20D.40.115 Sammamish Trail and Town Square Design Areas.

20D.40.115-010 Intent.

(1) These design areas are intended to provide areas of greater structural density adjacent to the retail core to promote high levels of economic and pedestrian activity. These areas will provide transition from the auto-oriented convenience areas to the pedestrian core.

(2) Density and building mass are increased in the Town Square Design Area nearest the center of the City Center district to encourage development of office-type structures of larger scale and size. Structured parking is encouraged as heights increase over four stories to reduce the impact of on-site parking and allow greater open space at the ground level. Retail uses are also encouraged at ground floor levels to further encourage pedestrian activity.

(3) Heights and density are moderated in peripheral areas of the district to promote a more suburban setting adjacent to residential and convenience shopping areas. (Ord. 1993)

20D.40.115-020 Design Criteria.

(1) Building Orientation and Access.

(a) Buildings should abut the pedestrian system on at least one side. Buildings fronting on Type V pedestrian segments per RCDG 20C.40.105, City Center Pedestrian System, shall abut the street front sidewalk and orient the primary entrance, or entrances, toward the street.

(b) Vehicle access should be designed to minimize interaction of vehicles with pedestrians particularly in relation to the pedestrian system.

(c) Parking structures should not front on the internal block connections of the pedestrian system.

(d) Driveway openings to arterials should be minimized.

(e) When ground-floor commercial spaces abut mid-block pedestrian connections, entrances to the commercial spaces should be oriented toward the mid block connections as well as toward the streets. The area alongside the required mid-block sidewalk should be developed as a usable plaza with a combination of hardscapes, planters and seating areas.

(2) Building and Site Design.

(a) Buildings should be sited in a manner compatible with adjacent buildings and the streetscape. Consideration should be given to size and height relationships with adjacent buildings.

(b) Open space and landscaping should be coordinated and linked wherever possible, particularly in relation to public areas and the pedestrian system.

(c) Landscaping should be designed with consideration of shade and sun; plazas and outdoor areas should be oriented to sunlight.

(d) 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.

(e) Taller buildings should have adequate separation to maintain a sense of openness, adequate light, and views.

(f) Buildings should be constructed of materials that minimize light reflection and glare.

(g) 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.

(h) Rooftops should incorporate features that soften rectilinear forms and effectively screen mechanical equipment from view.

(i) Buildings should be designed to provide for weather and wind protection at the ground level. Buildings fronting on Type V pedestrian system segments should provide pedestrian weather protection by way of awnings and overhangs, a minimum of 48 inches in depth. The elements should be complementary to the building’s design and design of contiguous weather protection elements on adjoining buildings. Materials and design should engender qualities of permanence and appeal.

(j) Allow for varieties of shapes, angles and reliefs in the upper stories of structures over four stories.

(k) Windows shall be provided on the street level 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 shall be in nonreflective, transparent glazing. Where windows cannot be provided, artwork in window boxes may be used with development review approval.

(l) Column and bay spacing along street fronts should be provided no greater than 30 feet apart in order to maintain a pedestrian-oriented scale and rhythm.

(m) Trails – Bicycle. Facilities for parking and locking bicycles should be provided and be readily accessible from bicycle trails.

(n) Trails – Equestrian. Width of the trail should be adequate for two riders side-by-side in order to avoid earth compaction and vegetation deterioration. Equestrian trails should be separate from pedestrian and bicycle trails.

(o) Parking lot and security lighting shall be screened by buildings and other means to avoid light intrusion onto the adjacent river. (Ord. 1993)