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HomeMy WebLinkAbout3292 Resolution RESOLUTION NO. 3DL9;L- A RESOLUTION approving a land use plan entitled the Boat Basin/Marine Terminal Plan. WHEREAS, the City of Pasco, as required by the Growth Management Act, is responsible for land use planning within the Pasco Urban Growth Boundary; and, WHEREAS, the City and Port of Pasco have jointly prepared a land use concept plan for the Boat Basin/Marine Terminal area of the community generally located along the Columbia River between South 10th Avenue and the west boundary of the Port of Pasco Osprey Pointe development; and, VVIIEREAS, the Boat Basin/Marine Terminal Plan was prepared with input from the owners of property within the Boat Basin/Marine Terminal area; and, WHEREAS, the Pasco Planning Commission is the City Council's advisory board on land use matters; and, WHEREAS, following a public hearing on October 21, 2010, the Planning Commission unanimously recommended the Boat Basin/Marine Terminal Plan for City Council approval; and, WHEREAS, the City Council has reviewed the Planning Commission's recommendation for a Boat Basin/Marine Terminal Plan; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO: Section 1. That the Boat Basin/Marine Terminal Plan attached hereto as "Exhibit 1" is hereby adopted as a land use guide and supplement to the Comprehensive Plan. Passed by the City Council of the City of Pasco this 6th day of December, 2010. Matt Watkins, Mayor ATTEST: APPROVED AS TO FORM: - A-:�- oc& Debra L. Clark, City Clerk Leland B. Kerr, City Attorney Boat Basin and Marine Terminal Plan City and Port Pasco Nw September 2010 MAKE 1 Sat Stakeholders Involved Boat Basin neighborhood residents and marina operator •, ;;__ �'` Washington Department of Natural Resources - •"s-^'•::,�•w U.S.Army Corps of Engineers Real Estate Port of Pasco Commission Port of Pasco Executive Director = - Port of Pasco Planning Staff City of Pasco Planning Commission City of Pasco City Manager City of Pasco Community Services Director City of Pasco Planning Staff 3 Table of Contents Introduction page 5 Study Area Historic Context Existing Opportunities Constraints Contamination Ownership Zoning Adjacent Uses Geographic Conditions Utilities Process page 20 Preliminary Alternatives Refined Alternatives Preferred Alternative Plan page 26 Land Use Transportation Infrastructure Other Improvements Summary Development and Design Guidelines page 42 Architectural Elements Parking Areas Public Open Space Pedestrian-Oriented Spaces Signage 4 i4S Gb Q Study Area f Gla.PsL OI NTT i CO RIIv ER Study area context map. S Introduction In order to complete a coordinated planning process for land use, infrastructure, and amenity planning for the rivershore area east of the Cable Bridge,the City and Port of Pasco entered into an interlocal agreement to create a subarea plan for the Port of Pasco's former marine terminals site and the Boat Basin neighborhood,which includes the Boat Basin marina. Planning for the future of the Boat Basin neighborhood and marina and the j Marine Terminal site allows the City and the Port to: �. • Plan and coordinate future infrastructure investments to encourage redevelopment • Develop a land use concept to guide future development '4w • Set a development vision for the rivershore area east of the cable bridge • Capitalize on a renewed interest in the Tri-Cities' rivershores • Make the best future use of the site to support both community objectives and economic development Sacagawea riverfront trail in the Marine Terminal site. 6 Study Area The study area is located on the north shore of the Columbia River, south of south access on the east and west sides, respectively. South 5th Avenue turns Ainsworth Street,east of the Cable Bridge,west of the Port's Osprey Pointe into River Street,the levee frontage road, as it curves to the west. Business Park,and approximately one mile south of downtown Pasco. The Boat Basin neighborhood,adjacent the Marine Terminal site, is an The 60 acre Marine Terminal site is primarily accessed from South 10th approximately 40 acre area with a small marina, a modest single-family Avenue via Washington Street and from Ainsworth Street via South 9th and residential neighborhood, and Schlagel Park. The area is divided from the South 6th Avenues. South 4th Avenue provides access to downtown under Marine Terminal site by a heavily used rail line, a portion of the Burlington the Ainsworth overpass. Washington Street provides east-west access across Northern Santa Fe system (BNSF). The eastern edge of the site abuts the Port the width of the site. South 5th Avenue and South 9th Avenue provide north- of Pasco's Osprey Pointe Business Park project, a commercial and office mixed- use development, of approximately 110 acres. Alnsw°`th Aven� v To downtown Pasco e ¢' m < Was hin9ton sheet m ¢ to c � � m Q \a 10 J/ o' �S m c amity _ oF� Marine Terminal �pprokt� ne�ghbOrhO / oq ��Q q Saoagawea W Pahkagei Sm/nuts k /te / ater rOnttra4 Boat Basin Osprey Pointe Columbia River Study area map. 7 Historic Context The Marine Terminal site was once occupied by traditional industrial, storage, ��"� ,.�� �� �-ate' ;•�' ,�� and material-handling uses. The site has been used primarily as a petroleumj'ti ' storage and distribution facility since the earl 1940s. At its peak,the Marine ate" , ,, ' • g Y Y p Terminal housed 50 above-ground petroleum storage tanks. In addition to ✓.� '� ` ' � ^'! petroleum products, agricultural chemicals such as fertilizers, soil fumigants, 4 and solvents were stored at the site. Transition of use and removal of the tanks began in the 1990s; by 1999, all storage tanks were removed. , ^, •�. A grain elevator and distribution center and a barge loading dock have also been removed from the site or deactivated in the last decade. In recent ` years,the Port has attempted to lease portions of the site for light industrial development with limited success. Beginning in 1995 and continuing until 2008,the levee lowering project has opened up riverfront properties throughout the Tri-Cities for additional Aerial photo of the Marine Terminal and Boat Basin in the 1990s. public access and recreational uses including the Sacagawea Trail Loop. Consistent with the levee lowering project,the Tri-Cities has seen a renewed and increasing interest in riverfront development such as the Port of Pasco's Big Pasco Industrial Center Plan and Osprey Pointe Business Park;the Port of Kennewick's Clover Island Redevelopment;the City of Kennewick's Bridge- 1 i to-Bridge, River-to-Rail planning;the City of Richland's Columbia Point 1 Redevelopment; and the Tri-Cities Visitor and Convention Bureau's Waterfront Center Study. RM •� L Formergrain elevator and distribution center on the Marine Terminal Site. 8 Existing '����� . - •.;�'�.� ; The Boat Basin currently contains a marina, a small residential area, and a park. The marina has a limited number of slips (some covered), an upland boat _ storage area, a sales area, and a boat repair shop. A majority of the marina's K business involves repair work on smaller boats. The marina operator has . plans to expand and upgrade the marina's in-water facilities and has indicated that most of the permits and approvals needed to begin the expansion and improvements are in place. Most neighbors appear to support the marina and its future plans. The marina's most significant issues are the size of the boat basin, which limits the capacity of the marina, and the lack of good signage and access to and within the area. The residential area is comprised of mostly small,older,single-family homes that are primarily owner-occupied. Though the neighborhood has been Slips in the Boat Basin marina. typically viewed as a low-income area,on-site inspection reveals numerous well-kept homes with the image of an improving character. 3 4th Avenue in the Boat Basin.Homes shown here are typical of the neighborhood. Boat storage and upland facilities in the Boat Basin marina. 9 The construction of the Ainsworth Street overcrossing reduced access to the Boat Basin area to Second and Grey Avenues; Railroad, Fourth and Third Avenues now end at the overcrossing's retaining wall. The overcrossing is a mixed blessing:while it has improved sound protection and railroad crossing safety, the reduced neighborhood access and visual impact of the overpass retaining wall are an issue. The neighborhood is also impacted by noise from the existing railroad and from occasional problems caused by unsavory activities occurring in Schlagel Park, partly a result of the park's physical and visual isolation. Schlagel Park is an attractive waterfront park with good river views and waterfront access, a picnic area, a boat launch, and open space. The park is isolated because of the aforementioned access limitations and a lack of connection to the Sacagawea riverfront trail. The boat launch is well used, but Ainsworth overpass in the Boat Basin neighborhood. a conflict exists between boaters and recreational swimmers at the launch. In addition,the launch ramp and launch floats need maintenance and repair. Schlagel Park with an excellent view of the rail bridge. Boat Basin boat launch and covered boatslips in the marina. 10 The Marine Terminal site offers an accessible riverfront,an existing waterfront trail, significant views of the Columbia River and the Cable and Rail Bridges,and an open, flat topography with strong redevelopment potential located within Pasco's urban core. ; Hydrocarbon contamination from prior uses on the west portion of the site is I ' - currently being remediated by the Port of Pasco,with completion anticipated in approximately 2016. This site will become a blank slate for development as the few remaining businesses leave and final cleanup activities are completed. A truck wash,garage, electrical substation,and cement distributor with rail spur remain on the site. The cement facility is expected to leave the site in the near future. The electrical substation,owned by Pacific Power and Light, is assumed to remain. The electrical substation. The former barge wharf on the water side of the flood control levee is also inactive, presenting a unique opportunity to develop water-dependent, - recreational, or public access uses on the water side of the levee. FARw . f . Truck wash in the Marine Terminal site. The cement distributor and rail spur servicing it. 11 Opportunities Riverfront Setting and Views. The Marine Terminal and Boat Basin sites have Open Site. The Marine Terminal site is in transition from its former industrial significant and attractive riverfront settings. Both sites offer commanding uses to new opportunities. As the remaining few uses, including the cement river views, with special views of the Cable and Rail Bridges. Schlagel Park handling facility, leave and cleanup projects wind down,the property will offer offers direct water access and a boat launch for public use. The Sacagawea alomst 60 acres available for waterfront redevelopment. waterfront trail and Schlagel Park offer significant public view opportunities. Affordable Waterfront. The Boat Basin neighborhood offers the potential for Existing Public Access Resources. The project planning area is served by single-family homes at modest prices. Land values throughout the area are the existing waterfront trail system and two parks,Schlagel Park and Cable also reasonable,offering the potential for affordable waterfront residential. Bridge Park. These parks,the small boat marina, and other public open space opportunities provide the area with an array of public access resources. Limited Ownership. The limited ownership of the Marine Terminal site, primarily the Port of Pasco, provides an opportunity to have more control over the quality and pace of development and investment. Mercier Park Downtown Shopping Access Ainsworth Overpass Cable Bridge Park Waterfront Trail High Residential Old Barge Wharf Cement Ownership Rates Handling Schlagel Cable Bridge Park View Direct Water t� Vantage Access Points Osprey River Views Marina Pointe Business Rail Bridge Park View River Views Waterfront Trail—� Opportunities map. 12 Constraints Limited Access and Visibility. Access to the Boat Basin is limited to two Levee and Roadway Height. The Marine Terminal site is bordered by points from Ainsworth Street, one block apart,while the Marine Terminal site Ainsworth Street,Tenth Avenue,the BNSF rail line, and the flood control is limited to three access points, one from Washington Street and two from levee along the river. In all but its northwest corner,the property is 10 to 1S Ainsworth Street. This access limitation in the Boat Basin has an impact on the feet below the height of the adjacent roadway, railway, or levee. This edge marina's ability to operate. Limited access and visibility also creates security condition will affect both views from the property and access to the site. River and safety concerns at Schlagel Park. views from the site will generally occur at the second-floor level and primarily along the southern edge of the site. Railroad Noise. The existing BNSF rail line, which divides the Marine Terminal and Boat Basin sites, is heavily used . The noise generated by the line will Substation. An electrical substation occupies approximately one acre near the impact adjacent development. center of the Marine Terminal site. The substation is expected to remain as a permanent site fixture and will have a significant impact on the development Barriers. South 10th Avenue,Ainsworth Street,and the railroad all present of the site's functional layout. high-traffic barriers at site edges or within the site. These barriers will impact development and restrict easy integration of the site with its adjacent neighbors. Limited Access Y.d.at—1 Indirect Trail oadway Connection Grade at `Overpass Wall Park Dangerous Limited Access Informal Railroad Crossing Noise bstation Cleanup Areas Levee Height Significant Lack of Direct Grade Water Access No Trail Connection--p Conflicting X Isolation of Uses Park and Marina Constraints map. 13 Contamination Contamination (primarily hydrocarbons from prior tank farm use)on the - southwest portion of the Marine Terminal site is currently being remediated IWO* ! ! ` by the Port of Pasco,with completion anticipated in approximately 2016. Although a large portion of the Marine Terminal site is clean and ready for �- development, portions of the site are still being mitigated. These locations, generally in the southwest quadrant and in the center of the site,will continue .,"► to be part of an ongoing cleanup process for several more years. The degree of cleanup and length of time required to complete it will depend on the type of future use anticipated for that site. For example, a ground-floor residential use - would require a higher level of cleanup than a ground-floor commercial use or parking. On-site remediation area. A/nswo r`nA�„e Total Petroleum Hydrocarbons `s in Groundwater(MG per Liter) - <50k - 50k to 100k w=n nsmn rer r >100k so , Mid Cont&nination Worst Contamination Total Petroleum Hydrocarbons in Soil(MG per KG) - <1,000 - 1,000 to 5,000 - >5,000 Least Contamination Columbia River 1993 contamination levels map. 14 Ownership The Port of Pasco owns the majority of the Marine Terminal site. Other With nearly three-quarters of the study area owned by the Port of Pasco ownerships include the substation site (Pacific Power and Light),two smaller and Corps of Engineers,the ability to create a coordinated development private owners, and the City-owned street rights-of-way. plan is significantly less complicated than reaching consensus among many different owners. This ownership pattern will be a significant advantage in Approximately 50 percent of the Boat Basin area is federally owned (Corps of implementing the plan. Engineers),with the remaining property in private ownership. The privately owned property is primarily the residential area between Washington Street and Ainsworth Street. J r 4i ♦� /1/ �-��crT � ism 1� PiZ1Vl�'�QwKeR �oa.'c Pont of PAS--0 FAC,IFIL PowcK L1,141 �eo�SHoR�►�-1!a ® GoRQs cF s w-NOE" —1 C11Y of PAS�t.O �t-RIMstA E�/z.�L^ Existing property owners map. 15 Zoning The project area is primarily zoned Light Industrial (1-1). This zoning In the Franklin County Shoreline Master Program, both the Marine Terminal classification covers the Port-owned property in the Marine Terminal site and and Boat Basin sites within 200'from the shoreline are designated Urban the marina and Schlagel Park in the Boat Basin. A small upland area near the Shoreline. This designation focuses on water-dependent uses within this east end of the Boat Basin residential area is also zoned 1-1. The Boat Basin 200-foot Shoreline Zone and is divided into three categories: Commercial, residential area is a checkerboard of two different zones, R-2 and R-3, both Residential, and Ports and Industrial. In all three categories,the uses permitted Medium-Density Residential. A small area fronting South 10th Avenue at its outright are "water-dependent" uses such as barge terminals, marinas, boat intersection with Ainsworth Street is zoned Retail Business (C-1). launches,etc. The "water-related" uses permitted outright include parks, public access, and cargo or related warehousing facilities, including grain The primary restrictions under existing zoning are related to the development elevators. Conditional uses include parking, apartments, lodging, and food of mixed use including upper level residential uses on the Marine Terminal service. Residential with shoreline access is an allowed conditional use in the site. The current 1-1 zoning allows only caretaker housing and does not provide Shoreline Zone. appropriate land use flexibility to make mixed use construction on this site feasible. Zoning ' •.' -i + °'_, nc» �- 0 R-2 Medium Residential - •�•. , R-3 Medium Residential .� ••••'•. - t ,d R-4 High Residential ••.� .1 C-1 Retail Business Z,' {, •••.� — C-3 General Business ••• - 1-3 Heavy Industrial r AF-0 OW K11 •. ti s'�• !•. 1-1 Light Industrial Jr 7 r'r!!••`-- 0 2500 500 Feet �s } • _- ♦ 200'Shoreline Zone 4 1 ; q ' f ��••.• ♦ .„ r• � • •sa"e Existing zoning map. 16 Adjacent Uses wa tthq�Ve Warehouse i s Single Family Neighborhood i m To the west of the Marine Terminal, on the opposite side of 10th Avenue, is an _ Ray Poland&Sons,Inc. existing motel and warehousing uses. To the north, across Ainsworth Street, is _ ° v a residential neighborhood that borders the south end of downtown Pasco. ; e � Marine Terminal Across Ainsworth Street,to the north of the Boat Basin, is an old gravel pit and Single Family the yard of Ray Poland &Sons, Inc., a general contractor. To the east is the Port Neighborhood ' of Pasco's Osprey Pointe Business Park development. Boat Basin Pinty � Pointe Columbia River ————— Osprey Pointe Adjacent uses map. Immediately adjacent to the east of the Boat Basin site is the Port of Pasco's r` future 110 acre Osprey Pointe Business Park. When completed,the Port envisions over one million square feet of new office and support buildings and significant open space and public access trails facing the Columbia River. Phase I of the project's implementation is now underway with the construction � '�— of a 21,000 square foot office and Port headquarters building expected to be �u rat completed in January 2011. The 20 acre Phase I development will include six f�j jrX% office buildings and a five acre landscaped public access and gathering area A k ~ M• .0 and shoreline pathways. ri;s _ = -,• ��� �`��`�= The success of Osprey Pointe will provide a significant public benefit to ate' - � ► the Pasco community by expanding the employment base and economic development opportunities. It can also be a significant force in promoting _ redevelopment of the Marine Terminal and Boat Basin marina. The potential - creation of hundreds of new jobs within walking distance of the Marine Terminal site is a significant opportunity for economic development. Osprey Pointe design. 17 Osprey Pointe anchor building. l 7"Y'1 f T T •M�u.....Samoa...*Omani •,, AP Is— 1 ..,y ,}�.1' t t t t 1 ?e it'71.���1"'►'y t 1 _ i' 1 �?;... i 1 _] 7} : . :a ` .�. r ���"�'�� � , t ? •:7 , t ,7 -� i �"75'1yZ; 17,'l'):l')"1)� '�y1Ctl'17"t:� !� 7 ni. �_ � \� � �:, 1' �' ). .,as r::...'y• �. t'��}'1)t'1 tt t� � ? •.up..u.uu........uu.........u...� Phase ■ Building one.under construction five building sites in Initial pirp.natian w(A is undr,lv.ly. + COW11111►IaYOI-���- Osprey Pointe site plan. 18 Geographic Conditions Topography Soil Conditions With the exception of the northwest corner,the Marine Terminal site sits in a The Marine Terminal site soils are a compilation of fill material and stable bowl. Although the site is primarily flat with a gentle slope toward the river, soils. The site area north of Washington Street presents relatively stable soils. it is below Ainsworth Street, South 10th Avenue,the BNSF rail corridor, and The area between the riverfront and Washington Street is composed of less the riverfront levee. This bowl setting is most likely due to prior site regrading stable soils and fill material sloping toward the levee, where the distance to that leveled the area behind the levee for industrial use. As a result,the site stable soils is approximately 20 feet below grade. Construction of multi-story is between 8 and 15 feet below Ainsworth Street,the top of the riverfront buildings in this area will require a pile-supported foundation. levee, and the railroad. Being below the level of its surroundings means any building on the site where views are important will need to be constructed on Water Table a platform over parking or other ground floor use where view is not a critical The water table in the Marine Terminal area averages between 4 and 6 concern. This condition will have the most impact for construction along the feet below grade. This relatively high water table can be a constraint for site's riverfront area. underground utility installation and any below-grade construction. The Boat Basin marina was originally an excavation site for levee construction and is not a natural basin. It sits approximately 20 feet below its surroundings. The marina,therefore, is visible from the residential area but does not block views. The surrounding residential area is relatively flat with good river views Potential for additional to its south. building height to L v, C provide views r t o v rn o t —4- 3 c = r-� L I Business Di trict i 360' Trail Central Park ti 350' Fill —' — --"� 340' Structural Aluviurn /- Footings 330' - Pile into stable Gravels gravels layer 320' Marine Terminal site section. Adapted from Meier Asscoiates'Conceptual Development Plan for Port of Pasco Bulk Fuel Terminal. 19 Utilities In the Marine Terminal,there appear to be significant underground utilities Arne"+orrM1 A✓enu , under both the Washington Street and River Street rights-of-way. Maintaining r••....,� these existing utilities will significantly reduce the initial implementation costs a,M1,9ros. _ for Marine Terminal redevelopment. River Street may, however, require some _ adjustment in its right-of-way to provide adequate space for development A • between the roadway and levee. Investigation of the utilities in that area `el , 'i will be needed to see if adjusting the roadway location will require utility f.' : ....___ relocation. ' .. ..................... .......... \I; Based on prior site analysis drawings,the following underground utilities are U� expected to be found on site. Ler Osprey P Y Pointe Washington Street — • 20"sewer • 8"water Utilities map. • Natural gas to South 9th street • Storm in the vicinity of South 9th Street River Street • 12"water • Corps of Engineer storm South 9th Street • 16"water • Natural gas south of Washington • Storm South 5th Street • 12"water south of Washington • 16"water north of Washington • 20"sewer north of Washington 20 Process The Master Plan and supporting options were developed considering input The following goals shaped this subarea plan: from local stakeholder interviews, public workshops, and City Planning C Define a new land use vision for the area Commission and Port Commission meetings. • Capitalize on riverfront setting,views, and access • Incorporate a mix of uses: housing, retail, office, and light industrial • Coordinate with other City and Port plans and objectives • Encourage public access to riverfront • Provide usable public open space and amenities • Attract investment to the area February January April May June July August -• 1 Information Gathering. • -• 2 Alternative Development -• 3 Preferred Alternative&Subarea Existing Conditions Summary Draft Plan Final Plan Stakeholder * — — Interviews Workshop 1 Workshop 2 Project Kickoff Workshop 3 i Project schedule. 21 Opportunities&Constraints Preliminary Alternatives !i r � Refined Alternatives Preferred Alternative 'N. .. _; 'Pt ; , Preferred Alternative �, - - i:i �tom'• �....... con ft• H P4$w cwwra•M 4 � :swrlw•rw k U�r.o.pan� C c.w.o••.os•- � rWw w.bww- cw.r..o•r r.w 22 -- Altef Preliminary Alternatives `•.,-�7 r Preliminary Alternatives Athrough C-Existing Grid, Boulevard, and Central Green, - --�•;"� _ .� ; =�V ;, � r _, �/ �°. -� respectively-were developed using data gathered for the Existing Conditions Summary. All three alternatives approach land use in the Marine Terminal site similarly. :�� � •' �" They place large floor plate uses along Ainsworth Street and taller, mixed-use buildings along the riverfront. This maximizes views and reduces impacts on neighbors to the north. All three alternatives improve a portion of the Boat Basin to create a designated Alternative A-Existing Grid. public beach area, replace the boat launch, and connect the Sacagawea Waterfront AtterAetive B:Boulevard Trail under the rail bridge. Alternative A-Existing Grid builds upon existing streets in the Marine Terminal and ! J .,, •_ _ °d aligns proposed streets with those adjoining the site. This alternative features the •~ �"" + i !' " most efficient vehicular circulation and maximizes office and commercial uses. In the r 4 Boat Basin,this alternative leaves the neighborhood as is and supports the marina's expansion plans. Alternative B-Boulevard envisions Washington Street as a large, curving gateway *'•`� +' boulevard. It relocates the street to the north in order to reduce parcel sizes between Washington and Ainsworth Streets. The resulting parcels are well sized for smaller -` shopping centers,take advantage of good Ainsworth access, and provide services Alternative B-Boulevard. to south Pasco. The alternative also incorporates a mix of housing types. Similar to Alternative C:Central Careen Alternative A, Boulevard leaves the Boat Basin neighborhood as is and supports the marina's expansion plans. Jr Alternative C-Central Green removes Washington Street in the Marine Terminal site in . \4 favor of a central, linear open space through the sites core. Mixed-use opportunities are concentrated around this central green and office space is primarily located at ' "~»:;� •� �!` the site's west end. Circulation is more circuitous in this alternative and surrounds //,' ":e `� ,''-�, ;•_ the mixed-use and office development. This alternative also upzones the Boat Basin +�', �'� ~•-. neighborhood to unify its zoning to R-3. It replaces the marina with a community aquatic sac...... r HM.Mw• facility that includes large beach areas, kayak rental and lessons, and supporting retail. Alternative C-Central Green. 23 - �f. it-�• _ _ _ Lunchtime Meander - — �-►wawa fa..csv. Refined Alternatives ° �C . During the review of the Marine Terminal portion of the preliminary alternatives, it was determined that these alternatives were too reliant on residential uses, included sensitive uses in areas with long term contamination mitigation needs, and ' could disrupt existing utility lines. In addition, during the planning process, updated information on the location of contaminated areas was provided. The refined alternatives were developed in response to these concerns and new information. All Alternative A.1 -Lunchtime Meander. three refined alternatives relocate residential use to the upper levels of new mixed use buildings or to areas without contamination. They are based on Preliminary Alternative Retail ViNage A- Existing Grid and are described as follows. The Lunchtime Meander concept removes residential uses from the Marine Terminal site completely,focusing on attracting employment centers. Large open s aces are _ '♦f ~C " -. n...r. _ pro........ minimized in favor of linear spaces. These will cater to employees by providing long stretches of uninterrupted landscaped paths for walking,jogging, and cycling. Taller office buildings are located on the riverfront to take advantage of the views,while single story business park uses occupy the remainder of the site. r The Retail Village concept maximizes small scale retail on a central plaza that is well connected to the riverfront. The concept envisions a hotel sited between the plaza and Alternative A.2-Retail Village. river to take advantage of the views and plaza. A small residential area is located in the . southeast corner of the site. Office use is located above ground floor uses surrounding /CappedCential Green the retail plaza. Ainsworth Street and South 10th Avenue are lined with auto-oriented commercial and business park uses. The Capped Central Green concept provides a large open space in the center of the -- 0 ,... site,with connections to the riverfront. Because the open space sits on top of the most contaminated area, an engineered cap will be needed to allow recreational use by residents and visitors. Similar to Retail Village, a mixed-use residential component is located in the southeast corner of the site, mixed-use along the central waterfront area, and office along the southwest side. A hotel is envisioned to take advantage of river .y — views. Auto-oriented commercial and business park uses would front Ainsworth Street. Alternative A.3-Capped Central Green. 24 Preferred Alternative Alternative analysis table. Both the Preliminary and Revised Alternatives were evaluated relative to each option's flexibility, use of existing transportation infrastructure, avoidance o a� of utilities, response to contaminated areas, and orientation to maximize o Y LA riverfront views. Based on this analysis,the preferred alternative was = c ¢ > fl created. It expands primarily upon the Capped Central Green concept, but t ,� v 0 _0 p M 41 replaces single purpose office and residential within the Marine Terminal �, o 0 N W 00 site with mixed-use commercial and residential. This concept leaves the N E M CU Qj maximum flexibility for future development since commercial land use can .2 Lj_ c° R J u include a variety of uses, such as retail,office, and residential. As for the Boat Alternative A X X X Basin neighborhood, zoning is recommended to be unified to R-3 to ensure Alternative 8 X consistency and a less complex mix of zones within the neighborhood. Alternative C X X X The preferred alternative calls for two primary gateways to the Marine Retail Village X X X X Terminal: 1)South 10th Avenue and Washington Street and 2)Ainsworth Lunchtime X X X Street and South 7th Lane. A secondary gateway at Ainsworth and Grey Meander Avenue will signify the appropriate entrance to the Boat Basin for the marina, Capped X X X X X boat launch, and Schlagel Park. A public beach and expanded marina are also Central Green recommended in the Boat Basin. Preferred X X X X X X Alternative 25 Preferred alternative land use designations. Ainskorh 3 Preferred Alternative Ave„uP > Business Development O Medium Density Residential Primary J -Primary gateway O Medium Density Mixed Use gateway > PublicvOpen Space High Density Mixed Use wash;ngro (contamination cap) Low Density Commercial "srrPPr � �°' Business Park Open Space O Light Industrial -*+Pedestrian Connections ` Landscaped Boulevards a Existing Residential (unify zoning to R-3) Viewing deck i Marina, launch, and Capped parking beach gateway (Hold for future development) Riverfront Development ' Potential hotel ' Riverfront ' — _ — Osprey _ i Pointe Support Enhanced boat launch, Trail undercrossing Columbia River Public beach parking, and access Boat Basin New marina park Marina and Park Expanded marina 26 Plan The preferred Boat Basin and Marine Terminal Master Plan envisions an The plan: efficient riverfront development that supports commercial, recreational, • Maximizes the benefits of the riverfront setting residential, and business park activities in the Marine Terminal site. For the • Is flexible for future uses dependent upon demand Boat Basin,the plan respects the existing neighborhood and builds on existing • Supports a mix of uses in the Marine Terminal core riverfront area assets such as Schlagel Park and the marina. • Integrates the existing Boat Basin neighborhood • Retains neighborhood identity established by Boat Basin residents • Supports plans to expand marina operations • Can be implemented in phases to reduce up front costs • Retains existing roadways and utilities infrastructure • Works with ongoing site mitigation/cleanup activities ' M.M M 40 A r Axonometric view of plan concept. 27 Preferred concept plan. Ainsworth AveryV v s c a View Corridor to River v Jv 'Public Open Space lwashn9ronstree ^ s Substatfon ,Q, f N Raiload Buffer v a View Point Sacagawea Trail 4~"i p&Oa Osprey Trail undercrossing � Pub 'iti View Point beach Pointe Columbia River _ Enhanced boat launch, Fee, parking, and access New marina park 28 Land Use The following land use recommendations take advantage of the unique Medium Density Residential. This use is recommended to unify the zoning in character and development potential of the Marine Terminal and Boat Basin the existing Boat Basin residential area. It allows one residential unit per 3,000 properties. They are based on a layering concept that locates uses with square feet of lot area with two to three story buildings. the highest development and land value potential nearest to the riverfront. Supporting uses,such as parking, support Medium Density Mixed Use. This use recommends upper floor residential pp g p g, pport services, and open space, are clustered behind the riverfront area. Uses requiring larger ground floor areas or commercial office use with ground floor retail commercial uses comprised and direct arterial access are located adjacent to Ainsworth Street. The of approximately three story buildings. A Planned Unit Development is recommended land uses are summarized as follows: recommended. Low Density Commercial. This use is recommended to respect the existing High Density Mixed Use. This use recommends upper floor residential or commercial uses along Ainsworth Street. It allows single-story drive-up commercial commercial office use with ground floor retail commercial and parking uses uses. with a potential building height of three to five stories. A Planned Unit Development is recommended. wo, e Recommended Land Use `hare Business Development O Medium Density Residential OMedium Density Mixed Use PubligOpen Spage - High Density Mixed Use =e;^9ro^S Low Density Commercial - Business Park Open Space Light Industrial oJ/ Existing Residential\ i Riverfront Development _ Riverfront �_—\ — �� Osprey Support —__ � Pointe Columbia River Boat Basin Marina and Park Recommended land use. 29 Marine Terminal Site Areas Riverfront Development Area The area between River Street and the levee has the highest land and amenity value and the most development potential. With proper design,this area Columbia FOver FSver Sueet is expected to grow as a highly desirable mixed use area with ground floor ew«y--w!!!' Ir-tv,ir= Water Table commercial/retail uses and upper level residential. The recommendations for this area create incentives to encourage development of a cohesive,viable Pilings Stable Soils Layer mixed-use project adjacent to the riverfront. The ground floors in this area will be below the top of the levee and will Conceptual riverfront development area section. lack river views. For this reason,this floor should be devoted to commercial and parking uses where view is not as important an amenity. The second building level would be at or near the levee height and would be appropriate for either commercial office, restaurant with river views, residential uses, or a combination of the three. Floors above the second level would be most valuable as a residential use. It is anticipated that buildings in this area need to be between 45 feet and 55 feet tall depending on use of gabled roofs and how their height is measured. _ Allowing at least three floors of construction above the top of the levee will be needed to provide the density required to make development economically feasible. tIF'" Key Development Consideration: River Street is located close to the levee. When the street is reconstructed, it must be appropriately located to provide adequate space between the levee and street right-of-way to allow the construction of proposed buildings. t Illustration of development scale. 30 Riverfront Support Area Business Development Area This area is located between Washington Street and River Street. It is primarily This area is located between Ainsworth and Washington Streets. Its large an open space, parking, and support area for the Riverfront Development open areas with good arterial access make it valuable for uses with larger Area; however, other uses may include convenience retail, commercial office, ground-level floor plates. The recommendations for this area promote the professional office, and upper level residential. The recommendations for development of high-quality,job-producing businesses that support residential this area promote mixed-use development in support of the Riverfront and retail uses envisioned on the site. Development Area. The vision includes development of clustered commercial, research, and The support area has slightly less land value than the riverfront zone with less high-technology manufacturing uses in a campus planning concept. The view amenity and less direct connection to the riverfront. Therefore, it is a large-lot parcels that are possible in this area are compatible with campus style primary location for non view associated parking, retail, and public open space development. in support of the riverfront development area. Since the site is relatively flat, it is also a primary location for a large public open space. A large central open space is suggested between Washington and River Street, adjacent and surrounding the electrical substation. The open space both buffers the substation and is an engineered capped and shallow fill over some of the site's existing hydrocarbon remediation areas. A wide corridor also links the open space to the waterfront. It is recommended that most of the buildings fronting the central green include street front retail use to help enliven and activate the space. Most buildings in this area should be two to three stories in height with a mix of uses including retail, office, and some upper floor residential. A taller four to five story hotel is also a possibility if sited adjacent to River Street and the A wide corridor links the central green to the riverfront. pedestrian corridor with one side opening onto the central green. 31 Boat Basin Site Areas Existing Residential Area i This area includes the existing residential community on the bluff above the Boat Basin marina and park area. The recommendations for this area allow II more flexibility and uniformity in future residential development. The existing Boat Basin residential site contains a modest collection of owner- occupied and rental homes. The area is currently zoned a mixture of R-2 and R-3, with a small area of Light Industrial (1-1) zoning. To improve the value of the neighborhood and promote more opportunities for future redevelopment, - unifying zoning throughout is recommended. T Boat Basin Marina and Park Area Example retail fronting the central green. This area includes the existing small boat marina, upland marina support areas, and Schlagel Park. The existing conditions and zoning are adequate for the current and anticipated future use. Should the marina operation cease,then a ' new zoning classification may need to be considered. Though outside the scope of this plan, coordinating with the Port to alter r„. ,4 the west end of Osprey Pointe to more residential and residential supporting commercial uses is recommended. This would build off the strengths of the — existing neighborhood, align itself nicely with those desiring marina adjacent r homes, and improve the transition between the Boat Basin and the Osprey ' Pointe development. It may also provide a location for marina supporting retail services, a critical need identified by the marina operator and in the Tri- Cities Waterfront Plan. Example of a central green. 32 Transportation Infrastructure The plan's street and vehicular transportation concept is built efficiently on existing street rights-of-way and attempts to maintain existing utilities for i/ future use. It enhances right-of-way function for pedestrian, bicyclist, and vehicles and provides good access to redevelopment sites. ..:� Undergrounding electrical and phone lines during roadway reconstruction should be considered, especially in the residential areas of both sites. Marine Terminal Site Washington Street. Washington Street is envisioned as the site's defining boulevard and circulation spine. It will be a two-lane roadway with curbside parking, center median,generous landscaped parking strip, and sidewalks on Washington Street in the Marine Terminal today. both sides. The street right-of-way will also house significant underground utilities,which would be costly to relocate if its alignment were changed. Utilities 00.000.0-0 p...p.. 6' 9' 9' 16' 12' 16' 9' 9' 6'_ 4 Sidewalk Planter Parking Travel Lane Median Travel Lane Parking Planter Sidewalk Right-of-Way Proposed Washington Street(Marine Terminal). 33 Streets and access routes concept. AinS n � _ Primary Gateway a' t v � v Ainsworth Avenue N 3 � C Q Qi washin n 4 Washington Boulevard ¢' Q. ` r � � c Q Marina, launch, and a beach gateway flp at Grey A�,enue e N River Street , i ` , , Osprey Pointe Washington Street — _ _ _ Columbia River — — ` 150 300 34 River Street,South 5th Avenue,and South 9th Avenue. These streets provide riverfront area access. The plan recommends upgrading these to two-lane roadways with parking on either side. Siting buildings close to the street right- of-way should be encouraged to provide a neighborhood retail atmosphere. There are several utilities under the existing street alignment. These utilities - should be considered in order to limit costly utility relocations as the area redevelops. River Street today. MMMMMMM T Water Table Utilities 12' 8' 14' 14' 12' Sidewalk j Parking , Travel Lane } Travel Lane id—Se walk 60' Right-of-Way Proposed River Street. 35 Boat Basin Site Washington Street. Washington Street is the primary circulation, marina and park access, and pedestrian corridor for the Boat Basin. The plan recommends defining this street with curbs,gutters, landscaping, and a consistent walking path,which will eventually become part of the Sacagawea Trail. Carefully design landscaping on the portion of Washington Street above the Boat Basin site so it does not impact views for local residents.When connecting Sacagawea Trail along this street, install a bioswale on the south side between the roadway and path to respect the existing neighborhood character and reduce stormwater runoff. Relocate the marina's security fencing to the bottom of the hill and replace with a decorative fence adjacent to the new pathway. Grey Avenue and South 2nd Avenue. These access streets provide the only Washington Street in the Boat Basin today. vehicular access to the Boat Basin area. The plan recommends upgrading - ji -- Trees West of 4th Grey Avenue as the main gateway and access route with paving,walkways, and East of 2nd landscaping, and signage. r Only Decorative y } Fence \h 12' 9' 25' 8' Relocate Marina r r �• Fence to Bottom Multipurpose Bioswale Shared Roadway Gravel /of Hill Path Planter Parking � d �Y- 30' 54' Levee Right-of-Way Relocate the marina's fence to the bottom of the hill. Proposed Washington Street(Boat Basin). 36 Trail and Pedestrian Improvements Sacagawea Trail. Promote the Sacagawea Trail as a regional public amenity. Align with active uses to support the trail and to improve its accessibility, continuous riverfront setting,and security. Coordinate the design of Sacagawea trail improvements and additions with the rest of the trail as a regional facility with some tailoring to indicate arrival at the Marine Terminal and Boat Basin area. Improve Sacagawea Trail safety by continuing to work toward an undercrossing 7 ' at the BNSF Railroad Bridge. The existing path,which detours around the Boat Basin site on Ainsworth Street,tempts trail users to shortcut this detour by crossing the railroad at informal—and potentially unsafe—locations. Once the undrecrossing is achieved, link the trail to Washington Street in the Boat Basin and then to Osprey Pointe. This will significantly improve the trail's usability, user base, and the connection between Marine Terminal, Boat Basin, and Osprey Pointe sites. The rail bridge is frequently visited,despite the lack of a formal undercrossing. 37 Pedestrian routes and improvements concept. Ai nsworrhAVe" '� a v cx Multipurpose Trail Pedestrian Pathway o v Public Open Space Sidewalk L Railroad Buffer View Point washn9to � � a Significant Intersection r _ Pedestrian Oriented r Street Front d o c AE ` Q C ti ` � Q Sacagawea Trail !� iQ Osprey Trail Undercrossing _ Pointe Columbia River New Sacagawea — ' ' �l�Cr o �� Trail Link 38 Other Improvements The following, in addition to land use and transportation improvements, are other recommended improvements to support the Boat Basin and Marine Terminal plan. These projects will occur in the publicly owned areas and may be provided as part of: • Public improvement costs to support the project • Private developers' investment in the project A Ail • Public/private partnership where the Port,City, and developers to share capital improvement costs =` 4 Old Barge Wharf. Improve the old barge wharf as an open space and seating for outdoor and adjacent restaurants and cafes. Consider incorporating a direct river access feature, such as stairs leading to the water. The barge wharf is a great location for outdoor seating and direct water access. Substation. Isolate and screen the existing power substation by surrounding it (' with green open space, parking, and significant landscaping to reduce its visual impact. Consider buffering with a rail car exhibit (in coordination with the Washington State Railroads Historical Society Museum), building on the unique — f-� setting of the area. '6 Screening with significant landscaping will help reduce the visual impact. 39 Railroad Buffer. Provide a significant, heavily landscaped open space buffer a minimum of 100 to 150 feet between each side of the BNSF rail line and any adjacent occupied building. Incorporating a rail car exhibit into the buffer(in I coordination with the Washington State Railroads Historical Society Museum), would build on the unique history of the area. ` Beach Area and Safety. Create an expanded beach area at Schlagel Park that will separate boat launch and swimming activities in this area. Screening both sides of the tracks will help decrease the noise impact of the rail line. ` No No Se Permite Nadar row I - �o U PG?zADr--13o),-T LAr_u d4 91,Ll F1 V1BWr-c iw f SSFA�F-ANTE P SA.cN P-ElOATIIIG A�Zt--,6 GLG�u uP IutGrLa,,%&f31kc�4 'rRAJL �UI��ZCo�tUG /�? IZ IZ,E�JRIDGE Envisioned beach area. Create a beach area that separates conflicting activities. 40 Boat Launch. Replace the existing boat launch with a new launch ramp and 7 pier to improve boater access and safety. L � s Cable Bridge Park. Construct viewing platform atop the old bridge footing to match the City of Kennewick's on the opposite side of the river. Replace deteriorating boat launch. The old bridge footing will make for an excellent viewing platform for visitors. 41 Summary Recommendations and suggested phasing. Implementation Phase Implementation Phase Initial Mid-term Long-term Initial Mid-term Long-term Land Use Overall Marine Terminal Coordinate with BNSF to construct a X Construct central green X Sacagawea Trail undercrossing Transportation Infrastructure Construct miscellaneous view and X Marine Terminal rest points,facility, and landscape Construct Washington St boulevard X enhancement on trail treatment and landscaping;underground Other Improvements electrical lines Marine Terminal Construct River St, 9th Ave, and 5th X Enhance the old barge wharf for open X Ave improvements and landscaping, space, outdoor seating, and vantage spots underground electrical lines Construct direct river access feature on X Construct gateway entry at Washington Blvd X the old barge wharf Construct gateway entry at Ainsworth and X Construct viewing platform on old bridge X 7th Ave footing in Cable Bridge Park Make pedestrian connection between X Install landscape buffer around substation X central green and riverfront Boat Basin Boat Basin Construct beach at Schlagel Park X Construct Washington St improvements, X Upgrade boat launch at Schlagel Park X bioswale, and landscaping,relocate Overall marina fence;construct decorative fence, Install landscape buffer on both sides of X underground electrical lines railroad Construct Grey Ave improvements and Install landscape buffer around substation X landscaping,underground electrical lines Gateway entry at Grey Ave X Connect Sacagawea Trail along X Washington St to Osprey Pointe 42 Development and Design Guidelines This chapter establishes design standards to ensure coordinated, attractive, Large Buildings. Keep large floor plan buildings, such as assembly, service, and and quality development of the study area. These are interim design standards sales, in the portion of the Marine Terminal site north of Washington Street. intended to provide a preliminary framework that should be expanded when the City adjusts zoning in the future. Landscaping. Design landscaping to create visual buffers and provide shade and windbreaks. Locate plantings to reinforce and enhance the character and organization of the master plan area. Architectural Elements The intent of these guidelines is to: • Create an intimately scaled, pedestrian friendly, and informal architectural character • Encourage use of quality building materials with a low life cycle cost • Create design unity, a sense of place, and community identity • Reduce the visibility of unsightly service and utility elements from view while providing efficient service and equipment areas \ i t Marine Terminal i Building Siting and Layout Building Siting. Site buildings to reinforce view and circulation corridors and to I allow public access corridors to the waterfront. Retail Frontages. Promote concentrated retail uses along central green I perimiter, primary pedestrian access routes, and River Street. Conceptual retail use fronting the open space. 43 Roofs Exterior Building Materials Roof designs. Provide scale-reducing elements within the Marine Terminal Materials. Use durable and high-quality materials. Shiny or highly reflective using roof design. Buildings should have a variety of roof slopes, details, materials are not allowed. Materials should be those of typical use in Pasco, materials, and configurations. including: • Stucco Parapets. Articulate all flat roofs with a parapet wall. Parapets and articulated • Rock, stone, and brick cornice lines should not appear as applied elements. • Architectural shake-style roofing Mechanical equipment. Screen roof-mounted mechanical equipment from • Metal roofs with standing seams view. • Metal, clay, or concrete tile roofs Dormers. Buildings with gabled roofs are encouraged to use dormers to Sheet materials. If sheet materials,such as composite fiber products or metal expand potential attic living areas and to provide more interest to the roof siding, are used as a siding material over more than 25 percent of a building's profile. facade, use material with a matted finish in a muted color. Include the following elements: • Visible window and door trim painted or finished in a complementary color -— • Corner and edge trim that covers exposed edges of the siding material —�— Concrete blocks. If concrete blocks (concrete masonry units or cinder blocks) are used for walls that are visible from a public street or park, use one or more of the following architectural treatments: Textured blocks with surfaces such as split-face or grooved Colored mortar — Other masonry types, such as brick,glass block, or tile, in conjunction NotPreforrmd Proforrod with concrete blocks Conceptual architectural features. Other treatment methods approved by the City Application requirement. Provide samples of the material if deviating from the list guidelines above. 44 Colors Muted colors. Use muted colors as the background color in most buildings. A darker background color will allow the effective use of lighter colors for trim where highlights will show up better. Application requirement. Submit a color palette. i Building Equipment and Service Areas r'\ '� ;i�•I� _ i YJ Visibility. Locate building service elements and utility equipment in areas not � ' r Masonry enclosure visible to public,such as within the building envelope or behind a sturdy,well designed screen. k'A Cyclone fencing with wood slats.. may be used for gates,but not �_�__ for the full enclosure ! landscaping elements to screen and soften edges Conceptual illustration of screening equipment and service areas. 45 Parking areas The intent of these guidelines is to: wo„nq,^�• G] • Provide convenient parking areas that encourage people to leave s Surface Parking g ®Groundfloor Parking their cars and walk throughout the Marine Terminal W„�,9ra • Provide more flexibility in the design of the development by relaxing - N existing City parking standards for the riverfront area a ` • Provide parking areas that do not diminish pedestrian and visual qualities of the site • Maintain the built street edge through effective screening of all - parking lots _ • Minimize the impacts of driveways Osprey � Pointe Columbia River Marine Terminal Parking Locations. Locate at-grade parking areas outside of the Riverfront Recommended parking layout map. Development Area. Locate parking under buildings in the Riverfront Development Area, not facing public open space. Parking under the building which is screened by retail frontage is acceptable. 46 Public Open Space The intent of these guidelines is to provide: Transition. Provide a pedestrian transition zone of approximately 10 feet along • A variety of open spaces that attract people to the area the building edge adjacent the central green for outdoor seating, display area, • A focal open space that functions as a community gathering space and/or landscaping. • Outdoor spaces for relaxing,eating, socializing, and recreating Amenities. Provide pedestrian amenities such as seating, planters, drinking fountains,artwork, and focal elements such as sculptures or water features. Marine Terminal Lighting. Install fixtures approximately 10-15 feet above the surface. Pathways Size. Retain a minimum of between one and one and a half acres for the should average between one and two foot-candles of light. Lawn areas should central green in the Marine Terminal. average at least one-half foot-candle. Materials. Construct the central green with lawn and other soft landscaped surfaces with concrete or brick walkways along its western edge. Other paving should be pavers or concrete with special texture, pattern, or decorative features. Adjacent buildings. Construct ground floor spaces at the edge of the central green to feature retail, civic/community, and/or office uses. Pedestrian- 1 oriented facades are required for abutting buildings unless the building and/or ; park are planned so that the wall without a pedestrian-oriented facade is used for park activity(e.g., brick wall for a performance area backdrop or basketball/ ^'•q active sports area). Parking areas must not abut the central park unless the City determines that there is a public benefit to such an orientation and the parking is screened using landscaping. The intent is to surround the green with active storefronts or supporting uses. Upper stories. Buildings with upper floors containing windows and/or balconies overlooking the central park are strongly encouraged. Upper story uses may be residential, commercial, and/or office. Example illustration of the central green. 47 Boat Basin Lighting. Install fixtures approximately 10 to 15 feet above the surface. Pathways should average between one and two foot-candles of light. Trail Landscaping. When connecting Sacagawea Trail along this street, install a bioswale on the south side between the roadway and path to respect the Street Furniture. Select a cohesive collection of pedestrian features and existing neighborhood character and reduce stormwater runoff. Carefully furniture that are similar in style throughout the trail and pathway areas. design landscaping on the portion of Washington Street above the Boat Basin Choose items that are made of high-quality materials that are easy to maintain site so it does not impact views for local residents. Relocate the marina's or replace. Develop standards for lighting(roadway/parking, pedestrian, and security fencing to the bottom of the hill and replace with a decorative four trail), bicycle racks, handrails, benches and picnic tables,trash receptacles, foot fence adjacent to the new pathway. shelters,fencing, and safety bollards. Signage. Develop a consistent signage system to orient visitors throughout the Overall master plan area. Pay special attention to directing users to the central green, marina, and Schlagel Park. Trail landscaping. Plantings should frame vistas and emphasize views. Trail Amenities. Provide pedestrian amenities such as seating, planters, and drinking fountains. Adjacent Buildings. Construct floors at levee height in adjacent buildings to interact with the trail such as connecting with a pathway or deck or allowing restaurant or cafe seating to look out over the trail. Upper stories. Buildings with upper floors containing windows and/or balconies overlooking the trail are strongly encouraged. Upper story uses may be residential, commercial, and/or office. 48 Pedestrian-Oriented Spaces Signage The intent of these guidelines is to: Marine Terminal • Provide an attractive pedestrian environment Signage plan. Develop a Marine Terminal signage plan to establish standards for new signs and coordinate wayfinding elements throughout the site. Marine Terminal Location. Pedestrian-oriented spaces are encouraged along the pedestrian Overall connections and near key building entries. They can be small to large walking space, landscaped areas, or areas for outdoor dining. Wayfinding plan. Develop a wayfinding plan for both the Marine Terminal and Boat Basin sites to help visitors and trail users locate destinations. Amenities. Pedestrian amenities shall be provided such as seating, plants, distinctive paving, or artwork. Lighting. As in other public open spaces,fixtures should be approximately 10- o `y ✓� 15 feet above the surface and may be building mounted. The overall lighting =; should be at least two foot-candles,without"dark spots"that could cause Z> _--- ' security problems. - - Access. The spaces must have visual and pedestrian access(including barrier- free access)to abutting structures and public streets or pathways. f!1t7u�MwkO q — I � Conceptual illustration of pedestrian oriented spaces.