18J.30.080 Building Placement and Pedestrian Amenities

18J.30.080 Building Placement and Pedestrian Amenities.

A. Purpose. The purpose of this Section is to improve the quality of commercial, civic, quasi-public, 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.

B. Exemptions. [Reserved]

C. Design Objective – Building Placement and Street Relationship. Within Neighborhood Corridor (NCOR), Towne Center (TCTR), and Urban Corridor (UCOR) zones and at Designated Community Gateways (See Figure 18J.30.020-1), building placement for new civic, office/business, and commercial uses shall be organized in a manner that creates distinct street edges. Buildings should be aesthetically pleasing, promote community life, and be integrated with other buildings and the street to create a multi-dimensional streetscape that is oriented toward pedestrians and bicycles.

a. Properties within 300 lineal feet of Designated Community Gateways within the Parkland-Spanaway-Midland Communities Plan (see Figure 18J.30.020-1), site design elements shall be provided to create a distinct street edge through two or more of the following:

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

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

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

(1) For single building projects, a minimum of 30 percent of the building façade shall be located within 15 feet of the corner right-of-way line.

(2) For projects with multiple buildings, a minimum of 30 percent of the building façade of one of the buildings shall be located within 15 feet of the corner right-of-way line.

c. 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:

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

(2) Construct a decorative screen, wall, trellis, or other continuous architectural element at a minimum height of 3 feet along both frontages. Native and drought-tolerant vegetation should be used when applicable;

(3) 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

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

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

b. 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.

c. Visual and functional continuity should be maintained between the proposed development and adjacent and neighboring properties through similar setbacks and/or landscape buffers when adjacent properties meet the standards of this Chapter.

D. Design Objective – Pedestrian Amenities. New civic, office/business, and commercial uses shall provide pedestrian amenities that include walkways, plazas, landscaping, public space, 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 constructed with durable materials, and be designed for pedestrian safety.

a. Landscape design shall consider the effects of long-term vegetation growth, on-site lighting, and surveillance.

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

a. The design of streetscape amenities should be coordinated and consistent along the street.

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

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

d. 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, and building entries.

e. 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.

f. All outdoor, pedestrian-oriented shelters should be designed to complement the architecture of the primary building.

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

(1) Walls and planters designed to be used for seating;

(2) Benches;

(3) Pedestrian-scaled lighting;

(4) Space for vendors in commercial areas;

(5) Art;

(6) Fountains;

(7) Kiosks;

(8) Trash Receptacles;

(9) Flower Boxes; and

(10) Shelters.