Quil Ceda Village :: Design Guidelines

Quil Ceda Park Design Guidelines

III. SITE DESIGN REQUIREMENTS

Site Planning Objectives

To cluster buildings to create plazas, courtyards, pocket parks, and other pedestrian recreational use areas.
To preserve and protect existing natural amenities set aside in community open space.
To respect wetlands, creeks and existing trees. It is strongly encouraged that these natural elements be integral site design features.
To ensure that the intensity of the site development is not excessive or detrimental to the perception of Quil Ceda Village as an attractive business destination.
To promote pedestrian activity, safety and security.
To provide landscaped setbacks along public streets and establish a unified, high quality landscape setting for site uses.
To define appropriate use and extent of exterior service areas and ensure that these areas are screened from neighboring properties.
To provide sufficient on-site parking to accommodate all vehicles associated with the use of each parcel.
To establish a flexible master plan that is adaptable to market conditions and capable of being phased.
To present and promote attractive, viable developments.
To develop Quil Ceda Village as a unified and distinct set of contextual buildings.
To develop in a coordinated manner, complementing adjacent structures through placement, size.

Lessor Site Design:

The Lessor will construct all major off-site roadways to include paving, pavement markings, utility corridors (containing power, gas, water, sanitary sewer, television, cable and conduits for fiber optics), stormwater drainage, street lighting, street identification signage, street landscaping, curb/gutter and sidewalks.
The Lessor may construct pylon signs adjacent to Interstate 5. Such signage may, in addition to identifying Quil Ceda Village, carry identification panels for major retail Lessees.

Lessee Site Design:

Lessee shall be responsible for all on-site construction to be designed in conformance with these guidelines.
Lessee shall be responsible for surveys, soil reports, or other data deemed necessary for the development of the leased parcel.
Lessee shall be responsible for repairing/patching all existing roadways affected during construction. All repairing/patching shall be made in conformance with Roadway Notes on the Tulalip Economic Development civil drawings.
Lessee shall be responsible for the construction of utility connections and storm water management associated with their site (see section On-site Stormwater Management Facilities Required for specific USA stormwater drainage design requirements).
During construction, the Lessee should not block or otherwise impede the traffic flow along off-site roadways. Off-site roadways shall, at the Lessee's expense, be kept free from dirt, mud, and/or other construction Debris.
Dust control.

On-Site Stormwater Management Facilities Required

Intent

The Lessor requires that all developments within Quil Ceda Village provide water quality treatment measures prior to infiltration of on-site stormwater runoff. While the soil characteristics are generally conductive to on-site filtration, it is the Lessee’s responsibility to test the on-site soils and determine the appropriate method of stormwater water management. Certain forms of on-site infiltration are subject to requirements of Federal Law under the EPA Underground Injection Control (UIC) program. The on-site stormwater management system shall be designed to provide water quality and water quantity release control for up to the 100-year design storm event, complying with the applicable requirements of the most recent edition of the Tulalip Stormwater Management Manual, latest edition, or Federal Law. In case of conflict between Federal Law and the Tulalip Stormwater Management Manual, the more stringent shall apply.

Stormwater Management Overview

The project stormwater management system shall be designed to comply with the requirements of the Lessor’s Stormwater Management Manual with infiltration as the primary method of stormwater discharge. The design of water quality measure shall be based upon the priorities specified in the Stormwater Management Manual, latest edition. The Lessor must approve all stormwater management designs.

Water Quality

Water quality measures shall be incorporated into the storm drainage design in such a manner as to comply with the requirements of the Tulalip Stormwater Management Manual, or Federal Law, whichever is more stringent. Water quality treatment is required prior to infiltration.

Water Quality Control

Stormwater runoff is not to be released from on-site areas into the roadway storm drainage system. The infiltration of stormwater runoff may require a retention pond or vault, if the on-site soil characteristics do not provide a sufficient infiltration rate across the area of discharge. If off-site discharge of stormwater runoff is the only practical means of stormwater management, the Lessee shall provide the required on-site means of stormwater water quality treatment and detention.

Emergency Overflow

The roadway storm drainage system had been sized for conveyance of the roadway stormwater runoff only. This roadway system may only be used by developments within Quil Ceda Village for emergency overflow release during storm events of greater intensity than the 100-year design storm. It is the Lessee’s responsibility to design the project site, stormwater management, and building finish floor elevation such that flooding is not a concern.

Fire Department General Requirements

Intent

To safeguard and promote fire prevention, fire protection and public safety by implementing adequate fire control methods and fire department access.

Building/Tenant Space Requirements

Sprinkler design requirements shall be based upon the latest Uniform Building Code (UBC) or International Building Code (IBC), when adopted by Lessor, regulations and occupancy type.
It is the Lessee’s responsibility to obtain all design requirements specific to building/tenant space access, fire hydrants, etc. from the Quil Ceda Village Fire Marshall (Jerald Jacobsen).

Fire Apparatus Access

All buildings hereafter constructed shall be accessible by the fire department apparatus by way of an approved roadway. The roadway shall be constructed of concrete or asphalt capable of supporting the imposed load of the fire apparatus equipment that includes a clearly marked fire lane as delineated.
Access roads are required when any portion of a first floor exterior wall is located more than 150 feet from fire department apparatus on an adjacent arterial street. Fire department apparatus and/or personnel must have clear unobstructed route(s) to the building.
More than 1 accessible route may be required as determined by the Fire Marshall when access to the accessible route may be impaired by vehicle congestion, topography, grade and/or any other factors limiting access.
It is the Lessee’s responsibility to obtain all design requirements for fire apparatus accessibility from the Quil Ceda Village Fire Marshall.

On-Site Landscaping Standards

CAM fees assist with maintaining Landscape Maintenance of areas designated within Quil Ceda Village

The Lessor through CAM fees will fund landscape maintenance to maintain the dedicated open space and streetscapes from CAM Revenues.
The Landscape improvements within public right-of-ways and dedicated open space shall be installed by the Lessor.
The landscape and irrigation within the street rights-of-way will be installed as a continuous linear system. Demolition of elements of this system may be necessary during site development of individual lots. It is the responsibility of the lessee to maintain the flow of the irrigation system during construction, plus coordination with the Economic Development Construction Observer as well as Quil Ceda Village Ground Maintenance Manager regarding inspection and acceptance, and to re-establish the planting, grading, and final irrigation layout that have been altered.

Parcel Specific Landscaping Requirements

Landscaping required on each lot shall be installed and maintained by the Lessee of that lot or parcel.
All areas where new landscaping is required shall be equipped with an automatic irrigation system utilizing the Tribes’ Re-Use Water System, where available (Contact Mr. Tom Gobin, Tulalip Utilities Department, phone 360-651-4156, to verify availability). The system shall be designed, installed and operated to maintain the plant materials in a healthy condition.

Requirements for Parcels Adjacent to Dedicated Open Spaces

Defined as that portion of a parcel adjacent to a dedicated open space. Specific design limitations include:

a. Grading: finish grading for each parcel shall meet the existing grade at the open space boundary. Transition slopes shall not exceed 3:1. Rockeries and Retaining Walls are not permitted as transition elements unless approved by the Lessor.

b. Screening: All service, storage and refuse areas shall be screened from public view with solid walls and landscaping materials on the public viewing side of such solid walls. The screening materials should be planted at a size to achieve a minimum height of five feet within three years after planting.

c. In planting areas adjacent to dedicated open space, non-native species shall be limited to no more than 20 % of the total coverage, native plants may be available to purchase from the Tulalip Natural Resource Department (Contact Ralph Jones III, Tulalip Natural Resources, phone 360-651-3692, to verify availability).

Maintenance of Unimproved Sites

Parcels that are not improved or built upon shall be maintained in a clean and neat appearance by the Lessor. Weeds, brush, and trash will be removed at least twice a year, once in the spring and once in the fall.

Landscaping Types

Type I - provides a very dense sight barrier between storage, refuse collection, service/loading areas and either public street, dedicated open spaces and adjacent properties.

A minimum of 10 feet of width shall be required when Type I landscaping design is utilized.
Any combination of trees, shrubs, plants, earthen berms, fences, walls, and/or design features may be utilized, provided a dense sight barrier is achieved.
All plant materials and living groundcover must be selected and maintained to achieve 100% coverage of the landscaped area within three years.
Trees shall be a minimum of 2 inches in caliper measured 6 inches above the base at the time of planting.
Shrubs must be capable of growing to a minimum of 5 feet in height within five years.

Type II - provides visual separation to soften the effects of parking areas, site perimeters and building elevations. This type may be mixed with a Type III landscaping to provide interest along parking & pedestrian corridors.

When Type II landscaping is used to provide partial screening for parking, a minimum planting area of ten feet in width shall be provided. Adjacent to public street right-of-ways, a minimum planting area of ten feet in width shall be provided. When Type II landscaping is used adjacent to a building, a minimum five-foot planting area shall be provided.
Any combination of evergreen and deciduous trees (with no more than seventy percent being deciduous), plants shrubs, earthen berms, and related plant materials or design features may be utilized; provided that the resultant effect is to provide partial screening and buffering between uses and of softening the appearance of parking and structures.
All plant materials and living ground cover must be selected and maintained to achieve 100% coverage of the landscaped area within five years.
Trees shall be a minimum of 2 inches in caliper measured 6 inches above the base at the time of planting and shrubs must be capable of growing to a minimum of 5 feet in height within five years.

Type III - provides visual relief where clear sight is desired. Utilized between buildings and public streets, as a transition adjacent to dedicated open space (excluding wetland areas) and along pedestrian corridors and walks for separation of pedestrians from parking areas and associated drive aisles while providing an attractive setting and overstory canopy.

The minimum width for Type III landscaping will be defined by required setbacks and site coverage requirements.
Earthen berms with grass or other vegetative ground cover and other design features may be worked into landscaping provided the resultant effect of providing a pedestrian friendly environment and visual relief where clear site is required can be achieved.
Use high canopy, horizontally branching trees for a canopy along pedestrian corridors and grass or other approved vegetation for groundcover.
Turf grass developed for conditions of the Northwest shall be planted. Other groundcover may be used if it is designed to provide green effect for aesthetic relief.

Type IV - provides visual relief and shade in parking areas.

No parking stall shall be located more than 10 spaces away from a tree.
A landscaped area must be placed at the interior end of each parking row in a multiple row parking area.
Parking lot planting islands shall have a six-inch curb on all sides, unless otherwise approved in writing by the Lessor.
Each landscaped area must contain at least twenty-five square feet of area and must be at least 5 feet in any direction. Reference to “25 square feet of area”, and to “minimum width of 5’-0”,” is based on dimensions measured from the outside face of curb to the outside face of curb, based on a nominal 6” wide concrete curb. End-aisle planters shall be a minimum of 6’-0” wide, measured from the outside face of curb to the outside face of curb, based on a nominal 6” wide concrete curb.
Each planting area must contain at least one tree. Trees shall have a minimum 2-inch caliper measured 6 inches above the base at the time of planting.
Individual tree locations may be adjusted in case of physical conflicts with parking lot light standards.
All parking lot planting beds, in addition to the required trees, shall be planted with shrubs and/or evergreen groundcover. Up to 50% of the shrubs may be deciduous. Ground cover must be selected and planted so as to provide 90% coverage within three growing seasons after planting.
No specific requirement is made for shrub planting with parking lot interiors. Their use is encouraged to amplify the screening and seasonal interest objectives of the overall landscape concept.
All plantings used in the parking lots shall not be a size that, within 10 years, would impede driver vision within parking lots.

Site Coverage

Intent

To provide green areas that break up the hard surface areas of parking lots and building.
A minimum of 20% of the site area of each parcel within the “Retail” and “Office/Business Uses” sectors and a minimum of 15% of the area within the property lines of each development parcel within the “Light Industrial”, Distribution/Warehousing”, and “Neighborhood Commercial” sectors shall be pervious and devoted to landscape materials.

Property Line Setbacks

Note: as all property in the Quil Ceda Village is Tulalip Tribal Trust land, ‘property lines’ referred to here are actual site lease lines. The term ‘property line’ is used herein to differentiate site lease lines from lease lines within a building.

Intent

To provide a physical separation between buildings on adjoining lots and to allow adjoining buildings to be individually identifiable.
To provide a planted buffer between adjoining properties.
To achieve a landscaped setting between the street and buildings and parking areas.
To achieve some regularity of space formed by buildings on either side of a street.
To provide a street edge with landscape character that will unify the total development.
To provide vehicular sight lines which allow safe ingress and egress to properties, safe movement along roadways, for vehicles and pedestrians and visual discrimination of one building from another.

Required Setbacks:

Building from 27th Avenue and Quil Ceda Way rights-of-way – minimum 35 feet.
Building from Village arterials other than the above – minimum 25 feet.
A minimum of 60 feet between buildings on separate parcels is required.

Allowed improvements within the building setbacks:

Driveways per the requirements described herein
Roof overhangs, bay windows, eaves, cornices, awnings and similar building supported elements may extend a maximum of 24 inches into setbacks from property lines.
Minor utility improvements such as transformers, meters, building-mounted mechanical equipment without an in-ground foundation.
Parking and associated drive aisles are subject to the following:

Encroachment is permitted within 10’ of a street or arterial right-of-way.
Encroachment is permitted in the Light Industrial sector within 12’ of dedicated open spaces.
Exception.

When a written Joint Parking Agreement signed by all affected parties is in place, a Pad Site is exempt from setbacks from interior property lines and on-site primary and secondary drive aisles. Within the agreed Joint Parking areas, primary and secondary drive aisles and parking rows must be seamlessly blended and coordinated.
When no Joint Parking Agreement is in place, encroachment may be reduced to 5’ from interior property lines and on-site primary and secondary drive aisles.

All setback areas shall be planted in a manner compatible and complimentary to the architecture and landscape design concepts described herein.
No site drainage shall be allowed to flow to an adjacent development parcel, unless such drainage is part of an overall drainage plan for more than one parcel (i.e. pad sites).
When 2 or more lots or parcels are aggregated by a single owner or occupant, or in the case of pad sites contiguous to larger sites, the interior property line between any two aggregated lots or parcels may not need a landscaped setback, upon the written approval of the Lessor.
Additional setbacks may be required when the Lessee’s property is adjacent to or part of a wetland area (the Lessor is responsible for establishing required setback from wetlands).

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