Quil Ceda Park Design Guidelines

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
• Design Consistency
• Building Scale
• Building Height
• Building Articulation
• Building Elements and Details
• Building Focal Points
• Visual Interest at Primary Building Walls
• Visual Interest at Secondary Building Walls
• Building Roof
• Materials
• Colors
• Screening of Exterior Mechanical Equipment
• Screening of Exterior Electrical Equipment
• Utility and Communication Devices
• Storage, Service and Loading Areas
• Refuse Collection Areas
• Fences and Walls
• Signage
• Building Mounted Tenant Signage Requirements
• Lessor’s Environmental Graphic Design Elements
• Access and Drive Locations
• Parking Areas
• Shared Parking Areas
• Perimeter Surface Parking Areas
• Interior Surface Parking Areas
• Structured Parking Facilities
• Parking Stall Dimensions
• On-site Lighting
8. Terminology

VII. RETAIL ARCHITECTURAL CHARACTER

Design Consistency

Intent

• To create an ensemble of buildings that presents a unified character while allowing for the individual architectural expression in each building.

The design character of individual buildings is to be compatible with (share similar features with) its neighbors, but also include other features or characteristics that are different. Lessees should be prepared to demonstrate how proposed buildings are similar to or dissimilar from neighboring buildings with regard to:

• Building forms and massing.
• Rooflines and parapet features.
• Special building features, such as signs, artwork, special canopies, landscaping elements, entries, etc.
• Building fenestration – the size, orientation and treatment of windows and glazed areas.
• Materials and color.
• Relationship to site.

The Lessor will review Lessee’s architects’ proposals and determine the features to be similar to neighboring buildings.

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Building Scale

• To create a consistent building scale throughout Quil Ceda Village.
• To provide a consistent architectural scale throughout Quil Ceda Village that is appropriate to a pedestrian environment.
• To create a more focused character near plazas and along the primary and secondary on-site drive aisles.
• To achieve an inviting and interesting set of buildings with distinctive character.
• To ensure that the buildings present a varied expression to streets and public spaces.

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Building Height

1. Retail building height is measured from the finished floor line to the top of the coping/exterior wall. Screened mechanical units, clock towers, cupolas, towers, entry areas and other special architectural features that visually break up the building façade may exceed the specified building height.

2. Allowable retail building heights are (see Figure 7):

   Over 100,00 square feet	35 feet
   70,000 – 100,000 square feet	30 feet
   50,000 – 70,000 square feet	28 feet
   10,000 – 50,000 square feet	25 feet
   Under 10,000 square feet	23 feet

Exceptions: Where building heights and buildable areas are subject to the Leasehold ECR’s. Reference ECRs and Exhibit A2.1A, therein, the more stringent shall apply

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Building Articulation

Linear Modulation

1. In order to prevent long stretches of monotonous façade, buildings over 100’ in length as measured parallel to a roadway or public open space shall be articulated along the façade at regular intervals (see Figure 8a, 8b, page 24). Articulation may be accomplished in several ways, including:
• Modulation – the stepping back or projection of a portion of the façade in either plan or elevation or both.
• Significant building elements, such as balconies, porches, canopies, towers, entry areas, etc. that visually break up the façade.
• Building focal points, which include distinctive entry features, etc.
• Clear and obvious material changes.
• Other methods and materials acceptable to the Lessor.



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Building Elements and Details

1. All building sides facing public streets and plazas shall incorporate a substantive use of building elements from the list that follows or others, as approved by the Lessor to achieve a pedestrian scale. “Substantive” in this case means a significant contribution to the form and character of the building. Note that “decorative” shall mean exhibiting special craftsmanship or distinctive design that adds visual interest and/or unique character.

Elements

• Articulated building elements through treatment of windows, doors, entries, and corners with special trim molding or glazing.
• Decorative building materials such as tile and metal work.
• Enhanced or articulated building entrances (recessed or covered).
• Pergolas, arcades, porches, decks, bay windows.
• Balconies are encouraged in upper stories.
• Windows
• Multiple-paned fenestration
• All windows must either have a vertical orientation (i.e., longer in the vertical dimension than in the width) or must be square in order to qualify as special elements.
• All windows must have trim or molding around the perimeter at least 2” wide to qualify as a special element.
• Decorative railings, grill work, or landscape guards.
• Landscape trellises.
• Decorative light fixtures.
• Decorative paving.
• Artwork in public spaces.
• Storefront windows with glazing over at least 75% of the front façade of the ground floor 2 feet above the pedestrian walking surface and extending 6 feet vertically there from along main commercial streets.
• Multi-story structures with balconies overlooking the street are encouraged. Balconies not only help to articulate building façade and create a sense of visual interest; they also contribute to the liveliness of the street scene and foster a sense of neighborhood security as people watch the street scene below.
• Other details or elements as approved by the Lessor.
2. For buildings at street intersections, special architectural elements and/or building focal points at the building corner shall be incorporated into the building design to accentuate the building’s prominent location.

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Building Focal Points

Intent

• To create strongly identifiable elements and civic gathering places that encourages a sense of community.

1. All building focal points, including entry signs, plaza features, gateways, towers, clock towers, etc., shall be as approved by the lessor.
2. Placed when appropriate and highly visible from all arterials.

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Visual Interest at Primary Building Walls

Intent

• To provide special distinguishing characteristics adjacent to the ground level such as artwork, architectural features, color, texture or material variations that reinforce the pedestrian experience.

1. Primary building walls are those that face major pedestrian access points and/or front on either primary on-site drive aisle or Quil Ceda Village roads or boulevards.
2. Primary building walls may be constructed using tilt-up concrete panels, concrete masonry units, EIFS (exterior insulation finish system), stucco or brick. These walls must be visually broken up with elements such as (see Figure 9):

• Vertical and horizontal reveals
• Pilasters
• Color variations
• Rough surfaces (i.e. split-faced CMU)
• Soldier courses
• Signage
• Display windows
• Special details, materials or finishes
3. Tilt-up concrete and non-colored CMU walls shall be painted using a range of “earth tone” or neutral colors to be approved by the Lessor. CMU walls may have integral colors (preferred) as approved by the Lessor.
4. Native American motifs or symbols shall require Lessor approval.

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Visual Interest at Secondary Building Walls

Intent

• To provide visual interest along secondary streets and public parking areas.

1. Modulate per Guidelines and the “Building Articulation” section.
2. Blank walls more than 50’ in length without a window, entry, architectural feature and/or type of modulation may not face public open spaces, street rights-of-way, and primary on-site drive aisles without being treated in two or more of the following ways (see Figure 10 and 11):
• Planters or trellises with vines.
• Landscaping that covers 30% of wall area within three years of planting.
• Special materials (e.g., decorative patterned masonry).
• Display windows.
• Other treatment approved by the Lessor.

3. Construct using materials such as, tilt-up concrete panels, concrete masonry units, EIFS (exterior insulation finish system), stucco or brick. Visually break up with elements such as:

• Vertical and horizontal reveals
• Pilasters
• Color variations
• Rough surfaces (i.e. split-faced CMU)
• Soldier courses
• Special details, materials or finishes
• Signage that conforms to the Signage Guidelines
4. Paint tilt-up concrete and non-colored CMU walls using a range of “earth tone” or neutral colors subject to Lessor approval. CMU walls with integral colors are also subject to Lessor approval.
5. Native American motifs or symbols shall require Lessor approval.

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Building Roof

Intent

• To unify the Quil Ceda Village design character through complementary roof design, materials and color (see figure 12).

1. Sloped roofs exposed to view shall have a minimum slope of 4’ vertical to 12’ horizontal.
2. Where a parapet is incorporated, the backside must not be visible from a viewpoint 5’-0” above a finish surface at any point within the project site. Articulated cornice lines should not appear as applied elements.
3. Screen from view roof-mounted mechanical equipment (HVAC). Set back from the exterior walls a distance equal to or greater than the height of the mechanical unit (e.g., mechanical unit = 10’ (measured from adjacent roof surface to top of highest point on unit, set back = 10’).

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Materials

Intent

• To enhance the quality of both individual buildings and the streetscape as a whole.
• To encourage use of good quality materials with a low life-cycle cost.
• Building design, materials and methods of construction should reflect a sense of permanence and timelessness.

1. Use materials for walls and roofs that provide textural interest.
2. Exterior building wall finishes shall be concrete masonry units (CMU), EIFS (Exterior Insulation Finish System), stucco, brick, and stone. Textured tilt-up concrete panels may be used on buildings in excess of 50,000 square feet of gross floor area, subject to visual breaks noted under Primary and Secondary Building Wall
3. Corrugated metal siding, vinyl siding and wood siding shall not be used, except as a minor decorative element and subject to approval by the Lessor.
4. Roofs exposed to view, shall be constructed using a standing-seam metal finish, or the Lessor may approve similar material as. Ornamental steel is allowed.
5. Mirrored or reflective glass is prohibited, unless otherwise approved.
6. Awning, marquees, canopies or building overhangs of various color, material and configuration are allowed. The design of these elements should complement the architecture of the building. Steel, glass, fabric and other materials of a more permanent nature are required. Vinyl or plastic elements are discouraged. All elements are subject to approval by the Lessor.

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Colors

Intent

• To create design unity, a sense of place and community identity.

1. The basic building shell must be earth tones, taupe, brown, red-brown, buff, gray, cream, white, brick or stone.
2. Trim must be white, black, dark blue, dark green, dark teal, dark red or other deep saturated colors.
3. The use of accent colors is encouraged, except that a single color shall not cover more than 20 percent of any building façade, unless otherwise approved by the Lessor. The use of accent colors as well as the colors themselves shall be submitted during the Design Review process and shall be subject to approval by the Lessor.

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Screening of Exterior Mechanical Equipment

Intent

• To minimize the visual impact of exterior components of plumbing, processing, heating, cooling, and ventilation systems from adjoining streets, parcels, buildings and open space areas.

1. Roof-mounted mechanical equipment shall be screened on all sides with a solid, non-reflective visual barrier that equals or exceeds the height of the mechanical equipment. The height is measured from adjacent roof surface to top of highest element on the unit. “Where parapet is incorporated, it shall be high enough so as to screen roof-mounted equipment such that it will not be visible from 5’-0” above finished grade from points anywhere within the Lessee’s site boundaries. All roof-mounted equipment shall be set back from the building exterior wall a distance of not less than the height of the equipment (e.g. a mechanical unit = 10’-0” high, setback = 10’-0”).”
2. Minimize the visual impact of roof-mounted mechanical equipment visible from upper floors of adjacent buildings. Equipment shall be installed in a neat and compact fashion and painted allowing the equipment to blend with the visual background (the color is subject to Lessor’s approval). Mechanical equipment screening shall appear as an integrated part of the architectural design, and must be constructed of materials with finishes and colors that are complimentary and compatible to the overall architectural design.
3. No exterior components of plumbing, processing, heating, cooling, and ventilating systems shall be mounted on any building wall unless they form an integrated architectural design feature or are appropriately screened. All such equipment and/or screening shall be subject to the approval of the Lessor.

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Screening of Exterior Electrical Equipment

Intent

• To minimize the visual impact of required exterior electrical equipment including transformers from streets, pedestrian circulation ways, open spaces areas, and adjacent parcels and buildings.

1. Electrical transformers, if installed above grade, shall be screened using either Type 1 landscaping (as described herein), or a textured concrete masonry enclosure. Access shall be provided as required by the Snohomish County Public Utility District #2 (electrical power provider).
2. Electrical equipment shall be mounted on the interior of a building wherever practical. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened form public view. Do not mount exterior electrical equipment so it is visible from streets, arterials or the primary exposed side of any building.
3. Visually minimize exterior mounted electrical equipment and conduits. Install in a neat and orderly fashion and paint to blend with mounting background.

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Utility and Communication Devices

Intent

• To have Quil Ceda Village visually free of overhead power and telephone lines, utility poles, and other utility and communication equipment and components.
• To protect off-site utility systems from becoming over burdened by individual lot utility systems.
• To Achieve minimum disruption of off-site utilities, paving, and landscaping during construction and maintenance of on-site utility systems.

1. Contain building service elements and utility equipment within the building envelope.
2. All exterior on-site utilities including but not limited to, sewers, gas lines, water lines, and electrical, telephone and communication wires and equipment shall be installed and maintained underground.
3. On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving, and landscaping during construction and maintenance.
4. Fire hydrants shall be painted and installed as required by code. Detector-check valves, irrigation controllers, back-flow preventions, water meters, etc. shall be located in underground vaults, unless they are adequately and substantially screened from public view in accordance with the “Design Guidelines” paragraphs entitled, “Screening of Exterior Mechanical Equipment”, “Screening of Exterior Electrical Equipment”, and “Utility and Communication Devices”. Fire protection valves shall be installed per the Uniform Fire Code, or the National Fire Protection Association (NFPA) requirements, whichever is more stringent.
5. When more than three (3) natural gas meters are required in a group, they shall be screened from public view in such a manner as to allow access for reading as required by the Puget Sound Energy.
6. Antennas for the transmission or reception of telephone, television, microwave, or radio signals shall be screened so as to have minimum visual impact on surrounding streets, public spaces, and dedicated open space. The final location and configuration of such antenna must be approved in writing by the Lessor.
7. Temporary overhead power and telephone facilities are permitted during construction and must be promptly removed upon completion at the expense of the Contractor.

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Storage, Service and Loading Areas

Intent

• To screen service and utility elements from public view while providing efficient service areas (see Figure 13).
• To ensure that service and loading areas on all parcels are minimally visible from streets, pedestrian circulation ways, open space areas and adjacent parcels.
• To ensure that service and loading areas are designed and located on the site so that service vehicle activities and movements do not disrupt the efficient flow of on-site and off-site traffic.

1. Outside storage of materials, supplies (equipment, including trucks and other motor vehicles), shall be permitted only if:

• The material, equipment, or objects stored outside are integral to the activities regularly conducted on the premises
• The area devoted to outside storage does not exceed 20% of the gross floor area of the principle structure on the site, unless otherwise approved in writing by the Lessor.
• The area is screened on all sides, and the screen is designed to harmonize with the architecture, design, and appearance of the building it serves, plus neighboring structures and other surroundings.
• The area is located at the rear portions of the parcel, unless otherwise approved in writing by the Lessor; and the area is fully concealed from view from dedicated open spaces. ‘Concealed’ shall mean completely hidden from view.
• The facility’s hazardous materials response plan approved by the Lessor cover materials, supplies, and equipment stored in such areas.
• Provide safeguards to prevent hazardous materials from entering the site storm system or from escaping to neighboring properties and open space.
2. All on-site service areas, loading zone and outdoor storage areas (except outdoor retail sales areas under 100 sq. ft. in occupied area), waste storage, disposal facilities, transformer and utility vaults and similar activities shall be, wherever practical, located in an area not visible from a public street or open space. If this is not practical, then such areas must be screened from public view. Acceptable screening includes:
• A masonry or wood enclosure compatible with the building design.

Note: Chain link fencing with/without slats is not permitted, unless the Lessee plants vines that will completely cover such fencing within 3 years of installing such fence. Chain link fencing with/ without slats is permitted for use at gates.


3. Service/utility areas or enclosures shall not be located in or be visible from public plazas or courts.
4. Provisions shall be made on each lot or parcel for any necessary vehicle loading. No on-street vehicle loading or maneuvering shall be permitted.
5. Loading dock areas shall be recessed or screened to reduce visibility from adjacent lots, streets and open space areas.

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Refuse Collection Area

Intent

• To ensure that refuse and refuse containers are not visible from areas within the building, adjacent streets, open spaces and adjacent lots or buildings.
• To ensure that refuse enclosures are effectively designed to receive and contain generated refuse until collected.
• To ensure that refuse collection vehicles have clear and convenient access to refuse collection areas.

1. Refuse container screening shall be of a material and design compatible with the overall architectural theme of the associated structure. It shall be at least as high as the refuse container, but in no instance less the six feet or more than eight feet high except as approved in writing by the Lessor.
2. No refuse container shall be permitted between a park arterial and the building.
3. No refuse container shall be permitted nearer than 7 feet from a dedicated open space.
4. Refuse collection areas shall be designed to meet the needs of each building and occupant use and must be sized to contain all refuse generated on-site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. It is strongly encouraged that the Lessee coordinate the size requirements of the refuse collection areas and containers (for solid waste and recyclables) with the local governing refuse collection agency.
5. Refuse collection areas shall be so located so as to provide clear and convenient access to refuse collection vehicles.
6. Refuse containers for both solid waste and recyclables must have solid/non-perforated lids that shall remain closed at all times.

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Fences and Walls

Intent

• To permit the installation of fences and walls within a lot or parcel for the purpose of site security, sound attenuation, separation of functional activities, and screening of unsightly functions and activities.
• To have fences and walls designed such that they are as inconspicuous as possible and/or designed as an integrated and complimentary architectural design element adding interest to the overall architectural design concept.
• To ensure that fences and walls do not, because of their height, location or design, contribute to a decrease in the safety and efficiency of traffic flows on-site or on fronting streets.

1. No fence or wall shall be constructed closer than 35 feet from the right-of-ways of 27th Avenue and Quil Ceda Way or closer than 25 feet from the right-of-way of other public off-site streets.
2. Walls and fences between buildings and fronting streets are discouraged, but when necessary shall be designed as an integrated part of the overall architectural and site design. All material used shall be durable and finished in textures and colors identical to or complimentary with the overall architectural design.
3. No fence or wall shall exceed a height of 5 feet except those used to screen refuse areas without the written permission of the Lessor.
4. Walls and fences to be constructed subsequent to Construction Document Approvals but not included in the Construction Document Submittal shall be subject to both the Preliminary and Construction Document submittal process.

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Signage

Intent

• To encourage signage that is both clear and of an appropriate scale for the project.
• To provide a comprehensive sign program that creates consistent design criteria for the entire Quil Ceda Village.
• To enhance the visual qualities of signage through the use of complimentary sizes, shapes, colors and methods of illumination.
• To provide signage guidelines that meets commercial tenant needs.

All signage must comply with the following guidelines:

1. Signage must utilize high quality design and materials, consistent with the design of Quil Ceda Village.
2. Signage shall be consistent throughout the design area and complement the building character (e.g., wall signs should avoid covering building columns, see Figure 14, page 33).
3. Signs may be fabricated of mixed media, including metal reverse-illuminated letters, suspended neon letters, illuminated individual letters, signs etched or cutout of solid material such as wood or brass and illuminated from behind.
4. Non-illuminated and mixed media signs are subject to approval by the Lessor.
5. Awnings may have no verbiage other than the tenant name they serve. The area of the verbiage counts against the gross sign area allowable for the tenant. Awnings within internal pedestrian plazas and not visible from the freeway, park arterial streets, or neighboring parcels are exempt from this criteria. All awnings are subject to approval by the Lessor.
6. The following signs are prohibited:
• Backlit translucent awnings.
• Pole-mounted pylon signs except for those used as on-site directional signs (refer to definition in terminology section)
• Signs employing moving or flashing lights.
• Signs employing exposed electrical conduits, raceways, ballast boxes or other equipment.
• Signs with luminous plastic letters (other than channel letters with metal sides and Plexiglas faces)
• Audible or odor producing signs.
• Cardboard, plywood and fabric signs.
• Roof-mounted and temporary type signage, such as banners, etc. (note: temporary signage for special occasions will be permitted, subject to the Lessor’s approval of both design and duration of display).
• Internally lit or “box” signs are not permitted except for irregular curvilinear box signs (i.e. logos) subject to approval from the Lessor.
• Off-premises signs
7. Cinemas may have changeable letter signage.
8. On-site monument signs (refer to definition in Terminology section) shall be limited to the primary customer driveway entrance points and shall not interfere with vehicular visibility/ circulation.

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Building Mounted Tenant Signage

For purposes of these guidelines, Small Tenants shall be those having less than 15,000 square feet of leased area and Large Tenants shall be those having a leased area of 15,000 square feet and greater.

Small Tenant Signage Requirements

• Maximum signage area is calculated at 5% of facade area or 30 sq. ft. whichever is greater. Refer to terminology section for façade area and signage area definitions.
• Each Primary Pedestrian Street frontage is calculated separately.
• Maximum area calculation shall not transfer to other storefronts on other building elevations.
• For building with multiple tenants and/or multiple floors the façade area shall be measured from floor-to-floor and demising wall to demising wall for each tenant.

Example: Storefront Area Dimensions: 12’ x 30’ = 360 sq. ft. x 5% = 18 sq. ft. yielding a 30 Sq. Ft. allowable sign.

Large Tenant Signage Requirements

• Maximum Signage area is calculated at 5% of facade area.
• Maximum area calculation shall not transfer to other storefront on other building elevations.
• Each Primary Pedestrian Street frontage is calculated separately.
• “Façade area” is defined in the terminology section and Storefront area is defined under the small tenant signage requirements section above.

Example: Area Dimensions: 25’ x 180’ = 4,500 x 5% = 225 sq. ft. of signage allowed.

Placement

1. Wall signs for retail shops shall be located in the storefront area above door height. At building focal points, wall sign top cannot exceed building typical wall height except as approved by the Lessor.
2. Signs shall be centered between architectural elements and between columns to allow building architecture to be expressed. Signs need not be centered on lease premises (see Figure 15, Page 35).
3. Signs shall be compatible in scale and proportion with building design and other signs.
4. Signage may be placed facing streets. Tenants are allowed signs on facades facing a street. The sign for each facade is calculated separately and shall conform to all applicable maximum area limitations. Calculated maximum areas are not transferable to other facades. Each tenant is allowed to place signage on no more than two facades except if approved by the Lessor. Exception: Buildings on pad sites are allowed signs on all facades facing streets and/or primary parking areas.
5. Blade signs hang from the canopy, arcade or building front and are perpendicular to the building facade and may be utilized for increased locatability.
6. Upper level tenants and large tenants may have signs located above the storefronts and below roofline or cornices, subject to the Lessor’s approval.
7. Consideration will be given to oversized signage for large tenants, with lease areas of at least 50,000 square feet to maintain visibility from Interstate 5; however, these signs must enhance the character of the project.

Sign Limitations

1. Individual letters and logos have no specific height limitations.
2. Length of the signs shall not be more than two-thirds of the overall leased façade width or be closer than three feet (3’-0”) to centerline of demising wall of leased premises.
3. Wall-mounted signs shall not project more than six inches (6”) from building.
4. Hanging Blade signs shall not have an area of more than 3 square feet or exceed 2” in thickness. Blade sign area is not included in signage area. Bottom of blade sign shall not be lower than 8’ above adjacent ground plane.
5. Incidental (Service/secondary) signage shall have a maximum area of 2 square feet. These signs are non-commercial in nature, intended primarily for the convenience of the public. Examples of these types of signs are as follows: signs designating restrooms, address numbers, directories, hours of operation, entrances to buildings, directions, public telephones, etc.

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Lessor’s Environmental Graphic Design Elements

Placement

• Environmental Graphic Design Elements include directional signage and street name markers, pedestrian trail markers, project tenant directories, kiosks, theme elements, and miscellaneous exterior site signage. The design and placement of these elements shall be by the Lessor and will share consistent design patterns and express the character of Quil Ceda Village.
• Environmental Graphic Design Elements shall only be placed by the Lessor. No other environmental signage is permitted.
• The Environmental Graphic Design Elements of Quil Ceda Village shall be coordinated throughout the site. Information and directional signage shall be integrated whenever possible.
• Directional signage may be provided to direct traffic to and from parking areas.
• Pedestrian trail/routes shall be identified (i.e. bicycle paths)

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Access and Drive Locations

Intent

• To locate access drives such that vehicular traffic arriving at and leaving from lots or parcels, as well as traffic passing continuously in the streets, flows at an optimum level of efficiency.
• To create continuity of street-side plantings and utilities located in the landscaped street setbacks which area only minimally disrupted by the construction of access drives.

1. Access to lots or parcels shall be coordinated with adjacent developed lots or parcels so as not to impede the efficient flow of peak period traffic. Consideration will be given to adequate separation of adjacent access drives or the development of common access drives.
2. Except for those intersections that appear on the Economic Development/ Quil Ceda Village Masterplan, there shall be no additional road or driveway access drives allowed on any Quil Ceda Village arterial without written approval of the Lessor.

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Parking Areas

Intent

• To provide parking that encourages people to leave their cars and walk or take other mode of transportation throughout Quil Ceda Village.
• To maintain the “built” street edge through effective screening of all parking lots.
• To provide sufficient on-site parking to accommodate all vehicles associated with the use of each parcel.
• To provide planting areas within each parking zone and avoid large paved areas uninterrupted by landscaping.

1. Minimum Parking spaces for each sector (“Retail”, “Food Service”, “Financial Institution”, “Auditorium/Assembly/Exhibition/Theater/Commercial Recreation”, “Hotel/Motel”, “Office/Business Uses”, “Light Industrial”, “Distribution/Warehousing”) is as follows:
• Retail – 5.0 spaces per 1000 square feet of gross floor area.
• Food Service
• Fast Food—13.3 spaces per 1000 square feet of gross floor area
• Sit Down Restaurant—10 spaces per 1000 square feet of gross floor area
• Financial Institution – 3.0 spaces per 1000 square feet of gross floor area, minimum of 5 spaces
• Auditorium/Assembly/Banquet Rooms/Exhibition space/Meeting Rooms/Theater/Commercial Recreation – 1 space per every 4 occupants as defined by the UBC occupant load
• Hotel/Motel and associated uses
• Guest - 1 space per guest room
• Employees – 1 space per employee at maximum shift
• Restaurant/lounge/bar – 10 spaces per 1000 square feet of seating area
• Retail – 1.5 spaces per 1000 square feet of gross floor area
• Office building or primarily office functions - 1 space per employee or 4.5 per 1000 square feet of gross floor area, whichever is greater.
• Industrial Uses - 1 space per employee or 1 space per 1000 square feet of gross floor area, whichever is greater.
• Warehousing - 1 space per employee or 1 per 2000 square feet of gross floor area, whichever is greater.
• Office and display spaces within Industrial/Warehousing - 1 space per employee or 2.5 per 1000 square feet of gross floor area, whichever is greater.
2. Parking spaces shall be provided for the following:
• Each vehicle owned, leased or operated by the Lessee
• Adequate Guest Parking
• Loading/Unloading of Delivery Personnel
3. Compliance with the Washington State Barrier Free Design Standard requirements for size, number and location of accessible parking spaces is required (see Figure 16 & 17).
4. Parking areas shall include planting areas as described in the Landscape Standards sections of these guidelines.

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Shared Parking Areas

The Lessor may approve shared use of parking facilities located on separate properties if:

1. Agreed to by all parties in writing.
2. Properties are within 1000 feet of each other.
3. A safe pedestrian walkway connects the two properties.

The number of spaces required shall be as follows:

1. When the uses served by the shared parking agreement do not primarily overlap hours of operation, the parking requirements must be equal to the greater building usage parking requirements plus 10% of the lesser parking usage.
2. When the uses served by the shared parking agreement have significant overlapping hours of operation, the parking required shall be equal to 90% of the total parking requirement of each use. In addition, if the following criteria are met, the Lessor may approval additional reduction for shared parking (exact amount to be determined by Lessor).
• If all parties can demonstrate that such reduction would not affect overall Village parking requirements.

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Perimeter Surface Parking Areas

1. Parking lots located at the side or behind (see Figure 18, page 37) of buildings but fronting onto any street must be screened. Acceptable screening must be made of long-lasting construction materials and/or appropriate landscaping including:
• A trellis or grillwork of steel or cast iron with vines;
• A low masonry or concrete wall or planter between 36” and 42” high, combined with a 5’ landscape buffer (see Figure 19);
• A 10’ wide landscaped buffer of berms, trees, shrubs, groundcover, etc. Tree placement shall average no more than 50’ on center. All planting shall be sufficient to form a solid screen at least 3’ high within 3 years of planting. Such screening by shrubs shall be pruned to a 42” maximum height.
2. All perimeter lots shall be edged with a 6”, cast-in-place concrete curb unless buffer is specially designed to direct water runoff to a biofiltration swale.
3. No parking space shall be more than (10) spaces away from a planting area with a tree.
4. Shrubs and ground cover must be provided in the required landscaped areas. Up to 50% of shrubs may be deciduous. Ground cover must provide a minimum of 90% coverage of the landscaped area within 3 years of planting.

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Interior Surface Parking Areas

1. Sites requiring in excess of 200 stalls shall be broken into smaller parking cells of approximately 300 stalls each. Such cells shall be bordered by primary and secondary drive aisles, pedestrian corridors, landscape strips and arterials (see Figure 19, page 37).
2. All end aisle planters shall be edged with a 5”, cast-in-place concrete curb unless the planter is specially designed to direct water runoff to a biofiltration swale.
3. Curb cuts for parking lots in retail areas should be minimized by requiring shared entrances and exits, where appropriate.
4. All parking lots must contain 5’ wide minimum clearly marked (with paint or special paving material) pedestrian connections from parking areas to building area. The amount of pedestrian connections should be proportionate to the amount of parking required by any given site. These connections are in addition to any accessible routes of travel required by the handicap code. A sidewalk or entrance area of at least 200 sq. ft. raised 6” above the parking lot must be provided at the building entrance to provide for pedestrian safety and separation.
5. A pedestrian crosswalk shall be provided at parking lot entrances and exits.
6. End aisle planters are a minimum 6’ wide including curb.
7. Provide 1 tree for each 10 parking spaces.

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Structured Parking Facilities

1. Structures shall be designed to avoid undifferentiated planes. The scale of the parking structures shall be modulated by interruptions of the facades, setbacks, and lowering the first level below the existing grade, where the water table allows, reducing the total height.
2. Facades of parking structures shall include a landscape treatment in addition to architectural screening from the I-5 corridor.
3. Parking structures shall correspond to adjacent land uses and activities. Landscaping shall include a combination of shade trees, evergreen trees, shrubs, ground covers, deciduous natives, ornamental shrubs and vines to further screen the structure.
4. The top floor of parking structures shall include landscape screening in areas such as along the cornice and on the deck, either by trees or a screening trellis treatment.
5. Provide walkways in parking floors that have curbs or other barriers to protect from vehicular intrusion.
6. For security, pedestrian routes shall be visible and avoid enclosed, hidden areas. Emergency call boxes shall be available.
7. Parking structures shall be enclosed with retail or office uses on the exterior to blend in with other buildings along Primary Pedestrian Street. Where this is not feasible, the visual impact shall be softened with landscaping or screening.

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Parking Stall Dimensions

Car stall dimension standard for retail/mixed-use parking areas are as follows (see Figures 20a, 20b 20c and 21a, 21b and 21c):

• Standard stall 9’-0” x 18’ typical.
• Compact stall 8’-0” x 16’ (25% maximum).
• Aisle widths vary depending on parking angle configuration.
• Compact stalls shall have same aisle widths as standard stalls.

Standards apply to both surface and structured parking areas.

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On-Site Lighting

Intent

• Provide adequate lighting to ensure safety, security and convenience.
• Enhance and encourage evening activities.
• Provide distinctive character and add drama to evening experiences of the Quil Ceda Village.
• Provide uniform lighting design throughout Quil Ceda Village.

1. Incandescent, Fluorescent and/or Metal Halide outdoor lighting shall be used for building exteriors, parking areas and pedestrian courts, as well as in street lights and for use in lighting street trees. Use of low-pressure sodium lamps is not allowed.
2. Parking area lighting shall comply with the latest edition of the Washington State Energy Code. The exterior lighting power allowance shall be the sum of the calculated allowances for parking, outdoor areas, and building exteriors that are illuminated, and shall not exceed 0.20 watts per square foot. The lighting allowance for building exteriors shall be calculated by multiplying the building façade area by 0.25 watts per square foot or by multiplying the building perimeter in feet by 7.5 watts per lineal foot.
3. Parking area lighting shall not exceed the following maximum heights:
• Site areas of 5 acres or less   20 feet
• Site area of 5 acres to less than 20 acres   25 feet
• Site areas of 20 or more acres   35 feet
4. Parking area lighting fixtures shall be designed so as to produce low angle cut-off to reduce glare.
5. Up lighting on trees and provisions for seasonal lighting is encouraged. Accent lighting on architectural features is encouraged to add interest and focal points.
6. Pedestrian-scaled lighting is required along all on-site streets and in all public plazas and courts. Pedestrian-scaled lighting fixtures are generally below 16’ and of a character complimentary to the building architecture. Pedestrian pathway lighting through open landscaped areas is encouraged in lieu of the pole lights listed above. Where this option is used, fixtures shall be round-topped bollards, 30 inches in height. Pathway lighting shall be designed to provide a uniform light level of not less than 0.5 foot-candles.

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