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JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 RTC MACY’S EXTERIOR CONVERSION DESIGN REVIEW PACKET ATTACHMENT 3 LAND-2018-01168 ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 STATEMENT OF DESIGN INTENT PROJECT PREMISE The proposed alteration is located at the northeast corner of the Red- mond Town Center Complex. It is a two story building currently occupied by Macy’s department store due to permanently close in spring of 2019. The proposed use of the building is to create a mixed-use structure for both retail and business occupancies at a future phase in development. For the present, we propose to prepare the building for its new function by adding additional openings in the building shell. In this future phase, retail and business occupancies will share the ground floor area, and the entire second floor will be designated for business use. This initial alteration proposal will retain most of the existing surrounding conditions around the site such as sidewalks, landscaping and trees, sur- face parking, public benches and the existing open plaza at the south- west corner of the site. There will be minimal changes or disturbances to the surrounding areas as most of the work will be internally focused which will ensure minimum interruption and disturbance to the operation of the rest of the RTC complex. PROPOSED ARCHITECTURAL CONVERSION The main change to the existing building will be the introduction of new windows to the first and second floor which will generously create natural light for office use. After a careful study of the current exterior design, new window locations and sizes have been designed to respect the existing architecture by aligning with the existing fenestration on the ground floor of the building. The new window mullions have also been designed to follow the pattern set by the existing windows on the ground floor in order to respect the ex- isting design and thus seamlessly integrate the new windows with the exist- ing ones. Additionally, the size of the new windows have been maximized to provide as much natural light as is structurally feasible for the new office spaces. Another main design change is the extension of the brick pilasters to the second level, and the elimination of the existing masonry between the pilasters. This extension of the pilasters creates a stronger sense of and continuity between the first and second levels. It also creates the op- portunity for the new window openings on the second level between these extended pilasters. COLORS AND MATERIALS The existing building materials are exposed concrete, face brick and EIFS cladding. The proposed design will match the existing materials in both color and texture in order to respect the original design intent, and thus seamlessly integrate the new design elements with the existing building. The only change other than the new windows will be the increased verti- cality of the original pilasters, and new EIFS cornices. Ultimately, the design goal was to introduce a solution which would blend in perfectly with existing design so there would be a strong consistency in design language. ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 SITE NE 76TH ST 2 2 2 1 1 1 8 8 8 7 7 7 5 5 5 6 6 6 3 3 3 4 4 4 REDMOND TOWN CENTER VICINITY MAP NTS REDMOND TOWN CENTER RESTORATION HARDWARE OUTLET RESTORATION HARDWARE OUTLET REDMOND TOWN CENTER APARTMENTS REDMOND TOWN CENTER APARTMENTS BED BATH & BEYOND BED BATH & BEYOND MING’S ASIAN GALLERY & ANTIQUES MING’S ASIAN GALLERY & ANTIQUES PIER 1 IMPORTS PIER 1 IMPORTS MICROSOFT RTC B4 MICROSOFT RTC B4 PARKING STRUCTURE PARKING STRUCTURE 168TH AVE NE NE 74TH ST 166TH AVE NE PHOTOS OF ADJACENT PROPERTIES ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 SITE NE 76TH ST NE 74TH ST 1 6 6 6 8 8 8 7 7 7 4 4 4 3 3 3 2 2 2 5 5 5 NORTH ALLEY - VIEW LOOKING EAST NORTH ALLEY - VIEW LOOKING EAST NORTH ALLEY - VIEW LOOKING WEST NORTH ALLEY - VIEW LOOKING WEST EAST ALLEY - VIEW LOOKING SOUTH EAST ALLEY - VIEW LOOKING SOUTH EAST ALLEY - VIEW LOOKING NORTH EAST ALLEY - VIEW LOOKING NORTH NE 74TH ST - STREET VIEW LOOKING WEST NE 74TH ST - VIEW LOOKING WEST NE 74TH ST - STREET VIEW LOOKING EAST NE 74TH ST - VIEW LOOKING EAST 166TH AVE NE - STREET VIEW LOOKING NORTH 166TH AVE NE - VIEW LOOKING NORTH 166TH AVE NE - STREET VIEW LOOKING SOUTH 166TH AVE NE - VIEW LOOKING SOUTH 166TH AVE NE 168TH AVE NE PHOTOS OF STREET VIEWS VICINITY MAP NTS 1 1 ---PAGE BREAK--- PROPERTY LINE PROPERTY LINE PROPERTY LINE BUILDING F.F. = 0'-0" CITY DATUM = 36.5' PROPERTY LINE 35'-0" EXISTING FIRE HYDRANT EXISTING ENTRY PLAZA EXISTING O.D. TO CATCH BASIN IN ALLEY EXISTING LOADING DOCK EXISTING ADA PARKING EXISTING TANSFORMER & PAD EXISTING GERERATOR AND ENCLOSURE EXISTING BRIDGE ABOVE NE 74TH STREET 166TH AVE. NE 35'-0" EXISTING BUILDING EXISTING BIKE RACK EXISTING FIRE RISER ROOM (ACCESS TO REMAIN UNOBSTRUCTED THROUGHOUT CONSTRUCTION) ALLEY EXISTING SUMP 2'-11" 16'-5" 38'-10" NEW WALL MOUNTED SIGN SEE 4/A101 NEW ADA SIGN TO REPLACE EXISTING (TYP) SEE 3/A101 115'-6" 5'-0" 5'-0" INNER PROPERTY LINE PER REDMOND PROPERTY VIEWER INNER PROPERTY LINE PER REDMOND PROPERTY VIEWER 20' 10' 5' 0 SCALE: 20'-0" SITE PLAN 1" = 20'-0" 1 (EXISTING PARAPET HEIGHT AT BUILDING PERIMETER: 38'-6" AFF) SITE JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 ABBREVIATIONS: ∅ DIAMETER ADA AMERICAN DISABILITIES ACT AFF ABOVE FINISH FLOOR F.O.B. FACE OF BRICK F.O.C. FACE OF CONCRETE N.I.C. NOT IN CONTRACT O.D. OVERFLOW DRAIN TYP TYPICAL W/ WITH SITE PLAN PROJECT DATA ZONING - TWNC LAND USE - CITY CENTER BUILDING INFORMATION MACY’S BRANCH - REDMOND TOWN CENTER MALL, TYPE 1 CONSTRUCTION (BUILDING SHELL) FULLY SPRINKLERED BUILDING AREA/HEIGHT 1ST FLOOR: 54,517 S.F. 2ND FLOOR: 53,615 S.F. TOTAL: 108,132 S.F. MAIN PARAPET HEIGHT: 38’-6” AFF VICINITY MAP NTS ---PAGE BREAK--- C4 B4 B4 B4 C2 B2 1 A321 2 A321 MATCH 2ND UP UP UP UP I 8 H G F E D C B A 7 6 5 4 3 2 1 NEW WINDOW W/ NEW C.I.P. CONCRETE PANEL PER STRUCTURAL (TYP) NEW WINDOW SILL (TYP) NEW FURRING WALL W/ R-10 RIGID INSULATION AND VAPOR RETARDER (TYP) NEW WALL TO MATCH EXISTING NEW WALL TO MATCH EXISTING NEW SLAB TO MATCH EXISTING (TYP) 4 A321 20' 10' 5' 0 SCALE: 1/16" = 1'-0" FIRST FLOOR PLAN 1/16" = 1'-0" 1 ABBREVIATIONS: HR HOUR TYP TYPICAL W/ WITH JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 1ST FLOOR PLAN PROPOSED WINDOW FUTURE OFFICE/RETAIL 54,517 SF ---PAGE BREAK--- DN DN UP DN 8 H G F E D C B A 7 6 5 4 3 2 1 NEW WINDOW W/ SUPPORT PER STRUCTURAL (TYP) D D D D A A A A C3 C3 C3 B3 B3 B3 C1 B1 B1 A A A D NEW 2 HR WALL TO MATCH ADJACENT EXISTING NEW WINDOW SILL (TYP) 1 A321 2 A321 4 A321 20' 10' 5' 0 SCALE: 1/16" = 1'-0" SECOND FLOOR PLAN 1/16" = 1'-0" 1 ABBREVIATIONS: HR HOUR TYP TYPICAL W/ WITH JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 2ND FLOOR PLAN PROPOSED WINDOW FUTURE OFFICE 53,615 SF ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" T.O. CORNICE 38'-6" A B C F D E G H I 6'-10" 8'-0" 8'-0" 5'-2" 4'-0" 9'-7" 16'-0" D D A A A A 2 (TYP) 6 (TYP) 7 (TYP) 8 4 (TYP) (TYP) 3 (TYP) 1 (TYP) D 10 (TYP) SOUTH ELEVATION 3/32" = 1'-0" 3 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" T.O. CORNICE 38'-6" 6 5 8 7 4 3 8'-0" 2 1 19'-11" 8'-2" 5'-0" 6'-9" A D D A A 1 (TYP) 5 6 7 (TYP) 8 4 (TYP) (TYP) 3 (TYP) 2 (TYP) 9 (TYP) 9'-9" 6'-0" 10 (TYP) 1 A312 2 A312 WEST ELEVATION 3/32" = 1'-0" 2 3/32 = 1 -0 1 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 1 NEW EIFS CORNICE AND FINISH O/ EXISTING CONCRETE PANEL 2 NEW MASONRY W/ REVEAL (WHERE OCCURS) TO MATCH EXISTING 3 NEW EIFS TRIM ABOVE AND BELOW NEW WINDOW 4 NEW WINDOW PER WINDOW SCHEDULE 5 EXISTING CLERESTORY WINDOW TO REMAIN 6 EXISTING MASONRY 7 EXISTING EIFS CORNICE AND MASONRY INFILL TO BE REMOVED 8 EXISTING EIFS CORNICE TO REMAIN KEY NOTES 9 NEW 1" WIDE SCORE LINES IN EXISTING TILT-UP PANEL 10 EXISTING CLERESTORY WINDOW TO BE REMOVED AND OPN'G INFILLED W/ CONCRETE (PER STRUCTURAL) ABBREVIATIONS: EL. ELEVATION EIFS EXTERIOR INSULATED FINISH SYSTEM O/ OVER OPN'G OPENING MFR MANUFACTURER SCHED. SCHEDULE SHGC SOLAR HEAT GAIN COEFFICENT T.O. TOP OF TYP TYPICAL VT VISUAL TRANSMITANCE W/ WITH PROPOSED ELEVATIONS ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" H G F E D C B A I 12'-9" PANEL JOINT PANEL JOINT PANEL JOINT C1 B1 B1 1 2 3 (TYP) 7 8 4 5 6 (TYP) (TYP) (TYP) (TYP) (TYP) PANEL JOINT (TYP) 5'-10" 5'-0" 8'-0" 10 PROPERTY LINE TRANSITION PANEL JOINT C2 B2 6 5 8 7 4 3 2 1 NOTE: IF NORTH ELEVATION 3/32" = 1'-0" 1 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" 3 4 1 2 5 6 7 8 12'-3" PANEL JOINT PANEL JOINT PANEL JOINT PANEL JOINT PANEL JOINT 3'-5" 14'-3" 6'-5" 17'-4" B3 C3 1 2 (TYP) (TYP) 6 (TYP) 8 (TYP) 4 (TYP) 7 (TYP) 3 (TYP) 3'-0" NO PARKING ADA ACCESS AISLE ONLY $250.00 FINE PER RCW 46.19.050 EXISTING GENERATOR ENCLOSURE B4 C4 2'-0" 11 C3 C3 B3 B3 B4 B4 4 A312 EAST ELEVATION 3/32" = 1'-0" 4 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 PROPOSED ELEVATIONS 1 NEW EIFS CORNICE AND FINISH O/ EXISTING CONCRETE PANEL 2 NEW MASONRY W/ REVEAL (WHERE OCCURS) TO MATCH EXISTING 3 NEW EIFS TRIM ABOVE AND BELOW NEW WINDOW 4 NEW WINDOW PER WINDOW SCHEDULE 5 EXISTING CLERESTORY WINDOW TO REMAIN 6 EXISTING MASONRY 7 EXISTING EIFS CORNICE AND MASONRY INFILL TO BE REMOVED 8 EXISTING EIFS CORNICE TO REMAIN KEY NOTES 9 NEW 1" WIDE SCORE LINES IN EXISTING TILT-UP PANEL 10 EXISTING CLERESTORY WINDOW TO BE REMOVED AND OPN'G INFILLED W/ CONCRETE (PER STRUCTURAL) ABBREVIATIONS: EL. ELEVATION EIFS EXTERIOR INSULATED FINISH SYSTEM O/ OVER OPN'G OPENING MFR MANUFACTURER SCHED. SCHEDULE SHGC SOLAR HEAT GAIN COEFFICENT T.O. TOP OF TYP TYPICAL VT VISUAL TRANSMITANCE W/ WITH ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 PERSPECTIVES SW VIEW ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 NW VIEW PERSPECTIVES ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 NE VIEW PERSPECTIVES ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 SE VIEW PERSPECTIVES ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" T.O. CORNICE 38'-6" EXISTING SOUTH ELEVATION 3/32" = 1'-0" 1 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 1ST FLOOR EL. 0’-0” 2ND FLOOR EL. 17’-6” T.O. CORNICE 38’-6” PROPOSED SOUTH ELEVATION PROPOSED/EXISTING SOUTH ELEVATIONS ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" T.O. CORNICE 38'-6" EXISTING WEST ELEVATION 3/32" = 1'-0" 2 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 1ST FLOOR EL. 0’-0” 2ND FLOOR EL. 17’-6” T.O. CORNICE 38’-6” PROPOSED WEST ELEVATION PROPOSED/EXISTING WEST ELEVATIONS ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" EXISTING NORTH ELEVATION 3/32" = 1'-0" 3 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 T.O. CORNICE 38’-6” PROPOSED NORTH ELEVATION 1ST FLOOR EL. 0’-0” 2ND FLOOR EL. 17’-6” PROPOSED/EXISTING NORTH ELEVATIONS ---PAGE BREAK--- 2ND FLOOR EL. 17'-6" 1ST FLOOR EL. 0'-0" PANEL JOINT PANEL JOINT PANEL JOINT PANEL JOINT PANEL JOINT EXISTING EAST ELEVATION 3/32" = 1'-0" 4 JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 1ST FLOOR EL. 0’-0” 2ND FLOOR EL. 17’-6” T.O. CORNICE 38’-6” PROPOSED EAST ELEVATION PROPOSED/EXISTING EAST ELEVATIONS ---PAGE BREAK--- JENSEN FEY ARCHITECTS 7730 LEARY WAY NE, REDMOND, WA 98052 www.jensenfey.com 02/02/2019 WHITE EIFS MATCHING EXISTING DARK RED MASONRY MATCHING EXISTING CREAM EIFS MATCHING EXISTING NEW AWNING MATCHING EXISTING 1 1 3 2 4 2 2 3 1 4 4 MATERIAL BOARDS