- Introduction
- General Development Objectives
- Site Design Requirements
- Primary and Secondary On-Site Drive Aisles
- Pedestrian Areas
- Building Design Guidelines
- Retail Architectural Character
- Terminology
The Consolidated Borough of Quil Ceda Village is a municipal of the Tulalip Tribes and is a master planned Business Park governance supporting “Retail”, “Entertainment”, “Food Service”, “Personal Services”, “Office/Business Uses”, “Recreation”, “Transportation and Utilities”, “Resources”, Light Industrial” and “Distribution/Warehousing” development, and open space sectors.
The Consolidated Borough of Quil Ceda Village provides parcels in a variety of sizes and configurations, served by a comprehensive system of roads, utilities, telecommunication and amenities. Development of each parcel in Quil Ceda Village is controlled and restricted by lease conditions as well as applicable governmental codes and regulations. Together these prescribe standards that will achieve a high quality, attractive, and desirable planned business park unique to the central Snohomish County area.
The purpose of these Design Guidelines is to further define standards to be met by all development within Quil Ceda Village. These guidelines are intended as an aid in the submittal of plans for approval by providing detailed information on which to develop plans and to base a review. Where any specific conflicts exist between Design Guidelines and governmental codes and regulations may occur, the most stringent shall take precedence.
The occupant or developer, hereinafter referred to as the “Lessee” of each lot or parcel within Quil Ceda Village, should familiarize themselves with the intent and requirements of these guidelines and all applicable governmental codes and regulations. They should implement, through their consultants, all those provisions applicable to their specific developments. This will allow expeditious completion of the design review process by the Tulalip Tribes, hereinafter referred to as the “Lessor”, and/or their designated agents.
The Quil Ceda Village Design Guidelines contain the following sections:
- Goals and Objectives
- Site Design
- Streets and Public Plazas
- Landscape and Buffers
- Architectural Character
- Parking Areas
- Terminology
- Self Sustainability
The Design Guidelines use imperative language such as “shall” and “must” to indicate high priority features and strong directive towards satisfying the guidelines’ intent. Words such as “should” and “may,” indicate desirable conditions or elements that are strongly encouraged. The “intent statements” preceding each section indicate the underlying objectives behind the guidelines and are included to assist in interpreting and applying the guidelines.
Planning and Zoning ReviewsQuil Ceda Village is entirely within the jurisdiction of the Lessor. Developments within Quil Ceda Village are subject to the Lessor’s codes and ordinances, the Quil Ceda Village Codes and Ordinance, and the Design Guidelines. In instances where the provisions of these document conflict, the most stringent shall take precedence.
Proposed developments will be reviewed by the Lessor for conformance to all codes & ordinances and for compliance with the Quil Ceda Village Master plan and these Design Guidelines.
The “Tulalip Design Review Committee” shall be established to administer and enforce the Quil Ceda Village Design Guidelines along with any subsequent guideline amendments thereto. This committee shall consist of members selected by the Lessor. This committee is an essential part in the development within Quil Ceda Village. Therefore, all projects shall be reviewed at each phase in design, unless otherwise stated in writing by the Lessor. Project reviews shall take place within an acceptable time period, and conclude with a scheduled design review meeting with the applicant(s). A written statement identifying and notifying the applicant(s) of inadequate, or deficient submittals, as well as an overall summary of the committee findings with respects to the design review will be provided by mail two weeks after the scheduled design review meeting.
Plan Review and Approval Requirements:- The Lessee shall prepare a recorded boundary survey and legal description of the leased parcel for the Lessor’s review and approval. When approved such documentation will become an exhibit to the lease agreement between the Lessor and the Lessee.
- The Lessee shall provide the required number of drawing sets per each review/submittal to the Lessor (send all drawings to the address for Construction, “Office of the Economic Development” Quil Ceda Village, as seen below unless otherwise specified). The reviews/submittals shall include:
- Design Review
- Building Permit & Construction Document Submittal
- The Lessee shall pay $1,500.00 to the Tulalip Tribes for a Design Review Submittal Fee. This fee shall be mailed or delivered to the Construction Bookkeeper, Quil Ceda Village, The Tulalip Tribes, 8802 27th Avenue NE, Tulalip, WA 98271. The $1,500.00 fee is for the Design Review. Should additional Design Review submittals be required, review time will be billed to the Lessee.
- For Building Permit, contact the Tulalip Tribes Community Development Department at the address listed below. A check covering the applicable fees shall be included in the Building Permit. Original Submittals is to Economic Development Department.
- For Utility questions, contact the Quil Ceda Village Utilities and Environmental Department at the address listed below. A check covering the applicable fees shall be included.
- The Lessee shall obtain written approval for the Design Review by the Lessor prior to the Lessee’s commencement of the Construction Documents for the Building Permit submittal.
- Prior to the commencement of construction the Lessee shall submit to the Lessor for a building permit complete construction documentation describing all leasehold buildings, appurtenances, and utilities. Upon the approval of such documentation, the Lessor will issue to the Lessee a building permit after which construction may commence.
- Prior to the occupancy of any buildings the Lessee shall apply for and obtain a Certificate of Occupancy issued from the Lessor.
- Specific requirements for each review are noted on the following pages 5-7.
If you have any questions about this process, you may contact the Economic Development Manager. The Lessor may assess a charge for any phone or office conferences related to the specified project.
These Quil Ceda Village Design Guidelines were prepared using input from the Lessor’s Board of Directors, the Lessor’s Business Committee, the Tulalip Economic Development team, the Quil Ceda Village management team, Richard Carothers Associates, the initial preparer of the Tulalip Economic Development Master Plan, and the architect (and subsequent Master Plan preparer) for the Lessor, Ruhl-Parr & Associates, P.S. Specific contacts for this project are:
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Quil Ceda Village Utility Operator for The Quil Ceda Village Lukas Reyes 8802 27th Ave NE Tulalip, WA 98271 Phone: 360-654-2616 Fax: 360-651-4998 Cell: 425-232-4435 |
Quil Ceda Village Ground Maintenance for The Quil Ceda Village Curtis Taylor 8802 27th Ave NE Tulalip, WA 98271 Phone: 360-654-2610 Cell Phone: 425-754-4860 |
| Health Department: | |
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Contact: Al Knapp Indian Health Services Portland Area Office 1220 Southwest 3rd Ave., Room 476 Portland, OR 97204 Phone: 503-326-7273 Fax: 503-326-7280 |
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| Tulalip Community Development Department ** | |
6 sets of drawings (5 sets for design review committee, 1 set returned to the issuer with review letter as required), drawings shall include:
- Description of proposal and design intent
- Site Plan and a Truck Access Route Plan (i.e., delivery, trash pickup, etc.)
- Floor Plan(s)
- Building elevations
- Landscape Plan
- Exterior Lighting Plan (including site lighting)
- Exterior Signage Package
- Building materials and color samples mounted on presentation boards (2 sets)
(If making a re-submittal, submit all drawings that have been modified and revised since the last review, as well as, any revisions made to the presentation boards. In addition, please provide a response letter addressing design review comments and any other revisions made to submittal package.)
Building Permit & Construction Document Submittal8 sets of drawings (3 sets required for Building Permit review, 2 sets for Utilities Department review, and 3 sets for Tulalip Tribes Design Review Committee), drawings shall include:
- Building Permit Application & Sign Permit Application
- Boundary & Topographical Survey and Legal Description
- Site Plan
- Architectural Plan * (stamped and signed by Architect registered in the state of WA)
- Structural Plan ** (stamped and signed by Structural Engineer registered in state of WA)
- Structural Calculations (stamped and signed by Structural Engineer registered in state of WA)
- Civil Plan *** (stamped and signed by Civil Engineer registered in state of WA)
- Conceptual Fire Protection Drawings (see Notes) ****
- Final Landscape and Irrigation Plan
- Exterior Lighting Plan (including site lighting)
- Washington State Energy Code sheet/ Energy Summary
- Indian health Services Approval *****
- Reduced format set of As-built drawings (2 sets) & CD-ROM as approved by Building Department sent to Tulalip Tribes Economic Development.
It is the responsibility of the Lessee to verify all submittal requirements for the Building Permit Review with the Plans Examiner. Please note: Incomplete Submittals could result in a delay in the issuance of the permit as well as additional fee’s accessed.
Indian Health Services Approval Process and Requirements2 sets of drawings, the information required shall include:
- Kitchen plans
- Refrigeration Units, Coolers & Associations, floor drains
- Hot Water Tanks
- Kitchen elevations
- Equipment Schedules (the specifics of each piece, especially for unusual items)
- Floor, Wall and Ceiling finish Schedules
- Floor Coving Details
- Plumbing Plans (grease traps)
- Menu
- Seating Count
- # Of meals between deliveries
- Type of dishes (plastic, glass, etc.)
- Type of Service (list example)
- Anticipated start date
Reference the FDA food establishment plan review checklist as a guideline for the submittal process. It is the responsibility of the Lessee to verify all submittal requirements for Indian Health Approval with Karin Knopp with a cc to the Tulalip Economic Development Bookkeeper.
*Architectural Plan includes: floor plan(s), building elevations; cross sections and details; door, window and finish schedule(s); conceptual fire protection plans.**Structural Plan includes: foundation plan(s); roof, deck floor framing plan(s); cross sections and details; structural notes and conditions.
***Civil Plan includes: clearing and grading; temporary erosion control (TESC); road plan, storm water design. Also show existing and proposed utilities.****Conceptual Fire Protection Drawings: For all freestanding buildings requiring an approved fire protection system, or for all tenant improvements located in a building with an existing fire protection system, Conceptual Fire Protection drawings shall be submitted for Building Permit review. Such conceptual drawings need ONLY show fire sprinkler valve room locations and proposed or existing main riser locations, together with proposed or existing Fire Department connections. Unless shown on the Civil Site Plan drawings, fire hydrant locations must be included in the Conceptual Fire Protection drawings. Structural calculations for the basic building structure must acknowledge proposed locations of horizontal fire sprinkler mains, and/or acknowledge that the added load of such fire sprinkler mains, together with the proposed sprinkler layout, has been taken into account in the structural loading of the roof-framing system. Final fire protection drawings must be submitted for permit review prior to the start of any interior improvement work.
*****Requirements for projects that involve food service (i.e. Restaurants, delicatessens, commercial kitchens). During the Building Permit Review, submit your approval, in the form of a letter or stamped plan(s), from Indian Health Services to the Building Permit Reviewer.
Please Note:
Incomplete submittals will be returned. Incomplete Submittals could result in a delay in the issuance of
the permit as well as additional fee’s accessed.
The Design Review is intended to see that the project conforms to the Tulalip Zoning Ordinance, and the Quil Ceda Village Design Guidelines. (The Ordinance is available at www.tulaliptribes.com or you may purchase a copy from the Economic Development Department)
The Lessee bears the responsibility for the accuracy and completeness of all information provide with or effecting the submittals.
The Tulalip Tribes may require additional information as needed. If you have any questions concerning an application submittal, please contact the Economic Development Planner, at the Tulalip Economic Development Office.
Drawing Requirements- Description of Proposal & Design Intent (typed on 8 1/2”x11” sheets)
Describe the proposal and how it complies with the Quil Ceda Village Design Guidelines, and Quil Ceda Village Utility Code for the Tulalip / Zoning Ordinance. Relate the criteria to the site, structure, planting, context of the surrounding environment, parking (include number of proposed spaces by use), building area by use, building height and overall consistency with plans and policies. - Site Plan
Show all easements on or adjacent to the property, the location of all proposed and existing utilities (i.e. water, sewer, storm drainage systems, etc.), and pervious/impervious surfaces (i.e. walkways, parking lots, etc.). Indicate dimensions of all property lines, distance of the building to property lines and required setbacks, including front, rear, side and street. Indicate any ramps, or loading docks, signs etc., that provide barrier-free access for disabled where required. - Floor Plans
Show the layout of all rooms, door and window locations, permanent corridors, exits, elevators, lobbies, and mechanical and restroom areas. Indicate the proposed use of each space, square footage of the building and overall building dimensions. - Elevations
Show the full elevations for each side of the structure, mechanical equipment location and screening, roof overhangs, door and window openings, building projections that extend beyond the floor area (i.e. cornices, eave overhangs, signage, etc.). Indicate the total height of the building, the height of door and window openings, projection dimensions, roof pitch, exterior siding and roofing materials. Indicate any ramps, signs, etc., that provide barrier free access for disabled where required. - Landscape Plan
The landscape plan layout must be consistent with the site plan layout. Include the boundary lines of the subject property, proposed structures and/or any existing structures to remain, walls, pedestrian and vehicular circulation, surface parking, existing trees, etc. Graphically portray and identify by the botanical name all proposed trees, shrubs, and groundcover; distinguish between species. - Plant Legend
Using the graphic symbols selected for the plan, show all proposed trees, shrubs, and groundcover. For each species provide the botanical and common names, spacing, and proposed size at installation. Indicate the proposed tree sizes in feet from base for evergreens, and caliper inches at 4 feet above base for deciduous. - Exterior Lighting Plan
Include site, building exterior and parking area lighting and includes type of bulbs. Provide details, including pole and mounting height, for all proposed fixtures and include the manufacturer’s catalog cuts. All fixtures must be designed to prevent light spillage or glare to adjacent properties. - Exterior Signage Package
This package must include the types of signs (vinyl graphics indicating hours of operation, building mounted signage, directional signage, blade signs, etc.) proposed, number of signs, the location of signs, the sign area for each proposed sign and the sign’s height and overall dimensions. Please note that tenant-related signage shall be submitted for approval, together with a Tenant Improvement Building Permit Submittal. - Building Materials & Color Samples
Provide samples of exterior materials and/or colors on presentations boards keyed to the elevation drawing. Provide details and color samples of exterior architectural features (i.e., awnings, arcades, waste receptacles), and street furniture.
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