HomeMy WebLinkAbout20-104021_10 Community Design Guideline Written Narrative_10-15-20-V1October 15th, 2020
The Commons Mall – Pads, 1701 South Commons, Parcel #762240-0015
Narrative Summary for Conformance with Chapter 19.115,
Community Design Guidelines
19.115.050 Site Design
(1) General Criteria
Pedestrian access and amenities are provided at all three proposed buildings. Outdoor public seating
areas are provided adjacent to S. 320th Street and Pacific Hwy S/Hwy 99 with pathway access to the public
sidewalk. Seating shall be provided by future tenants. Seating areas are visible to the general public
along S. 320th Street and Pacific Hwy South without barriers to obstruct activity.
Building entrances for Pad F and Pad I are placed perpendicular to their respective streets to provide
visibility to traffic from both directions. The building entrance for Pad H is perpendicular to the driveway
entrance and mall access off of Pacific Hwy South.
All three (3) proposed buildings use similar design elements and finishes for continuity. These elements
will also appear in future phases of The Commons building remodels.
All public areas will be maintained by mall management and tenants to sustain a cared-for environment.
(2) Surface Parking Lots
The proposed parking lot is clearly defined with clear access to all three (3) buildings. The locations of the
buildings help to break up the existing large parking field of the shopping center by siting the building
against the right-of-ways on S. 320th Street and Pacific Hwy S/Hwy 99. The existing entry drives along
both streets will be maintained as well as the existing ring road around the perimeter of the center. No
new curb cuts are proposed along S. 320th Street or Pacific Hwy S/Hwy 99.
(4) Pedestrian Circulation and Public Spaces
Primary entrances for all three (3) buildings are clearly delineated and visible from both the public way
and the existing center. Pedestrian access is provided to the public sidewalk and nearby public
transportation.
Bicycle parking is shown on the Landscape site plan sheets.
Outdoor amenities including furniture and trash receptacles shall be provided by tenants.
(6) Commercial Service and Institutional Facilities
Trash receptacle enclosures have been designed in accordance with City guidelines. Enclosure gates are
located for easy access by service vehicles. Roof coverings have been provided to contain litter and
odors. The design of the enclosures matches the colors and finishes of the proposed buildings. See plan
set for more information.
All three (3) buildings have interior rooms for electrical meters and panels.
(7) Miscellaneous Site Elements
Site lighting will comply with all requirements of the design criteria. A photometric plan is provided to
illustrate that there will not be spillover onto adjacent properties.
19.115.060 Building Design
(2) Building Façade Modulation
Facades of all three (3) buildings incorporate required modulation. Facades facing the public right-of-way
incorporate at least two of the four options described in the Design Guidelines. At each proposed
building, the street-facing elevation along S. 320th Street or Pacific Hwy S/Hwy 99 includes landscape
screening, metal canopies and outdoor seating areas.
(3) Building Articulation and Scale
All three (3) buildings use a variety of methods to articulate the façade. Design elements include changes
in plane of the façade, window openings, metal canopies, overhands and multiple building materials
including brick veneers, composite wood siding, metal grillwork and cement plaster.
(4) Methods to Reduce Building Massing
Massing and bulk of the building is reduced by breaking down the façade into multiple elements with a
variety of materials, changes in plane and varying roof lines.
19.115.070 Building and Pedestrian Orientation
(1) Building and Pedestrian Orientation
Pad F and Pad I are oriented with tenant entrances directly visible from the public right-of-way. Pad H is
oriented towards the interior of the shopping center with an ample landscape buffer along the public
right-of-way with appropriate pedestrian access to the main entrance(s). Outdoor dining areas for all
three (3) buildings are placed adjacent to the public sidewalk with visibility into each of the seating areas.
Pedestrian access is provided to each of the buildings and seating areas by pathways directly connecting
to the public sidewalk.
19.115.090 District Guidelines
(3) City Center Core (CC-C)
The visual dominance of the surface parking area has been reduced by locating the building along the
street frontage and placing the parking to the side and in between the buildings. Entry facades as stated
previously are clearly visible from the public right-of-way and include expanses of transparent window
areas and building articulation. Outdoor plazas and seating areas are provided at each building. The
proposed development is located within an existing shopping center which may not comply with the
design guidelines, a greater amount of parking and driving area occur along both the S. 320th Street and
Pacific Hwy S/Hwy 99 frontages. There are a variety of existing pad buildings along these frontages and
the proposed building will help reduce the amount of existing parking area along the right-of-way.
(d) Pedestrian Pathways
Pedestrian pathways are provided from the public right-of way into the project site by use of
pathways to each building and their public open spaces. Crosswalks are clearly marked by use of
contrasting color and finish treatment.
