Chapter 18J.30
PARKLAND-SPANAWAY-MIDLAND COMMUNITIES PLAN AREA DESIGN STANDARDS AND GUIDELINES Revised 12/18

Sections:

18J.30.010    Goals.

18J.30.020    Applicability.

18J.30.080    Commercial and Industrial Design Standards and Guidelines. Revised 12/18

18J.30.090    Commercial and Industrial Building Design Standards and Guidelines.

18J.30.095    SR-7 Tree Enhancement and Incentive Program.

18J.30.110    Appendices.

18J.30.010 Goals.

The goals of design review within the Parkland-Spanaway-Midland Communities Plan area are to:

A.    Improve the visual and functional quality of new commercial, industrial, and residential developments. This will be accomplished through the implementation of design standards that are intended to restore and enhance the aesthetic character of the plan area and improve the integrity and function of on-site critical areas.

B.    Implement the goals and policies articulated in the Parkland-Spanaway-Midland Communities Plan;

C.    Encourage well designed buildings and sites;

D.    Provide a menu of design standards that allow an applicant to choose from a variety of styles that fit the desired character of the plan area;

E.    Communicate to land use applicants the goals of the plan area and the role that design review takes in implementing the plan; and

F.    Incorporate into permit approvals a clear listing of all conditions and required improvements prior to final permit issuance.

(Ord. 2002-22s § 3 (part), 2002)

18J.30.020 Applicability.

A.    This Chapter shall apply to any development activity that is required to obtain building or development permits or approvals, unless otherwise exempted by PCC 18J.10.040.

B.    This Chapter contains design objectives, standards and guidelines for the following aspects of development: building, landscaping or planting, and lighting. The following table identifies the regulated permit types and under what circumstances design review is required:

PARKLAND-SPANAWAY-MIDLAND COMMUNITIES PLAN AREA

Table 18J.30.020-1. Type of Review Required for Regulated Activities

Review Type

Regulated Activities

1. New Civic, Commercial, Industrial, and Non-Residential Use Permit (2)(3)

2. Commercial or Industrial Expansion < 60% of the building value (1)

3. Civic, Commercial or Industrial Expansion > 60% of building value (1)

1

2

3

18J.30.080 A.1.

Building Placement and Street Relationship

Yes

18J.30.080 A.2.

Pedestrian Amenities

Yes

Yes

Yes

18J.30.090 A.1.

Architectural Concept

Yes

Yes

18J.30.090 A.2.

Architectural Relationships

Yes

Yes

18J.30.090 A.3.

Significant Intersections

Yes

18J.30.090 A.4.

Pedestrian Oriented Features

Yes

Yes

Footnotes:

(1)    Commercial and industrial expansion excludes any interior improvements to an existing structure. The 60 percent calculation is cumulative over time and is calculated based on the "Building Valuation Data" table compiled by the International Code Council and published in the Building Safety Journal, as used by the Building Official.

(2)    A new structure on a site where there are existing commercial or industrial buildings will be subject to the same standards as a > 60 percent value expansion described above.

(3)    Includes Binding Site Plan, Commercial Building Permit and Use Permit.

C.    This Chapter contains additional design standards and guidelines relating to the following additional types of development within the Plan area:

1.    Sites located on SR-7, PCC 18J.30.095;

2.    Detached single-family developments within the HSF, ROC, and NC zone classifications, PCC 18J.30.100;

3.    Sites located within Significant Intersections and Community Gateways, PCC 18J.30.110, Appendix A; and

4.    Projects within the Garfield Street Activity Center, PCC 18J.30.110, Appendices B and C.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2009-18s3 § 7 (part), 2009; Ord. 2007-85s § 5 (part), 2007; Ord. 2005-84s § 3 (part), 2005; Ord. 2004-31 § 2 (part), 2004; Ord. 2002-22s § 3 (part), 2002)

18J.30.080 Commercial and Industrial Design Standards and Guidelines. Revised 12/18

A.    Commercial, Civic, and Industrial Site Design Standards and Guidelines. The purpose of this Section is to improve the quality of commercial, civic, public/quasi and industrial design by providing site design objectives, standards, and guidelines that will enhance and/or preserve the aesthetic character of the commercial centers, commercial districts, and community employment centers in Parkland, Spanaway, and Midland. This Section is further intended to preserve and enhance the integrity and function of on-site critical areas, minimize impervious surfaces, provide for safe pedestrian circulation, and provide standards for building placement that will aid in enhancing the pedestrian qualities of new development and redevelopment.

This Section is primarily implemented through site planning. Site planning is the arrangement of landscaping, open spaces, buildings, circulation elements and other features to support the goals of the development. A strong site concept displays a clear and unifying site organization, and a pleasing composition of buildings and landscape features. Efficient site planning integrates pedestrian, bicycle, transit, and motorized vehicle movements; creates functional open space; promotes visual identity; and relates well to adjacent sites, uses, rights-of-way, and natural features.

1.    Design Objective – Building Placement and Street Relationship. At Designated Significant Intersections within the planning area and at Designated Community Gateways to Parkland, Spanaway, and Midland, building placement for new civic, office/business, commercial uses shall be organized in a manner that creates distinct street edges.

a.    Standards.

(1)    Within 300 lineal feet of Designated Community Gateways or Designated Significant Intersections as defined in the Parkland-Spanaway-Midland Communities Plan (see map), site design elements shall be provided to create a distinct street edge through two or more of the following:

(a)    The street corner shall be emphasized through building location, the provision of pedestrian access, special site features, or landscape features;

(b)    At least one building shall be oriented to the major public street; or

(c)    Taking into consideration sidewalks and entryways, locate the structure as close to the front setback line as possible. At least 50 percent of the primary structure's front facade shall be placed on the front setback line.

(2)    A minimum of 30 percent of the building façade of single buildings located on corner lots in Designated Community Gateways or Designated Significant Intersections as defined in the Parkland-Spanaway-Midland Communities Plan (see map) shall be located within 15 feet of the corner right-of-way line. Corner developments with multiple buildings shall locate a minimum of 30 percent of the building façade of one of the buildings within 15 feet of the corner right-of-way line. Buildings shall not be located closer than 5 feet from the street right-of-way line unless the building includes horizontal shifts and such shifts involve a minimum of 40 percent of wall length. Where locating a building within 15 feet of the right-of-way line is not possible due to circumstances such as utility conflicts, the location of significant trees, or the location of historic structures, at least one of the following pedestrian amenities shall be implemented:

(a)    Enhance the corner by installing additional landscaping of a minimum of 200 square feet, within 15 feet of the corner;

(b)    Construct a decorative screen, wall, trellis, or other continuous architectural element at a minimum height of three feet along both frontages, native and drought-tolerant vegetation should be used when applicable;

(c)    Install a pedestrian plaza of a minimum of 150 square feet within 15 feet of the corner right-of-way. The plaza shall include pedestrian-scale lighting, seating and vegetation; or

(d)    Provide public art or water features within 15 feet of the corner right-of-way.

b.    Guidelines.

(1)    Where store entries cannot be located at the property line along the primary commercial street, such entries should be located no more than 75 feet from the public right-of-way.

(2)    Where satellite buildings are proposed, developments should be encouraged to locate smaller, satellite-parcel development (i.e., development away from the principal buildings) adjacent to the street, particularly at corners to establish and/or maintain a street wall.

(3)    Principal store entrances should be located along the commercial street. Secondary entrances may be located at the sides of buildings to provide access to side streets.

(4)    Visual and functional continuity should be maintained between the proposed development and adjacent and neighboring properties through similar setbacks, and/or landscape buffer.

2.    Design Objective – Pedestrian Amenities. New civic, office/business, and commercial uses shall provide pedestrian amenities that include walkways, landscaping, and street furniture. The quality of pedestrian-oriented facilities is also important. Pedestrian walkways, plazas, lighting and street furniture should reflect the character of the building architecture, be of durable materials, and be designed for pedestrian safety.

a.    Standards.

(1)    Landscape design shall consider the effects of long-term vegetation growth on site lighting and surveillance.

(2)    Setback areas may be used for pedestrian activities such as outdoor seating or dining, for a plaza or recessed entry, LID BMPs, or for landscaping.

(3)    Office and business research parks shall be developed in a campus-type environment consisting of significant open space and architectural compatibility between structures. The campus-type environment shall incorporate the following design elements:

(a)    At least 20 percent of the overall site area shall be improved with perimeter landscaping and interior open space amenities (either natural or manmade) for the benefit of employees, including landscaped lawns, courtyards and/or plazas. Native and drought-tolerant vegetation should be used within vegetated facilities.

(b)    Pedestrian plazas or patio areas need to be provided for each building in a development. Each pedestrian plaza or patio shall be two percent of the gross floor area of the building(s) to which it is attached.

b.    Guidelines.

(1)    The design of streetscape amenities should be coordinated and consistent along the street.

(2)    Spaces between buildings should be treated as outdoor rooms or plazas that reflect careful planning between buildings.

(3)    Ground floor outdoor spaces such as plazas, eating areas, seating areas, and/or retail alcoves and inner courtyard spaces should be provided.

(4)    Buildings and property developments should incorporate outdoor art that is visually accessible to the public. Art may be permanently incorporated into functional areas that are accessible to the public including parking lots, accessory buildings and structures, as well as building entries.

(5)    All new development should provide planters and overhead shelters as an integral part of pedestrian-oriented amenities or outdoor plaza areas. Overhead shelters may include the following: arbors, trellis, awnings or umbrellas.

(6)    All outdoor pedestrian-oriented shelters should be designed to complement the architecture of the primary building.

(7)    Pedestrian amenities should be coordinated to provide continuity throughout the district. Such improvements should comply with any applicable, adopted streetscape plan. Possible amenities include:

(a)    Walls and planters designed in a manner so they can be used for seating;

(b)    Benches;

(c)    Pedestrian scaled lighting;

(d)    Areas for vendors in commercial areas;

(e)    Art;

(f)    Fountains;

(g)    Kiosks;

(h)    Trash Receptacles;

(i)    Flower Boxes;

(j)    Shelters.

(Ord. 2018-68s § 6 (part), 2018; Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2007-85s § 5 (part), 2007; Ord. 2004-52s § 5 (part), 2004; Ord. 2004-31 § 2 (part), 2004; Ord. 2002-22s § 3 (part), 2002)

18J.30.090 Commercial and Industrial Building Design Standards and Guidelines.

A.    Commercial and Industrial Building Design Standards and Guidelines. The purpose of this Section is to encourage better design in commercial and industrial building projects. Building design guidelines allow for diversity and creativity in the future development of the communities of Parkland, Spanaway, and Midland, while providing an objective basis for decisions that address the visual impact of the future growth of the area.

1.    Design Objective – Architectural Concept. Architectural style for new construction and additions is not restricted. Rather, the evaluation of the project should be based on the quality of its design and its relationship to its surroundings and should be unique and reflect the desired character of the community. Project designs shall provide a cohesive and consistent visual identity for all buildings and accessory structures in a development while responding to functional characteristics of the project. Corporate styles and architectural gimmicks and fads such as neon outlining and backlit awnings shall be avoided.

a.    Standards.

(1)    All new structures and structures within multi-building complexes shall achieve a unity of design through the use of similar architectural elements, such as roof form, exterior building materials, colors, and window style.

(2)    Independent storage buildings, parking structures and other accessory structures shall match the principal building(s) in form, color, and use of materials and detailing.

b.    Guidelines.

(1)    Tenant entrances in a multi-tenant building should be accentuated with similar or complementary design elements such as wall surface materials, window arrangement, color treatment, and roof forms.

(2)    The use of complementary architectural elements should be considered for transitions to existing buildings on adjacent sites.

(3)    Building materials used for site features such as outdoor furniture, lighting, fences and screen walls should be consistent in architectural character with the primary on-site structures.

2.    Design Objective – Architectural Relationships. Provide for visual and functional continuity with adjacent and neighboring commercial, industrial and residential structures that exhibit a level of architectural quality consistent with these design standards and guidelines. The scale of large commercial or industrial structures located adjacent to residential neighborhoods should be reduced or incorporate design features that will make the structures more compatible.

Architectural elements and details should be used that reduce the perceived size of a building and provide a more human scale. New buildings and additions should be designed to incorporate architectural details consistent with the character of the building. There should be a clear and understandable relationship between the overall massing of the building and its architectural elements.

a.    Standards.

(1)    Each face of a building that is visible to the traveled way shall incorporate elements based on the building's gross square footage that equal or exceed the number of points found in Table 1.A. Projects shall be required to incorporate any combination of features as provided in Table 1.B – Relating Design and Scale of Building Elements to the Building's Overall Form and Massing.

Table 1.A – Points Required for Each Building

Elevation Based on Building Size

Building Size

Points Required for Every Building Face

Less than 9,999 square feet

4

10,000 to 39,999 square feet

5

Greater than 40,000 square feet

7

(2)    A building with five or more faces requires Design Review Board approval for compliance with the intent of the design standards.

Table 1.B – Relating Design and Scale of Building Elements to the Building's Overall Form and Massing

Points

Element 1. Horizontal shifts for walls >80' in length. A shift may protrude inward or outward. (1)

Width of shift >20 percent of wall length

1

Width of shift >30 percent of wall length

2

No walls >80'

1

FIGURE 18J.30-18

Element 2. Vertical shifts of single run of ridge, cornice, or fascia >50'

Transition in height >4'

1

No single runs >50'

1

FIGURE 18J.30-19

FIGURE 18J.30-20

Element 3. Single stand of trees within 20' of building (maximum 4 points) (2)

Planting bed for a single stand of trees must be a minimum of 320 square feet in area and 8' in width

1

FIGURE 18J.30-21

FIGURE 18J.30-22

FIGURE 18J.30-23

FIGURE 18J.30-24

FIGURE 18J.30-25

FIGURE 18J.30-26

Element 4. Individual Mural (maximum 3 points)

Square footage > 10 percent of wall area

1

Square footage > 20 percent of wall area

2

Element 5. Individual Sculpture or Fountain Adjacent to Wall (maximum 3 points) (3)

(.25 x (Perimeter + Height)) > 10 percent of wall length

1

Element 6. Windows

Square footage > 30 percent of wall area

1

Element 7. Canopy or Awning

(Length x 5) > 10 percent of wall length

1

(Length x 5) > 20 percent of wall length

2

FIGURE 18J.30-27

Element 8. Decorative Masonry, Distinguishable etchings or relief, pillars, or columns (4)

Area covered > 10 percent of wall area

1

Area covered > 30 percent of wall area

2

FIGURE 18J.30-28

Element 9. Visual wall terminus or cornice required on all building sides

Pitched roof with fascia

FIGURE 18J.30-29

1

Parapet

FIGURE 18J.30-30

1

Projecting Cornice

FIGURE 18J.30-31

1

Element 10. Vertical trellis with climbing vines or plant materials adjacent of walls

Area covered > 15 percent of wall

1

(1)    The depth of the shift shall be equal to or greater than 4'0". To assure that footprint shifts are evenly distributed across the building façade, shifted wall planes shall have a width proportion of between 1-to-1 and 3-to-1 of the width of adjacent wall planes on the same façade. Horizontal shifts, when required, shall be reflected by a shift or alteration in the roof design.

(2)    The stand may include existing or planted trees and shall be in addition to required perimeter and internal parking lot landscaping. A stand of trees shall consist of a minimum of three trees, with a minimum caliper of 2", or 12' in height. Trees may also be in separate tree wells within 20' of the building and bed.

(3)    Wall area behind water plume will count toward wall coverage percentage.

(4)    Solitary line etchings given a 1' wide band as credit.

b.    Guidelines.

(1)    New projects are encouraged to achieve a scale and building character that achieves the desired commercial or industrial appearance outlined in the Community Character Element of the PSM Plan.

(2)    New projects should be of a similar height, dimension, and setback to existing adjacent development that conforms to the design standards and guidelines of this Chapter.

(3)    Architectural details should be used that are consistent with the architectural character of the overall building and development.

(4)    A visual terminus should be provided on tops of buildings in the form of cornices, parapets, or other architectural features.

(5)    Smaller business activities should be clustered to reduce the appearance of a large building's bulk. (See Figure 18J.30-32)

FIGURE 18J.30-32

(6)    Continuous awnings that conceal important architectural elements, or conflict with the character of the building, are discouraged.

(7)    Awnings should maintain the visual horizontal appearance of a street front by aligning the bottom edge.

(8)    Backlit awnings, designed to double as lighted signs, is discouraged.

(9)    The use of durable, high quality materials that contribute to the overall appearance, ease of maintenance, and longevity of structures is encouraged.

(10)    Windows should be included on upper stories to avoid blank upper walls.

(11)    Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another.

3.    Design Objective – Significant Intersections. To improve the visual quality of the properties located on intersections of major or secondary arterials or where a State Highway intersects with a major or secondary arterial or Garfield Street within Activity Centers, Community Centers and Mixed Use Districts, distinctive and appropriate designs should be encouraged. Such designs should add visually interesting, identifiable elements to the community. New Construction should incorporate distinctive design elements that contribute to the character of the intersection.

a.    Standards.

(1)    Buildings at these intersections shall incorporate elements that are found below in Table 1.C. Parcels within 300' of such an intersection or under contiguous ownership would be affected by this standard. All buildings must include elements from the table that add up to two points. (See Figure 18J.30-33)

FIGURE 18J.30-33

FIGURE 18J.30-34

Table 1.C. – Distinctive Building Corners at Designated Significant Intersections and Designated Community Gateways

Element

Points

1. Projections or recesses at the corner of the building

FIGURE 18J.30-35

1

2. Artwork within 25' of corner property lines

1

3. Building entrance directed towards corner of the property and located no further than 20' from the corner property lines

FIGURE 18J.30-36

1

4. Roofline accenting corner

FIGURE 18J.30-37

1

5. Special window treatment, awning, or canopy at the corner oriented to the primary intersection or gateway

FIGURE 18J.30-38

1

6. Locate building no further than 5' from corner property lines

1

7. Pedestrian oriented features within 25' of corner

1

4.    Design Objective – Pedestrian Oriented Features. Pedestrian-oriented features help to reduce large buildings more to a human scale, create visual interest and support a more active street life. For new civic, office/business, commercial uses, provide clearly marked entries that allow for direct access for pedestrians from public streets and parking areas. Exterior lighting should be a part of the architectural concept and enhance the building design. Lighting fixtures, standards, and all exposed accessories should be harmonious with building design and be screened from adjacent residential neighborhoods.

a.    Standards.

(1)    At least one primary building entry shall be oriented to a major public street or intersection.

(2)    Primary building entrances shall be clearly visible or recognizable from the right-of-way through at least one of the following:

(a)    Recessed entry,

(b)    Roof line emphasis such as a decorative cornice or parapet roof.

(c)    Canopy, marquee, or awning above entry.

(d)    Unique decorative molding or lintel above doorway.

(e)    Contrasting finish materials.

b.    Guidelines.

(1)    Building entries should be enhanced with a combination of landscaping, weather protection, pedestrian amenities and/or architectural features.

(2)    The use of covered walkways is encouraged between structures.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2004-52s § 5 (part), 2004; Ord. 2004-52s § 5 (part), 2004; Ord. 2002-22s § 3 (part), 2002)

18J.30.095 SR-7 Tree Enhancement and Incentive Program.

Enhancing the SR-7 Streetscape by Planting in WSDOT Rights-of-Way. The purpose of this Section is to create potential incentives for developments abutting SR-7, from SR-512 to the Roy-Y, to expedite the planting of trees and shrubs along the corridor. The Washington State Department of Transportation (WSDOT) future enhancement to the highway includes a street tree plan for the entire corridor. This Section will allow for private developments, if abutting proposed plantings, to contribute toward the installation of street trees and shrub vegetation within the rights-of-way.

A.    This Section will allow for the reduction of certain on-site design requirements in exchange for planting trees and shrubs in the state rights-of-way. The following requirements may be considered for reduction:

1.    Landscape buffer requirements specified in PCC 18J.30.080 A.1.a. may be reduced to a Landscape Level 2 and an F1 Fence. The lineal footage of the reduced landscape strip shall be commensurate to and not exceed the distance of the street frontage. The reduction can occur on two lot lines.

2.    Required tree plantings per Table 18J.15.030-2 shall be allowed to reduce to 15 tree units per acre. Trees that are planted in the SR-7 rights-of-way shall count toward fulfilling the tree conservation requirements of PCC 18J.15.030.

3.    The perimeter parking lot landscaping bed as required per PCC 18J.30.080 A.2.(a)(4) may be reduced to five feet in width.

B.    All plantings must be coordinated and installed in accordance with WSDOT specifications. Actual planting requirements may vary depending on the location of the property along SR-7 and specific WSDOT requirements. The priority for installation of street trees and shrubs in the state rights-of-way shall be:

1.    The abutting rights-of-way;

2    Developed parcels within 300 feet;

3.    Underdeveloped parcels within 300 feet; and

4.    Locations greater than 300 feet from the site.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2005-84s § 3 (part), 2005)

18J.30.110 Appendices.

A.    Significant Intersections and Community Gateways.

FIGURE 18J.30.110-1 – Significant Intersections and Community Gateways Map

B.    Garfield Streetscape Improvement Plan. The purpose of this Section is to provide design direction and standards for streetscape improvements within the Garfield Street Activity Center (GSAC) to enhance the overall character of the neighborhood and provide a consistent treatment throughout the center. Any new roadway or sidewalk construction shall meet the standards of this Section.

1.    Applicable Street Types. The guidelines below are organized by street type, which are illustrated on the attached street hierarchy diagram. The guidelines are to be used as a reference to guide design decisions for character, materials, and other physical qualities of rights-of-way within the GSAC. When applying the guidelines to future projects, previous precedent, budgets, and other sensibilities should be applied along with the words in these design guidelines. The recommendations and guidelines envision a commercially active, pedestrian friendly and unique community shopping district that is built upon existing strengths of the community. All improvements within the public right-of-way shall be approved by the County Engineer.

a.    Street Type 1 – Commercial Street

(1)    Location: Garfield Street – SR-7 to Park Avenue

(2)    Description: Garfield Street is the primary retail and pedestrian corridor of the Activity Center

(3)    Right-of-Way Section:

Drive Lane: 11'

Parking: 8'

Sidewalk: 11' width, vertical curb, 2'x2' score pattern with brick accent paving

(4)    Planting: 4'x6' pits with medium-scale trees and under planting, curb bulbs with large-scale trees and under planting

(5)    Furnishings: Benches, trash and recycle containers, public art

(6)    Lighting: 12'-16' height ornamental pedestrian lights

b.    Street Type 2 – Commercial Street

(1)    Location: C Street, Park Avenue

(2)    Description: C Street is a primary retail street; Park Avenue borders the Pacific Lutheran University Campus

(3)    Right-of-Way Section:

Drive Lane: 12' (to accommodate buses)

Parking: 8'

Sidewalk: 10' width, vertical curb, 2'x2' score pattern

(4)    Planting: 4'x6' pits with medium-scale trees and under planting, curb bulbs with large-scale trees and under planting

(5)    Furnishings: Benches, trash and recycle containers, public art

(6)    Lighting: 12'-16' height ornamental pedestrian lights

c.    Street Type 2A – Commercial Street

(1)    Location: 121st Street – C Street east to mid-block

(2)    Description: Commercial street with bike lanes

(3)    Right-of-Way Section:

Drive Lane: 16' (combined 12' travel lane and 4' bike lane)

Parking: None

Sidewalk: 8' width, vertical curb, 2'x2' score pattern

(4)    Planting: 5'-6" continuous with large-scale trees and under planting

(5)    Furnishings: None

(6)    Lighting: 12'-16' height ornamental pedestrian lights, street lights at intersections

d.    Street Type 2B – Commercial Street

(1)    Location: 121st Street – mid-block east to SR-7

(2)    Description: Commercial street with bike lane, bus pullout

(3)    Right-of-Way Section:

Drive Lane: 16' (combined 12' travel lane and 4' bike lane)

Turn Lane: 12'

Bus Pullout: 10'

Parking: None

Sidewalk: 6' width (south), 5' width (east), vertical curb, 5' score pattern

(4)    Planting: 4' continuous (south side only) with large-scale trees and under planting

(5)    Furnishings: None

(6)    Lighting: 12'-16' height ornamental pedestrian lights (south side), street lights at intersections

e.    Street Type 3 – Commercial Street

(1)    Location: 122nd Street

(2)    Description: 122nd Street borders the commercial core and residential neighborhood

(3)    Right-of-Way Section

Drive Lane: 12' (to accommodate buses)

Parking: 8'

Sidewalk: 10' width, vertical curb, 2'x2' score pattern

(4)    Planting: 4'x6' pits with columnar trees and under planting

(5)    Furnishings: None

(6)    Lighting: Street lights at intersections

f.    Street Type 4 – Neighborhood Street

(1)    Location: Wheeler Street, 123rd – 127th Streets

(2)    Description: Perimeter streets within the GSAC

(3)    Right-of-Way Section:

Drive Lane: 11'

Parking: 8'

Sidewalk: 11' width, vertical curb, 2' x 2' score pattern with brick accent paving

(4)    Planting: 4' x 6' pits with columnar trees and under planting

(5)    Furnishings: None

(6)    Lighting: Street lights at intersections

g.    Street Type 5 – Residential Street

(1)    Location: 121st Street (north side) and 122nd Street (south side)

(2)    Description: These streets are between the commercial core and residential neighborhood

(3)    Right-of-Way Section:

Drive Lane: 10'

Parking: 8'

Sidewalk: 6' width, vertical curb, 6' score pattern

(4)    Planting: 4' continuous planting strip with medium-scale flowering trees and under planting

(5)    Furnishings: None

(6)    Lighting: Street lights at intersections

C.    Garfield Street Neighborhood Activity Center Design Guidelines. This document is available for purchase from the Department of Planning and Land Services.

(Ord. 2009-18s3 § 7 (part), 2009; Ord. 2006-41s § 1 (part), 2006; Ord. 2004-52s § 5 (part), 2004)