Full Text
COVER SHEET Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 1 Avalon Redmond Campus Avalon Redmond Campus MEETING GOALS: -APPROVAL OF SITE & BUILDING LAYOUT -INPUT & APPROVAL OF BUILDING MASSING Avalon Redmond Campus Avalon Redmond Campus ---PAGE BREAK--- PROJECT INFORMATION Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 2 Avalon Redmond Campus Avalon Redmond Campus Ratio Beds Units Parking Units Parking 1.2 0 31 37 0 0 1.5 1 98 147 110 165 1.8 2 65 117 142 256 2 3 20 40 122 244 214 341 374 665 Count 1006 773 ‐79 ‐4 316 1.48 King Co. Right Size Parking Requirement 232 1.08 279 1.30 New Building Proposed Parking Required Site Parking Existing Parking Parking to be demo'd redev spaces to be demo'd Required New Parking New Building Required Parking Garden Podium Req. Ratio BASE DENSITY R30 R12 R6 Total Land (acres) 14.29 8.98 7.23 30.50 Units allowes per Acre 30 12 6 a Maximum Allowable Density 429 108 43 580 Existing Units 232 103 36 371 Existing Units inbetween zones 37 14 0 51 b Total Existing Units 269 117 36 422 Allowable Density (a‐b) 160 ‐9 7 158 Units to be demolished 48 0 0 48 Post Demo Allowable Density 208 ‐9 7 206 R30 Averaging Base Allowable Density* 208 206 GREEN BUILDING INCENTIVES per RZC 21.67.040 Project Area 2.7 Acres Portion of the project area listed as R30 2.7 Acres Allowable Density in R30 (30*2.7) 81 Apts 5% Bonus (81*5%) 4 Apts 10% Bonus (81*10%)** 8 Apts TOTAL ALLOWABLE DENSITY c Base Density 206 d Green Building Incentive 8 Total Allowable Density (c+d) 214 *per City of Redmond base allowable density is the lesser of these two numbers **10% bonus achieved by adding 5,000 SF of green roofing which provides 5 points per table N VICINITY MAP ZONING MAP PROJECT DIRECTORY PROPOSAL TITLE: AVALON REDMOND CAMPUS OWNER: AVALONBAY COMMUNITIES, INC. 600 108th AVE NE, SUITE 840 BELLEVUE, WA 98004 DEREK BOTTLES [EMAIL REDACTED] [PHONE REDACTED] ARCHITECT RUTLEDGE MAUL ARCHITECTS PS INC. OF RECORD: 19940 BALLINGER WAY NE, SUITE A-3 SEATTLE, WA 98155 DAVE MAUL, AIA [EMAIL REDACTED] [PHONE REDACTED] STRUCTURAL YU TROCHALAKIS ENGINEERS ENGINEER: 12011 NE 1st STREET BELLEVUE, WA 98005 PANOS TROCHALAKIS [EMAIL REDACTED] [PHONE REDACTED] CIVIL ENGINEER: KPFF 1601 FIFTH AVE, SUITE 1600 SEATTLE, WA 98101 PUJA SHAW, PE [EMAIL REDACTED] [PHONE REDACTED] GEOTECHNICAL TERRACON ENGINEERING 21905 64th AVENUE, SUITE 100 SERVICES: MOUNTLAKE TERRACE, WA 98043 RICHARD LUARK, PE [EMAIL REDACTED] [PHONE REDACTED] TRAFFIC TRANSPO GROUP CONSULTANT: 12131 113th AVENUE NE, SUITE 203 KIRKLAND, WA 98034 JENNIFER PALMER, PE [EMAIL REDACTED] [PHONE REDACTED] LANDSCAPE BRUMBAUGH & ASSOCIATES ARCHITECT: 600 N 85th STREET, SUITE 102 SEATTLE, WA 98103 MARK BRUMBAUGH [EMAIL REDACTED] [PHONE REDACTED] INTERIOR XXX, INC. DESIGN: XXX XXX, WA 98108 XXX XXX.COM MECHANICAL, EMERALD CITY ENGINEERS, INC. ELECTRICAL & 6505 216TH STREET SW, SUITE 200 PLUMBING: MOUNTLAKE TERRACE, WA 98043 (425) 741-1200 JOHN TOMAN (MECHANICAL) [EMAIL REDACTED] ADAM FRENCH (ELECTRICAL) [EMAIL REDACTED] ACCESSIBILITY: ENDELMAN & ASSOCIATES 600 UNIVERSITY STREET, SUITE 1515 SEATTLE, WA 98101 (206) 324-6462 BILL ENDELMAN, AIA [EMAIL REDACTED] GENERAL AVALONBAY COMMUNITIES CONTRACTOR: 600 108th AVE NE, SUITE 840 BELLEVUE, WA 98004 HYRUM RIGTRUP [EMAIL REDACTED] [PHONE REDACTED] SHEET INDEX 1 RENDERING 2 PROJECT INFO & SHEET INDEX 3 PROJECT GOALS & CONSTRAINTS 4 SITE CONTEXT WITHIN REDMOND 5 SITE CONTEXT TO MICROSOFT 6 AERIAL VIEW 7 EXISTING SITE CONTEXT WITH EAVES 8 ARCHITECTURAL SITE PLAN 9 SITE CIRCULATION 10 FLOOR PLANS 11 FLOOR PLANS 12 WEST ELEVATION 13 SOUTH ELEVATION 14 EAST ELEVATION 15 NORTH ELEVATION 16 CONCEPTUAL LANDSCAPE PLANS 17 CONCEPTUAL LANDSCAPE PLANS PARKING ANALYSIS: ALLOWABLE DENSITY: PROJECT INFORMATION: SITE AREA: 30.49 ACRES GROSS BLDG AREA: GROSS RESIDENTIAL: F.A.R.: TOTAL # OF UNITS: 214 NET RENTABLE AREA: TOTAL # OF PARKING: 282 ZONING: ZONE: R-30 PROPOSED: MULTI-FAMILY BLDG. HT. LIMIT: 60'-0" WITH SPRINKLERS) SETBACKS: 20'-0" FRONT/15'-0" SIDE/15'-0" MIN. BLDG. SEPARATION LOT COVERAGE: 60% MAX. IMPERVIOUS SURFACES: 75% MAX. ROOF DECK: 300 OCCUPANTS/3,000 sf/7,500 MAX. COVERED SITE SITE Delete Update to Total. Show how the current R-30 site is in compliance Open Space, Landscaping? Coordinate this with the overall site plan. ---PAGE BREAK--- PROJECT GOALS Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 3 Avalon Redmond Campus Avalon Redmond Campus 333' 42' BLDG. L BLDG. M BLDG. K BLDG. A BLDG. D BLDG. N BIKE STORAGE (130) N.E 40th STREET 156 AVE. N.E. UTILITY EASEMENT UTILITY EASEMENT EXISTING DRIVEWAY EXISTING DRIVEWAY FIRE LANE/TURN AROUND AVALON REDMOND CAMPUS GARAGE ACCESS GARAGE ACCESS PROJECT GOALS: SITE CONSTRAINTS: CREATE A COHESIVE, CODE COMPLAINT, TRANSIT-ORIENTED RESIDENTIAL COMMUNITY THAT IS INTEGRATED TO THE NATURAL SETTING. DEVELOP A STRONG SENSE OF ENTRY, PLACE, AND CONNECTION WITH ADJACENT MICROSOFT FACILITES FACILITATE AND STRENGTHEN CONNECTIONS WITH TRANSIT AND PEDESTRIAN PATHWAYS PRESERVE THE EXISTING FUNTIONALITY OF THE SITE, INCLUDING EXISTING DRIVEWAYS AND CURB CUTS LIMITED DISPLACEMENT OF EXISTING BUILDINGS SEWER EASEMENT TO THE SOUTH AND HIGH VOLTAGE POWER TO THE WEST MAINTAIN EXISTING DRIVEWAYS TO OTHER BUILDINGS IN DEVELOPMENT PROVIDE FIRE LANE/TURNAROUND AT THE NORTH PROVIDE GARAGE ACCESS AWAY FROM PUBLIC VIEW LIGHTRAIL COMING SOON MICROSOFT BLDG. 83 PEDESTRIAN PATH AT MICROSOFT EXISTING EAVES ENTRY EXISTING EAVES BUILDINGS ---PAGE BREAK--- REDMOND CONTEXT Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 4 Avalon Redmond Campus Avalon Redmond Campus Downtown Redmond 5 Minutes via Car eaves Redmond Campus Avalon Esterra Park Redmond Town Center Marymoor Park Avalon Parc Square Avalon Redmond Place ---PAGE BREAK--- MICROSOFT CONTEXT Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 5 Avalon Redmond Campus Avalon Redmond Campus eaves Redmond Campus Avalon Esterra Park ---PAGE BREAK--- AERIAL VIEW Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 6 Avalon Redmond Campus Avalon Redmond Campus Site as of 6/22/2018 Microsoft Global Headquarters adding 2.5M SF of office by 2022 Microsoft Purchased 715,000 SF of office in June 2018 Light rail station under construction, opening 2023 New Development Site ---PAGE BREAK--- SITE CONTEXT Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 7 Avalon Redmond Campus Avalon Redmond Campus 333' 42' BLDG. L BLDG. M BLDG. K BLDG. J BLDG. A BLDG. B BLDG. C BLDG. D BLDG. N BIKE STORAGE (130) N.E 40th STREET 156 AVE. N.E. MICROSOFT BLDG. 50 OVERLAKE TRANSIT CENTER MICROSOFT AVALON REDMOND CAMPUS 1 2 3 4 5 6 3 2 1 4 5 6 ---PAGE BREAK--- ARCH SITE PLAN Scale 1" = 20' Architecture & Planning Rutledge Maul Architects rma 8 DESIGN REVIEW BOARD MEETING 1 February 7, 2019 Avalon Redmond Campus Avalon Redmond Campus 42' BLDG. A BLDG. D BLDG. N E X I S T I N G D R I V E PARKING ENTRANCE LOADING ACCESS MAIN BUILDING ENTRANCE +332 +331 PARKING ENTRANCE BIKE ENTRANCE TENANT ENTRANCE COURTYARD COURTYARD +333 +333 +343 +340 +343 +343 +333 N ---PAGE BREAK--- SITE CIRCLUATION Scale 1" = 30' Architecture & Planning Rutledge Maul Architects rma 9 DESIGN REVIEW BOARD MEETING 1 February 7, 2019 Avalon Redmond Campus Avalon Redmond Campus 333' 42' BLDG. L BLDG. A BLDG. B BLDG. C BLDG. D BLDG. N BIKE STORAGE (130) OVERLAKE TRANSIT CENTER TO 520 PUBLIC - VEHICULAR/BICYCLE PUBLIC - VEHICULAR/BICYCLE VEHICULAR PRIVATE BUILDING ENTRY POINTS PEDESTRIAN ROUTES T TRANSIT STOPS T T LEGEND ---PAGE BREAK--- FLOOR PLANS Scale 1" = 20' Architecture & Planning Rutledge Maul Architects rma 10 10 DESIGN REVIEW BOARD MEETING 1 February 7, 2019 Avalon Redmond Campus Avalon Redmond Campus 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 66 65 64 63 62 61 60 59 58 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 108 107 106 105 104 103 102 101 100 99 98 97 96 95 116 115 114 113 112 111 110 109 108 107 117 118 119 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 67 68 69 70 71 72 73 74 75 76 126 125 124 123 122 120 121 383'-0" C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C LEASING BIKE STORAGE PARKING LEASING BIKE STOR. PACKAGE MOVE IN F.S. COURTYARD COURTYARD LOUNGE FITNESS YOGA LOUNGE YOGA FITNESS SCALE: 1" = 20' L1 - LEASING/PARKING SCALE: 1" = 20' L2 - COURTYARD/AMENITY/RESIDENTIAL STUDIO 1 BDRM 2 BDRM 3 BDRM AMENITY ---PAGE BREAK--- FLOOR PLANS Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 11 11 Avalon Redmond Campus Avalon Redmond Campus CLUBHOUSE SCALE: 1" = 20' L3-L6 TYPICAL RESIDENTIAL SCALE: 1" = 20' ROOF - CLUBHOUSE/GREEN ROOF STUDIO 1 BDRM 2 BDRM 3 BDRM AMENITY ---PAGE BREAK--- WEST ELEVATION Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 12 12 Avalon Redmond Campus Avalon Redmond Campus ---PAGE BREAK--- SOUTH ELEVATION Scale 1" = 10', 1:1.67 Architecture & Planning Rutledge Maul Architects rma 13 13 DESIGN REVIEW BOARD MEETING 1 February 7, 2019 Avalon Redmond Campus Avalon Redmond Campus ---PAGE BREAK--- EAST ELEVATION Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 14 14 Avalon Redmond Campus Avalon Redmond Campus ---PAGE BREAK--- NORTH ELEVATION Architecture & Planning Rutledge Maul Architects rma DESIGN REVIEW BOARD MEETING 1 February 21, 2019 15 15 Avalon Redmond Campus Avalon Redmond Campus PARKING PARKING AMENITY SPACE AMENITY SPACE COURTYARD COURTYARD P1 - 373' L1 - 383' L2 - 395' L3 - 405' L4 - 415' L5 - 425' L6 - 435' ROOF - 445' RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL SCALE: 3/32" = 1'-0" N-S BUILDING SECTION SCALE: 1" = 10' NORTH ELEVATION ---PAGE BREAK--- NEW ENTRY SIGNAGE SOUTH COURTYARD NORTH COURTYARD ENTRY CANOPY CONVEYANCE SWALE GARAGE ENTRY GARAGE ENTRY DROP OFF LOBBY ENTRY NORTH Architecture & Planning Rutledge Maul Architects rma 16 16 DESIGN REVIEW BOARD MEETING 1 February 21, 2019 Avalon Redmond Campus Avalon Redmond Campus DOG RUN ---PAGE BREAK--- NORTH Conceptual Landscape Plans Architecture & Planning Rutledge Maul Architects rma 17 17 DESIGN REVIEW BOARD MEETING 1 February 21, 2019 Avalon Redmond Campus Avalon Redmond Campus ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---