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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 SECTION 1 SITE CONTEXT & 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 6 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 7 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 8 LEGEND EXISTING SITE INFORMATION - Commercial Use - Multiple structures - 213,501 SF lot size I SURVEY & PHOTOS 1 2 3 ---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 9 2 6 7 I CONTEXT 2 WHOLE FOODS MARKET (30’ H) 3 MUSLIM ASSOCIATION OF PUGET SOUND (25’ - 35’ H) 4 EVANGELICAL CHINESE CHURCH OF SEATTLE (25’ H) 5 MEADOWBROOK CHURCH (25’ H) 1 PROJECT SITE RETAIL / COMMERCIAL FAMILY PANCAKE HOUSE (20’ H) 8 9 SHOPPING PLAZA (30’ H) 10 PEET’S COFFEE (20’ H) 11 MERCURYS COFFEE CO (20’ H) PLACES OF WORSHIP / AREA OF INTEREST 6 REDMOND INN (30’ H) 7 REDMOND COMMUNITY CENTER 25’ - 30’ H) LEGEND PROJECT PLACE OF WORSHIP / AREA OF INTEREST RETAIL COMMERCIAL / MANUFACTURING (15’-30’ H) MAXIMUM ALLOWABLE HEIGHT PER ZONING (5 STORIES) 1 2 3 4 4 5 6 7 8 9 10 11 IDENTITY (APPROX HEIGHT) ---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 NE 69TH ST 176TH AVE VEHICULAR/ BICYCLE VEHICULAR/ BICYCLE PEDESTRIAN/ BICYCLE PRIMARY ACTIVITY CORRIDOR PEDESTRIAN/ BICYCLE LEGEND TYPE 1 STREET TYPE II STREET TYPE III STREET MULTI-PURPOSE TRAIL (EXISTING) MULTI-PURPOSE TRAIL (PROPOSED) GARAGE ENTRY FUTURE LINK STOP / PARK & RIDE REDMOND LOOP BUS STOP PED-SUPPORTIVE USE REQUIRED PED-SUPORTIVE USE ENCOURAGED PED-SUPPORTIVE USE ENCOURAGED (NON-RESIDENTIAL) I TRANSPORTATION PLAN - REDMOND INTEGRATION ---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 11 TRANSIT ORIENTED Per RZC Appendix 8A Marymoor Subarea Street Requirements Figure 1, a Type III Street is provided in the east/west direction bi-secting the site and providing pedestrian and bicycle access as well as service access to the site. A multi-purpose trail connector in the north/south direction connects through the site providing pedestrian connection to local and regional facilities including Marymoor Park to the south, East Lake Sammamish Trail to the east, and the future light rail station to the north. Along the Type II street to the south of the site are several ped- supportive uses including live/work units, commercial spaces, and public landscaped areas. 80’ 40’ 20’ 10’ LEGEND TYPE 1 STREET TYPE II STREET TYPE III STREET MULTI-PURPOSE TRAIL (EXISTING) MULTI-PURPOSE TRAIL (PROPOSED) GARAGE ENTRY POINT SITE ACCESS POINT STOP SIGN SIGNALED LIGHT PED-SUPPORTIVE USE REQUIRED PED-SUPORTIVE USE ENCOURAGED PED-SUPPORTIVE USE ENCOURAGED (NON-RESIDENTIAL) 1 2 3 1 2 3 FOBBED GARAGE ENTY COMMERCIAL GARAGE ENTRY FOBBED GARAGE ENTRY INTERSECTION TO BE SIGNALIZED BY THE DRLE PROJECT. THIS PROJECT PROPOSES A STOP SIGN TO PROVIDE INTERIM INTERSECTION CONTROL. MARYMOOR SUBAREA PLAN INDICATES INTERSECTION SHALL BE A TWO WAY STOP, WITH STOP SIGNS ON EASTBOUND AND WESTBOUND NE 68TH ST. THIS PROJECT IS BUILDING THE NORTHEAST HALF OF THE INTERSECTION ND THEREFORE WILL BE PROVIDING THE WESTBOUND STOP CONTROL. I TRANSPORTATION PLAN ---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 2 6 7 I HEIGHT AND BULK STUDY - CIRCULATION AND OPEN SPACE 176TH AVE NE NE 70TH ST REDMOND WAY EAST LAKE SAMMAMISH TRAIL 100’ 60’ 100’ NE 68TH ST NE 67TH CT LEGEND TYPE 1 STREET (VEHICULAR / BICYCLE) TYPE II STREET (PRIMARY ACTIVITY CORRIDOR) TYPE III STREET (PEDESTRIAN / BICYCLE) MULTI-PURPOSE TRAIL (EXISTING) VERTICAL SCALE PLANE HORIZONTAL SCALE PLANE NE 69TH ST 100’ 60’ 60’ 70’ 60’ 100’ ---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 13 SECTION 2 OVERALL MASSING & CONCEPT REFINEMENT ---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 I BUILDING ECLECTIC CHARACTER NORTH BUILDING “THE GATEWAY” EAST BUILDING “THE GARDEN CROSSING” 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 15 I SITE BUILDING MASSING NORTH BUILDING WEST BUILDING EAST BUILDING INITIAL MASSING CONCEPT DESIGN FACADE REFINEMENT UNIFYING BASE AND CORNERS VIEW ORIENTED UNIQUE IDENTITIES ECLECTIC FEEL BUILDING MODULATION GATEWAY TO THE COMMUNITY VARYING ROOFLINES COHESIVE BUT UNIQUE BUILDINGS ---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 INITIAL MASSING CONCEPT DESIGN FACADE REFINEMENT STEP BACK UPPER STORIES HIGHLIGHT RETAIL BASE CREATE TIGHT, METAL SKIN ROUNDED CORNERS CARVED OUT MOMENTS DEPTH AT GLAZING WINDOW MODULATION GATEWAY CORNER I NORTH BUILDING MASSING DIAGRAM ---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 17 I WEST BUILDING MASSING DIAGRAM INITIAL MASSING CONCEPT DESIGN FACADE REFINEMENT STEP BACK UPPER STORIES STRONG BASE CORNER ELEMENT SOUTHERN FACING COURTYARD ADDED PARTIAL STORY FOR VIEWS FACADE MODULATION VARYING PARAPET HEIGHTS FENESTRATION DEVELOPMENT STRONG RETAIL BASE INDUSTRIAL AESTHETIC ---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 INITIAL MASSING CONCEPT DESIGN FACADE REFINEMENT STRONG CORNERS TRAIL FACING COURTYARD SERRATED BAYS TO FOCUS VIEW ANGLED WEST FACADE TO OPEN UP TRAIL CONNECTOR PROMINANT BRICK CORNER VARYING PARAPETS FENESTRATION DEVELOPMENT I EAST BUILDING MASSING DIAGRAM ---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 SECTION 3 ARCHITECTURAL DESIGN ---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 20 ---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 21 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 22 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 23 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 24 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 25 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 26 I FLOOR PLAN - LEVEL 6 ---PAGE BREAK--- NORTH BUILDING “The Gateway” 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 ---PAGE BREAK--- I CORNER CONDITIONS GATEWAY TRAIL TRAIN NEIGHBORHOOD 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 ---PAGE BREAK--- BREAKING THE PARAPET INSET BALCONIES SHIFTING WINDOWS DYNAMIC CORNER I BUILDING SKIN 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 ---PAGE BREAK--- ART ENGAGES THE STREET LEVEL WRAPS THE BUILDING, CREATING MOVEMENT I ART INTEGRATION 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--- METAL BOOKENDS THE ART ART FRAMES THE ARCHITECTURE I HOLISTIC 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 31 ---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 32 ---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 33 ---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 34 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 35 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 GROUND LEVEL PERSPECTIVE ART - TBD 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 36 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE 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 37 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE ART - TBD 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 38 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE ART - TBD ART - TBD ART - TBD 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 39 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE 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--- WEST BUILDING “The Urban Edge” 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--- 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 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 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 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 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 44 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 45 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 46 3 10 9 3 10 9 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE 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--- 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 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 49 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 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 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 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 51 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 52 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 GROUND LEVEL PERSPECTIVE 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 ART - TBD ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE 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 ---PAGE BREAK--- I GROUND LEVEL PERSPECTIVE 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 ---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 SECTION 4 LANDSCAPE & SITE DESIGN ---PAGE BREAK--- I LANDSCAPE DESIGN CONCEPT 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 SUMMARY The primary goal of the landscape concept is to enrich and enliven the pedestrian experience, both in the public realm as well as private residential spaces. The central spine of the site is the east / west connection through the site, which is a major neighborhood thoroughfare through the site to the East Lake Sammamish Trail and neighboring retail. This is emphasized through the use of paving pattern and texture, lighting and a series of overhead frame structures. Vehicular and fire access requirements are carefully incorporated in to the west end, while subtly directing pedestrians along safe routes. Private amenity terraces support each residential building with the main amenity area centering around the pool at the north building. This main gathering space will accommodate a wide range of activities such as bbq/dining, game lawn, pool, hot tub and general seating areas. This space will serve as the heart of the three residential buildings and will bring the residents together in large and small groups. The intent of the project is to provide easy access to the ped/ bike trail to the east as well as the future East Link station to the north. There are two community gardens adjacent to the trail, which are seamlessly incorporated into the overall design and have a more urban feel with plenty of seating. A series of children’s play areas will be used by a private daycare during weekdays and be open for use by residence in the evenings and weekends. The street-scape includes parking, bike lane, planting strip and street trees, with the corner curb bulbs being use as rain gardens. Along the retail frontages, planters and seating will be incorporated to activate the sidewalk. Planting will be selected to provide a variety of color and texture year round. Careful placement of trees and large shrubs will help define spaces and direct views. An emphasis will be placed on using native plants and / or drought resistant ornamental plants that have proven to be adapted and successful in the Puget Sound climate. Certain raised planters throughout the site will be used as retention per city requirements. All planting will be watered with an automatic, water efficient irrigation system. Use of the system is intended to be needed only temporarily until plants have become established, particularly at green roofs. After establishment of plants, irrigation demands should be needed only for prolonged drought periods. ---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 58 ---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 59 ---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 60 ---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 61 ---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 62 ---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 63 ---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 64 ---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 65 ---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 66 ---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 67 ---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 68 ---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 69 ---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 70 ---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 71 ---PAGE BREAK--- ART INTEGRATION 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 72 The Redmond Zoning Code 21.13.220 MDD Incentive Program allows for design features in the development to be implemented for an incentive. This development takes advantage of several of these features, including the implementation of art. The art feature is an exciting way to create an art focused development that creates a vibrant and eclectic character for the Marymoor Subarea. ---PAGE BREAK--- I SELECTED ART INTEGRATION LOCATIONS 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 73 1 2 3 4 5 6 Mural Integrated at North Building Facade Overhead Promenade Sculpture Ground Level Promenade Intervention Art Intervention at West Building Balconies Mural Integrated at West Building Ground Level Sculptures and Bike Racks 1 2 3 4 6 6 5 ---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 74 SECTION 5 DESIGN DEVIATIONS ---PAGE BREAK--- 1. Deviation from Redmond Zoning Code - Upper-story Setbacks (Figure 21.13.140C) Beginning at the roof of level 2, the upper-stories must adhere to property line setbacks derived from Figure 21.13.140c Request: Deviation at north property line at north building At the request of the design review board, the north facade of the north building does not adhere to the zoning code requirements for the upper-story setback. The original design adhered to the zoning code, but the design review board felt the building did not provide an iconic corner to act as the gateway to the new community. The building did not engage the street level of the site and the upper stories were too disenaged from the street. By deviating at the NE corner of the site, a more dynamic corner design is achieved. Original Proposal Final Proposal 2. Deviation from Redmond Zoning Code - Ground Level Non-Residential Entrances (Figure 21.13.140B) The maximum distance between ground-floor non-residential entries is 50’ Request: Deviation at south property line at west building Due to issues with the grading at the building, the design does not include entrances at every 50’ on the south facade of the west building. The only use in the space will be a single tenant daycare. With a primary entrance to the daycare on the SW corner, additional entrances are not only unecessary, but it is also undesirable as additional access points to the daycare create security concerns. The building design will allow for future entrances to be installed if necessary for future uses and tenants. Section Indicating Grade Conflict Floor Plan Indicating Current Design and Future Flexibility 3D View of Southern Ground-level Facade NE 68TH STREET FFE 48.5' 48' 44' 46' SH-ELW2 13736 SF RETAIL-W2 W152 A4 A5 A6 POTENTIAL CHILDCARE ACCESS LOCATION 46' - 0" 45' - 6" S7 S8 S9 S10 S11 S12 EL.= 48.50 I DESIGN DEVIATIONS 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 75 VARIES 4'-9" TO 0'-3" 6'-0" MEZZANINE 58.50' LEVEL L1 48.00' ---PAGE BREAK--- 3. Deviation from Redmond Neighborhood Design Standards - Facade Articulation Larger buildings need more substantial articulated/ modulated features to break up the massing and add visual interest. Building facades wider than 120 feet shall include one of the following: building modulation at least 20 feet deep and 30 feet wide, contrasting vertical modulated design components, or buildings walls with contrasting articulation. Request: Deviation at north building facade Due to its placement, the north building is designed to be a gateway to the Marymoor Subarea. The design has curved corners and streamlined facade elements so that the building can act as a connecting hinge for people in the community. The building achieves depth by utilizing substantial depth changes from material to material, punched balconies, as well as large and dynamic opportunity zones for murals. There is also an upper-story setback that pulls much of the upper portion of the building back from the sidewalk. With these design features, a dynamic facade is created and the building can play its role as the gateway building. I DESIGN DEVIATIONS 4. Deviation from Redmond Neighborhood Design Standards - Roofline Modulation Rooflines shall employ one or more of the following: vertical building modulation, pitched rooflines or gables, cornices. Request: Deviation at north building facade Due to its placement, the north building is designed to be a gateway to the Marymoor Subarea. The design has curved corners and streamlined facade elements so that the building can act as a connecting hinge for people in the community. For this reason, the roofline is designed to emphasize the lines and curved building form, and is interrupted by large murals on the facade. 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 76 ---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 77