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GILMAN STREET CONCEPT DESIGN Cleveland Street NE 80th Street GILMAN STREET Redmond Way 164th Ave NE Leary Way NE REDMOND, WASHINGTON December 2014 DRAFT ---PAGE BREAK--- Project Purpose 3 Project Location and Context 4-8 Gilman Street Study Area 4 Historical District Context 5 Right-of-Way Ownership 6 Site Inventory 7 Site Analysis 8 Project 9 What is a Shared Use Street 10-13 Definition and Characteristics 10 Examples 11 Shared Use Zone 12 Conceptual Diagram 13 Preferred Concept 14-21 Gilman Blocks Concept 14 Gilman Blocks Conceptual Plan 15 Block Detail Plans 16-18 Perspective Views 19-21 City of Redmond - Gilman Street Study I Page 2 December 2014 DRAFT Conceptual Development TABLE OF CONTENTS ---PAGE BREAK--- The purpose of this project is to identify a conceptual design for Gilman Street that sets the basis for a set of standards, concurrent with the city’s vision, for the future redevelopment street. Gilman Street, located within Redmond’s Historic Downtown Core, provides pedestrian and local access to adjacent storefronts, the Redmond Central Connector, Cleveland Street, and Redmond Way. There is great potential for the street to become a unique, shared use space in the downtown neighborhood that emphasizes pedestrian priority while providing vehicular access and parking. Through an extensive process that included inventory and analysis, concept development, and meetings with city staff, this document illustrates a preferred concept for Gilman Street with intentions for further refinement to develop design standards that can be used for capital improvements and/or private development frontage improvements. Historical image of Bill Brown Garage at Gilman Street and Redmond Way Existing image of Bill Brown building Potential streetscape enhancements along Bill Brown building frontage City of Redmond - Gilman Street Study I Page 3 December 2014 DRAFT Conceptual Development PROJECT PURPOSE ---PAGE BREAK--- 1 2 3 4 5 1 8 2 9 5 12 3 10 6 13 4 11 7 14 16 15 17 6 17 16 13 12 11 7 9 10 8 14 15 N KEY Gilman Street Study Limits Commercial Properties Mixed-Use Properties Parks / Open Space Parking Elan / BECU / Tipsy Cow Liquor & Wine Bill the Butcher Ashleigh’s Attic / A Custom Stitch Redmond Vacuum / Hideaway Boutique Oom Yung Doe Prime Bank of Washington Victor’s Celtic Coffee Automated Home Solutions Mastery Health & Learning / Salon Eastern Pearl / Pho Than Bros. Vacant Banner Bank / AAA AA All Pro Auto Care Vacant Matador Gilman street study limits The study area included the Gilman right-of-way from the Redmond Central Connector to NE 80th Street. City of Redmond - Gilman Street Study I Page 4 December 2014 DRAFT Conceptual Development GILMAN STREET STUDY AREA ---PAGE BREAK--- N KEY Gilman Street Project Limits City Landmark Buildings City Historic Buildings Historic Downtown Core Redmond Downtown Neighborhood 1 1 2 3 4 5 6 7 9 10 8 4 8 2 5 9 3 7 6 10 Bill Brown Saloon Odd Fellows Hall Brown’s Garage Redmond School Justice White House Redmond State Bank O.A. Wiley Home Redmond Trading Company Lodge Hall Redmond Methodist Episcopal Church Gilman Street is located within the downtown historic district. City of Redmond - Gilman Street Study I Page 5 December 2014 DRAFT Conceptual Development HISTORICAL DISTRICT CONTEXT ---PAGE BREAK--- N KEY Gilman Street Study Limits (60’ ROW) Roadway Center Line Parcel Limits Right of Way Limits The right-of-way for Gilman Street includes the area of the Flagpole Plaza to 164th Avenue NE. City of Redmond - Gilman Street Study I Page 6 December 2014 DRAFT Conceptual Development R.O.W. PARCEL OWNERSHIP ---PAGE BREAK--- N Park and Green Space Tree Canopy • Minimal street tree canopy cover along Gilman Street. Mature trees located in Flagpole Plaza, but they do not offer extensive shade to pedestrians. • Although there are currently no trees along Cleveland Street (at Gilman Street), there will be trees planted with construction of the Cleveland Streetscape Project Pedestrian and Vehicular Access • Driveways and parking lots accessible along Gilman Street, and access to the Elan mixed- use development is only available via Gilman Street • Minimal building access for pedestrians along Gilman Street, except north of Redmond Way Travel Corridors • Gilman Street is surrounded by arterial roadways, including Leary Way, 164th Avenue, Cleveland Street, Redmond Way and 80th Street • Gilman Street currently serves as a local street Street Structures Parking • The Gilman Street corridor is approximately 820 feet (just over two football fields) • Existing buildings and storefronts, with exception of Elan, having relatively small footprints • On-street parking currently available along Gilman Street; surrounding parking lots are large but only serve appropriate business • Currently two way travel lanes Existing Tree Existing Green Space Arterial Street Existing Driveway Access Existing Building Doorway Access Study Limits Local Street Existing Structure Existing Parking Future Tree Gilman Street is a minor local access street in downtown connecting Redmond Way and Cleveland Street. The land use is a mixture of buildings and storefronts, parking lots and park space. City of Redmond - Gilman Street Study I Page 7 December 2014 DRAFT Conceptual Development SITE INVENTORY ---PAGE BREAK--- N Routes to cross Redmond Way Pedestrian Building Access (Storefronts/Restaurants) Gilman Segments Potential Future Buildings Active Crosswalk Existing Building 215’ walking distance 300’ walking distance 1 2 3 • Segment 1: 200 feet; recently redeveloped with Elan Segment 2: 300 feet; single crosswalk to south Segment 3: 320 feet; cannot directly cross Redmond Way to the south • Segment 1 is disconnected from segments 2 and 3 • Not possible to signalize the Gilman St/Redmond Way intersection because of its close proximity to the Redmond Way/164th Ave intersection • Most frontages exist north of Redmond Way; there is a need for more pedestrian building access and activated storefronts along entire street • Opportunities exist, based on zoning and ROW limits, for new developments along Gilman Street to establish a higher density, encourage pedestrian activity, and create destinations Gilman Street is not a directly accessible pedestrian corridor, which results in three segmented blocks, minimal crosswalks, no direct connection across Redmond Way, and a minimal amount of activated storefronts. City of Redmond - Gilman Street Study I Page 8 December 2014 DRAFT Conceptual Development SITE ANALYSIS ---PAGE BREAK--- The following project goals were identified for Gilman Street: • Create a vision for a shared-use street/space using the entire 60’ right-of-way. • Preserve, enhance, and add to the context of Redmond’s downtown historic core. • Emphasize pedestrian friendliness. • Enhance connectivity between Flagpole Plaza and Redmond Central Connector. • Create a unique ambience to Gilman Street. • Provide for auto access, emergency access, and delivery access including on-street parking while minimizing overall loss of parking. • Create a conceptual plan for developer frontage improvements and level of quality. City of Redmond - Gilman Street Study I Page 9 December 2014 DRAFT Conceptual Development PROJECT GOALS ---PAGE BREAK--- Pedestrian Only Shared Use Conventional Street Design Vehicular Only Characteristics of a shared use street: • Enhance pedestrian access, friendliness, and safety along the entire street • Create a vibrant pedestrian environment of adjacent land uses as destinations • Encourage comfortable sociable interaction • Reduce vehicular traffic speeds and incorporate traffic calming measures • Provide opportunities for green infrastructure, tree canopy and vegetation • Unify the corridor with a variety of paving materials • Designate operational on-street parking “pockets” “A shared use street is a street that is planned, designed, and operated to enable all users to share the roadway safely. This is achieved by calming traffic speeds and minimizing demarcations between vehicles and pedestrians, to emphasize pedestrian priority.” City of Redmond - Gilman Street Study I Page 10 December 2014 DRAFT Conceptual Development WHAT IS A SHARED USE STREET? ---PAGE BREAK--- Church St, Burlington, Vermont Division St, Auburn, Washington 2nd St, Langley, Washington Multiple Streets, West Don Lands, Toronto, Canada Bell St, Seattle, Washington Ballard Ave, Seattle, Washington 78th Ave SE, Mercer Island, Washington Gibbs St, Rockville, Maryland City of Redmond - Gilman Street Study I Page 11 December 2014 DRAFT Conceptual Development SHARED USE STREET EXAMPLES ---PAGE BREAK--- “Make it comfortable and safe to cross anywhere.” Conventional Pedestrian Crossing Shared Use Pedestrian Crossing (Zone) Unlike a conventional street design, a shared use street encourages pedestrian movement throughout the entire zone. City of Redmond - Gilman Street Study I Page 12 December 2014 DRAFT Conceptual Development SHARED USE ZONE ---PAGE BREAK--- N Segments of Gilman Corridor Walkways Potential Future Buildings Existing Buildings Prohibited street crossing access (planter strip, no ADA ramp, and no crosswalk) Potential Future East / West Pedestrian Connnection Three keys to the concept: • North / South Pedestrian Connection - Wide sidewalks north of Redmond Way and south of Cleveland Street - Wide promenade sidewalk between Redmond Way and Cleveland Street • Local Circulation - Segmented corridor • Limited Destinations - 30’ storefronts north of Redmond Way - Corner destinations The conceptual diagram recognizes the existing walkway on the west side (north of Redmond Way) and the existing walkway on the east side (south of Redmond Way). It addresses the lack of a safe pedestrian crossing on Redmond Way. It also recognizes a potential midblock walkway connection to Downtown Park between Redmond Way and Cleveland Street. City of Redmond - Gilman Street Study I Page 13 December 2014 DRAFT Conceptual Development CONCEPTUAL DIAGRAM ---PAGE BREAK--- N Not to Scale BLOCK THREE • Between Redmond Way and NE 80th, bound on east side by 164th • Fixed BLOCK TWO • Between Cleveland Street and Redmond Way • Not fixed BLOCK ONE • Between RCC and Cleveland Street • Fixed Conceptual Plan Cleveland St Redmond Central Connector Redmond Way NE 80th St After review of the previous three concepts, it was recognized that Gilman Street is best looked as three separate blocks and that enhancements should respond to the needs of each block. City of Redmond - Gilman Street Study I Page 14 December 2014 DRAFT Conceptual Development GILMAN BLOCKS CONCEPT ---PAGE BREAK--- N Not to Scale East Sidewalk 22’ Wide New Pedestrian Crosswalk (included in Cleveland Streetscape project) Driveway Approach Driveway Approach East / West Pedestrian Corridor Pedestrian connection between Downtown Park and 164th West Sidewalk 10’ Wide On-street Parking Parallel parking along west side only Driveway Approach New Pedestrian Crosswalk Pedestrians routed to crosswalk at 164th (included in couplet conversion project) Future New Development Supports location of pedestrian promenade sidewalk along Gilman Important Pedestrian Node D D RCC Connection Widen existing connection to match Elan side- walk width (16’) Existing Asymmetrical Roadway Layout No west sidewalk or crosswalk across Cleveland, unless adjacent site develops, pushes all pedestrians to east walkway. Local access only with no on-street parking Expanded Flagpole Plaza Creates new frontage onto Redmond Way, provides opportunities for pedestrian amenities and preserves trees Parking Plaza Functions for parking but creates a more pedestrian friendliness Driveway Approach Regulates traffic speeds and creates a plaza entrance Conceptual Plan 60’ ROW Shared Use Space 10’ Sidewalk 8’ Parking 10’ Travel Lane 10’ Travel Lane 22’ Pedestrian Promenade Section D-D Cleveland St Redmond Central Connector Redmond Way NE 80th St The final conceptual plan incorporates a north / south pedestrian connection with wide pedestrian promenade sidewalks. With an inability to establish a safe mid-block crossing on Redmond Way (without creating a multitude of vehicular implications), the promenade sidewalk will turn east at Redmond Way to utilize the new crosswalk to Flagpole Plaza. A demarcated, scored concrete roadway will emphasize a pedestrian space and reduce the roadway feel. Strengthened connections at the bookends of the project will draw pedestrians to the promenade sidewalk. The elimination of all eastern stalls along the corridor allow for the promenade sidewalk and an expanded Flagpole Plaza. City of Redmond - Gilman Street Study I Page 15 December 2014 DRAFT Conceptual Development GILMAN BLOCKS CONCEPTUAL PLAN ---PAGE BREAK--- 1 N Not to Scale REDMOND CENTRAL CONNECTOR CLEVELAND STREET GILMAN STREET Enhanced RCC Connection 2’ x 2’ Scored Concrete Plaza Bench Gateway Element 2’ x 2’ Scored Concrete Sidewalk 4’ Wide Decorative Pavement Band Vertical Pedestrian Element 4’ x 4’ Scored Concrete Roadway, Curbless 2’ x 2’ Scored Concrete Roadway, Curbless Planter, typical 2’ Wide Smooth Concrete Band Expand the plaza entrance from the RCC, add amenities such as an identity/gateway elements and furnishings, modify the existing sidewalk with pavement, lighting and landscape enhancements. City of Redmond - Gilman Street Study I Page 16 December 2014 DRAFT Conceptual Development GILMAN BLOCKS BLOCK ONE DETAIL PLAN ---PAGE BREAK--- 2 N Not to Scale CLEVELAND STREET 2’ x 2’ Scored Concrete Sidewalk Bench, typical 4’ Wide Decorative Pavement Band Vertical Pedestrian Element 4’ x 4’ Scored Concrete Roadway, Curbless Planter, typical 2’ x 2’ Scored Concrete Plaza Decorative Element Continue pedestrian enhancements along east side of Gilman Street, allow sidewalk cafe use, and provide midblock art/ identity element. City of Redmond - Gilman Street Study I Page 17 December 2014 DRAFT Conceptual Development GILMAN BLOCKS BLOCK TWO DETAIL PLAN ---PAGE BREAK--- N 3 Not to Scale NE 80TH STREET REDMOND WAY 2’ x 2’ Scored Concrete Crosswalk 2’ x 2’ Scored Concrete Plaza Relocated Flagpole Porcelain Enamel Mural Wall 1’ Smooth Concrete Band Bench, typical 2’ x 2’ Scored Concrete Sidewalk 2’ x 2’ Scored Concrete Sidewalk 4’ Wide Decorative Pavement Band Vertical Pedestrian Element Planter, typical Bench, typical 3’ x 3’ Scored Concrete “Parking Plaza”, Curbed Gateway Element Expand the plaza entry at NE 80th Street with gateway identity element, provide lighting and landscape enhancements, and widen the plaza at Flagpole Plaza and orient to Redmond Way. City of Redmond - Gilman Street Study I Page 18 December 2014 DRAFT Conceptual Development GILMAN BLOCKS BLOCK THREE DETAIL PLAN ---PAGE BREAK--- 1 Perspective View 1 - RCC Connection Refer to Page 19 for Location of View View looking north from the Redmond Central Connector to the Gilman Street pedestrian promenade entry plaza with historic core sign, pedestrian lighting, benches and unique paving materials. City of Redmond - Gilman Street Study I Page 19 December 2014 DRAFT Conceptual Development PERSPECTIVE VIEW ---PAGE BREAK--- 2 Perspective View 2 - Pedestrian Promenade Refer to Page 20 for Location of View View looking north along the central block of the Gilman Street pedestrian promenade with pedestrian lighting, benches, unique paving materials, colorful plantings and central plaza. City of Redmond - Gilman Street Study I Page 20 December 2014 DRAFT Conceptual Development PERSPECTIVE VIEW ---PAGE BREAK--- 3 Perspective View 3 - Flagpole Plaza Refer to Page 21 for Location of View View looking east from Redmond Way and Gilman Street to Flagpole Plaza. The expanded park is complete with an expanded plaza area, wrap-around benches, relocated flagpole, unique paving materials, moveable furniture and colorful plantings. City of Redmond - Gilman Street Study I Page 21 December 2014 DRAFT Conceptual Development PERSPECTIVE VIEW