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MEMORANDUM TO: DESIGN REVIEW BOARD FROM: AMY TARCE, AICP SENIOR PLANNER SUBJECT: REDMOND TOWN CENTER MACY’S EXTERIOR REMODEL, LAND- 2018-01168 DATE: February 7, 2019 RE: CONSULTATION FOR ELEVATION, MATERIALS AND COLORS ATTACHMENTS: 1. Staff Memo, Bon Marche Approval, L020106, May 2, 2002 2. Design Checklist, Bon Marche, p.1-4 3. Applicant Plan Set PROJECT BACKGROUND I. Project Location 7400 166th Ave. NE, Redmond Town Center II. Project Background The applicant is proposing to add windows on the second level and along the sides of the building with no street frontage. No site or landscape revisions, or increase in building square footage is proposed. This memo is being submitted to the Design Review Board as part of a packet of materials for design review. The Macy’s store is closing at Redmond Town Center and the applicant is retrofitting the building to allow its re-use for ground floor retail and office uses on the second level. The interior tenant improvements are not known at this time since the applicant has not identified the tenants. The outdoor plaza will be retained, as well as the pedestrian-oriented treatment of the façades along NE 74th Street and 166th Ave. NE. This building was approved by the Design Review Board as a new Bon Marche department store on May 2, 2002. The staff memo for the approval and the original design checklist is attached with this memo to provide the Design Review Board with the analysis for design standard compliance of the original building which informed staff with the current review of the proposed remodel. Due to the length of the design ---PAGE BREAK--- 2 checklist, only the first 4 pages are included in this memo, since these pages contain the relevant standards by which the Design Review Board can base its review. Architectural Context As mentioned in the original staff report, this building takes its cue from the Lake Washington School District office and the former REI store in its execution of materials, massing and articulation. The adjacent buildings, a combination of retail and offices, are also points of reference for scale, treatment of window details, color application and pedestrian amenities. Project Description The proposal involves adding four types of office windows on the second level (sheet A601 of architectural plans). The windows do not match the existing storefront windows of the Macy’s building; however, the second level windows along NE 74th Street and 166th Ave. NE will match the width of the ground floor storefront windows and are consistent with the style of windows of adjacent buildings (see Context discussion and images above) which includes a transom window. Since the second level will be used for office space, the applicant has proposed windows that are more typical of office buildings. STAFF ANALYSIS Please see Attachment 1, Staff Memo for Bon Marche, for discussion on Comprehensive Plan and Zoning compliance, as well as Attachment 2, Design Checklist for Bon Marche, for staff analysis of the building design. ---PAGE BREAK--- 3 In adding new windows to the second level, the applicant is proposing to change the horizontal composition and tripartite articulation of the façade. The brick pilasters will be extended to the full two-level height of the building. The brick terminates just below the existing cornice line. The original proportion, which consists of a 2/3 height for the main body to 1/3 for the top of the building will be removed. This original ratio is carried through the application of a concrete belly band on the brick body at a height of 1/3, thus creating a ratio of 1/3 lower half to 2/3 upper half. This ratio disappears with the proposed pilasters. The difference can be seen in the NW View Perspective of the Plan Set (Attachment 1, p.11). This view shows the original proportion preserved at the corner, and the new verticality of the revised 166th Ave. NE façade. The proposed exterior changes to the Macy’s building do not retain the strong elements of the original design, which consist of the elegant proportion created by the 1/3 – 2/3 composition to meet the tripartite articulation standard, and the attention to detail on the treatment of the termination of the brick face with a double-stacked coping. This detail can be best discerned at the corners of the building. The proposed revision results in a rectilinear and boxy building with less modulation. The location of the windows along the East Elevation are acceptable where there are no pilasters. The existing belly band serves as a grounding element that helps to “anchor” the windows with the rest of the building. However, these windows do not have transoms and depart from the style of windows proposed on the street facades. The two blade signs were originally reviewed as architectural elements to the building. If Applicant intends to retain these signs, any redesign or proposed changes shall require DRB approval. ---PAGE BREAK--- 4 STAFF RECOMMENDATION The City of Redmond Planning Staff recommends that the original tripartite articulation of the building be respected. To retain the disciplined use of materials and color of the existing building, the new windows should also match the material and color of the window frames used for the ground floor storefront windows. Staff has conveyed our design concerns to the applicant. The applicant requests direction from the Design Review Board (DRB) at this meeting, to determine whether their proposed design, including their interpretation of a context-sensitive design for the conversion of the department store building into a mixed-use retail-office use is consistent with the original design intent for this anchor building at Redmond Town Center. We look forward to the applicant’s presentation and DRB’s review and determination at the meeting.