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1 MEMORANDUM TO: DESIGN REVIEW BOARD FROM: SCOTT REYNODS, PLANNER AMY TARCE, SENIOR PLANNER SUBJECT: LAND-2018-01083; MODERA OVERLAKE DATE: FEBURARY 7, 2019 REQUEST: PRE-APP NEW BUILDING ELEVATIONS, COLORS AND MATERIALS. I. PROJECT LOCATION 15260 & 15248 Bel-Red Road II. PROJECT DESCRIPTION The proposal is to construct an 8-story mixed-use apartment building with approximately 178 residential units and 4,000 square feet of ground floor commercial space. The LAND-2018-01083 ---PAGE BREAK--- 2 development is proposed to have five levels of parking; three below grade and two above grade. The site is approximately 1.41 acres in size and is located on the southwest corner of Bel- Red Road and NE 21st Street, in Overlake. The site is across the street from two new multi-story apartment buildings, in the City of Bellevue. Currently, this would be the first Redmond redevelopment along Bel-Red road, in Overlake Village. The applicant is proposing an 8-story building, which is possible in this zone with the use various incentive techniques, including the payment of in-lieu fee for plaza dedication, Green Building Incentives, subterranean parking, and provide housing above the minimum required. This is the second PREP meeting to provide input regarding design issues the Board and Staff will be interested in addressing through further design development. Technical Review for PREP Round 2 has not taken place yet, therefore the design could change. III. SURROUNDING, ZONING AND STANDARDS Surrounding Uses, Character and Context The site is bounded by Bel-Red Road to the East and South; NE 21st Street to the North; and a similar zoned property with single-story structures to the West. Comprehensive Plan Vision The site is located within the Overlake Village Subarea, in the Overlake neighborhood. The intent of this district is to provide an urban, mixed-use neighborhood that functions as the core of the Overlake Neighborhood. As a mixed-use area, it is intended to provide for significant residential growth, while remaining part of a larger, vibrant commercial area that is a destination for many. IV. DESIGN REVIEW BACKGROUND This is the third time DRB has reviewed the project. The past meeting minutes on March 15 and November 1, 2018 are listed under the attachment, DRB past project minutes. V. DESIGN REVIEW STAFF ANALYSIS Staff would like to ensure this building sets a good design direction and tone for this sub- neighborhood. Staff’s concerns with the latest submittal. 1) Entrance: Staff believes that the residential lobby entrance off Bel-Red and NE 21st Street needs to have a higher expressive architectural treatment to create a prominent entrance at a pedestrian level based off the following code: ---PAGE BREAK--- 3 • RZC 21.60.030.C.2.c. Enhance the primary public entries of all buildings by two or more of the following means: i. Providing weather protection, such as an awning, canopy, marquee, or other building element, to create a covered pedestrian open space. ii. Providing at least 100 square feet of landscaping at or near the entry. iii. Providing pedestrian facilities, such as benches, kiosks, special paving, bicycle racks, etc. iv. Providing a trellis, canopy, porch, or other building element that incorporates landscaping. v. Providing site-designed, pedestrian-scaled lighting. vi. Providing artwork or site-designed, pedestrian-scaled signs. 2) Material & Texture: Based off past DRB comments and the presented material, Staff believes that the building material need to be improved based off the following standards: Staff is also requesting the applicant to further develop the façade articulation along Bel-Red Road. The proposed metal cladding for the Bel-Red Road and the cementitious board used along the 21st Street façade are depicted with the same color and horizontal detailing on the elevation drawings. When constructed, the metal will not have the same character as the cementitious panel when applied, regardless of matching the color. Staff encourages the Applicant to interpret the Bel- Red Road metal façade with a more modern, streamlined look, consistent with the first Pre-app concept. For example, the metal panels could be complemented with more sculptural windows, flushed to the metal panels, while the proposed residential windows for the cementitious panel portions can be recessed to create a different texture. • RZC 21.62.030.F Building Materials. i. Intent. To promote visual interest, distinct design qualities, and an appearance of quality and permanence through use of durable building materials and effective architectural detailing. ii. Design Criteria. A. Building Materials. Building materials shall provide architectural interest and demonstrate a look of permanence through use of superior exterior cladding materials, such as stone, masonry, copper, brick, and similar materials, as accepted by the Design Review Board. At a minimum, superior exterior cladding materials shall be used for the facades for the first and second floors when visible from streets, parks or other public spaces. Use of superior exterior cladding materials is encouraged on upper stories. Building materials should minimize light reflection and glare. Use of cementitious panel is prohibited with the exception of locations, such as accent areas and soffits. ---PAGE BREAK--- 4 3) Pedestrian Experience on NE 21st Street: Staff believes the building front on NE 21st Street can be improved to engage the pedestrian experience with the next DRB review based off: • RZC 21.60.020.E.Relationship to Street Front • RZC 21.60.030.C.2.a Design Criteria. i. Except on exclusively multifamily, manufacturing, or industrial use buildings, portions of buildings that are adjacent to a pedestrian walkway or sidewalk shall provide overhead weather protection as follows: A. The protection should be at least 48 inches wide along at least 80 percent of the building’s front face. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs. B. Canopies or awnings shall have a minimum clearance of eight feet above sidewalks and should not be more than 15 feet above the sidewalk at its highest point. C. The color, material, and configuration of the pedestrian coverings shall carry forward the architectural theme of the building. All lettering and graphics on pedestrian coverings must conform to RZC 21.44, Signs. • RZC 21.60.040.B.6 Blank Walls • RZC 21.62.030.H Blank walls shall be treated by incorporating at least four of the following elements: i. Masonry (but not flat concrete block). ii. Belt courses of a different texture and color. iii. Projecting cornice. iv. Projecting metal canopy. v. Decorative tilework. vi. Trellis containing planting. vii. Medallions. viii. Vertical articulation. ix. Artwork. x. Lighting fixtures. xi. Recesses. ---PAGE BREAK--- 5 4) Pedestrian Experience on Bel-Red Road: Staff believes the interaction of the building on Bel-Red Road between the sidewalk and proposed plaza can be improved to achieve a higher connection and pedestrian experience based off: • RZC 21.60.020.E.Relationship to Street Front • RZC 21.60.020.I. Pedestrian Plazas and Open Spaces. 5) Street Corner Treatment: Staff believes the building interaction of NE 21ts Street and Bel-Red road as shown in the photo below has a great energy in the top and middle but lacks a base that matches the same design energy. Staff also believes that the corner fails to engage the commercial space with the intersection and can be improved based off: • RZC 21.60.020.E.Relationship to Street Front • RZC 21.60.020.F Street Design • RZC 21.62.030.G Ground Floor Retail and Other Commercial Facades 6) Garage Façade / Blank Wall: Staff acknowledges improvements to the West Façade with translucent panels yet we believe that the design can be improved to remove multiple blank walls on the plans based off: • RZC 21.60.040.B.6 Blank Walls • RZC 21.62.030.H Blank walls shall be treated by incorporating at least four of the following elements: ---PAGE BREAK--- 6 i. Masonry (but not flat concrete block). ii. Belt courses of a different texture and color. iii. Projecting cornice. iv. Projecting metal canopy. v. Decorative tilework. vi. Trellis containing planting. vii. Medallions. viii. Vertical articulation. ix. Artwork. x. Lighting fixtures. xi. Recesses. 7) Roofline: Staff would like to see more details regarding the Stairs/Elevator Penthouses, Solar Panels, and any RTU’s screening in the next DRB review to ensure minimum code compliance. • RZC 21.60.040.B.3 Rooflines. i. Intent. To promote detailed roof expression to create a variable roofline throughout and to create a skyline that is visually interesting. ii. Design Criteria. C. Rooftops shall incorporate features which soften rectilinear forms and mechanical equipment, and rooftop penthouses shall be architecturally incorporated into the design of rooflines or into the overall building design. 8) Plaza Design: Staff believes that the Plaza Design is off to a good start but need more details. Staff was not able to see how the plan would be in compliance with RZC 21.62.030.I.2.d outlined below. In addition, staff feel that the transition going from the plaza to the courtyard shown below up can be improved based off: ---PAGE BREAK--- 7 • RZC 21.62.030.I.2. c Pedestrian plazas and open spaces shall include all of the following: i. Adequate amount and type of seating for the anticipated usage. d Pedestrian plazas and open spaces shall also incorporate a minimum of three of the following features to add visual interest: i. Artwork. ii. Water feature such as a fountain or cascade that serves as a focal point. iii. Information kiosks. iv. Planters. v. Paving for pathways and hardscapes. vi. Other similar treatments as approved by the Technical Committee. VI. PREP Round 2 Expectation As stated above, the PREP Round 2 Technical review for the project has not taken place. As the design progresses to a final iteration meeting code compliance, staff will provide DRB with a list of any supported administrative design flexibility that the applicant would be required to apply for. At the Round 3 DRB PREP meeting, the applicant will be providing a material board for review. Staff is eager to hear the applicant’s presentation, and the Board’s comments and direction for the next iteration. ---PAGE BREAK--- DRB PAST PROJECT MINUTES PRE-APPLICATION LAND-2018-00130, 15260 Bel-Red Road Apartments Neighborhood: Overlake Description: Mixed-use residential/commercial building Location: 15260 Bel-Red Road Applicant: Mitch Yockey with GGLO Staff Contact: Gary Lee, [PHONE REDACTED] or [EMAIL REDACTED] Mr. Lee stated this project is in the very early stages of design and it is here to gain feedback from the board members. This project is in the Overlake Neighborhood and is the first one in the neighborhood. The importance of reviewing this project is it will set the tone for buildings that may be built in the future. The applicant has updated the wire frame prospective with more details than was in the emailed document. Mr. Lee sent out a detailed project check list to the applicant that outlined some of the possible concerns. One of the concerns is the roof line modulations. The property has a slope, so it would be fitting if the building matched the slope of the land which would help break up the mass. Mr. Yu, with Mill Creek Residential, is happy to be presenting this new project which will be the company’s first Overlake Neighborhood project. This is very early in the process and he would appreciate as much information as possible from the board to help make this a successful undertaking. One item of note is the plaza that has been identified on the slide and would like as much feedback the board has on that item. Mr. Bradly, with GGLO, showed an overview of the site which is located on the eastern side of Bel-Red Road and curves to the south. The western boundary is shared with an adjacent property. The northern boundary is NE 21st Street. Slides depicting other businesses in the area were also shown. The grading of the site is basically four feet towards the west. The high point in the site is at NE 21st and Bel-Red Road. The curve of Bel-Red Road provides some opportunities and challenges and leaves basically, a flat iron building experience. The intersection aligns with the site in such a way that it forms a plaza in the front of the building and connects both roads. Several slides were shown depicting different sides of the building and roof tops. Screening will be explored to hide garages and trash enclosures. The Bel-Red Road side of the building is anticipated to be the retail side of this project with the 21st side having more of a residential feel with lobbies and amenities for residents. Currently, the building has balconies and decks; however, different opportunities are being explored to break up massing and vertical modulation. The design idea is to have a strong bottom, middle, and top of the building when being viewed from the street. The plaza could be a strong interaction point for retailers or outdoor dining and provides a shortcut between streets. ---PAGE BREAK--- The building is roughly 42,000 sq. ft. The base FAR for the site is 2.5 and incentives are being explored for increasing FAR and stories. The unit count at this time of 188, the parking is being proposed as one space per unit with an additional two stalls per 1,000 sq. ft. of retail area. Many studies will need to be done before final numbers of parking spaces are reached. The base height is five stories, and GGLO is are looking for the additional incentives that would allow additional three stories for a total of an eight-story building. A rendering was shown depicting the fact that the building will look like a seven-story building with a tall eighth story and that will allow some additional parking in behind the retail spaces. The Bel-Red side of the building is all retail along that right-of-way. The plaza will be towards the northeast. Down 21st, will be the residential lobby, a leasing component, and amenities. The garage entry is at the northwest corner of the building. Slides where shown of the various parking levels. Most of the residential floors are double loaded corridors. The units that face out to Bel-Red Road will be single loaded. There are views that may be accessible from some units. The right-of-way needs to be widened, which is why the building will be setting back. The ground floor base will be twenty feet in height. Mr. Bradly then turned the presentation over to the board for comments. COMMENTS FROM THE BOARD Mr. Martin: • Sees the plaza as an opportunity and dynamic. • Thinks the challenge is the “knuckle” part of the building and needs more expression. • Feels the landscaping can add life to the plaza. • Asked if double loaded parking would work to add more parking. Mr. Bradly said they may have explored that; however, he will check to make sure. The dead ends are problematic. • Sees that there may be a dead-end corner in the residential area. Mr. Bradly said the units have not been laid out yet and the corner will be resolved. Ms. Attars: • Feels the drop off to the neighboring building may be too dramatic. • Thinks stepping down the towers may help them appear smaller. • Suggests trying to blend well with other new apartments. • Suggests connecting the plaza so all neighbors can use the space. Mr. White: • Suggests the developer pay attention to the retail space to make it feel special and entice patrons to use those businesses. • Feels like the plaza is leftover, it needs more attention and should be highlighted. • Likes the general massing of the project. • Feels the retail parking might be a little tricky to pull off. ---PAGE BREAK--- Ms. Monk: • Feels the views will be important. • Wonders if the big wall is going to have windows. Mr. Bradly said this wall is to show more commercial units and separate the building so it looks like two buildings, the balconies signify a residential space. • Stated the glass walls remind her of the Apple building she visited. • Likes the rendering with the balconies that break up the exterior of the building. Mr. Liu: • Thinks the traffic in the area moves fast, unsure if that will hinder having successful businesses. • Does not see this area as pedestrian friendly. • Asked about the entrances to retail stores. Mr. Bradly said the entries are well established as it is still early in the process. Some entries will be off Bel-Red. The residential entries will be off 21st. • Feels the garage entry needs some attention. • Understands the height limit is five stories, but can add three more stories for a total of eighty-five feet with incentives. • Asked about the incentives the project is applying for. Mr. Bradly said one incentive is if 50% or more is residential, that is an incentive. Subterranean parking, the Plaza, and green building are a few more. Mr. Krueger: • Asked about stair-stepping the buildings to add more floors. Mr. Lee said that he would have suggested it, but would require more subtraction at the corner. Mr. Bradly said at this time he is unsure about how much can be stepped back on the west and east sides. If there was more than four feet of fall, they could do more of that type of work. • Feels the corner is going to be key. • Asked if there is loft spaces in the building. Mr. Bradly said that is being explored, there is a chance to do that on the east side that might be able to use the four feet of drop off to do higher ceilings in those upper units. • Thinks the roof modulations need to be researched. • Thinks Bel-Red road could be widened as some point which may make the pedestrian crossing easier. Mr. Bradly said he is hearing comments about the step downs and they will be exploring those aspects. Mr. Yu said there are concerns about waterproofing the decks if the building were to step back. Mr. Lee is concerned that the building is projecting over the sidewalk in the drawings. If this is true, that would be a problem. That needs to be examined more closely. Mr. Bradly said he is not sure if that has been looked at and it will be researched and it will conform to code. ---PAGE BREAK--- PRE-APPLICATION LAND-2018-01083 MODERA OVERLAKE Neighborhood: Overlake Description: New multi-family residential building with 246 units and associated leasing office, resident amenity areas, parking and exterior courtyard Location: 15260 and 15248 Bel-Red Road Applicant: Darrell Turner with GGLO Staff Contact: Scott Reynolds, [PHONE REDACTED], [EMAIL REDACTED] Mr. Reynolds explained that the initial iteration had been before the Board on March 15, 2018 and that the current iteration has one more lot added to it. Staff had five specific comments. The first is regarding façade modulation. Currently there is a clean massing on Bel-Red Road and both the City Wide and Urban Center Standards require modulation. The second is the roof line with similar modulation, also required by code. The third is improvements to the garage façade on the west elevation as this is a visible feature as seen from 152 Avenue NE. The fourth is plaza design; the applicant has chosen plaza dedication and plaza improvements to take advantage of code incentives within the zone district which adds additional floors. Staff would like to see this be reviewed to ensure the plazas become a community asset as they will be City owned once constructed. Lastly are the pedestrian facilities such as roof overhangs to be address in future submittals. Mr. Reynolds added this is the Design Review Board PREP round one meeting. Mr. Steve Yoon with Mill Creek Residential stated that this was the second project worked on with GGLO. After the initial presentation in March 2018 an agreement had been reached on the second parcel, roughly doubling the project in size. Early comments have been incorporated for the smaller building. Daytime and nighttime activation of the ground floor is very important. The lack of parallel parking makes the area negative from a commercial standpoint. Undesired retail is not wanted and the space needs to be activated with contemporary amenity, residential and bike space. A 15-foot dedication required by the City has been made off Bel-Red Road incorporated into the footprint. ---PAGE BREAK--- Ms. Tiina Ritval, Project Design Lead with GGLO, stated excitement for the project as an expectation would be set for future surrounding development. The slideshow presentation was started. The project is in the Overlake Village 2 zone, maximum building height 85 feet and five to eight stories. The proposal is for seven stories of residential over subterranean parking. Construction type will be five stories of type 3A with three stories and two basement levels of type 1A. Bel-Red Road is a fast-moving arterial; NE 21st Street is on the northern edge of the project; and to the east are multi-story apartment developments on the Bellevue side of Bel-Red Road. To the west and south are single story commercial buildings, Pagliacci’s, Overlake KinderCare, CashAmercia and Mercer Motor Sports. The Silver Cloud Inn Redmond is to the northwest. The view towards downtown Bellevue is to the southwest and the most important vantage point of the project is the corner of Bel-Red Road and NE 21st Street, the highest elevation. Mr. PJ Benenati with GGLO continued that established trees exist on the opposite side of the street and, although the City is widening the street, trees will be replanted to match the character. Drone photographs were displayed of the view of downtown Bellevue in the distance and mountain views. There is a grade change between this property and Kindercare. Ms. Ritval explained that the building massing prioritized the most prominent views of the building from the corner of NE 21st Street and Bel-Red Road and from the corner of 152nd Avenue NE and Bel-Red Road. The sight slopes 12 feet from the northeast corner to the southwest and 10 feet from the northeast to northwest. The peak of the south roof terminates in an active roof deck and amenity room producing an energetic lantern into the southwest façade. The Bel-Red building mass has been elongated along the south access to provide prime solar access to units on the façade. The curved and notched build-to line is along the Right of Way, and simplified mass into an elegant wedge breaking the building into two facets and narrowing the building at the most prominent views create slender profiles. This gives ends scale and articulation almost civic in character. The north portion of the building slopes to the site creating a dynamic and pedestrian friendly environment. There is a singular expression of metal cladding and horizontal patterning. A restraint in patterning allows for a bold expression of form to register easily, experienced at pace. Though the massing deviates from the Redmond Zoning Code for façade and refine modulation, this simple bold move is more appropriate for Bel-Red Road than one that would adhere to code requirements. The massing reinforces the ideas derived from the contextual analysis and provides the appropriate urban response to the frontage. The NE 21st Street frontage has broken down massing and is more pedestrian oriented with different scaled relationships. At the northwest corner a pedestrian plaza and widening of the Right of Way will occur. Commercial space will activate the northeast corner. ---PAGE BREAK--- Residential amenities and lobby will occupy the rest of the Bel-Red Road frontage at all hours. Towards the west, the grade drops and the spaces grow in height with a generous entry and transition area to the residential lobby. On the NE 21st Street frontage there is a secondary residential entry, lifted residential units and a parking entrance. The slides did not show the actual density or species of trees that act as a buffer between Kindercare to the west and the site. These are dense evergreen trees. Speed, drama and elegance are the three guiding principles for design on Bel-Red Road. On NE 21st Street, guiding principles are warmth and texture. An oversized canopy is at the garage entrance and a series of bays and inset decks break down the scale of the façade. Design language for this volume of the building is simple and urban, meant to be the quiet backdrop for the Bel-Red Road volume. Horizontal patterning is a quiet compliment to the more expressive mass. Weather protection at entry will provide a sense of arrival. A pallet of materials has been identified which embody the characteristics of the guiding principle language. On the south or Bel-Red façade there is a predominantly refined and cool texture meant to be metals, textured profiles that embody the characteristics mentioned above of speed, drama and elegance. Transition material is used to create relief and drama. The large overhangs of the Kindercare building shield it from any direct views of the project. The wedge shape is apparent in the roofline and will be articulated similarly in the soffit of the pedestrian colonnade. The relationship of the Puget Sound Energy easement line and the building base is variable. The NE 21st Street wall section shows the modulation applied to the façade. Ms. Ritval stated that P1 was still under ground and level 1 merged from the ground though still below grade to the northeast. The residential lobby and amenities are to the south and the garage entry is to the north. At level two, commercial is protected by the large overhang at the northeast. Residential entry and amenities fill the rest of the south façade. The lobby and amenity to the west is a two-story volume. Units begin to populate the west and north facades. The commercial space is two stories tall and units populate the rest of the floor plate. Some units are dropped to give height to the northeast. The floor plate for levels five through seven was displayed. At level eight, the roof deck is situated to give great solar exposure and to take advantage of views. The roof echoes the design concept and language of the hierarchy of masses. Mr. Benenati commented that Mr. Ritval had done a good job of introducing the project and pointed out other specific details on the slide display. There are two major open pedestrian spaces. There is an indoor amenity space in the clubroom which takes advantage of views out of a green roof; barbeque, seating, lounge and sun deck. Plant material will be native and adaptive, with low water and maintenance requirements. ---PAGE BREAK--- Ms. Ritval asked the Board to ask if further clarification is needed and thanked them for this time. COMMENTS FROM THE BOARD Mr. Sutton: • Asked how triangular portions would be handled, as the façade needs to read as one piece. Ms. Ritval replied that a metal profile that moves from solid to perforated was being examined, a single monolithic material with transparency at the lower area as it moves. • Mr. Sutton asked about the middle piece, not verbally identified. Ms. Ritval replied that this would be a quieter cousin to the Bel-Red façade, a hinge or connection. • Mr. Sutton stated that the biggest concern would be how the main façade will be executed with details. Mr. White: • Stated that overall the project was very interesting and realized that details are in an early stage of design. • Mr. White appreciated the reference imagery and hoped this would find a place in the final product. • Mr. White was curious how the different elements would function at night. • Mr. White liked the bays on the north elevation but had a concern about the west elevation. The composition on the southern portion was good but the northern portion was not as exciting as the rest. • Mr. White liked the materiality and hoped that this also would find a place in the final product. Ms. Atvars: • Agreed with Mr. Sutton regarding curiosity in how the triangular portions would be handled and recommended that the transition be as seamless and gradual as possible. • Ms. Atvars wondered how soffits in this space would be handled. • Ms. Atvars liked the more traditional side more and would need to be convinced on the open gesture; the windows create a flat and repetitive feel and materials chosen will be important. ---PAGE BREAK--- • Ms. Atvars believed this was a great start and looked forward to seeing more. Mr. Martin: • Stated that the presentation was very well done, very informative and clear. • Mr. Martin stated that the form is very interesting but not finished and liked the contrast between Bellevue and Redmond portions. • Mr. Martin stated that if the façade does not have more modulation, this will need to be impeccably detailed and would like to see solid to translucent to clear at the bottom for radiation going up. • Mr. Martin stated that the columns looked spindly, particularly in front, and the void needs architectural structure. • Mr. Martin stated that the wedge at the roof would not read as well as it should, particularly when dark. • Mr. Martin commented that otherwise the project looked great and looked forward to seeing more. Mr. Krueger: • Asked for clarification regarding the design language, speed. Ms. Ritval replied that this would articulate a streamline quality; a way to articulate the qualities looked for in the aesthetic on Bel-Red Road as opposed to NE 21st Street. • Mr. Krueger liked all aspects of the building. • Mr. Krueger was concerned about the gesture and traffic on Bel-Red Road. • Mr. Krueger was concerned about the pedestrian view of flat repetition and stated that a recessed dramatic feature to break up the long, unmodulated building should be considered. • Mr. Krueger stated that the project was awesome, liked the forms and looked forward to the next iteration. Mr. Martin: • Stated appreciating the idea of speed in architecture and the early work of Zaha Hadid, and suggested that the Vitra Fire Station be referenced. • Mr. Martin suggested that another way to break up the façade would be to have all windows, panels and molding horizontal in different color gradiation. Mr. Krueger: ---PAGE BREAK--- • Stated that regarding materials, masonry at the ground level should be used, maintaining pedestrian level precedent; long lasting, easy to maintain and solid. Mr. Reynolds stated that the applicant has 30 days to submit material as agreed in the PREP MOU. The next round of DRB review will be addressed at that time in addition to internal staff review for technical aspects. Mr. Yoon hoped that there would be a window of opportunity for the next phase of review before the holidays.