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17611 NE 70TH STREET - REDMOND, WA DESIGN REVIEW MEETING #LAND-2018-00868 FEBRUARY 21, 2019 LMC MARYMOOR ---PAGE BREAK--- ARCHITECT Encore Architects 1402 3rd Avenue, Suite 1000 Seattle, WA 98101 Contact: Bryan Bellissimo, Principal [EMAIL REDACTED] [PHONE REDACTED] LANDSCAPE ARCHITECT Weisman Design Group 2329 E Madison Street Seattle, WA 98112 Contact: Andy Rasmussen, Principal [EMAIL REDACTED] [PHONE REDACTED] DEVELOPER Lennar Multifamily Communities, LLC 325 Fourth Ave., Suite 1300 Seattle, WA 98101 Contact: Brad Reisinger [EMAIL REDACTED] [PHONE REDACTED] I TEAM CIVIL ENGINEER KPFF 1601 Fifth Avenue, Suite 1600 Seattle, WA 98101 Contact: Jeremy Febus [EMAIL REDACTED] [PHONE REDACTED] TRANSPORTATION ENGINEER TENW 11400 SE 8th Street, Suite 200 Bellevue, WA 98004 Contact: Amy Wasserman [EMAIL REDACTED] [PHONE REDACTED] ART INTEGRATION CONSULTANT Nine dot Arts 3734 Osage Street Denver, CO 80211 Contact: Molly Casey [EMAIL REDACTED] [PHONE REDACTED] I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 2 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 3 GOALS Establish a Marymoor Park presence -Create an eclectic, yet strong, architectural language that relies on contextual responses to drive design concepts -Create an urban gateway that enhances and emphasizes urban pedestrian and bicycle connections to bolster positive community enhancements. Make an entire community -Provide cross-pollination of building amenities to encourage interaction and activity that creates a safe and secure urban neighborhood. -Create unique courtyard spaces to respond to a variety of user desires and needs. -Create multiple connections to existing and planned networks to leverage public investment. KEY ZONING GUIDELINES & DESIGN INTENT Provide a walkable area that develops in a way that leverages investment in light rail and supports Bear Creek, Lake Sammamish, and Redmond’s drinking water aquifer. Provide opportunities for transit-oriented housing, services and employment at and near the planned light rail station Provide multi-family living opportunities, enhanced by proximity to a regional park and trail Provide for a street grid that enhances the walkability and connectivity of Redmond I PROJECT GOALS ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 4 “Council members directed that new development and design standards reflect the proximity to Marymoor Park and allow for eclectic, creative design with the objective to avoid repetition and sameness and to encourage flexibility and innovation.” Kim Deitz City of Redmond Long-range Planner / Marymoor Village Project Coordinator ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 5 NORTH BUILDING “The Gateway” ---PAGE BREAK--- I MATERIAL PALETTE A E B A B C D E F D F C Z-PROFILE METAL PANEL Z-PROFILE METAL PANEL - DARK BRONZE PAINTED FIBER CEMENT PANEL BRICK - REDONDO GREY CONCRETE ART; TBD I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 6 ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 7 8 5 5 AXONOMETRIC VIEW FROM NE AXONOMETRIC VIEW FROM SW N N 1 9 1 3 2 2 6 7 1 1 5 2 6 8 7 5 4 7 3 1 2 3 4 5 6 7 8 9 10 Brick Veneer Corrugated Metal Panel Painted Fiber Cement Panel Primary Resident Entrance Mural Location (by artist) Perforated Metal Mechanical Screen Glass & Aluminum Storefront Steel Canopy Glass & Aluminum Guardrail White Perforated Metal Guardrail 10 10 ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 8 3 5 1 6 9 AXONOMETRIC VIEW FROM SE AXONOMETRIC VIEW FROM NW N N 5 2 1 1 8 5 5 5 1 4 7 8 9 6 2 3 1 2 3 4 5 6 7 8 9 10 Brick Veneer Corrugated Metal Panel Painted Fiber Cement Panel Primary Resident Entrance Mural Location (by artist) Perforated Metal Mechanical Screen Glass & Aluminum Storefront Steel Canopy Glass & Aluminum Guardrail White Perforated Metal Guardrail 10 10 ---PAGE BREAK--- I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 9 PREVIOUS VIEW FROM NE CORNER - JANUARY 17, 2019 The art should have a more distinct and prominent termination at the parapet level ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 10 ---PAGE BREAK--- I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 11 PREVIOUS VIEW FROM SW - JANUARY 17, 2019 Look at integrating the artwork down to the ground level ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 12 ---PAGE BREAK--- PREVIOUS VIEW FROM NE CORNER - JANUARY 17, 2019 Murals parapet should be at a different height as metal panel walls Modify camera angle to include entire north facade I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 13 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 14 ---PAGE BREAK--- PREVIOUS VIEW FROM NE CORNER - JANUARY 17, 2019 Windows at murals should be black so they do not call attention away from art I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 15 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 16 ---PAGE BREAK--- ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 18 WEST BUILDING “The Urban Edge” ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 19 I MATERIAL PALETTE A E F G B HORIZONTAL LAP SIDING - WHITE FIBER CEMENT PANEL - WARM GREY METAL PANEL CERACLAD “RUSTIC SERIES” - CARAMEL BRICK - TUMBLED USED CLASSIC USED PATTERNED BALCONY BY ARTIST CONCRETE GREEN WALL A B C D E F G H C D H ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 20 10 1 2 3 4 5 6 7 8 9 10 11 Brick Veneer Wood Finish Siding Painted Fiber Cement Panel Primary Resident Entrance Mural Location By Artist (yellow dash) Perforated Metal Mechanical Screen Glass & Aluminum Storefront Steel Canopy Balcony (by artist) Painted Fiber Cement Siding Green Screen w/ Vegetation AXONOMETRIC VIEW FROM NE AXONOMETRIC VIEW FROM SW N N 1 2 7 11 3 4 1 2 10 3 3 9 6 1 10 2 3 7 8 10 3 3 2 5 ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 21 AXONOMETRIC VIEW FROM SE AXONOMETRIC VIEW FROM NW N N 1 1 2 3 4 5 6 7 8 9 10 11 2 3 7 8 9 3 5 10 6 3 11 1 1 7 8 9 2 Brick Veneer Wood Finish Siding Painted Fiber Cement Panel Primary Resident Entrance Mural Location By Artist (yellow dash) Perforated Metal Mechanical Screen Glass & Aluminum Storefront Steel Canopy Balcony (by artist) Painted Fiber Cement Siding Green Screen w/ Vegetation ---PAGE BREAK--- I AXONOMETRIC VIEWS AXONOMETRIC VIEW - COURTYARD FACING WEST AXONOMETRIC VIEW - COURYARD FACING EAST N N 1 2 3 4 5 6 7 8 9 10 11 Brick Veneer Wood Finish Siding Painted Fiber Cement Panel Primary Resident Entrance Mural Location (by artist) Perforated Metal Mechanical Screen Glass & Aluminum Storefront Steel Canopy Balcony (by artist) Painted Fiber Cement Siding Green Screen w/ Vegetation I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 22 3 10 9 3 10 9 ---PAGE BREAK--- I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 23 PREVIOUS VIEW FROM SW CORNER - DECEMBER 20, 2018 SW corner should be less a continuation of grey and white panels differentiate itself South facade is too muted and two-toned ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 24 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 25 EAST BUILDING “The Garden Crossing” ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 26 A E B I MATERIAL PALETTE STANDING SEAM METAL PANEL FIBER CEMENT PANEL - DARK GREY FIBER CEMENT PANEL PAINTED - WHITE FIBER CEMENT PANEL PAINTED - GREEN DARK IRON SPOT BRICK CERACLAD “RUSTIC SERIES” - COFFEE A B C D E F C D F ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 27 1 2 3 1 4 5 7 6 6 6 6 1 6 6 7 5 6 6 7 1 6 1 2 3 4 5 6 7 8 Brick Veneer Garage Entrance Live Work Entrance Main Building Entrance Standing Seam Metal Panel Painted Fiber Cement Panel Wood Finish Siding Perforated Metal Mechanical Screen AXONOMETRIC VIEW FROM NE AXONOMETRIC VIEW FROM SW N N 8 8 ---PAGE BREAK--- I AXONOMETRIC VIEWS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 28 N AXONOMETRIC VIEW FROM SE AXONOMETRIC VIEW FROM NW 1 4 1 3 1 6 7 5 N 6 6 6 1 7 5 1 2 3 4 5 6 7 8 Brick Veneer Garage Entrance Live Work Entrance Main Building Entrance Standing Seam Metal Panel Painted Fiber Cement Panel Wood Finish Siding Perforated Metal Mechanical Screen 8 8 ---PAGE BREAK--- I REVIEW BOARD COMMENTS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 29 PREVIOUS VIEW FROM SOUTH TRAIL CONNECTOR - DECEMBER 20, 2018 Ground level need more weight, durability, and texture and should not be fiber cement panel ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 30 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 31 PREVIOUS VIEW FROM SE CORNER - DECEMBER 20, 2018 Courtyard palette is too bland and muted and lacks the vibrance of the public facing facades The metal panel color is too similar to the north building and should be more different SE corner is too blank and one-dimensional I REVIEW BOARD COMMENTS ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 32 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 33 PREVIOUS VIEW FROM SE CORNER - DECEMBER 20, 2018 CURRENT DESIGN ---PAGE BREAK--- LANDSCAPE DESIGN I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 34 ---PAGE BREAK--- NORTH-SOUTH TRAIL CONNECTOR NE 69TH ST (PRIVATE) EAST LAKE SAMMAMISH TRAIL CONNECTION BIKE AMENITIES RETAIL SEATING COMMUNITY GARDEN LIVEWORK ENTRY STOOPS PRIVATE RESIDENTIAL AMENITY SPACE CHILDCARE PLAY AREA DOG RUN SECTION A SECTION B SECTION C SECTION D 1 I LANDSCAPE - OVERALL STREET LEVEL PLAN 2 3 4 5 6 7 8 9 10 1 2 3 3 4 4 5 5 6 6 7 7 8 8 9 9 10 A D B C 80’ 40’ 0’ 160’ NE 70TH ST. NE 68TH ST. 176TH AVE NE EAST LAKE SAMMAMISH TRAIL I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 35 ---PAGE BREAK--- SUSPENDED ART PIECE PROMENADE ACCENT PAVING I LANDSCAPE - STREETSCAPE AND PROMENADE RETAIL SEATING SEATING STEPS COMMUNITY GARDEN LIGHTING 1 2 3 4 5 6 1 2 3 3 4 5 4 4 4 4 6 6 6 40’ 20’ 0’ 80’ 176TH AVE NE EAST LAKE SAMMAMISH TRAIL NE 70TH ST. I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 36 ---PAGE BREAK--- I LANDSCAPE - BIKE AMENITIES BIKE RACKS BIKE REPAIR STATION TRAIL CONNECTIONS 1 2 3 1 1 2 2 3 BENCH SEATING 4 20’ 10’ 0’ 40’ EAST LAKE SAMMAMISH TRAIL 4 1 4 I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 37 ---PAGE BREAK--- I LANDSCAPE - POOL LOUNGE POOL AND SUN DECK LOUNGE SEATING AND FIRE PIT ACTIVITY LAWN 3 GRILL ISLAND AND DINING 4 4 4 2 1 1 1 1 1 2 2 3 2 20’ 10’ 0’ 40’ I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 38 ---PAGE BREAK--- COMMUNITY GARDEN CHILDCARE PLAY AREA DOG PLAY AREA COURTYARD SPACE I LANDSCAPE - EAST COURTYARD AND SOUTH TRAIL CONNECTOR 1 2 3 4 1 3 2 4 20’ 10’ 0’ 40’ EAST LAKE SAMMAMISH TRAIL NE 68TH ST. I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 39 ---PAGE BREAK--- I LANDSCAPE - NORTH-SOUTH TRAIL CONNECTOR BIORETENTION PLANTING LIVE/WORK ENTRIES 2 CHILDCARE PLAY AREA 3 1 SEATING AREAS 4 1 2 2 3 4 4 20’ 10’ 0’ 40’ NE 68TH ST. I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 40 ---PAGE BREAK--- I LANDSCAPE - NORTH BUILDING TERRACE PRIVATE PATIOS 1 GREEN ROOF AND DECKING 2 1 1 1 2 20’ 10’ 0’ 40’ 2 I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 41 ---PAGE BREAK--- BIORETENTION PLANTING STORMWATER RUNNEL FEATURE 2 RAISED PLANTERS 3 1 PRIVATE PATIOS WITH SCREENS 4 I LANDSCAPE - WEST BUILDING COURTYARD 1 2 2 3 3 4 4 4 20’ 10’ 0’ 40’ 4 4 4 I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 42 ---PAGE BREAK--- TABLES AND CHAIRS 1 FIRE PIT LOUNGE 3 I LANDSCAPE - WEST BUILDING UPPER TERRACE STRING LIGHTS 2 GRILL ISLAND AND DINING 4 20’ 10’ 0’ 40’ 1 1 1 2 3 3 4 I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 43 ---PAGE BREAK--- STREET FRONTAGE BIORETENTION PLANTING PROMENADE PLANTING POOL PLANTING AREA NORTH-SOUTH TRAIL CONNECTION PLANTING PLAYGROUND PLANTING COURTYARD PLANTING I LANDSCAPE - PLANTING DESIGN - OVERALL PLANT ZONES 80’ 40’ 0’ 160’ NE 70TH ST. NE 68TH ST. 176TH AVE NE EAST LAKE SAMMAMISH TRAIL I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 44 ---PAGE BREAK--- Hebe X ‘Red Edge’ Rudbeckia fulgida sullivantii ‘Goldsturm’ Carex testacea Spiraea betulifolia ‘Tor’ HEBE BLACK-EYED SUSAN NEW ZEALAND SEDGE BIRCHLEAF SPIREA STREET FRONTAGE • SPECIES CHOSEN FOR THE STREET MIX ARE LOW GROWING, HARDY, DROUGHT TOLERANT, AND PROVIDE VISUAL AND SEASONAL INTEREST • STREET TREE SPECIES AND SPACING PER REDMOND CODE AND WILL BE COORDINATED WITH CITY ARBORIST BIORETENTION • PLANTS APPROPRIATE FOR PROLONGED PERIODS OF SATURATION AND NATIVE TO THE PACIFIC NORTHWEST ENCOMPASS THE BIORETENTION MIX • QUAKING ASPENS PROVIDE TEXTURAL, SEASONAL, AND ARCHITECTURAL INTEREST Ulmus X ‘Frontier’ FRONTIER ELM Cornus stolonifera ‘Kelseyi’ KELSEY DOGWOOD Populus tremuloides Cornus sericea ‘Midwinter Fire’ Iris douglansiana ‘Pacific Coast Hybrids’ albus Juncus patens ‘Elk Blue’ QUAKING ASPEN MIDWINTER FIRE DOGWOOD PCH IRIS SNOWBERRY SPREADING RUSH Cornus stolonifera ‘Kelseyi’ KELSEY DOGWOOD I LANDSCAPE - PLANTING DESIGN I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 45 ---PAGE BREAK--- Hydrangea quercifolia ‘Snow Queen’ Perovskia atriplicifolia ‘Little Spire’ Miscanthus sinensis ‘Adagio’ SNOW QUEEN OAKLEAF HYDRANGEA LITTLE SPIRE RUSSIAN SAGE ADAGIO EULALIA GRASS Viburnum davidii DAVID VIBURNUM Euphorbia characias wulfenii ‘John Tomlinson’ JOHN TOMLINSON SPURGE Nasella tenuissima MEXICAN FEATHER GRASS Hebe X ‘Red Edge’ japonicum Euphorbia characias wulfenii ‘John Tomlinson’ Helictotrichon sempervirens Rudbeckia fulgida sullivantii ‘Goldsturm’ Achillea millefolium ‘Moonshine’ HEBE KATSURA TREE JOHN TOMLINSON SPURGE BLUE OAT GRASS BLACK-EYED SUSAN YARROW I LANDSCAPE - PLANTING DESIGN PROMENADE • THE ALLEE OF KATSURA TREES LINING THE PROMENADE CREATES A SENSE OF ARRIVAL • A BRIGHT MIX OF PERENNIALS, GRASSES, AND EVERGREENS PROVIDE YEAR-ROUND INTEREST POOL • A VARIETY OF PERENNIALS, GRASSES, AND EVERGREEN SHRUBS • PROVIDES TEXTURAL INTEREST AND A LUSH BACKDROP TO THE POOL, LOUNGE AND AMENITY AREAS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 46 ---PAGE BREAK--- Stewartia pseudocamellia Dryopteris Lonicera pileata Rhododendron X ‘Glacier’ JAPANESE STEWARTIA AUTUMN FERN PRIVET HONEYSUCKLE GLACIER RHODODENDRON Hakonechloa macra ‘Aureola’ GOLDEN VARIEGATED HAKONECHLOA Heuchera X ‘Plum Pudding’ CORAL BELLS Syringa x persica Mentha spicata Echinacea purpurea Rosmarinus o. ‘Tuscan Blue’ PERSIAN LILAC SPEARMINT PURPLE CONEFLOWER TUSCAN BLUE ROSEMARY Cistus x hybridus WHITE ROCKROSE Cornus stolonifera ‘Kelseyi’ KELSEY DOGWOOD I LANDSCAPE - PLANTING DESIGN NORTH-SOUTH TRAIL CONNECTOR • PLANTS WERE CHOSEN TO SOFTEN AND PROVIDE A LOWER PEDESTRIAN SCALE IN THE NORTH-SOUTH TRAIL CONNECTOR • JAPANESE STEWARTIA TREE PROVIDES COLOR AND SCULPTURAL INTEREST • LUSH VARIETY OF PLANTS WITH SEASONAL INTEREST THAT ARE HARDY IN BOTH DEEP SHADE AND PARTIAL SUN PLAYGROUND • PLANTS CHOSEN FOR THE PLAYGROUND PROVIDE A NUMBER OF EXPERIENTIAL AND EDUCATIONAL OPPORTUNITIES FOR CHILDREN, INCLUDING BUTTERFLY GARDENS, EDIBLE GARDENS, AND GARDENS WITH SEASONAL INTEREST. • PLANTS ARE NOT ONLY NORTHWEST ADAPTIVE OR NATIVE, BUT ALSO NON-TOXIC FOR CHILDREN I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 47 ---PAGE BREAK--- Acer palmatum Fatsia Japonica Epimedium X rubrum Hakonechloa macra ‘Aureola’ Miscanthus sinensis ‘Little Kitten’ Polystichum Munitum JAPANESE MAPLE JAPANESE FATSIA RED BARRENWORT GOLDEN VARIEGATED HAKONECHLOA LITTLE KITTEN EULALIA GRASS WESTERN SWORD FERN COURTYARD • JAPANESE MAPLE SPECIMENS TO PROVIDE SCULPTURAL INTEREST IN COURTYARD SPACES. • FULL AND LUSH PLANTINGS WITH A MIX OF EVERGREEN BROADLEAF SHRUS AND BRIGHT ORNAMENTAL GRASSES TO PROVIDE A VARIETY OF TEXTURES AND INTEREST. I LANDSCAPE - PLANTING DESIGN I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 48 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 49 APPENDIX REFERENCE INFORMATION ---PAGE BREAK--- ARCHITECTURAL PLANS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 50 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 51 POOL EQUIP GENERATOR MDF NORTH WATER RM GREASE TRASH-W1 LOBBY-W1 LOBBY-E1 TRASH-E1 BIKE PARKING BIKE PARKING BIKE PARKING VAULT CRAWL SPACE GREASE BIKE PARKING TRASH-W2 CONTROL RM WEST WATER RM MDF 0 5' 10' 20' 40' BIKE PARKING TRASH-N1 TRASH-N2 EAST WATER RM SWIMMING POOL HOT TUB TEMPORARY EGRESS STORAGE STORAGE MDF RAMP UP RAMP UP STORAGE STORAGE ELEV-E1 STAIR-EA ELEV-W1 LOBBY-W2 ELEV-W2 STAIR-WA LOBBY-E2 ELEV-E2 STAIR-EB STORAGE STORAGE BIKE PARKING STAIR-NA ELEV-N1 LOBBY-N1 I FLOOR PLAN - P1 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 52 I FLOOR PLAN - LEVEL 1 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 53 I SITE CIRCULATION DIAGRAM 80’ 40’ 20’ 10’ LEGEND VEHICULAR BICYCLE PEDESTRIAN BUILDING ENTRY ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 54 80’ 40’ 20’ 10’ I PUBLIC VS. PRIVATE DIAGRAM LEGEND PRIVATE USE PUBLIC USE PRIVATE OUTDOOR USE ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 55 I FLOOR PLAN - WEST BUILDING MEZZANINE PARKING AREA BIKE STOR LOBBY MEZZANINE STORAGE RETAIL MEZZANINE RAMP DOWN OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 0 5' 10' 20' 40' OPEN TO BELOW STORAGE ELEV-W1 STORAGE STAIR ELEV-W2 VEST STAIR ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 56 I FLOOR PLAN - LEVEL 2 (3-5 SIM) ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 57 I FLOOR PLAN - LEVEL 6 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 58 PRECEDENT IMAGES ---PAGE BREAK--- I NORTH BUILDING PRECEDENT IMAGES DARK METAL COLOR V-PROFILE METAL CLADDING V-PROFILE METAL CLADDING DEPTH AT GLAZING DARK METAL COLOR ROUNDED METAL CORNERS EXPOSED FASTENERS I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 59 ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 60 I WEST BUILDING PRECEDENT IMAGES WHITE LAP SIDING COLOR ON BALCONIES URBAN STREET PRESENCE TOP FLOOR CARVE-OUT CONTEMPORARY LOFT EXTERIOR FACADE DEPTH & OVERHANGS ECLECTIC DETAILS ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 61 I EAST BUILDING PRECEDENT IMAGES VARYING PARAPETS ANGLED BAYS TO FOCUS VIEWS COMPLEMENTARY BRICK TOWER STRONG CORNER PRIVATE COURTYARD ACTIVE STOOPS VARYING TEXTURE ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 62 SITE INFORMATION ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 63 I SITE ANALYSIS - ZONING ZONING DATA: SE REDMOND, MDD2 ADDRESS: 16760 REDMOND WAY REDMOND, WA 98052 R.O.W.: REDMOND WAY - MINOR ARTERIAL NE 68TH ST - RIMARY ACTIVITY CORRIDOR DEVELOPMENT STANDARDS: PURPOSE: PROVIDE WALKABLE AREA THAT DEVELOPS A WAY TO LEVERAGE INVESTMENT IN LIGHT RAIL AND SUPPORTS BEAR CREEK, LAKE SAMMAMISH, AND REDMOND’S DRINKING WATER AQUIFER AND OTHER NATURAL FEATURES PROVIDE OPPORTUNITIES FOR TRANSIT-ORIENTED HOUSING, SERVICES AND EMPLOYMENT AT OR NEAR PLANNED LIGHT RAIL STATION PROVIDES FOR A STREET GRID THAT ENHANCES WALKABILITY AND CONNECTIVITY PERMITTED USES: EMPLOYMENT, MIXED-USED MULTIFAMILY WITH SOME GROUND-FLOOR PEDESTRIAN-ORIENTED USE MINIMUM FAR: 1.5 MAXIMUM FAR: 2.54 ALLOWABLE STORIES: 5 STORIES LEGEND DESIGN DISTRICT DOWNTOWN MIXED USE COMMERCIAL MANUFACTURING PARK URBAN RECREATION MDD2 MDD4 MDD1 TWNC BC GC RR MP ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 64 PROJECT SITE TODAY - INDUSTRIAL LOT I SURROUNDING SITE CONDITIONS EAST LAKE SAMMAMISH RIVER TRAIL ACCESS POINT MARYMOOR PARK - SOUTHWEST OF SITE WHOLE FOODS MARKET ADJACENT TO SITE MUSLIM ASSOCIATION OF PUGET SOUND - ADJACENT TO SITE TRAIL PARKING LOT ALONG EAST SIDE OF SITE ---PAGE BREAK--- I Lennar Multifamily Communities, LLC I 17611 NE 70th Street, Redmond WA I Land Use #LAND-2018-00868 I PREP - DESIGN REVIEW MEETING I FEBRUARY 21, 2019 65 LEGEND EXISTING SITE INFORMATION - Commercial Use - Multiple structures - 213,501 SF lot size I SURVEY & PHOTOS 1 2 3