1. Introduction
2. General Development Objectives
3. Site Design Requirements
4. Primary and Secondary On-Site Drive Aisles
5. Pedestrian Areas
6. Building Design Guidelines
7. Retail Architectural Character
8. Terminology

Intent

• To provide a safe environment for pedestrians to move through Quil Ceda Village and the separation of pedestrian and vehicular traffic.
• To create a varied and rich pedestrian environment to encourage people to explore Quil Ceda Village.
• To provide a safe, all weather, and efficient pedestrian circulation system serving each site, including connecting parking areas with building entries, connecting buildings to one another and to open space amenities.

1. On-site pedestrian circulation systems shall be provided to meet the needs of on-site users and be integrated into the overall architectural and site design concepts.
2. Connections shall be made between the on-site and off-site public pedestrian circulation systems (i.e. bicycle path). These pedestrian pathways and public trails shall provide connections to adjacent activities and land uses, open spaces, and public trails.
3. Pedestrian-oriented amenities such as street trees, landscaping, seasonal flowers, benches, lighting, banners and artwork that create interest along sidewalks within public plazas are strongly encouraged.

4. All public open spaces, walkways, crosswalks and sidewalks shall meet ADA standards.
5. The addition of texture to the ground plane of sidewalks and plazas with unit pavers, bricks, tiles or public artwork is strongly encouraged (see Figure 2, 3 & 4, page 18 & 19).
6. Public walkways around and through parking areas are also encouraged.
7. Awnings, arcades, canopies, pergolas, and/or overhangs shall be mandatory at all major entry’s.

8. Points to protect pedestrians from inclement weather whenever possible. This overhead weather protection shall cover at least 3 to 5 feet of the sidewalk (the width may vary not less than 3 feet to accommodate trees, lighting, etc.) and be at least eight feet above the ground immediately below it.
9. Pedestrian amenities and detailing of site furniture, lighting, paving, and site amenities should be consistent throughout the retail area to create an identifiable identity and image.
10. Separate areas should be provided for active and passive activities.

Design Intent

• To encourage community activity in open spaces, particularly at the edges that relate to building openings and activities and which separate active and passive uses.
• To provide a visually rich and functionally unified improved public open space that acts as a gathering place for the community.

1. Arcades, pergolas or other street level coverings are encouraged on all facades fronting on a plaza and primary pedestrian streets to provide weather protection and an articulated building façade.
2. Paving shall be unit pavers or concrete with special texture, pattern and/or decorative features.
3. Separation of active and passive uses is encouraged through placement of planters, street furniture, landscaping, different paving textures and subtle changes in ground plane. (Give examples)
4. Lighting shall be low in height, maximum 15’ high in plazas. The overall lighting in the plaza shall be not less than five (5) foot-candles. The lighting plan should include pedestrian-oriented lights, such as globes and light bollards. Up lighting of trees and other site features is also encouraged.
5. There shall be pedestrian linkages leading to and from the plazas to natural features and other pedestrian paths and bike paths.
6. A pedestrian transition zone or buffer of approximately 15’-20’ will be required along the building edge. This area may be used to provide an outdoor area for café seating, temporary sales/display areas (as approved by the Lessor), and/or a planted buffer, provided that a 5’ clear pedestrian pathway is maintained. Mark this zone with a change in paving.
7. Plazas will have articulated edges (buildings, benches, landscaping, etc.) to provide visual interest and additional seating along the edges where people may linger out of the traffic flow.
8. Pedestrian amenities shall be provided such as seating, lighting, plants, drinking fountains, distinctive paving, art work, bicycle racks, or structures; either open or covered, and such focal points as sculpture or water features.
9. Color, form and texture are integral to the design. Incorporate in the Plaza design soft as well as hard-surfaced areas.
10. Define edges of the plaza opening to pedestrian through-traffic so as not to impede traffic flow, i.e., with a planter or low seating wall, pergola with vines, water feature or sculpture (see Figure 5, below).
11. Some covered area along the perimeter (i.e., vine-covered pergola) is required to provide protection from rain and/or sun.
12. Provide eight linear feet of seating (at least 16” deep) for every 500 sq. ft. of plaza. Seating may include: benches, low seating walls, steps, or, if properly designed, a planter edge or edge of a fountain.

Intent

• To achieve a high-quality landscape that features a variety of plant materials.
• To utilize landscape materials to strengthen and unify Quil Ceda Village’s design identity.
• To select native plant materials that is relatively hardy.
• To frame the human-made elements with a natural backdrop.
• To add color, texture and interest to Quil Ceda Village.

1. A range of landscape materials, trees, evergreen shrubs, ground covers and seasonal flowers shall be required for color and visual interest (see Figures 6a, 6b, 6c, page 20 & 21).
2. Trees should be placed to allow southern sun exposure in such a manner as not to conflict with pedestrian activity areas (For this reason, trees with a fine leaf texture are also preferred in plazas).
3. Planters or large pots with small shrubs and seasonal flowers may also be used to separate seating from traffic flow and create protected sub-areas for sitting and people watching.
4. Creative use of plant materials, such as climbing vines or trellises, and use of sculpture groupings, etc., are also encouraged.
5. Sun angle at noon and wind pattern should be considered in the design of landscaping to maximize sunlight areas.
6. All plant material species, size and quality shall be reviewed and approved by the Lessor.

In addition to the desirability of orientation to natural areas, including wetlands, the Lessor is including in the design of Quil Ceda Village a number of water features. The Lessor intends to enhance the existing wetlands areas to encourage the re-establishment of the fish and wildlife habitats, as they may have existed in this area. The use of additional water features, such as, fountains, waterfalls, and reflection pools, within the park is encouraged. Such features must be pedestrian oriented or easily accessible by pedestrians. Where fountains or waterfalls are used, they shall be lighted. The use of natural elements such as rocks, stonework, and landscaping are also encouraged.

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