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Page 1 CITY CENTER DESIGN STANDARDS CHECKLIST REDMOND TOWN CENTER BON MARCHE (L020061) DESIGN STANDARDS – INTENT See 20D.40 for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Important Design Issue Intent Achieved or Not Applicable (N/A) COMMENTS 20D.40.100 CITY CENTER DESIGN STANDARDS 20D.40.125 MIXED USE/SHOPPING CENTER DESIGN AREA 20D.40.125-010 Intent The Mixed Use Center Design Area shall consist of three sub-areas as follows: Mixed Use Retail area design concept stresses a pedestrian oriented, open-air complex that mirrors the existing downtown transportation network and the architectural character and scale of the historic portion of the downtown neighborhood. Primary design features for the Mixed Use Retail area include storefronts along roadways, curbside parking, pedestrian plazas, and sidewalk designs that integrate into building architecture. The Bon Marche site is in the Mixed Use Retail sub-area of the Mixed Use Shopping Center Design Area. It is bounded on the south and west by two main thoroughfares in the shopping area – NE 74th and 166th Avenue NE. As such, the building design addresses these street through storefront windows and provision of curbside parking. There is a spacious plaza at the corner of these two main streets as prescribed by the Master Plan. The sidewalk designs will mimic what is found at Redmond Town Center. The north side of the property faces REI’s plaza and parking lot. This side will propose a landscape design that will merge seamlessly with the existing pedestrian paths and landscaping already in place at REI. The east side of the building is adjacent to an alley, and will be the service side of the building. The “will-call” area and the loading docks are located at this side. Since this is an alley, no pedestrian linkages are provided. 20D.40.125-020 Design Criteria Architectural Guidelines Siting of Buildings. Buildings should be sited to enclose either a common space or provide enclosure to the street. Consideration should be given to the relationship between buildings and adjacent open space areas. All design should appear as an integrated part of an over-all site plan. 3 3 The building is built up to the edge of the sidewalks and opens up at the southwest corner to a plaza that is visually linked to the RTC Center Court. Building Form. The roofline of buildings should be modulated to avoid large areas of flat roof and should include interesting architectural features. Consideration should be given to the appearance from nearby hillsides. 3 1 The roofline is not modulated per se but is provided with a cornice with deep relief to provide a strong top. The rooftop mechanical equipment shall be designed to provide not only utilitarian screening, but also as a modulation to the roofline. Encourage varieties of shapes, angles, and reliefs in the upper stories of structures over four stories. N.A. (ii) Large buildings should avoid continuous, flat facades. 3 3 This 110,000 s.f. building has an effective façade length of 236 to 239 feet. To break the façade horizontally, brick veneer columns are ATTACHMENT 2 LAND-2018-01168 ---PAGE BREAK--- DESIGN STANDARDS – INTENT See 20D.40 for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Important Design Issue Intent Achieved or Not Applicable (N/A) COMMENTS page2 interjected every 32 feet and the storefront windows are recessed from the building line. Awnings provide additional modulation and create deep shadows on the elevations. Vertical modulation is achieved by dividing the two story building into a high-ceilinged first story with a clerestory. The deliberate heightening of the first floor ceiling line (at least from a visual aspect) creates a very elegant proportion to the building. (iii) Avoid the use of false fronts and large blank walls. 3 3 Blank walls along pedestrian accessible areas has been mitigated with shadow boxes or landscaping. (iv) Facades should be divided into increments through the use of architectural features such as bay windows, offsets, recesses and other devices which break or minimize scale. 3 3 See comment above in (ii). The ground floor of buildings should provide pedestrian interest and activity. The use of arcades, colonnades, or awnings to provide pedestrian protection is encouraged. Column and bay spacing along street fronts should be provided no greater than 36 feet apart in order to maintain a pedestrian-oriented scale and 3 3 See comment above in (ii). (vi) Building design should complement the character of adjoining Old Town. 3 3 The use of brick alludes to the more historic structures in Old Town. The two-story height and the storefront windows also provide a contemporary interpretation of the turn-of-the- century retail architecture. (vii) Building design must relate in material, colors, scale and form, which are harmonious with the surrounding environment in Old Town. 3 3 The use of tripartite articulation, the storefront windows, the elegant proportion of the first story to the second story height, and the use of brick helps this building fit with the context in Old Town. (viii) Buildings and facades in the Mixed Use Retail area should be a combination of brick, stucco-like finishes, smooth finished concrete, and architectural metals. Building facades in the Mixed Use Retail and Office Park areas should have a greater proportion of voids (windows) than solids (blank walls) on pedestrian levels. In all design, there should be emphasis upon the quality of detail and special form in: window treatments, columns, eaves, cornices, lighting, signing, etc. 3 3 The main structure is tilt-up concrete, and embellished with materials such as brick, EIFS, honed Concrete Masonry Unit (CMU) and architectural metal for window frames and the open canopy over the main entrance. The ground floor areas most exposed to the pedestrian have ample storefront windows or landscaping. Ample detailing on the ground level is achieved by using a variety of materials to articulate the façade. Honed CMU with a cap is used for the base and a wainscot, brick dominates the solid surfaces at eye level, while the windows embody the voids. The green awnings that are placed between the columns also complement the red brick color of the columns. Harking back to historical signage practices, blade signs are being used and the type face used is that of the old Bon Marche stores. Sconces provide lighting at the street level and detail at the pedestrian level. A wheel pattern of colored concrete and pavers in varying textures and ---PAGE BREAK--- DESIGN STANDARDS – INTENT See 20D.40 for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Important Design Issue Intent Achieved or Not Applicable (N/A) COMMENTS page3 coursing pattern define the main plaza. The sidewalks will continue the pattern found throughout Redmond Town Center. (ix) Buildings and the spaces between them should relate easily and openly to the external public areas or plazas. 3 3 The building’s main entrance is cut off at the corner into a concave wall that wraps around the main plaza. The main entrance to the building is also provided with a two-story curtain wall so that the interior spaces are visually linked to the plaza and to the main pedestrian spine at RTC. The scale of all structures in relationship to other structures and spaces is important. The scale should be two to three stories in the retail core. Some variation in heights contributes to the variety and complexity of the environmental experience, and is encouraged. 3 3 This is a two-story structure next to other two- or three-story structures. (xi) The development of ground level view points on each building level which take advantage of solar access and views of the site’s open spaces is encouraged. 3 3 See comment above. (xii) The integrity of a building as an individual structure or as part of a series of buildings should be respected. 3 3 This building, by virtue of being the only department store at Redmond Town Center, dictates the architectural form of the building. However, its articulation and use of material borrows from other existing buildings at RTC. The square clerestory windows are reminiscent of REI’s and the Lake Washington School District’s, while the brick is the same type used throughout the retail area of RTC. (xiii)Buildings as a whole should be seen as significant architectural elements. 3 3 Same comment as above. (xiv)Storefront design and materials should be allowed to be unique while maintaining the character of the building façade of which they are a part. 2 3 A more contemporary storefront design is used that is defined by a big window flanked on both sides by sectional glass windows. Although the materials are not unique, the design and proportion of the windows blend harmoniously with the overall scale of the building, as well as the ground floor architectural elements. Building Entry. Orient building entrances to the street in a manner which provides easily identifiable and accessible pedestrian Highlight building entrances through landscape or architectural design features. Building entries should be designed in conjunction with the landscape treatment of pedestrian ways in the parking areas that directly relate to the entry. 3 3 The main building entry addresses the main pedestrian spine of Redmond Town Center by providing a plaza and making the building fully transparent through the use of a glass curtainwall. Public Art. Encourage public art in public areas of the design area particularly in and around the Mixed Use Retail area. 2 2 No public art is provided at the plaza; however, there may be an opportunity to work with Redmond’s Art Commission to create a “sundial” at the plaza. This, however, is not a requirement for project approval. Building Orientation. Uses in the center should be oriented externally as well as internally (as is applicable) by using outward facing building facades, malls, entrances and other design techniques. 3 3 As noted earlier, this building is oriented towards the retail section of Redmond Town Center. Buildings in the Mixed Use Retail and Office Park N.A. ---PAGE BREAK--- DESIGN STANDARDS – INTENT See 20D.40 for the complete text of the Intent Statements and Design Criteria. The Design Criteria are suggested methods to achieve the intent. Important Design Issue Intent Achieved or Not Applicable (N/A) COMMENTS page4 areas should abut the sidewalks on at least one side and orient the primary entrance, or entrances, toward the street. Building Colors and Materials. Building colors and materials shall be selected to integrate with each other, other buildings in the Old Town, and other adjacent commercial areas, while allowing a richness of architectural expression for the various buildings. 3 3 See previous comments on the materials used and how it relates to Old Town. Buildings should be constructed of materials that minimize light reflection and glare. 3 3 (ii) Care should be taken to avoid clashing colors on individual buildings and between adjacent buildings. 3 3 The color palette used is consistent and complementary to other buildings at Redmond Town Center. Windows and Displays. Windows and display areas shall be located along pedestrian routes to enhance the pedestrian experience. 3 3 The walls along NE 74th and 166th Avenue NE have ample windows and shadow boxes;, the north wall is aptly mitigated with landscaping that is meant to complete the existing REI landscaping. Storefronts should be visually open wherever practical. Stores should use enough glass so that the activity inside the store is obvious to the passerby. In all cases merchandise should be easily visible to pedestrians. 3 3 (ii) Windows shall be provided on the street level in the Mixed Use Retail buildings rather than blank walls to encourage a visual and economic link between the business and passing pedestrians. A minimum of 60 percent of ground floor facades facing streets in the Mixed-Use Retail area shall be in non-reflective, transparent glazing. Where windows cannot be provided, art work in window boxes may be used with site plan review approval. 3 2 Windows were provided where they don’t interfere with the internal lay-out of the store. Landscaping is provided for the rest of the blank walls that are visible to the pedestrian. Pedestrian Features. Provide pedestrian scale external features including such items as window and glass display cases, street furniture, covered walkways, and avoid large blank walls. 3 3 Benches and bike racks are provided near the main entry to complement the pedestrian experience. Outdoor Pedestrian Areas. The outdoor pedestrian areas shall include special paving treatments, landscaping and seating areas. 3 3 Outdoor and ground floor areas should be designed to encourage outdoor activities such as vendors, art displays, seating areas, outdoor cafes, abutting retail activities, and other features of interest to pedestrians. 3 3 The plaza area will be a great spot for future small-scale gatherings, street performances, etc. Site Entrances. Entrances to Town Center development shall be emphasized with landscape treatments to strongly indicate the pedestrian orientation of these areas. 1 3 Being a very urban site, the entrance to the Bon Marche is an all-concrete plaza. Architectural/urban design treatment of 166th shall encourage pedestrian circulation from the project to the Cleveland Street Retail area. 3 3 The blade sign adds visual continuity to the Cleveland Street Retail Area. The on-street parking, the sidewalks with street trees, and the pedestrian bridge connecting the Bon Marche building to the existing RTC garage will all help provide visual clues to the pedestrian.