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KIRKLAND PARKPLACEMixed-Use Development
457 CENTRAL WAYKIRKLAND, WA 98033
DESIGN RESPONSE CONFERENCESUBMITTAL DATE: OCTOBER 16, 2015PRESENTATION DATE: OCTOBER 19, 2015
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INTRODUCTION
LOCATION 457 Central Way Kirkland, WA 98033
DEVELOPER Talon Private Capital, LLC William Leedom 720 Olive Way, Suite 1020 Seattle, WA 98101 (206) 607 - 2561 [email protected]
LEADARCHITECT CollinsWoerman 710 2nd AVE Seattle, WA 98104-1710 Pat Logan 206.245.2028 [email protected]
RESIDENTIAL ARCHITECT Weber Thompson 225 Terry Ave N. Suite 200 Seattle, WA 98109 Amanda Keating 206.344.5700 [email protected]
LANDSCAPE ARCHITECT Hewitt 101 Stewart Street Suite 200 Seattle, WA 98101 Kris Snider 206.624.8154 [email protected]
PROJECT INFORMATION TABLE OF CONTENTS
Reviewed by:
INTRODUCTION
2 Table of Contents 3 Project Summary - Phase 1 4 Design Review Conference Recap 5 Minor Modification to Master Plan 6 Site Plan (For Reference)
DESIGN CONCEPT - BUILDING A
7 Building A 8 Building Exterior Design - Perspective 11 Building Section 12 Rowhouse Perspective 13 Building Plans 17 Exterior Materials 18 Building Elevations
DESIGN CONCEPT - BUILDING E
22 Building E 23 Design Review Conference Recap 24 North Facade Option Studies 28 Building Plans
32 Option A - North Elevation 33 Option A - Perspective and Summary 34 Option A - Wall Sections
38 Option B - North Elevation 39 Option B - Perspective and Summary 40 Option B - Wall Sections
44 Option C - North Elevation 45 Option C - Perspective and Summary 46 Option C - Wall Sections
48 Pedestrian Experience 51 Preliminary Great Room Concept Design
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MINOR MODIFICATION TO MASTER PLAN
UPPER GRADE LEVELC. ORGANIZATION OF USES:
CENTRAL WAY
6th STREET
5th ST
4th AVE
PETE
R KI
RK P
ARK
A
C D
B
B
BUILDINGS
SITE
Office over Lower Level Retail
Possible Retail
Residential with Retail at Base
Office with Retail; Options: 1) Retain and remodel existing building; 2) Replace with new building having larger floorplates
Retail: Possible Bank with Drive-Through
Pedestrian-Only Circulation
Vehicle Site Access
Pedestrian Site Access
Vehicular and Pedestrian Circulation
Retail
Outdoor Amenity
Office
Residential
Pedestrian Space: Plaza/Courtyard/Garden/Elevated Terrace
A
B
C
D
E
F
F
E
E
G
G
G
G
G
G
G
Office with Ancillary Retail
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MASTER PLAN: DEVELOPMENT STANDARDS
UPPER GRADE LEVELC. ORGANIZATION OF USES:
CENTRAL WAY
6th STREET
5th ST
4th AVE
PETE
R KI
RK P
ARK
A
C D
B
B
MASTER PLAN: DEVELOPMENT STANDARDS
11
BUILDINGS
SITE
Office over Lower Level Retail
Possible Retail
Residential with Retail at Base
Office with Retail; Options: 1) Retain and remodel existing building; 2) Replace with new building having larger floorplates
Retail: Possible Bank with Drive-Through
Pedestrian-Only Circulation
Vehicle Site Access
Pedestrian Site Access
Vehicular and Pedestrian Circulation
Retail
Outdoor Amenity
Office
Residential
Pedestrian Space: Plaza/Courtyard/Garden/Elevated Terrace
A
B
C
D
E
F
F
E
G
G
G
G
G
G
G
Office with Ancillary Retail
Master Plan: Development Standards
Proposed DiagramCurrent Diagram
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SITE PLAN + LANDSCAPE CONCEPTSFor Reference
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DESIGN CONCEPT - BUILDING EDesign Review Board Direction at Design Response Conference (10/05/2015)
BUILDING E:
Revise the north façade and the upper levels of the east and west façade to address the following concerns:
1. Frame element appears to enhance the scale of the building and is not used elsewhere and therefore looks out of place. Perhaps eliminate or repeat the element to tie it into the rest of the façade.
2. Increase the modulation, and/or add “texture” to the north façade- reduce sense of “flatness”.
3. Demonstrate the retail condition along Central way.
4. Add additional detail to the upper level curtain wall at each end of the north façade. This curtainwall extends the width of the east and west facades and wraps the south façade for one bay. Concern that this looks look much like a strip window.
5. Extend roof eyebrow with wood soffit to north façade.
6. Provide sections of the building to address the relationship of retail to grade along Central and to address the building profile at various locations.
The board suggested that design studies and alternatives, including hand sketches and overlays would be appropriate for this discussion.
PERSPECTIVES FROM DESIGN REVIEW CONFERENCE (OCTOBER 5, 2015)
NORTHWEST PERSPECTIVE
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DESIGN CONCEPT - BUILDING EOption A
NORTHWEST PERSPECTIVE
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DESIGN CONCEPT - BUILDING EOption B
NORTHWEST PERSPECTIVE
Option C
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DESIGN CONCEPT - BUILDING E
NORTHEAST PERSPECTIVE
Option C
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DESIGN CONCEPT - BUILDING E
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DESIGN CONCEPT - BUILDING EFloor Plans
FEDCBA
POTENTIAL RETAIL DEMISING
RETAILEL. 52.5
RETAILEL. 62
RETAILEL. 60.5
EL. 60.5 RETAILEL. 60.5
RETAILEL. 52
RETAILEL. 52
RETAILEL. 52
POTENTIAL RETAILEL. 52
LOBBY / GREAT ROOM
6,500 SF
(TO BE DEVELOPED)
*NOTE: POTENTIAL RETAIL DEMISING SHOWN. FINISH FLOOR HEIGHTS TO BE ADJUSTED FOR FINAL RETAIL DEMISING.
LEVEL 1 (PARK LEVEL)
0’ 20’ 40’ 80’
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DESIGN CONCEPT - BUILDING EFloor Plans
FEDCBA
OFFICE 20,000 SF OFFICE 14,000 SF
LEVEL 2 (PLAZA LEVEL)
0’ 20’ 40’ 80’
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DESIGN CONCEPT - BUILDING E
OFFICE
Floor Plans
TYPICAL OFFICE LEVEL
0’ 20’ 40’ 80’
FEDCBA
OPTION B
OPTION A
OPTION A
OPTION B
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DESIGN CONCEPT - BUILDING EFloor Plans
OFFICE
LEVEL 7
0’ 20’ 40’ 80’
FEDCBA
01 0403 08 0809020907 070605
UNITIZED CURTAIN WALL01
METAL PANEL EYEBROW (“WOOD SOFFIT”)02
PROFILE METAL PANELS AT ROOF SCREEN03
METAL PANELS04
STONE OR TAKTL RAINSCREEN PANELS05
METAL, METAL & GLASS, OR FABRIC CANOPIES
06
PRECAST OR BRICK
VERTICAL FINS
07
08
09
L1 RETAIL STOREFRONT
LEGEND
CONCEPTUAL NORTH ELEVATION (SEE HAND RENDERED PERSPECTIVE FOR DETAIL)
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DESIGN CONCEPT - BUILDING EOption A | Elevations
NORTH FAÇADE:
Option A replaces the frame element with a punched opening expression of either precast or brick that transitions to a pilaster expression at the base. This expression is similar the August 17th submittal, but addresses the concerns about the resolution of the western end by allowing a full bay glass expression and a glass corner.
The full height center bay aligning with the great room is articulated at the 7th floor, providing a break in the glass line. At the roof line, the eyebrow extension is carried to the north façade, and the soffit of this element will be clad with a wood-look material.
The curtainwall at each end of the building, including the east and west facades, will include additional /larger mullion caps and a vertical mullion expression to add detail to these por-tions of the façade.
BUILDING BASE
In each option, the building base has been revised to include a ground level bay expression that will create recessed sections of the storefronts to provide retail entry opportunities. The recesses also create a bay window expression which will increase retail visibility and add articulation at the ground level. The Sketch Up model views included are preliminary studies of this retail expression, and as such they do not represent to actual patterning to the pilaster cladding, nor the variety of canopy types that will be included along central way.
The plan and sections included show preliminary, potential retail configuration for the building, and is not final. Actual tenant demising will deter-mine the location of doors and final retail floor elevations. The entire floor will be designed to allow for mezzanines to be constructed, especially at the northwest retail condition.
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DESIGN CONCEPT - BUILDING E
NORTHWEST PERSPECTIVE
Option A | Perspectives
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DESIGN CONCEPT - BUILDING EOption A | Sections Along Central Way
SECTION A SECTION B SECTION C
RETAIL RETAIL RETAIL
OFFICE OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
A B C
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DESIGN CONCEPT - BUILDING EOption A | Sections Along Central Way
SECTION D SECTION E SECTION F
RETAIL RETAIL
OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
E FD
GREAT ROOM
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DESIGN CONCEPT - BUILDING E
ENLARGED WALL SECTIONS ALONG CENTRAL WAY
Option A | Sections
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DESIGN CONCEPT - BUILDING E
01 04 1103 08090207 07100605
UNITIZED CURTAIN WALL01
METAL PANEL EYEBROW (“WOOD” SOFFIT)02
PROFILE METAL PANELS AT ROOF SCREEN03
METAL PANELS04
STONE OR TAKTL RAINSCREEN PANELS05
METAL,METAL & GLASS, OR FABRIC CANOPIES
06
TRELLIS ELEMENT
VERTICAL FINS
07 10
08
09
L1 RETAIL STOREFRONT RAINSCREEN
LEGEND
CONCEPTUAL NORTH ELEVATION (SEE HAND RENDERED PERSPECTIVE FOR DETAIL)
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DESIGN CONCEPT - BUILDING EOption B | Elevations
NORTH FAÇADE:
Option B keeps a modified frame element at the western portion of the north façade and adds a companion element to the eastern section. Each frame is open on one end allowing for a glass corner to face east and west. The eastern element cantilevers from the existing façade creating additional modulation.
Each frame extends from level 4 through level six, with a recessed glass line at level three to provide a break between the base and middle portions of the façade. The frame itself would be constructed of a segmented rain screen material, adding texture. The glass is set back a foot from the frame and vertical fins are added at 15 feet on center to create additional texture.
The roof eyebrow has been extended to the north façade and includes a wood expression at the soffit.
The curtainwall at each end of the building, includ-ing the east and west facades will include additional /larger mullion caps and a vertical mullion expression to add detail to these portions of the façade.
BUILDING BASE
In each option, the building base has been revised to include a ground level bay expression that will create recessed sections of the store-fronts to provide retail entry opportunities. The recesses also create a bay window expression which will increase retail visibility and add articula-tion at the ground level. The Sketch Up model views included are preliminary studies of this retail expression, and as such they do not represent to actual patterning to the pilaster cladding, nor the variety of canopy types that will be included along central way.
The plan and sections included show preliminary, potential retail configuration for the building, and is not final. Actual tenant demising will determine the location of doors and final retail floor elevations. The entire floor will be designed to allow for mezzanines to be constructed, espe-cially at the northwest retail condition.
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DESIGN CONCEPT - BUILDING E
NORTHWEST PERSPECTIVE
Option B | Perspectives
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DESIGN CONCEPT - BUILDING EOption B | Sections Along Central Way
SECTION A SECTION B SECTION C
RETAIL RETAIL RETAIL
OFFICE OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
OFFICE OFFICE
A B C
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DESIGN CONCEPT - BUILDING EOption B | Sections Along Central Way
SECTION D SECTION E SECTION F
RETAIL RETAIL
GREAT ROOM
OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
OFFICE OFFICE OFFICE
E FD
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DESIGN CONCEPT - BUILDING E
ENLARGED WALL SECTIONS ALONG CENTRAL WAY
Option B | Sections
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DESIGN CONCEPT - BUILDING E
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DESIGN CONCEPT - BUILDING E
01 04 1003 08090207 07100605
UNITIZED CURTAIN WALL01
METAL PANEL EYEBROW02
PROFILE METAL PANELS AT ROOF SCREEN03
METAL PANELS04
STONE OR TAKTL RAINSCREEN PANELS05
METAL,METAL & GLASS, OR FABRIC CANOPIES
06
TRELLIS ELEMENT
VERTICAL FINS
07 10
08
09
L1 RETAIL STOREFRONT RAINSCREEN
LEGEND
CONCEPTUAL NORTH ELEVATION (SEE HAND RENDERED PERSPECTIVE FOR DETAIL)
Option C | Elevations
NORTH FAÇADE:
Option C is similar in massing to option B, but re-moves the C shaped frames, allowing for glass corners at ei-ther end of the projecting element at levels 4 through 6. The area between the floor line and the head of the window below would be a rain screen material, to provide additional tex-ture to this portion of the façade and differentiate it from the remaining unitized curtainwall flanking it to the east and west. The glass line is recessed at level three in this option as well to provide a break between the base and middle portions of the façade. Vertical fins are added at 10 feet on center to provide visual texture.
The curtainwall at each end of the building, includ-ing the east and west facades will include additional /larger mullion caps and a vertical mullion expression to add detail to these portions of the façade.
The roof eyebrow has been extended to the north façade in this option as well and includes a wood expression at the soffit. The eyebrow geometry will be stepped to create an additional break in the roofline.
BUILDING BASE
In each option, the building base has been revised to include a ground level bay expression that will create recessed sections of the store-fronts to provide retail entry opportunities. The recesses also create a bay window expression which will increase retail visibility and add articula-tion at the ground level. The Sketch Up model views included are preliminary studies of this retail expression, and as such they do not represent to actual patterning to the pilaster cladding, nor the variety of canopy types that will be included along central way.
The plan and sections included show preliminary, potential retail configuration for the building, and is not final. Actual tenant demising will determine the location of doors and final retail floor elevations. The entire floor will be designed to allow for mezzanines to be constructed, espe-cially at the northwest retail condition.
NORTHWEST PERSPECTIVE
Option C | Perspectives
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DESIGN CONCEPT - BUILDING E
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DESIGN CONCEPT - BUILDING E
ENLARGED WALL SECTIONS ALONG CENTRAL WAY
Option C | Sections
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DESIGN CONCEPT - BUILDING E
NORTHEAST PERSPECTIVE
Option C
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DESIGN CONCEPT - BUILDING E
BUILDING E - TYPICAL BAY ALONG CENTRAL WAY (PLAN, ELEVATION, AND SECTION)
Pedestrian Experience Along Central Way
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DESIGN CONCEPT - BUILDING EPedestrian Experience Along Central Way
RETAIL FACADE EXPRESSION AT WEST RETAIL BAYS
Possible trellis location Bay Expression
Seating Potential Signage
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DESIGN CONCEPT - BUILDING EPedestrian Experience Along Central Way
RETAIL EXPRESSION AT NORTHERN BAYS
“Wood” accent materials Overhead weather protection
Recessed storefront (entry opportunity) Bay window expression
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DESIGN CONCEPT - BUILDING EPreliminary Great Room Concept
GREAT ROOM BLEACHER CONCEPTCONCEPTUAL LAYOUT
EL. 60.5
EL. 52.0
POSSIBLE RETAIL ENTRY
POSSIBLE RETAIL ENTRY
POSSIBLE RETAIL ENTRY
POSSIBLE RETAIL ENTRYEL. 60.5