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DESIGN REVIEW 2 SUBMITTAL Mill Creek Residential I 15260 & 15248 BEL-RED RD, Redmond, WA 98052 I 23rd January, 2019 moderaOverlake ---PAGE BREAK--- Project Site Water Treatment Center Bus Stop Bellevue Tech. Center Crossroads Mall GGLO Seritage Project ---PAGE BREAK--- Address: 15260 & 15248 BEL-RED RD, Redmond, WA 98052 Township / Section: King County - Redmond Parcels: [PHONE REDACTED]-00, [PHONE REDACTED]-05 Base Zone: Overlake Village Zone 2 Overlay Zones: None Use: Multifamily / Commercial Construction Type: Type I A (3 Stories + 3 Basement Levels) Type VA (5 Stories) 10.05.18 3 moderaOverlake 14 Table of Contents 01 02 03 Site Analysis 04 05 12 05 DRB Comments Zoning Overview 18 04 06 Design Concept 24 Conceptual Building Elevations Project Information Team 07 28 Building Section 08 09 Site Plan 10 30 Floorplans 11 39 Deviation Request Design Professional: GGLO 1301 1st Ave, Suite 301 Seattle, WA 98101 Contact: Darrell Turner (206) 902-5538 [EMAIL REDACTED] Owner: Mill Creek Residential 1417 116th Ave NE, Suite 208 Bellevue, WA 98004 Contact: Steve Yoon (425) 739-1144 Landscape Architecture: GGLO 1301 1st Ave, Suite 301 Seattle, WA 98101 Contact: Marieke Lacasse (206) 467-5828 [EMAIL REDACTED] Civil Engineer: KPFF Consulting Engineers 1601 5th Ave, Suite 1600 Seattle, WA 98101 Contact: Sam DeBell (206) 926-0479 [EMAIL REDACTED] Traffic Consultant: TENW 11420 SE 8th St., Suite 200 Bellevue, WA 98004 Contact: Chris Forster (206) 498-5877 [EMAIL REDACTED] Arborist: Symbiosis Tree Care 13024 37th Ave. NE, Seattle, WA 98125 Contact: Kurt Fickeisen (206) 841-3158 [EMAIL REDACTED] 09 29 Building Cross-Section 12 41 Landscape Context Analysis 13 47 Plant List ---PAGE BREAK--- SITE OV2 BELLEVUE OV5 OV4 OV2 OV3 OV1 OBAT 01.23.19 4 moderaOverlake 1. Zoning Overview Zoning Map SITE ADDRESS: PARCEL NUMBER: ZONING DESIGNATION: LOT SIZE: LEGAL DESCRIPTION: REQUIRED / ALLOWED PROPOSED 15260 & 15248 BEL-RED RD, Redmond, WA 98052 [PHONE REDACTED]-00, [PHONE REDACTED]-05 OV2 - Overlake Village Zone 2 61,342 SF / 1.41 ACRES Lot 1: redmond ss-77-39 rec af #[PHONE REDACTED] sd ss daf - s 185.60 ft of n 405.3 ft of por s 1/2 of ne 1/4 of nw 1/4 ly wly of co rd #966 less n 30 ft thof less w 30 ft thof for rd vac und sc #803490 Lot 2: por of s 263.25 ft of ne 1/4 of nw 1/4 ly nly & nwly of redmond- bellevue hwy less por wly of ln beg on n ln thof 223.56 ft e fr w ln of sd subd th s 27-21-23 e to sd hwy Residential: 2.5-4.0 Max Commercial: 0.3 FAR 3.84 1 Stall Per Unit + 1 Guest Stall Per 4 Units Min. Required: 1.25 278 Units x 1.25 Stalls Per Unit = 348 Stalls 284 Structured Stalls (Residential+Commercial) *Deviation Request for 0.94 spaces per Residential Units + Code (Compliant on Commercial Parking) Required 1 bicycle per unit = 278 bike stalls 295 bike stalls N/A Plaza and Courtyard = 9,745+1,978 = 11,723 sf Roofdeck = 13,495 sf, Balconies = 1,840 sf Total Open Space = 15,335 sf N/A 50% of L.A 80% < 100% 85’-0” / 5-8 Stories 85’-0” / 8 Stories (7 Stories Residential, 3 Stories Subterranean Parking Garage) 198 Units / Acre No Min / Max 100% No Minimum 6.25% of Gross Residential Floor Area = 15,335 sf Gross Res. 252,614 sf + Parking 95,668 sf = 348,282 sf ALLOWED FAR + PROPOSED: DU/ACRE: PARKING MIN: LONG TERM BIKE PARKING: MAX LOT COVERAGE: LANDSCAPE AREA: OPEN SPACE: IMPERVIOUS SURFACE: MAX BLDG HT: Zoning Summary Gross Commercial = 4,100 sf SITE ZONING BOUNDARY GROSS BUILDING (RES + PARKING) GROSS BUILDING (NON-RESIDENTIAL) ---PAGE BREAK--- Bus Stop Grocery store GGLO Seritage Project Educational Retail Medical Facility Medical Facility Residential 01.23.19 5 moderaOverlake DESIGN CONCEPT NARRATIVE: The project has been further developed in response to Board member comments in the first Design Review Board meeting and to better meet the intent of the City of Redmond’s Citywide and supplemental design standards. The concept responds positively to the relevant design standards, and focuses on the site’s unique characteristics. This area of Overlake is undergoing a transformation and the project seeks to set a positive tone for the area. Context, Connections, Streets and Vehicles The project greatly improves connections along Bel-Red Road and NE 21st Streets that are unique to each street. The addition of a mid-block plaza along Bel-Red that is linked to the residential courtyard activates the street frontage. Also, the commercial use exposure has increased as the design has progressed, anchoring the NE corner and providing a significant presence on NE 21st. The result is an even stronger relationship of the different portions of the building to the street frontage. Lastly, the owner has dedicated a significant portion of the property to widen both streets that accommodates the City’s comprehensive plan. Pedestrian Plazas and Amenities Pedestrian plazas and pedestrian amenities remain a goal in this new design. A more public- oriented and more south-facing plaza has been incorporated into the design along Bel-Red Road. Connections from within the building to several points on each street have been incorporated for flexibility and safety throughout the site. The building façade has shifted outward toward the property lines to allow canopies and other weather protection above the public sidewalks along Bel-Red road and portions of NE 21st Street. Finally, the central courtyard is connected directly to the SE plaza. Architectural Concept Distinct site features have shaped the building massing and facade response. Bel-Red Road is a busy major arterial and NE 21st is a calm access street. Each requires a unique response. Our response to Bel-Red is angular and streamlined to respond to the gently sloping and curving frontage. The massing is elongated along the frontage and narrows addressing the two prominent vantage points of the project. As the design has progressed the overall building has become more unified in it’s expression with more subtle variations based on the unique differences between the two streets. The project has been designed to comply with the zoning regulations regarding roof and façade modulation. Roofs are no longer than 100 feet and facades are no longer than 120 feet without modulation. We have focused on the OV urban modulation guidelines, modulating more than 25% of the façade at least 10 feet as shown on the floor plans and elevations. The result is a coherent and consistent language for the building at all facades while still celebrating the importance of the NE corner. Materials, Colors and Landscaping The unique shape of the site offers opportunities for transitions and pockets of color, materials and landscaping. Instead of scattered open space, we have concentrated most of the open space at the central courtyard and connecting plaza. The design response illustrates warm and cool colors, textures and transitions with examples of materials for your consideration. PROGRAM SUMMARY: The Overlake program includes approximately 278 residential units, 4,000 sq. ft. of commercial space and a network of amenities that thread the various program uses together with interior and exterior shared spaces. The project will contain 3 levels of subterranean parking, and two levels of internal parking. Residential amenities predominate on the lower Bel-Red Road portion of the site west of the plaza. The public plaza is shared by all users. Level 2 incorporates residential units along NE 21st. Six floors of residential apartments rise above the central courtyard. Vicinity Map Project Overview 2. Site Analysis NE 21st Street 152 nd Ave NE Project Site Bel- Red Road NE 20th Street TO MICROSOFT TO FUTURE PARK ---PAGE BREAK--- PEDESTRIAN FOCUSED AUTOMOBILE FOCUSED View Range Downtown Bellevue 01.23.19 6 moderaOverlake Site Map MAIN BLDG ENTRANCE RESIDENTIAL USE OFFICE PUBLIC BUILDING BUS STOP SITE BOUNDARY CORNER CONNECTION 152 nd Ave NE Bel-Red Road NE 21st Street NE 20th Street TO MICROSOFT MEDICAL BUILDING * * CORNER CONNECTION ---PAGE BREAK--- 1 2 6 3 01.23.19 7 moderaOverlake 1 2 3 4 5 6 7 Site Context Photos 4 6 5 7 ---PAGE BREAK--- 1 2 3 4 5 6 7 6 1 6 5 2 7 4 3 01.23.19 8 moderaOverlake Site Context Drone Photography ---PAGE BREAK--- 15’ 30’ 0’ Scale: 1” = 30’-0” 01.23.19 9 moderaOverlake Conceptual Site Plan 3. Site Plan Garage Entry Residential Entry Residential & Leasing Entry Exit BEL-RED ROAD NE 21ST STREET Commercial Entry Courtyard Plaza ---PAGE BREAK--- Bel-Red Road NE 21st Street 01.23.19 10 moderaOverlake Contextual Street Elevations Bel-Red Road Elevation NE 21st Street Elevation Pawn Shop LIV Apartments (New Development) Kinder Care Daycare Center BEL-RED ROAD NE 21st ST BEL-RED ROAD NE 21st ST Mayuri Indian Cuisine (Current Development Future Building Allowable Height Future Building Allowable Height Future Building Allowable Height PROPERTY LINE PROPERTY LINE Future Building Allowable Height PROPERTY LINE PROPERTY LINE ---PAGE BREAK--- 01.23.19 11 moderaOverlake This page is intentionally left blank ---PAGE BREAK--- 01.23.19 12 moderaOverlake 4. DRB 1 Comments The first DRB meeting had valuable comments on the design. Following is how we addressed the five categories of specific comments: C A B Façade Modulation – the design has been revised to incorporate the City’s prescriptive requirements. Bel-Red Road and NE 21st elevations incorporate the 10-foot depth minimum and 120 foot maximum length, as well as percentage of façade required to be modulated. Please reference diagrams. Roof Modulation – the design has been revised to incorporate the City’s prescriptive requirements. No roofline along City streetfronts is longer than 100 feet without modulation. West elevation façade improvements – the design has been revised to incorporate the articulation present on the 21st street facade, so the facade treatment is consistent. Plaza design. Instead of two separate plazas, the project now proposes one central south-facing plaza that is linked to the courtyard. The courtyard is open to the East to allow direct sunlight at various times of the year. Shade and drought-tolerant native species of plants will be provided for vibrant landscaping throughout. Pedestrian Facilities and Overhangs – Weather protection is provided throughout the site. In this submittal, we are showing canopies and building overhangs where desired for pedestrians. Since the building façade now meets the build-to line along Bel-Red road, canopies overhang the sidewalk. Weather protection over the sidewalk is also provided at NE 21st at the commercial facade. D E Revisions to the DRB1 design include: Moving the open space from the North frontage to the South to better address the façade and roof modulation requirements, board comments, and provide an open space that gets better solar exposure Providing a new stair connection that links the street frontage to the courtyard Shrinking the garage footprint to provide more flexibility to the exterior facades along BelRed and more elegantly deal with the grade transition Stretching the commercial use around the corner to better activate NE 21st Addressing the West façade with a similar patterning to the North/ 21st façade Placing openings in the garage façade for visual interest ---PAGE BREAK--- 01.23.19 13 moderaOverlake design Response ---PAGE BREAK--- 01.23.19 14 moderaOverlake Bel-Red Road Facade: Design articulating SPEED PEDESTRIAN CONNECTION TO BEL-RED RD SOLAR PATH VIEW OF DOWNTOWN BELLEVUE N 1) SITE ORIENTATION & MASSING: The prominent wedge shape elongated along Bel- Red Road breaks at the Residential entry in a glazed hinge. It is capped by sloped roofs addressing each of the prominent corners of the site. A plaza has been introduced along Bel-Red to break down the street wall along that frontage and activate it by punching through to the Resident courtyard. The Northeast corner is treated separately incorporating wedge geometry and a cantilevering roof that comes to a point at the most prominent corner of the project. 2) VIEW CORRIDORS: The building massing prioritizes the most prominent views of the building. Views from the building are also accommodated with this massing solution. The roof top amenity (located adjacent to the SW corner of the Bel-Red facade) will have direct territorial views of downtown Bellevue to the west and the Cascade foothills to the southeast. 3) ARTICULATING SPEED ALONG BEL RED ROAD: Situated along this fast-paced arterial, the articulation of the BelRed façade is an expression of metal cladding and horizontally oriented siding products. Occupied Roof View Corridor “The Wedge” Monolithic Icon Corner Plaza Pedestrian Typology Bel Red Road - fast- paced arterial PROPOSED BUILDING RELATIONSHIP TO BEL-RED RD BEL-RED ROAD CONNECTION TO SERITAGE PARK 5. Context Analysis Views to Downtown Bellevue ---PAGE BREAK--- 01.23.19 15 moderaOverlake PLAZA DESIGN Solar Analysis Summer Solstice - 8 am Summer Solstice - noon Summer Solstice - 3 pm Winter Solstice - 8 am Winter Solstice - noon Winter Solstice - 3 pm D Instead of two separate plazas, the project has one central plaza that is linked to the courtyard. The courtyard is open to the East to allow direct sunlight at various times of the year. Additionally, the plaza integrates all users for a dynamic space. Shade and drought-tolerant native species of plants will be provided for vibrant landscaping throughout. Best Case - July 9th 9:30 AM Plaza & Courtyard Entry - Bel Red Road ---PAGE BREAK--- 01.23.19 16 moderaOverlake PEDESTRIAN CONNECTION TO 21 ST STREET VIEW OF DOWNTOWN BELLEVUE 1) SITE ORIENTATION & MASSING: The NE corner roof cantilevers dramatically over the corner. The 21st street wing is secondary in the hierarchy along this facade. It takes a more traditional approach to the street frontage- orthogonally elongated along the frontage. The elevated, elongated bays are broken into two distinct pieces by an inset portion of the elevation- the westernmost being broken again by a bank of inset decks. The 21Street patterning of elongated bays, inset decks, and an upper level setback wraps the corner to the West facade linking it as a singular volume. Shed roofs over these bays open to 21st Street making it clear that this is the public face. 2) VIEW CORRIDORS: Balconies along the West façade enable views to the west. 3) FUTURE NEIGHBORHOOD CONNECTION: The NE 21st facade provides increased modulation which sets the precedent for future residential development to incorporate a more pedestrian friendly scale as one moves farther away from Bel- Red. BUILDING RELATIONSHIP TO FUTURE DEVELOPMENTS 21 ST STREET PEDESTRIAN CONNECTION Residential Facade Street Level Design Pedestrian Oriented 21st Street Facade: Pedestrian Oriented Design ---PAGE BREAK--- ROOFLINE MODULATION BUILDING FACADE MODULATION 01.23.19 17 moderaOverlake BEL-RED ROAD & NE 21st STREET MODULATION Modulation Diagrams North Elevation - NE 21st Ave East Elevation - Along Bel-Red Road Façade Modulation – design revisions now incorporate the City’s prescriptive requirements. Bel-Red Road and NE 21st elevations incorporate the 10-foot depth minimum and 120 foot maximum length, as well as percentage of façade required to be modulated. Roof Modulation – design revisions now incorporate the City’s prescriptive requirements. No roofline along City streetfronts is longer than 100 feet without modulation. A B 56’ - 0” 45’ - 6” 80’ - 6” 59’ - 6” 37’ - 0” 52’ - 0” 63’ - 6” 40’ 16’ - 6” 55’ - 6” 45’ - 6” 66’ - 6” 55’ - 6” 100’ - 0” 71’ - 6” 92’ - 6” 90’ - 6” 111’ - 0” ---PAGE BREAK--- 3 01.23.19 18 moderaOverlake BEL RED CHARACTER - Simple horizontal banding Design Language- Bel-Red Experience- Speed, Drama, & Simplicity 5. Design Concept 1 2 3 4 Design language- SPEED Simple moves in Form Form rises up with DRAMA to the important corner Monolithic cladding texture both solid and perforated 1 2 ---PAGE BREAK--- BEL-RED ROAD NE 21st ST 01.23.19 19 moderaOverlake Southwest Corner Perspective Bel-Red Rd Southwest Corner Perspective ---PAGE BREAK--- 5 4 3 2 1 01.23.19 20 moderaOverlake 1 2 3 4 5 Design Language - 21st Street Experience- Warm, Tactile Residential Texture 5. Design Concept Cont. A combination of bays and inset decks break down the SCALE Raised inset decks just above street level activate the street yet allow privacy and security for residents Translucent panels conceal the garage beyond yet provide a pleasant glow Warm, textured masonry at base Oversized garage entry canopy ---PAGE BREAK--- BEL-RED ROAD NE 21st ST 01.23.19 21 moderaOverlake Northwest Corner Perspective Northwest Corner Perspective from 21st Street 5 1 ---PAGE BREAK--- 2 5 01.23.19 22 moderaOverlake Design Language - Residential Lobby- Simple, Urban Texture 5. Design Concept Cont. 1 2 3 4 5 ---PAGE BREAK--- BEL-RED ROAD NE 21st ST 4 01.23.19 23 moderaOverlake Northeast Corner Perspective Bel-Red Rd & 21st Street Northeast Corner Perspective ---PAGE BREAK--- 2b 1 3 2a 3 3 3 4 4 4 4 2a 2a 2b 2b 01.23.19 24 moderaOverlake Warm & Varied Texture - Refined & Cool Texture - Transition Material - 7. Conceptual Building Elevations North Elevation Pedestrian Entry Translucent Panels Metal Products, Horizontal, Textured or Faceted Profiles Dark Horizontal Cementitious Panel Urban Texture - Horizontal, Cementitious Panel Vehicle Entry NE 21st Street Elevation SCALE: 1” = 30’-0” Warm & Varied Texture - Wood Products and/or Masonry Products Property Line Property Line ---PAGE BREAK--- 1 3 2a 3 1 1 2a 1 3 2a 1 3 3 2a 01.23.19 25 moderaOverlake South Elevation Bel-Red Road Elevation SCALE: 1” = 30’-0” Property Line Refined & Cool Texture - Transition Material - Pedestrian Entry Metal Products, Horizontal, Textured or Faceted Profiles Dark Horizontal Cementitious Panel Warm & Varied Texture - Wood Products and/or Masonry products ---PAGE BREAK--- 2a 2b 5 2b 3 4 2a 3 4 3 4 2b 3 4 2a 3 5 Architectural Concrete - Painted Concrete 01.23.19 26 moderaOverlake West Elevation West Elevation SCALE: 1” = 30’-0” Warm & Varied Texture - Transition Material - Translucent Panels Dark Horizontal Cementitious Panel Urban Texture - Horizontal Cementitious Panel Warm & Varied Texture - Wood Products and/or Masonry products Property Line ---PAGE BREAK--- 1 3 4 3 3 2a 2a 1 3 2a 1 4 4 Residential Texture - Vertical Cementitious Panel, Board & Batten 01.23.19 27 moderaOverlake North-East Elevation Bel-Red Corner Elevation SCALE: 1” = 30’-0” Refined & Cool Texture - Transition Material - Pedestrian Entry Metal Products, Horizontal, Textured or Faceted Profiles Dark Horizontal Cementitious Panel Warm & Varied Texture - Wood Products and/or Masonry products Property Line Courtyard Beyond ---PAGE BREAK--- LEVEL 2 346.00 TO PLATE 418.00 LEVEL 5 378.00 LEVEL 6 388.00 LEVEL 7 398.00 LEVEL 8 408.00 LEVEL 1 336.00 LEVEL 3 358.00 LEVEL 4 368.00 RETAIL / LOBBY LEVEL 343.00' HEIGHT LIMIT 422.26 PARKING GARAGE AT LEVEL 1 PARKING GARAGE AT LEVEL P01 PARKING GARAGE AT LEVEL P02 PARKING GARAGE AT LEVEL P03 2 BR 1 BR CORRIDOR 2 BR 1 BR CORRIDOR 2 BR TOWN HOUSE CORRIDOR TOWN HOUSE 1 BR 2 BR 1BR 2 BR 1 BR 2 BR CORRIDOR CORRIDOR CORRIDOR PARKING GARAGE AT LEVEL 2 HEIGHT LIMIT 85'-0" TYPE VA TYPE IA ELEVATOR LOBBY BIKE AMENITY BIKE AMENITY 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR AMENITY 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR 2 BR 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR LOBBY/ LOUNGE HEIGHT LIMIT 85'-0" TYPE VA TYPE IA LEVEL 2 346.00 TO PLATE 418.00 LEVEL 5 378.00 LEVEL 6 388.00 LEVEL 7 398.00 LEVEL 8 408.00 LEVEL 1 336.00 LEVEL 3 358.00 LEVEL 4 368.00 RETAIL / LOBBY LEVEL 343.00' HEIGHT LIMIT 422.26 FITNESS/ GYM SPORTS LOUNGE LEASING OFFICE STUDIO 1 BR 1 BR 1 BR 1+ BR STUDIO 1 BR 1 BR 1 BR 1+ BR 1+ BR 1 BR 1 BR STUDIO 1 BR 1+ BR 1BR 1 BR 1 BR STUDIO 1+ BR 1 BR 1 BR 1 BR STUDIO 1+ BR 1 BR 1 BR 1 BR STUDIO Property Line Property Line 0’ 15’ 30’ 0’ 15’ 30’ Property Line Property Line PARKING GARAGE AT 01.23.19 28 moderaOverlake SECTION A B B SCALE: 1” = 30’-0” 8. Conceptual Section Building Cross Sections A A Commercial MEP/Service Bike Amenity Residential Units Residential Lobby Parking Garage SECTION B SCALE: 1” = 30’-0” ---PAGE BREAK--- LEVEL 2 346.00 TO PLATE 418.00 LEVEL 5 378.00 LEVEL 6 388.00 LEVEL 7 398.00 LEVEL 8 408.00 LEVEL 1 336.00 LEVEL 3 358.00 LEVEL 4 368.00 IBC AVG GRADE PLANE 337.26 HEIGHT LIMIT 422.26 SIDEWALK 6'-0" PLANTER 5'-0" CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL ISSUED - DG 19 ROOF OVERHANG OVER ROW. ACCORDING TO COR DETAIL ISSUED - DG 20 1'-0" BUILD-TO-LINE LEVEL 2 346.00 TO PLATE 418.00 LEVEL 5 378.00 LEVEL 6 388.00 LEVEL 7 398.00 LEVEL 8 408.00 LEVEL 1 336.00 LEVEL 3 358.00 LEVEL 4 368.00 IBC AVG GRADE PLANE 337.26 HEIGHT LIMIT 422.26 SIDEWALK 10'-0" PLANTER 4'-0" CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL - DG 19 01.23.19 29 moderaOverlake 9. Building Cross Sections Scale: 3/32” = 1’ Bel Red Road Street Section Scale: 3/32” = 1’ 21st Street Facade Section 0’ 0’ 5’ 5’ 10’ 10’ ---PAGE BREAK--- 311.03' 309.00' ELEVATOR LOBBY PARKING GARAGE AT LEVEL P03 ELEVATOR LOBBY 6% RAMP DOWN 6% RAMP UP 15’ 30’ 0’ MEP/Service Elevator Lobby Parking Garage Scale: 1” = 30’-0” Level - P3 10. Floorplans A A B B 01.23.19 30 moderaOverlake ---PAGE BREAK--- ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT ELEVATOR LOBBY ELEVATOR LOBBY PARKING GARAGE AT LEVEL P02 6% RAMP DOWN 6% 6% RAMP DOWN RAMP UP 318.00' 320.03' 316.00' 316.00' 15’ 30’ 0’ MEP/Service Elevator Lobby Parking Garage Scale: 1” = 30’-0” Level - P2 B B A A 01.23.19 31 moderaOverlake ---PAGE BREAK--- ROW/ PROPERTY LINE AFTER DEDICATION 18'-0" 25'-6" 18'-0" ELEVATOR LOBBY ELEVATOR LOBBY PARKING GARAGE AT LEVEL P01 6% 6% RAMP DOWN RAMP UP 6% RAMP DOWN 325.00' 325.00' 18'-0" 25'-6" 18'-0" 18'-0" 25'-6" 15'-0" 18'-0" 25'-6" 15'-0" 327.00' 329.03' 8'-0" 5'-0" 15’ 30’ 0’ MEP/Service Elevator Lobby Parking Garage Scale: 1” = 30’-0” Level - P1 A A B B 01.23.19 32 moderaOverlake ---PAGE BREAK--- 335.00 340.00 345. 345.00 340.00 335.00 335.00 340.00 345. 345.00 340.00 335.00 335.00 340.00 345. 345.00 340.00 335.00 335.00 340.00 345. 345.00 340.00 335.00 335.00 340.00 345. 345.00 340.00 335.00 PROPERTY LINE PROPERTY LINE PROPERTY LINE TRASH TRUCK PICKUP SITE TRIANGLE (20'X60') TYPICAL EA SIDE OF ENTRY. GAS METER 336.00' 337.00' 334.00' 334.00' YOGA ROOM FITNESS/ GYM SPORTS LOUNGE LOBBY/ LOUNGE BIKE AMENITY PET WASH THEATRE ELEVATOR LOBBY LEASING OFFICE 336.00' 334.00' 6% RAMP DOWN 6% RAMP UP 6% RAMP UP 6% 338.03' RAMP DOWN VISITOR AND GENERAL PARKING AT LEVEL 1 ELE LOBBY TRASH ROOM FIRE PUMP WATER ENTRY ELECTRICAL ROOM XFR XFR CORRIDOR CORRIDOR 18'-0" 25'-6" 15'-0" 18'-0" 25'-6" 15'-0" 18'-0" 25'-6" 18'-0" PEDESTRIAN SITE TRIANGLES (10'X10') TYPICAL EA SIDE OF VEHICLE ENTRY RES ENTRY GARAGE ENTRY RESI ENTRY CL BEL-RED ROAD RIGHT-OF-WAY / PROPERTY LINE (AFTER DEDICATION) PROPOSED 10' PSE EASEMENT, 5' ON SITE BEL-RED ROAD NE 21ST STREET 335.00' SECURE GARAGE ENTRY DOOR EXIT CURB LINE SEE LANDSCAPE SITE PLAN FOR PLANTERS 6' SIDEWALK GARAGE DOOR TO SECURE RESIDENTIAL PARKING LINE OF BUILDING ABOVE FDC 25'-6" 15'-0" 15’ 30’ 0’ Leasing Entry Residential Entry Garage Entry Elevator Lobby Lobby and Lounge Scale: 1” = 30’-0” Level - L1 MEP/Service Parking Garage B B A A Residential Amenity 01.23.19 33 moderaOverlake ---PAGE BREAK--- 335.00 340.00 345.00 345.00 340.00 335.00 335.00 340.00 345.00 345.00 340.00 335.00 335.00 340.00 345.00 345.00 340.00 335.00 335.00 340.00 345.00 345.00 340.00 335.00 PROPERTY LINE OPEN TO LEVEL 1 PARKING BELOW OPEN TO LEVEL 1 BELOW ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT OVERHANG ABOVE 343.00' 343.00' 6% RAMP DOWN 338.03' COMMERCIAL OFFICE ELEVATOR LOBBY BIKE AMENITY WATER HEATER ROOM OPEN TO LEVEL 1 BELOW BEL-RED ROAD NE 21ST STREET CORRIDOR STUDIO STUDIO STUDIO 1 BR 18' - 0" 25' - 6" 15' - 0" TOWN HOUSE TOWN HOUSE TOWN HOUSE TOWN HOUSE TOWN HOUSE ELEVATOR & TRASH SHAFT 24" CONCREY=TE COLUMS, TYP. SERVICES OVERHANG ABOVE CANOPY BELOW, TYP. 3' - 9 3/4" 3' - 11 1/2 CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL ISSUED DG 19 4' - 0" CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL ISSUED DG 19 PROPERTY LINE PROPERTY LINE PLAZA (REFER TO LANDSCAPE PLAN) COMMERCIAL PARKING AT LEVEL 2 343.00' PASSAGEWAY OPEN TO TRASH LOAD BELOW OPEN TO LEVEL 1 PARKING BELOW 15’ 30’ 0’ Commercial MEP/Service Residential Amenity Residential Lobby Scale: 1” = 30’-0” Level - L2 A A B B 2 BR Studio Town House Units Parking Garage 01.23.19 34 moderaOverlake ---PAGE BREAK--- 335.0 340.0 34 345.00 340.00 335.00 335.0 340.0 34 345.00 340.00 335.00 335.0 340.0 34 345.00 340.00 335.00 335.0 340.0 34 345.00 340.00 335.00 335.0 340.0 34 345.00 340.00 335.00 ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT OVERHANG ABOVE OPEN TO COMMERCIAL BELOW 2 BR 1 BR 1 BR 1 BR 1 BR STUDIO 1 BR 1 BR 1 BR 1 BR 2 BR TOWN HOUSE TOWN HOUSE TOWN HOUSE 1 BR 1 BR 1+ BR TOWN HOUSE TOWN HOUSE URB 1 BR STORAGE URB 1 BR 2 BR 1 BR 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR CORRIDOR SERVICES 1+ BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR STUDIO 1 BR CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL DG 19 4'-4" TRASH RM/CHUTE 4'-4" CANOPY OVERHANG OVER ROW. ACCORDING TO COR DETAIL DG 19 4'-4" PROPERTY LINE PROPERTY LINE PROPERTY LINE COURTYARD PLAZA ON LEVEL 2 (REFER TO LANDSCAPE PLAN) ELEVATOR DECK AND RAILING 15’ 30’ 0’ A A Scale: 1” = 30’-0” Level - L3 Corridor B B 1+ BR 2 BR Urban 1 BR 1 BR MEP/Service Studio Type A Units 01.23.19 35 moderaOverlake ---PAGE BREAK--- ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT 1 BR STUDIO 2 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR STUDIO 1 BR 1 BR 1BR 2 BR 1 BR 2 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1+ BR 1 BR URB 1 BR URB 1 BR 2 BR 1 BR 2 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR URB 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR STUDIO 1 BR 1 BR 1 BR 1+ BR SERVICES STORAGE CORRIDOR PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE COURTYARD BELOW ON LEVEL 3 15’ 30’ 0’ Scale: 1” = 30’-0” Level - L4 -L7 A A B B Corridor 1+ BR 2 BR Urban 1 BR 1 BR MEP/Service Studio Type A Units 01.23.19 36 moderaOverlake ---PAGE BREAK--- ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT 1 BR STUDIO STUDIO STUDIO STUDIO STUDIO 2 BR STUDIO 2 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 2 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 1+ BR URB 1 BR STORAGE URB 1 BR URB 1 BR SERVICES 1 BR 1 BR 1 BR 1 BR 1 BR STUDIO 1 BR 1 BR 1 BR 1+ BR AMENITY 1 BR 2 BR DECK DECK DECK ROOF DECK PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE CORRIDOR ROOF BELOW ROOF BELOW ROOF BELOW 15’ 30’ 0’ Scale: 1” = 30’-0” Level -L8 B B A A Corridor 1+ BR 2 BR Urban 1 BR 1 BR MEP/Service Studio Type A Units 01.23.19 37 moderaOverlake ---PAGE BREAK--- DECKS BELOW ROW/ PROPERTY LINE AFTER DEDICATION PSE EASEMENT STAIR PENTHOUSE ELEVATOR PENTHOUSE STAIR PENTHOUSE ELEVATOR PENTHOUSE TRASH CHUTE 1" / 12" 1" / 12" 1" / 12" 1/2" / 12" 3/4" / 12" SOLAR ARRAY SOLAR ARRAY 5'-0" 5'-0" 5'-0" 6'-8" 5'-0" 5'-0" 5' - 0" 5'-0" 2'-8 1/2" 5' - 0" ROOF DECK BELOW ON LEVEL 8 LINE OF EXTERIOR WALL BELOW, TYPICAL DECKS BELOW ON LEVEL 8, TYPICAL 1/2" / 12" 15’ 30’ 0’ Scale: 1” = 30’-0” Level - R1 A A B B 01.23.19 38 moderaOverlake ---PAGE BREAK--- 01.23.19 39 moderaOverlake 11. Deviation Request 1. PARKING - RZC TABLE 21.12.050B Deviation Request: Quantity reduction from 1.25 per residential unit to .94 spaces per residential unit. The justification for this is described in the memorandum titled “Request for Parking Modification Modera Overlake” dated September 20, 2018. This memorandum was submitted as a deviation request with the package that was submitted with PREP round 1 submittal on September 24, 2018. The project responds positively to the City of Redmond Design Standards. The design concept is guided by the Zoning code, comprehensive plan, site context, streets and neighborhood character. The project complies with design standards, with the exception of deviations as indicated that we request be accommodated through RZC 21.76.070 ( C Administrative Design Flexibility. 2. TRASH LOCATION - RZC 21.38.020(D)(2) No dwelling unit shall be more than 200 feet from a collection point. Deviation Request: The distance from the farthest unit to trash rooms on each level is 260 feet. To facilitate efficient collection service via trash chutes, we propose that the trash rooms stack at the same location near the garbage truck collection point. 5. PEDESTRIAN FACILITIES AND AMENITIES - RZC 21.60.030 ( C ) Canopies shall cover 80% of street frontage. This redesign accommodates more canopies along Bel-Red Road instead of the elevated pedestrian promenade, thereby providing more than 80% coverage. The south edge of the building overhang at the colonnade at the NE corner is at 15 feet above the sidewalk, but rises to above 15 feet to the north. Along NEW 21st Street, canopies are not provided where the building is set back, and landscaping is provided between the building and the sidewalk. In this case, canopies would not allow natural rainfall to the landscaping, so they have been omitted. ---PAGE BREAK--- This page is intentionally left blank 01.23.19 40 moderaOverlake ---PAGE BREAK--- 01.23.19 41 moderaOverlake landscape Design ---PAGE BREAK--- 01.23.19 42 moderaOverlake NE 21st Street Bellevue - Redmond Road Driveway, See Civil PSE Easement Street Tree, typ Curb per Civil, Typ Commercial Amenity Terrace 0’ 15’ 30’ Scale: 1” = 30’-0” Landscape Site Plan NOTES: 1. All proposed trees to be replacement trees Garage Entry Lobby / Leasing Level 2 Plaza 12. Landscape Level 3 Level 2 Overhang Above PSE Easement ROW / Property Dedication Level 1 Level 3 Level 1 Level 2 Level 1 Level 3 Level 3 Courtyard ---PAGE BREAK--- 01.23.19 43 moderaOverlake Ground Level - Design Inspiration ---PAGE BREAK--- s BEL-RED ROAD NE 21st ST 01.23.19 44 moderaOverlake Overlook Unit Patios Courtyard - Design Inspiration Courtyard - Landscape Plan 0’ 10’ 20’ Scale: 1” = 20’-0” ---PAGE BREAK--- 01.23.19 45 moderaOverlake Roof Deck - Design Inspiration Unit Unit Unit Amenity Green Roof 0’ Scale: 1” = 20’-0” 10’ 20’ Roof Deck - Landscape Plan BEL-RED ROAD NE 21st ST ---PAGE BREAK--- 01.23.19 46 moderaOverlake 13. Plant List Common Name Scientific Name Size Spacing Trees Korean Fir Acer circumnavigate Autumn Brilliance Serviceberry Hinoki Cypress River Birch White Flowering Dogwood Pagoda Dogwood Serbian spruce Golden Larch Red Oak Mountain Hemlock Zelkova Abies koreana Vine Maple Amelanchier × grandiflora ‘Autumn Brilliance’ Chamaecyparis obtusa ‘Gracilis’ Betula nigra Cornus ‘Eddie’s White Wonder’ Cornus alternifolia Picea omorika Pseudolarix amabilis Quercus rubra Tsuga mertensiana Zelkova serrata ‘Green Vase’ 12’ Ht 2.5” Cal 8’ Ht 8’ Ht 8’ Ht 2.5” Cal 12’ Ht 12’ Ht 8’ Ht 3” Cal 12’ Ht 3” Cal Red Twig Dogwood Salal Mock Orange Flowering Currant False Solomon’s Seal Snowberry Evergreen Huckleberry Cornus sericea Gaultheria shallon Philadelphus lewisii Ribes sanguinium Smilacina racemosa albus Vaccinium ovatum ‘Thunderbird’ 5 Gal 1Gal 5 Gal 3 Gal 1 Gal 1 Gal 1 Gal 36” O.C. 18” O.C. 36” O.C. 24” O.C. 18” O.C. 18” O.C. 18” O.C. Shrubs Kinnikinnick Deer Fern Feather Reed Grass Tough Leaf Iris Common Rush Maiden Grass Creeping Oregon Grape Sword Fern Small Fruited bulrush Sedum Mix Fringecup Inside-Out Flower Barrenwort Arctostaphylos uva-ursi Blechnum spicant Calamagrostis acutiflora ‘Karl Foerster’ Iris tenax Juncus effusus Miscanthus sinensis ‘Morning Light’ Mahonia repens Polystichum munitum Scirpus microcarpus Sedum ssp. Tellima grandiflora Vancouveria hexandra Epemedium x rubrum 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 1 Gal 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. 18” O.C. Groundcover/Perennials/Ferns/Grasses Crocus Crocus ssp. Bulbs Preliminary Plant List NOTES: 1. All proposed trees to be replacement trees ---PAGE BREAK--- 01.23.19 47 moderaOverlake PLANT IMAGERY ---PAGE BREAK--- 01.23.19 48 moderaOverlake