CITY OF KIRKLAND Planning and Building Department 123 ...PDFs/Design+… · CDC REVISED PACKET . I . 11.22.2017 3 SECTION 1 PROJECT VISION . PROJECT OBJECTIVES The Continental Divide

CITY OF KIRKLAND Planning and Building Department 123 Fifth Avenue, Kirkland, WA 98033 425.587-3600 - www.kirklandwa.gov

MEMORANDUM

To: Design Review Board

From: Tony Leavitt, Associate Planner

Date: November 28, 2017

File No.: DRV17-00643 Subject: CONTINENTAL DIVIDE MIXED USE CONCEPTUAL DESIGN CONFERENCE

I. MEETING GOALS

At the December 4, 2017 Design Review Board (DRB) meeting, the DRB should review the conceptual design for the Continental Divide Mixed Use Project. At the meeting, the DRB should determine:

A. How the design guidelines affect or pertain to the proposed development.

B. Determine which guidelines apply to the proposed development.

C. Determine what other application materials are needed for the Design Response Conference.

II. PREVIOUS MEETING SUMMARY

At the November 6th Design Review Board Meeting, the applicant presented a design proposal as part of the Conceptual Design Conference. After deliberation, the DRB requested that the applicant return to a future meeting for an additional Conceptual Design Conference. The DRB requested that the applicant revise the “Entry Court” design by connecting the residential and commercial portions at the corner of 85th and 132nd and incorporating additional modulation along all facades to better relate with the neighboring single family residential homes. The revised plans are included in Attachment 2.

III. BACKGROUND INFORMATION

The subject property is located at 8505 132nd Avenue NE (see Attachment 1). The applicant is proposing to construct a mixed use project containing approximately 7,500 square feet of office space, 133 residential apartment units and associated parking on the 2.26 acre site located in the Rose Hill Neighborhood.

IV. SITE

The subject property, consisting of 8 existing parcels, is zoned RH (Rose Hill Business District) 8 and currently contains multiple single family residences and associated accessory structures. All existing structures will be demolished as part of the proposal.

The majority of the site is relatively flat with the only significant grade in the southeast corner of the site.

1

http://www.kirklandwa.gov/

Continental Divide Mixed Use File DRV17-00643

Page 2

The property has street frontage along NE 85th Street, 132nd Avenue NE and 131st Avenue NE.

The following list summarizes the zoning designation, uses, and allowed heights of properties adjacent to the subject property:

North: RSX 7.2. Single family residence. Maximum height is 30 Feet.

East: Multifamily development located in Redmond

West and South: RH8. Single-family and commercial uses to the west. Office use to the south. Maximum height of 35 feet.

Additional photographs prepared by the applicant that show the surrounding properties are contained in Attachment 2.

V. KEY ZONING REGULATIONS

Zoning regulations for uses in RH 8 are found in the use-zone chart (see Attachment 3). The following regulations are important to point out as they form the basis of any new development on the site.

A. Permitted Uses: Retail, office, and residential (stacked dwelling units) are allowed in this zone. Residential may not be located on the ground floor of a structure.

Staff Comment: Staff will need to review the project for compliance with the RH8 Use Requirements and Restrictions during the Design Response phase. Staff has concluded that a zoning permit (Planned Unit Development) approval to allow ground floor residential on the site will be needed. This application will be reviewed after the Design Review Board process is completed.

B. Height:

a. Maximum building height is 35 feet above average building elevation, except maximum building height is 30 feet within 30 feet of an RSX zone.

b. The ground floor of all structures on the subject property shall be a minimum of 15 feet in height.

Staff Comment: The applicant will need submit height calculations with the Design Response Conference application. Staff will review the project for compliance with the City’s height regulations during the Design Response phase

C. Setbacks:

a. 10 feet from NE 85th Street front property line, 20 feet from 132nd Avenue and 131st Avenue front property lines, rear of 15 feet.

b. DRB can approve required yard (setback) minor variations per KZC Section 142.37.

Staff Comment: Staff will need to review the project for compliance with the RH8 Setback Requirements during the Design Response phase. The applicant’s preferred option would require a minor variation to the required yard along NE 85TH Street.

D. Affordable Housing Requirements: The project is required to provide at least 10 percent of the units as affordable housing units as defined in KZC Chapter 5.

Staff Comment: Staff has not yet evaluated the proposed project for compliance with the City’s Affordable Housing Regulations. The review will occur as part of the building permit.

2

http://www.codepublishing.com/WA/Kirkland/cgi/defs.pl?def=345


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VI. ROSE HILL BUSINESS DISTRICT DESIGN GUIDELINES

The project will be reviewed for consistency with the Design Guidelines for the Rose Hill Business District. The following is a list of key design issues and/or design techniques that should be addressed with this project.

• Building Location and Orientation including Street Corner Treatment

Pedestrian Friendly Building Facades

Public Improvements (Sidewalks and Street Trees)

Pedestrian Connections, Lighting, Amenities and Plazas

Blank Wall Treatment

Residential Open Space

Parking Lots, Parking Garages and Vehicular Circulation

Architectural Style and Scale

Human Scale

Building Details and Materials

Signs

Visual Quality of Landscapes

VII. CONTEXT

The context or setting in which the proposed development will be located is important in determining the appropriate design regulations that would apply. The following are several questions that are geared towards identifying the physical environment around and on the subject property. These questions will help supplement the discussion on the key design guidelines appropriate for the proposed project.

A. How does the site relate to its surroundings?

The applicant and Design Review Board should discuss the physical and built environment on and around the subject property. Topics include height of neighboring structures and uses, topography, and landscaping.

B. What are the Opportunities and Constraints of the Site and Vicinity given the following topics?

• Streetscape

• Urban Form

• Activities and Uses in the area

• Pedestrian Patterns and Environment

• Character of Adjacent Buildings

• Landscaping/Open Space

VIII. DISCUSSION ISSUES

The role of the DRB at the Conceptual Design Conference is to help determine how the design guidelines found in the Rose Hill Business District Design Guidelines apply to the proposed development. The following sections and questions below are representative of the City’s design guidelines. These questions are to be used as a tool to help identify how design guidelines would apply to the proposed project.

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A. Scale

1. What are the key vantages of the project?

2. Identify appropriate mitigation techniques for building massing of the proposed buildings. Possible techniques include building location and orientation, vertical and horizontal modulation, and a variety of roof forms.

B. Pedestrian Access

1. How does the proposed massing and location of structures relate or respond to the pedestrian environment?

2. What are the key pedestrian connections?

3. How would the project engage pedestrians?

C. Open Space and Landscaping

1. What are opportunities for landscaping and/or open space on the subject property?

2. Does the DRB have any preliminary feedback on the potential minor variations to the required yards along NE 85th Street?

IX. ITEMS REQUIRED FOR DESIGN RESPONSE CONFERENCE

The Design Review Board shall determine what models, drawings, perspectives, 3-D CAD/Sketchup model, or other application materials the applicant will need to submit with the design review application.

X. ATTACHMENTS 1. Vicinity Map 2. Applicant’s Proposal and Plans 3. RH8 Use Zone Chart

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RH 8

NE 84th St

131

st A

ve N

E

132

nd

Ave

NE

NE 83rd St

132

nd

Ave

NE

NE 88th St

130

th A

ve N

E

NE 90th St

131

st A

ve N

E

NE 85th St

NE 87th St

130

th A

ve N

E

NE 84th St

Ë

CONTINENTAL DIVIDEMIXED USEDRV17-00643

City ofRedmond

SUBJECT PROPERTY

DRV17-00643 ATTACHMENT 1

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6

ENCORE architects

DRV17-Q0643 ATTACHMENT 2

CONCEPTUAL DESIGN CONFERENCE

REVISED CDC PROPOSAL

CONTINENTAL DIVIDE

8505 132nd Avenue N E

NOVEMBER 22, 2017

I MERIT HOMES COC REVISED PACKET 11 22 201 7

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CONTENTS I

SECTION 1 - PROJECT VISION

Overview 4

SECTION 2- CONTEXT ANALYSIS

Context Study 5

Design District Diagrams 6

Context Analysis 8

Siting Diagrams 11

Surrounding Site Information 13

Zoning Summary 19

SECTION 3 · MASSING OPTIONS

Option A 22

Option B 26

OptionC 30

Solar Analysis 36

SECTION 4- DESIGN GUIDELINES

Responses 38

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I PROJECT TEAM & OUR PREVIOUS WORK

A Reduce larger massJng Into smaller forms A Acllve buifdlng onules. use of overhangs, canopies

ENCORE architects

DEVELOPER

Merit Homes Josh Lysen and Greg Griffis 425.605.0597

Contact: Robert Gregg 206.972.4371

ARCHITECT

Encore Architects 1402 3rd Avenue, Suite 1000 Seattle, WA 98101

Contact: Andrew Hoyer, AlA and yh@encorearch ite cts. com 206.790.2076

Featured proJects shown designed or developed by members of the projec: team

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SECTION 1 PROJECT VISION PROJECT OBJECTIVES

The Continental Divide is a mixed-use development that will serve as a gateway to the Rose Hill District.

This project is designed to serve the developing Rose Hill District by creating a mixed-use community of high quality design. The project will be responsive to the unique needs of its residents and will enhance the neighborhood with excellent walkability and an enriched streetscape design.

The project site area is approximately 98,429 SF. The proposed building is comprised of 3 wood frame levels over 1 level of parking.

The vehicle entrance for the office buildings and visitors will be located from 131 stAve NE with the commercial bui ldings located facing NE 85th St providing a pedestrian facade. The commercial structures will provide a buffer from the commercial street while creating an entry courtyard for the residential building.

The residential complex will be located to the north of the site with a 30' wide landscaped buffer providing a transition between the multifamily development and the single-family neighborhood. Vehicle access will be provided from both 131 st and 132nd Avenues NE while the pedestrian entrance will be accessed from the landscaped courtyard.

Through its scale, modulation and material selection, the proposed building will reflect characteristics of the area's recent & historical development, offering a vibrant, enduring asset to the community.

PROJECT INFORMATION

-Site Area - Residential Units - Office Space - Parking Stalls

Approx. 98,429 sf Approx 133 Approx. 7,500 sf Approx. 200

I Mt=RITHOMIOS I CDCRE\IISEDPACKET I 11.22.2017

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A Example of enhanced pedestflan strser with landscape buffers and activated spaces

"'Example of buffers separating pti!Jale and public spaces

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SECTION 2 CONTEXT STUDY

ENCORE architects

ROSE HILL DESIGN DISTRICT

DEVELOPMENT OBJECTIVES J

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·!!!!11111----------, GRAPHIC LEGEND

·-· ROSE HILL DESIGN DISTRICT

I I PROJECT SITE ~-~

CORRIDOR SUB-AREAS

•• PEDESTRIAN ACCESS

f----, BUFFER ZONE- MINIMIZE IMPACT ..__l ON RESIDENTIAL AREAS

- STOREFRONT CONCENTRATIONS

CORRIDOR GATEWAY

·--

0 r-------------r--- ..

...,.. __ .

REGIONAL CENTER

SITE ANALYSIS- PLANNING DIAGRAM- ROSE HILL BUSINESS DISTRICT I

NEIGHBORHOOD CENTER

PROJECT SITE

·LOwJft\~TLbf'IR. HEIGHTS & INTENSITY .CONSOLIDATED SITES & ACCESS ·MORE RESIDENTIAL IN DESIGN -FLEXIBLE SITE DESIGN .SMALL FAMILY BUSINESSES .SERVICE BUSINESSES .SMALL·SCALE MIXED USE

-GENEROUS LANDSCAPING GRAPHIC & INFORMATION REFERENCE: DESIGN GUIDELINES FOR ROSE HILL BUSINESS DISTRICT- FIGURE 3

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I SITE ACCESS DIAGRAM

GRAPHIC LEGEND

- TRANSIT ROUTES -TRAILS

0 BUS STOPS

111111111111111111 BIKE PATHS

PROJECT ·-· SITE I I PROJECT SITE ·-·

Walk Score: 54

TrMsit ScQre: 35

Source: www.walkscore.com

ENCORE archHech I MERIT HOMES COC REVISED PACKET I 11 22 2017 7

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D OFFICE

• DAYCARE CENTER

• RETAIL STORE

D RESI-SINGLE FAM

D MEDICAL/DENTAL

• RESTAURANT

D CONV. WITH GAS

D SERVICE BUILDING

D CHURCH/ RELIG.

D CONDOMINIUM

• APARTMENTS

D scHOOL

~-~ PROJECT SITE ·-·


--c:::J w z

CONTEXT BUILDING USE STUDY I

D .D DO D Q 0 D D 0 ~ 0 0 ~ El f:::J 0 0 ~ oo 0 0 0

g · oa o D

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I CONTEXT STUDY- BIRO'S EYE VIEW

D OFFICE

• DAYCARE CENTER

• RETAIL STORE

D RESI-SINGLE FAM

D MEDICAL/DENTAL

• RESTAURANT

D CONV. WITH GAS

D SERVICE BUILDING

D CHURCH/ RELIG.

D CONDOMINIUM

D APARTMENTS

D scHOOL

·-· ~-! PROJECT SITE

ENCOREO<chHects

....---- PROJECT SITE

MERIT HOMES CCC REVISED PACKET I 11 22 2017 9

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D OFFICE

• DAYCARE CENTER

• RETAIL STORE

D RESI-SINGLE FAM

D MEDICAUDENTAL

• RESTAURANT

D CONV. WITH GAS

D SERVICE BUILDING

D CHURCH/ RELIG.

D CONDOMINIUM

D APARTMENTS

D scHooL

·-· ~ _! PROJECT SITE

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CONTEXT STUDY- BIRID'S EYE VIEW I

.---- PROJECT SITE

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I LOCAL SITING PATTERN STUDY & PARCEL OVERLAY

............... -KIRKLAND, WA I REDMOND, WA ................... ....

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AERIAL KEY PLAN I

-

*' '


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I CONTEXT PHOTOS

A A. 13131 NE 85TH ST (OFFICE BUILDING) A B. 13111 NE 85TH ST (DAYCARE CENTER)

A C. 13027 NE 85TH ST (RETAIL STORE) A D. 13021 NE 85TH ST (SINGLE FAMILY - C/ 1 USE)

ENCORE architects I MERIT HOMES I CDC REVISED PACKET I 1122.2017 13

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CONTEXT PHOTOS I

"' E. 13020 NE 85TH ST (SINGLE FAMILY- C/ 1 USE) A F. 85 19 131 STAVE NE (SING LE FAMILY)

"' G. 8527 131ST AVE NE (S INGLE FAMILY) A H. 8535 131 STAVE NE (SINGLE FAMILY)


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I SITE PHOTOS

"I. 8534 131ST AVE NE {SI NGLE FAMILY) " J. 8531 132ND AVE NE {SI NGLE FAMILY)

"K. VIEW LOOKING NORTH/ EAST {PROJECT SITE TO WEST)

ENCORE architects I MERIT HOMES I CDC REVISED PACKET I 11.22.2017 15

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..- ------- NE 85TH ST

•------- 132ND AVE NE -------•

"'L. CONTEXT MONTAGE- LOOKING WEST TOWARDS PROJECT SITE (FROM 132ND AVE NE)

k ------- 131ST AVE NE I ------

"'M. CONTEXT MONTAGE- LOOKING NORTH TOWARDS PROJECT SITE (FROM NE 85TH ST)

1 S I MERIT HOMES I CDC REVISED PACKET I 11.22.2017

SITE MONTAGE I

·------- PROJECT SITE I

132ND AVE NE ------- ..-

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I SITE MONTAGE

1-.----- ABUTTER I

•------- 131ST AVE NE -------•

"N. CONTEXT MONTAGE - LOOKING EAST TOWARDS PROJECT SITE (FROM 131 STAVE NE)

ENCORE architects

N E 85TH ST - -- - -_.I I


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• I I I I I I

·------.J ZONING DISTRICT: RSX 7.2 -----ZONING DISTRICT: RH 8

·------.,

ZONING OVERVIEW

CODE: CITY OF KIRKLAND ZONING CODE

ZONE: RH 8

OVERLAY: ROSE HILL BUSINESS DISTRICT

DESIGN: 'EAST END'

LOT AREA: 99,401.44 SQ FT

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ZONING SUMMARY I

·-------KIRKLAND, WA I REDMOND, WA -------·

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I ZONING SUMMARY

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26

SECTION 3 MASSING

ENCORE architects

"ENTRY COURT" INITIAL DESIGN

DESIGN GOALS:

Pedestian oriented facade along NE 85th Street.

Residential entry from central courtyard

Landscape buffer to single family zone

Parking screened from street

Strong commercial/residential building connection at corner of NE 85th Avve and 132nd St

"ENTRY COURT" REVISED PROPOSAL


27

PROPOSAL

Two office buildings create a pedestrian oriented facade along 85th St. Separating the buildings creates a landscaped court that leads to the residential entry. The south facing courtyard provides a welcoming entry and a central gathering space.

Residential uses lace the adjacent single family use. separated by a 30' landscaped buffer.

Modulation provided on all facades relate in scale to the single famoly homes.

Gateway feature and recessed corner e~try at the corner of NE 85th Stand NE 132nd Ave.

(;;os - Pedestrian oriented facades on NE 85th with landscaped court - South facong entry court and central gathering space • Driveway for office use and visotors from I 31st Ave NE • Screened parking from all directions · Promonent residential entry lobby and entry sequence

22 MERIT HOMES CDC RE\1SED PAO<ET I II 22 2017

"ENTRY COURr' - INITIAL DESIGN I

~ VIEW A · LOOKING NORTH - WEST

28

I "ENTRY COURT' -INITIAL DESIGN

A VIEW C . LOOKING NORTH. EAST A VIEW D . LOOKING WEST

ENCORE a rchitecls I MERIT HOMES I COC REVISED PACKET I 11 222017 23

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"ENTRY COURT" - INITIAL DESIGN I

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ENCORE architects

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I MERITHOMES I COCREVISEDPACKET I 11.22.2017 27

33

PROPOSAL

The commercial ground lloor end of the apartment and a separate office building creates a pedestrian oriented facade along 65th St. Separat ing the buildings creates a landscaped court that leads to the residential entry . The south facing courtyard provides a welcoming entry and a central gathering space.

Residentia l uses face the adjacent sing le family use, separated by a landscaped buffer, and the facade mcreases in height as is steps away from the single family properties.

Modulation lor decks and balconies. provided on all facades, relates in scale to the single family homes.

A strong facade with recessed corner entry at the corner of Ne 65th Stand Ne 132nd Ave creates a gateway feature for the neighborhood.

(;;os - Pedestrian oriented facades on NE 85th with landscaped court - Strong connection between residenha and commercial at the corner of NE 85th St & NE 132nd Ave - South lacing entry court and central gathenng space -Driveway for office use and visitors from 131 stAve NE - Screened parking from all directions -Prominent residential entry lobby and entry sequence - North facade steps in scale away from single family parcels

28 MERIT HOMES CDC RE\1SED PAO<ET I II 22 2017

"ENTRY COURT" - REVISED PROPOSAL I

~ VIEW A · LOOKING NORTH - WEST

34

I "ENTRY COURT' - REVISED PROPOSAL

A VIEW C . LOOKING NORTH. EAST A VIEW D . LOOKING WEST

ENCORE a rchitecls I MERIT HOMES I COC REVISED PACKET I 11 222017 29

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~VIEW F · LOOKING NORTH ~ VIEW H · LOOKING SOUTH

30 I MIORITHOMIOS I CDCREVISEDPACKET I 11.22.2017

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ENCORE architects

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MARCH 20TH - 10 AM

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45

SECTION 4 KIRKLAND ZONING CODE PRIMARY EXERPTS FROM SECTION 92, KIRKLAND ZONING CODE AND OTHER RELEVANT SECTIONS

1. CHAPTER 92 PREVAILS OVER OTHER SECTIONS, IF CONFLICT.

2. BUILDING PLACEMENT IN THE ROSE HILL BUSINESS DISTRICT.

3. RHBD NE 85TH ST FRONTAGE OPTIONS.

4. PEDESTRIAN ORIENTED FACADES.

5. PEDESTRIAN ORIENTED IMPROVEMENTS • RE: PARKING.

6. ARCHITECTURAL STYLE.

7. DEFINITION OF GROUND FLOOR.


2. Appllcabollty - The provisions or this ctlapter apply to al l new <JevelopmenL with the exception or <Jevelopment "' tne TL 7 zone.

Tile proviSions or cnapters llZ ano 1§l KZC regaraing Design Review ano nooconronranc~ estalliiSn 1vn1cn or me regulatiOns or this chapter apply to <Jevelopea sites. \'!here pr0VIs10ns of tris cnaptercon1~t ,.,,In provtstOns uum} OltleLSeCIJOo..o1Jne coae UliS cnap:er prevatts. For mote tnrormauon on eacn _Des!9n Oislti(t rerer to the oes;gn Gul<lelines applicable to tnat ~n Oisii1Ct

a<lople<l b)• reference In Chapter~ KMC

Bu~.ng Placement n RH80. TLBO ano YBO

a BuiiOlng Localion FeatU<Vlg Pe<Jestnan.Orienle<J F'acaoes Ill RH611>. TLBD ana YBO Zones . '~'" m llOXa<e<J ~cen to ibe.-skle\\a;k_of an~ s.u ~·west of 124tfl Avenue NE rtttle.P-BD).and.f! Y60 (except for La'<e WaShington Boulevard aoo Nocthup way) tn COflta.A-a pede~1ano«teote<Uac-are alOng tnat streewrorl.la~ pursuant to 1M standards .n s.ub~llOn (2) oltl"'iS S!ttJon As pan of ltle Design Review process, requ .. eCI yatels setbaCKs 01 otne-r deve~t

stan<tardS may be modlfieod aiOftg the street rron1age 6uitdings not leaM.ng a PtQestnan-ortente<t racacte alOng a street must provide a bUiklllO setback of a1 ~ 10 teet from any pubMt street (except areas used for pedeStna.n or venicuaat access) landscaped 'Mth a comt>inatloo Of trees. shrubs and grotlOdcover per tfle requirements or supplemental landscape SlaMards OIKZC~(2)

Pt<ltstrl>tn.Ortenttcl F~e.1de

...INt~aiiM.SMM-.til IIIWIQ .. -.151I.Ofh .. dt

~destf1an-Ortented Facades Defined tor RHSO and TLBD- To meet tne cseflnrtlon at a pedestrlan.oriented facade (see Figure

92.10.A)

a. The buil<llng's pnrruuy l!fltrar-.:e must be located oo this racade ano racing me sueel For purposes or !his chapter. ·p0mary entrance· sMII be oenne<l astne primary or pnncipat pectest~an entrance or all buikllngs alOng ttlat street. T~lf(l' entrance the entrance des.gne<l Cor acc.ess b) ~-stnans frcm the slde'o\'311< Tnrs ts tile pc1nc1pa1 architectural emrance even

though cos:omers or residents rra us.e a secoodaA enaaoce assoclated wt1.tl a ga(a~~;-<Jnv~ or otner

vtnitular-use-are-a mort frequen•

b Transparent wtnck>ws ane11or dootS must occupy at least 75 percent or the racacse area between two (2) and seven ( 7) feet

abOve tne sidewalk

c weather protection leature(s) at least five (5) feel wlele must be proVICie<l over atteast75 perceno Of 111e racaoe. TillS couiCI tnclude awnings. canopies, marquees, or other penmrt~ treatmems tnat provk:le tunctiOnal weather protec-tion.

.345 Ground Floor C $HARt

The fk>or of a stwcture that iS clOsest In elevation tot~ finis.ned grade along tne facade or the structure tnat is ptincipalty orient~ to the street wll~h provl<!es f)<imal)' access to 111e subject ptopeny.

46

Jint End NE as• stt.,t fr!?!!'!a9!

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* •ng tM '""'· LandSCflllllng ermmod 10 mtllnYin Y~t~blht)'~nthelidow.~lk enc:llhcl

INdOH'I!I

Office and n~SiOenllal de....topment:s are

fln«MKaged to kloca:e and Mini: bulldrtg&

towatete an l'ltMiot ~ spec.« eourtyatd.

~. sp.tet tiOwl '-' lhlt SQenOIIO, primary bu~ WfiH ,..Y or~ eow.,. N CIOtft

IC*'» ptOW:Sed ltlelfl iS dll'ct<:t ._.dlbtllty into ...

open spao. from ll'le Sldew;:.lk Windows sh:dd

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RHBD East End - NE 85th StfeerBUikfin Frontage Opti>M and Preferences

r.:t:refer~r48UtiOH1lJS m"!:"' IO<ateo adjacent to the Sl<Jewalk on NE-S~Jn Stre.e.· • ne • con am ~e>!!!;!n

oneoteo4a<"*{see Fogure 92 10 .A);

2) Se<ond Option: Locate and onent OUiidoog towards me sidewall< on NE 85th Streel tn tills option. tne develOpment features a 10·foot m•n•mum lan~S(aped rront yard, "clear patrlwa)' t:>etween the sidewalk and the ~u11<11ng and a Dui ding entl)' and wi ndows tac ing the street

3) Lea-st Preferred Option. Lcxate the bui.I0119 at the rear of the property wtth parking between NE 85th Stree-t and the

building as lOng as trte !oltov.ing standards are appl ;ro;

a} PrOVIde a perimeter parking landscape buffer beM·een the sidewalk and parking area per Chapter KZC

b) Provide clear pedeslrtan access rrom the sidewalk to lhe OU•Iding entl)'.

c) Provide a watiM'ay alOng the OUilding !aca<!e meeting J.l!!2!!9h·block pathway standards as descnlled In KZC 1Qll9.

ENCORE architects

16. Architectural Style

Objectives

To improve the architectural design of commercial

buildings in the business district.

To provide architecture that fits into the context of the adjacent uses surrounding the business district.

Discussion

As there is no single predominate architectural style in the

Rose Hi I Business District. the guidelines provide nexibility on the chosen styles (provided the architectural scale, human scale, building details, and building materials and color standards in KZC Chapter 92 and these guidelines are met).

Guidelines

F'(JUI& 38 Encour.gtt bul~~ In the EHI End Jo c.AIIil8 ~ roo/$... ft'Otll porch« tXJV@r«/ enlfie&. lind feneMtabOn

panems thal rrNate ro !Ingle family home.s of e~nl

rHI.g/lbo'hoodl

a. Discourage architecture that is defined predominately by eo<porate Identity features and may be difficult to adapt

to lulure uses. For example, some fast food franchises have very specific archoteclural features that reinforce their identity as a generic national chain and are not adaptable to other uses when a franchise relocates.

b. Encourage buildings in the East End to utihze arc.h•lectural styles common to neighboring residential areas. This

1ncludes abled roofs. front porches or covered entnes. and fenestrallon paltems thal relate to adJacent s1ngle

family homes.

... ................................. lf t''"··"··~-···- :t .................. .

1) Parting structures on designated pedeStrian-onenteo streets shall provkSe space for ground~noor tommettaal uses alOrlg street frontages at a minimum of 75 percent of the frontage width. The entire facade facing a pedestrlan.oflenled

~must reature a pe<lestt\an-or1ente<l racade

2) Parting structures adjacent to non-peOesutan..orlenle<:l streets may be lOCated aaJacent to a skle'Nalk vmere they

provide space tor grouoo.noor commercial uses alOng street frontageS at a minimum of 75 percenl of the frontage width a no WI<IUde a pedestrian-oriente<! facade alOng 11\e appllca~le frontage

Par1<1ng stmctures MJacent to non-.peees:na11-00emed streets ana ooLfeatunng_a~an-onen:eo..facaoe..snau DeJ

.back at leasUQleet...fromJ.he...SJOewalk anc:t rea1ure subStalltaa1tandscaptng beM-een~~ ... 'iik..alld ~ructure

This ln<:ludes a comblnauon of evergreen and deciduous trees (one (1) per 20 lineal feet), shrubs (one (1) per 20 square

reet). and ground caver {sumcient to caver 90 percent 01 the atea lfo'lthln Ulree (3) years). Other treatments v.11 be

to~jdered in the Design Review process.

4) Pan<ing garage enllies snant:>e deSigneo and Siteo to comf)lemenL not subOrolftate. lhe pedesll\ln entl)'. 11 possllle. k>Cate tile parking entry away trom tne primary street, to either the side or reai o1 tile building

5) The design ot structured paoong at finished grade under a buidmg shal minimize the apparenl width of garage

ent.Jies

6) Parting Within the bUikllllg shall be enclosed cw screened tllrougll an)' combination ot walls, deccrauve grlles, or trellis

wo<l< wnn landSCap!tlg

7) Parking garages sna1 t>e designed to be complemental)' 'N1lll adjacent bulldlfl9S. use similar roms, materials, and/or

delails to enhance garages_

8) Par1<1ng strutlure setviee and storage runctions sMII t>e lOCated OW"f rrom the street edge and generally not t>e viSit:je from lhe street or sidewalks.

I MERIT HOMES I CDC REVISED PACKET I II .22.2017 41

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SECTION 5 ROSE HILL DESIGN GUIDELINES 1. ENTRY GATEWAY FEATURES Guideline: Incorporate enlry gateway features in new development on NE 85th Street at 1 20th and 1 32nd Avenues. Gateway features should incorporate some or all of the following:

a. Distinctive landscaping including an assortment of vall9toes of roses. e. Decorative lighting elements.

3. STREET CORNERS a. Encourage design treatments that emphasize street corners t hrough the use of bui lding location and design, plaza spaces, landscaping, distinctive architectural features, and/or signage. c . Encourage special landscaping elements on all streel corners in t he Rose Hill Business District. Such landscaping elements should incorporate a variety of p lant types and textures that add seasonal interest. d. Encourage all buildings located at or near street corner to incorporate special architectural elements that add visual interest and provide a sense of human proportion and scale. This could include a raised rooll ine, turret. corner balconies, bay windows, special awning or canopy design, and/or distinctive use of building materials (see the followtng examples).

DESIGN RESPONSE.

The massing and site strategy for the proposed design at the corner of 132nd Ave and NE 85th street serves to identify this development as a 'Corridor Gateway' to the East End. As such, the proposal sites a non-residential (office use) building at this prominent intersection. The build ing massing utilizes a 'cropped corner' lor the entry condition to further activate t he pedestrian interaction at the street corner. The building is s ignificantly set in from the corner intersection in an effort to increase t raffic visibility across this corner but also to promote a pedestrian enhanced experience where a combination of landscaping, plaza space, and site lighting further define this development as a gateway entry to the East End.

42 I MERIT HOMES I CDC REVISED PACKET I 1 t .22.2017

48

I ROSE HILL DESIGN GUIDELINES

----------· "Lsndsceping as buffer disgtsm: Source: Rose Hill Design Guidelines

"Garden IBndscspfng along sidewalk diagram: Source: Rose Hill Design Guidelines "'Example project . setoack massing to encourage pedestrian activity at sidewalk

ENCORE architecls

5. BUILDING LOCATION & ORIENTATION:

•East End NE 85th Street Frontage:

h. Encourage development to locate and orient buildings towards the street with parking to the side or the rear: At a minimum this should include:

• Non-residential facades located directly adjacent to the sidewalk or buildings featuring a modest landscaped front yard area or plaza area between the sidewalk and the fac;ade.

• Primary building entries and windows facing the street.

• Landscaping trimmed to maintain visibility between the sidewalk and the building.

Office and residential developments are encouraged to locate and orient buildings towards an interior open space or courtyard, where space allows. In this scenario, primary building entries may orient towards the open space provided there is direct visibility into the open space from the sidewalk. Windows should be provided on the street fac;ade . Buildings may be located towards the rear of the property provided they meet landscaping, parking, pathway, and fac;ade standards along the front.

DESIGN RESPONSE

The proposed project takes advantage of prominent frontage on NE 85th Street by orienting two Office-Use structures along the sidewalk. These bui ld ings are carefully positioned to create a focal point through to the center of the site where a large landscaped courtyard promotes connectivity from the adjacent Office buildings to the proposed Residential Building to the rear. The OHice-Use structures are sited on both the East and West corners of the site and are centrally segmented by a landscaped/paved pedestrian walkway. This siting strategy attempts to draw the pedestrian interest from the street and into the site by means of a landscaped plaza while leading one to a centrally located residential lobby. Low level landscaping along NE 85th St will serve to add to the visual interest of the street but also screen on g rade parking beyond for the office uses.

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11. INTERIOR PEDESTRIAN CONNECTIONS:

a. Provide convenient pedestrian access between the street. bus stops. buildings. parking areas, and open spaces. Internal pedestrian connections are particularly important on large sites where some uses may be placed away from a street. d . Provide paved walkways through large parking lots. One walkway should be provided for every three parking aisles. Such access routes through parking areas should be separated from vehicular parking and travel lanes by use of contrasting paving material which may be raised above the vehicular pavement and by landscaping.

13. RESIDENTIAL OPEN SPACE:

a. Incorporate common open space into multi-family residential uses. Special recommendations for common open space: • Consider open space as a focal point of the residential development. • Open space should be large enough to provide functional leisure or recreational activity. For example, long narrow spaces rarely, if ever, can function as usable common space. • Residential units adjacent to the open space should have individual entrances to the space. Preferably, these units should include a small area of semi-private open space enclosed by low level landscaping or hedges (no taller than 42").

14. PARKING LOTS AND VEHICULAR CIRCULATION:

a. Minimize the number of curb cuts into a development, particularly off of NE 85th Street. To the extent possible, adjacent developments should share driveways. b . Develop an efficient internal vehicular access system that minimizes conflicts with pedestrians and NE 85th Street traffic flow.

DESIGN RESPONSE·

A series of linked pedestrian corridors within the site design of the proposed development aid in providing convenient access t hrough the site to the residential building situated to the rear. These corridors centrally branch from the site's frontage along the N E 85th corridor where pedestrian and bus access is most prevalent on the site. A central open space becomes both a node or destination from the pedestrian corridors and also serves as a focal point and entry demarcation for the residential building. Private entries are also formed from t his central landscaped courtyard and terrace level units are 'screened' with landscaped buffers from the rest of the green space and adjacent dwelling units. In an effort to keep pedestrian and vehi cular interaction at a minimum, a ground level parking garage is proposed to provide parki ng spaces for the residential build ing, while pedestrian circulation takes place at street level. Access by ramp is pulled from the North corner of the site from I 31st Ave NE and t32nd Ave NE where topography of the site slopes downwards making for a more efficient internal layout within the parking garage.


D D .-.. I I ...._ ..

VEHICULAR ACCESS

PLAZA OR GREEN SPACE CONNECTIVITY

PEDESTRIAN PATHWAY

ROSE HILL DESIGN GUIDELINES I

""EKttmple prOJeCt where a lettdscape courtys(d delines an enlty

50

I ROSE HILL DESIGN GUIDELINES

"'Example of brick detailing /rom previous projec1 .... Lattdscapittg attd massing modulation diagram

ENCORE architects

8. BLANK WALLS:

Avoid blank walls near sidewalks, major internal walkways. parks, and pedestrian areas. The following treatments mitigate the negative effects of blank walls:

b. Provide a planting bed with plant material to screen most of the wall. e. Provide arch itectural techniques that add visual interest at a pedestrian scale. This could include a combination of horizontal building modulation, change in building materials and/or color, and use of decorative building materials.

16. ARCHITECTURAL STYLE:

b. Encourage buildings in the East End to utiliz.e architectural styles common to neighboring residential areas This includes gabled roofs, front porches or covered entries, and fenestration patterns that relate to adjacent single family homes.

19. BUILDING DESIGN & MATERIALS:

b. Utilize a variety of quality build ing materials such as brick, stone, timber, and metal. to add visual interest to the buildings and reduce their perceived scale Masonry or other durable materials should be used near the ground level (first 2 feet above sidewalk or ground level).

DESIGN RESPONSE

The neighborhoods surrounding the project site, in particular to the North, are primari ly low to mid-level sing le family residential structures that begin to formalize a rhyt hmic pattern along the adjacent streets. Modulation in the (residential) building's fac;ade in conjunction with significant landscaping potential along 131 st & 132nd Ave NE aid in relating this proposal to the ad jacent sites and structures. A variety of more residential cladd ing materials along with residential fenestration patterning are proposed as a way to blend architectural styles and integrate the project design into the already existing fabric and aesthetic of the surrounding context.


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10/25/2017 KZC 53.80 User Guide.

http://www.codepublishing.com/WA/Kirkland/?html/KirklandZNT.html 1/2

53.80 User Guide.

The charts in KZC 53.84 contain the basic zoning regulations that apply in the RH 8 zone of the City. Use these charts by reading down the left hand column entitledUse. Once you locate the use in which you are interested, read across to find the regulations that apply to that use.

Section 53.82 Section 53.82 – GENERAL REGULATIONSThe following regulations apply to all uses in this zone unless otherwise noted:

1. Refer to Chapter 1 KZC to determine what other provisions of this code may apply to the subject property.

2. Development creating four or more new dwelling units that includes lots or portions of lots adjoining 131st Avenue NE or 132nd Avenue NE thatare located more than 120 feet north of NE 85th Street shall provide at least 10 percent of the units as affordable housing units as defined inChapter 5 KZC. See Chapter 112 KZC for additional affordable housing incentives and requirements.

3. For structures located within 30 feet of a parcel in a low density zone (or a low density use in PLA 17), KZC 115.136 establishes additionallimitations on structure size.

4. On lots that are not abutting NE 85th Street or are not consolidated with at least one lot abutting NE 85th Street, development shall be subjectto the permitted uses and regulations in the RSX zone, except that isolated parcels may be developed independently with office use.

5. If the lot area of the subject property is equal to or greater than 18,000 square feet, maximum building height is 35 feet above average buildingelevation, except maximum building height is 30 feet within 30 feet of an RSX zone, on lots located more than 120 feet north of NE 85th Street,between 132nd Avenue NE and parcels abutting 131st Avenue NE.

6. The ground floor of all structures on the subject property shall be a minimum of 15 feet in height. This requirement does not apply to:a. The following uses: vehicle service stations, automotive service centers, private lodges or clubs, stacked dwelling units, churches, schools,day-care centers, mini-schools or mini-day-care centers, assisted living facilities, convalescent centers or nursing homes, public utilities,government facilities or community facilities.b. Parking garages.c. Additions to existing nonconforming development where the Planning Official determines it is not feasible.

7. Within required front yards, canopies and similar entry features may encroach; provided, that the total horizontal dimension of such elementsmay not exceed 25 percent of the length of the structure.

8. Some development standards or design regulations may be modified as part of the design review process. See Chapters 92 and 142 KZC forrequirements.

9. The Public Works Official shall approve the number, location and characteristics of driveways on NE 85th Street in accordance with thedriveway and sight distance policies contained in the Public Works Pre-Approved Plans manual. Taking into consideration the characteristics of thiscorridor, the Public Works Official may:

a. Require access from side streets; and/orb. Encourage properties to share driveways, circulation and parking areas; and/orc. Restrict access to right turn in and out; ord. Prohibit access altogether along NE 85th Street.

(GENERAL REGULATIONS CONTINUED ON NEXT PAGE)

(GENERAL REGULATIONS CONTINUED FROM PREVIOUS PAGE)10. Drive-through and drive-in facilities are not permitted in this zone.

11. See Chapters 100 and 162 KZC for information about nonconforming signs. KZC 162.35 describes when nonconforming signs must bebrought into conformance or removed.

12. For lighting requirements associated with development see KZC 115.85(2).

13. Prior to any of the following uses occupying a structure on a property adjoining a residential zone, the applicant shall submit a noise studyprepared by a qualified acoustical consultant for approval by the Planning Official:

• Establishments expected to operate past 9:00 p.m.• Retail establishment providing entertainment, recreational or cultural activities.• Veterinary offices.• Any establishment where animals are kept on site.• Establishments involving a large truck loading dock for deliveries.

The study shall verify that the noise expected to emanate from the site adjoining any residential-zoned property complies with the standardsspecified in KZC 115.95(1) and (2) and WAC 173-60-040(1) for a Class B source property and a Class A receiving property.

14. A City entryway feature shall be provided on the parcel located at the northwest corner of the intersection of NE 85th Street and 132ndAvenue, or adjacent parcel under common ownership with such parcel. Entryway features shall include such elements as: a sign, art, landscapingand lighting. See Chapter 92 KZC, Design Regulations.

link to Section 53.84 table

DRV17-00643 ATTACHMENT 3

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http://www.codepublishing.com/WA/Kirkland/html/pdfs/53-84.pdf

http://www.codepublishing.com/WA/Kirkland/html/KirklandZ01/KirklandZ01.html#1








http://www.codepublishing.com/WA/Kirkland/html/KirklandZ115/KirklandZ115.html#115.136












http://www.codepublishing.com/WA/Kirkland/cgi/defs.pl?def=040.5






























http://www.codepublishing.com/cgi-bin/wac.pl?cite=173-60-040




http://www.codepublishing.com/WA/Kirkland/html/pdfs/53-84.pdf

(Revised 4/16) Kirkland Zoning Code292.49

U S E Z O N E C H A R TSection 53.84 ZoneRH 8

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.010 Office Use D.R., Chapter 142 KZC.

None 10' adjacent to NE 85th St., otherwise 20'.

0' 15' 70% 30' above average building elevation.

See Gen. Regs. 3 and 5.

A D If a medical, den-tal or veterinary office, then 1 per each 200 sq. ft. of gross floor area.Otherwise, 1 per each 300 sq. ft. of gross floor area.

1. The following regulations apply to veterinary offices only:a. May only treat small animals on the subject property.b. Outside runs and other outside facilities for the animals are not permit-

ted.2. Ancillary assembly and manufacture of goods on the premises of this use

are permitted only if:a. The ancillary assembled or manufactured goods are subordinate to and

dependent on this use.b. The outward appearance and impacts of this use with ancillary assem-

bly or manufacturing activities must be no different from other office uses.

.020 Restaurant E 1 per each 100 sq. ft. of gross floor area.

1. May not be located above the ground floor of a structure.2. Gross floor area for each individual use may not exceed 4,000 sq. ft.

.030 Entertainment, Cultural and/or Recreational Facility

See KZC 105.25. 1. Gross floor area for each individual use may not exceed 4,000 sq. ft.

.040 Any Retail Estab-lishment other than those specif-ically listed, lim-ited or prohibited in this zone, sell-ing goods or pro-viding services, including bank-ing and related financial ser-vices.

D 1 per each 300 sq. ft. of gross floor area.

1. The following uses are not permitted in this zone:a. Vehicle service stations.b. Automotive service centers.c. Uses with drive-in facilities or drive-through facilities.d. Retail establishments providing storage services unless accessory to

another permitted use.e. A retail establishment involving the sale, service or rental of motor vehi-

cles, sailboats, motor boats, recreation trailers, heavy equipment and similar vehicles; provided, that motorcycle sales, service or rental is permitted if conducted indoors.

f. Storage and operation of heavy equipment, except delivery vehicles associated with retail uses.

g. Storage of parts unless conducted entirely within an enclosed structure.2. This use may not be located above the ground floor of a structure except

for personal service establishments that provide services involving the care of a person, or of a person’s apparel, such as laundry and dry clean-ing services, beauty shops, barber shops, shoe repair shops and tailors may be located above the ground floor; provided, that the use of exterior areas adjoining residential uses is prohibited.

REGULATIONS CONTINUED ON NEXT PAGE

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U S E Z O N E C H A R TSection 53.84


ZoneRH 8

.040 Any Retail Estab-lishment other than those specif-ically listed, lim-ited or prohibited in this zone, sell-ing goods or pro-viding services, including bank-ing and related financial ser-vices. (continued)

REGULATIONS CONTINUED FROM PREVIOUS PAGE

3. Gross floor area for each individual use may not exceed 4,000 sq. ft.4. A delicatessen, bakery, or other similar use may include, as part of the

use, accessory seating if:a. The seating and associated circulation area does not exceed more

than 10 percent of the gross floor area of the use; andb. It can be demonstrated to the City that the floor plan is designed to pre-

clude the seating area from being expanded.5. Retail establishments selling marijuana or products containing marijuana

are not permitted on properties abutting the school walk routes shown on Plate 46.

.050 Stacked Dwelling UnitsSee Spec. Reg. 1.

D.R., Chapter 142 KZC.

None 10' adjacent

to NE 85th St.,

otherwise 20'.



A A 1.2 per studio unit.1.3 per 1 bedroom unit.1.6 per 2 bedroom unit.1.8 per 3 or more bedroom unit.See KZC 105.20 for visitor parking requirements.

1. This use may not be located on the ground floor of a structure.2. Chapter 115 KZC contains regulations regarding home occupations and

other accessory uses, facilities and activities associated with this use.

.060 Assisted Living Facility, Convalescent Center or Nursing HomeSee Spec. Reg. 1.

Independent unit: 1.7 per unit.Assisted living facility: 1 per unit.Convalescent Center or Nurs-ing Home: 1 per each bed.

1. This use may not be located on the ground floor of a structure.2. Chapter 115 KZC contains regulations regarding home occupations and

other accessory uses, facilities and activities associated with this use.

.070 Church 1 per every 4 people based on maximum occu-pancy load of any area of wor-ship. See Spec. Reg. 1.

1. No parking is required for day-care or school ancillary to the use.

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U S E Z O N E C H A R TSection 53.84 ZoneRH 8

.080 School, Day-Care Center, Mini-School or Mini-Day-Care Center

D.R., Chapter 142 KZC.

None 10' adjacent to NE 85th St., otherwise 20'.



A B See KZC 105.25. 1. A six-foot-high fence is required only along the property lines adjacent to the outside play areas.

2. An on-site passenger loading area must be provided. The City shall determine the appropriate size of the loading areas on a case-by-case basis, depending on the number of attendees and the extent of the abut-ting right-of-way improvements. Carpooling, staggered loading/unload-ing time, right-of-way improvements or other means may be required to reduce traffic impacts on nearby residential uses.

3. May include accessory living facilities for staff persons.4. To reduce impacts on nearby residential uses, hours of operation of the

use may be limited and parking and passenger loading areas relocated.5. For school use, structure height may be increased, up to 35 feet, if:

a. The school can accommodate 200 or more students; andb. The required side and rear yards for the portions of the structure

exceeding the basic maximum structure height are increased by one foot for each additional one foot of structure height; and

c. The increased height is not specifically inconsistent with the applicable neighborhood plan provisions of the Comprehensive Plan.

d. The increased height will not result in a structure that is incompatible with surrounding uses or improvements.

.090 Public Utility 1. Landscape Category A or B may be required depending on the type of use on the subject property and the impacts associated with the use on the nearby uses.

.100 Government FacilityCommunity Facil-ity

CSee Spec. Reg. 1.

.110 Public Park Development standards will be determined on a case-by-case basis. See KZC 45.50 for required review process.

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Documents

CITY OF KIRKLAND Planning and Building Department 123 ...PDFs/Design+… · CDC REVISED PACKET . I . 11.22.2017 3 SECTION 1 PROJECT VISION . PROJECT OBJECTIVES The Continental Divide