainty ---PAGE BREAK--- 124 MANAGEMENT AND FUNDING MANAGING IMPLEMENTATION Implementation of this plan will require focused, coordinated efforts by the public and private sectors over the coming years. Plan success depends upon establishing implementation momentum. City of Redmond The City of Redmond will be responsible for coordinating planning, design, funding and construction of priority projects, including stormwater and parks facilities. Sound Transit Sound Transit will coordinate with the City on design, construction, funding and management of the Overlake Village Station. Property Owners and Business Owners Property owners and business owners will coordinate with the City on development of private projects that support the Overlake Village vision. FUNDING IMPLEMENTATION Public investment in infrastructure and open space will be necessary to establish the private investment environment within Overlake Village. The area currently lacks fundamental components of a vibrant district such as a public open space and pedestrian-friendly streets. Therefore, the Implementation Strategy suggests focusing on the priority projects as the initial step required to stimulate adjacent private development. Public Investment Tools Funding of Overlake Village priority projects will likely come from various sources and may include: General obligation bonds Local improvement district General Fund Capital Improvement Plan (CIP) Partnerships with local businesses and property owners Partnerships with local and regional agencies such as Sound Transit, WSDOT, King County Metro, PSRC Developer contributions through regional stormwater facilities plan Additional funding from other sources should be explored and may include Federal funding such as USDOT’s future TIGER Grants and HUD’s Community Planning Grants. The Washington State Department of Ecology provides stormwater retroﬁ t grants that may help to fund stormwater improvements. ---PAGE BREAK--- APPENDIX ---PAGE BREAK--- 126 The plaza at the Sound Transit station is Overlake Village’s ‘front door’. This open and ﬂ exible paved area engages visitors and residents arriving by light rail. The public plaza is surrounded by active storefront shops and restaurants and will result in an active, animated and safe station environment. Requirements for the design of the plaza are outlined in the Implementation chapter. PLAZA ---PAGE BREAK--- 127 ROUNDABOUT A roundabout concept design has been developed as part of an ongoing study to investigate the operational feasibility of constructing a modiﬁ cation to the 148th Avenue NE interchange on SR-520. The roundabout would help enhance mobility within Overlake Village by effectively distributing eastbound off-ramp traffic at 148th Ave NE to the proposed Overlake Village street grid. It would also help effectively distribute eastbound off-ramp trafﬁ c to destinations further to the east. ---PAGE BREAK--- 128 PEDESTRIAN/BICYCLE BRIDGE The concept of a pedestrian and bicycle bridge linking the planned Sound Transit station with employment uses to the north of SR-520 was developed during the charette held for this project. Three options for the alignment of the pedestrian/bicycle bridge and locations of the bridge touchdowns north and south of SR-520 were developed. These three options are identiﬁ ed to the right. Technical analysis of the pedestrian/bicycle bridge has also been performed and is included on the following pages. Final design of the bridge should meet the design considerations identified in the Implementation Strategy chapter. Charette Concept E This highly-rated concept from the public charette identiﬁ es a pedestrian bicycle bridge crossing SR-520 from 151st Avenue NE. P e d / Bi k e B ri d g e O p t i o n Overlake Village Station Honeywell Microsoft NE 31ST CIR. NE 31ST WAY 520 BIKE TRAIL HIGHWAY 520 Ped/Bike Bridge Option Ped/Bike Bridge Option nts within of-Way Station Plaza/Park (2.31 acres) Curbless Street Ped/Bike Ramp Option Ped/Bike Ramp Option MIN. PED/BIKE TO 148TH AVE NE Ped/Bike Bridge Option A BC Alignment Options Three options for the alignment of the pedestrian/bicycle bridge were developed during the design process. SR-520 PLAZA 152ND AVE NE 151ST AVE NE ---PAGE BREAK--- 129 ---PAGE BREAK--- 130 ---PAGE BREAK--- 131 ---PAGE BREAK--- 132 ---PAGE BREAK--- 133 ---PAGE BREAK--- 134 ---PAGE BREAK--- 135 ---PAGE BREAK--- 136 ---PAGE BREAK--- 137 ---PAGE BREAK--- 138 ---PAGE BREAK--- 139 ---PAGE BREAK--- 140 ---PAGE BREAK--- 141 ---PAGE BREAK--- 142 ---PAGE BREAK--- 143 ---PAGE BREAK--- 144 ---PAGE BREAK--- 145 ---PAGE BREAK--- 146 ---PAGE BREAK--- 147 ---PAGE BREAK--- 148 ---PAGE BREAK--- 149 ---PAGE BREAK--- 150 ---PAGE BREAK--- 151

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