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TASK FORCE MEETING AGENDA 17 FEBRUARY, 2010 2:00 p.m. Council Chambers 1: Review results of open house 2: Review concepts for streetscape, wayfinding 3: Review concepts for levy and storm swale enhancements 4: Review transit plan element 5: Review prototypes for artist live/work, incubators, public markets, excursion trains, affordable housing for application to plan implementation 6: Review design/develop competition process for Rudy’s properties and others 7: Review draft contents of internet survey of alternatives ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 80 feet Columbia west of Fruitland – recommended standard 74 feet Columbia east of Benton 78 feet Columbia east of Washington 0 foot setback from ROW for present use and future development Alternating median with turn lanes and street tree plantings Columnar street trees limbed up to provide views under of auto sales and ground floor retail uses 10’ 10’ 12’ 12’ 10’ 12’ 12’ 10’ 10’ 12’ 10’ 12’ 12’ Existing 4-5 foot sidewalk expanded outwards to edge of ROW ---PAGE BREAK--- Examples from Pacific Highway in Des Moines, SeaTac, and Federal Way ---PAGE BREAK--- Existing conditions – Washington Street entry to Clover Island – Columbia Drive at Fruitland and Washington ---PAGE BREAK--- 1 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees – columnar – Columnar European Hornbeam Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Examples - Columnar European Hornbeam – Carpinus betulus ‘Fastigiata’ are native to Asia Minor and Europe, including southeast England, and cultivated in Europe and North America as a hedge, park, or street tree. The Hornbeam is tolerant and hardy in city conditions with excellent resistance to pests and disease. The Columnar variety is fast-growing to create an upright, uniform, symmetrical shape that can adapt to buildings and vertically restricted environments. At maturity, the Columnar variety spreads about 15 to 20- feet in diameter and 40 to 60 feet in height. The tree creates finely textured dark green foliage that turns yellow in fall. The Hornbeam flowers in March with catkins about 1.5-inches long. Fruiting catkins may be 3-inches long and turn brown in November. Bark is gray striped brown and vertically ridged or fluted. ---PAGE BREAK--- 2 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - columnar – Bowhall Maple Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Bowhall Maple – Acer rubrum ‘Bowhall’ are native to North America and cultivated in Europe for fall colors. Bowhall Maple is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a narrow, upright, uniform pyramidal shape about 20-50 feet in diameter and 50-80 feet in height with finely-textured foliage that turns red in the spring. The Bowhall Maple flowers in late March or early April with male and female flowers on separate trees. The species also produces red samaras fruit on longer stalks than the flowers with wings about ½ inch. ---PAGE BREAK--- 3 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - columnar – Redspire Flowering Pear Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Redspire Flowering Pear – Pyrus calleryana ‘Redspire’ are probably native to southern Europe, particularly around the Mediterranean, sometimes grown in other parts of Europe for ornamentation. Redspire Flowering Pear is tolerant and hardy in city conditions with resistance to pests and disease. The tree creates a narrow, upright, uniform pyramidal shape about 18-25 feet in diameter and 25-35 feet in height with finely- textured foliage that turns scarlet red in the spring. The Redspire Flowering Pear flowers in April with 1-inch flowers across in clusters of 8-12, sometimes massed together. The species also produces spherical rather than pear-shaped fruit about 1-inch across. Leaves are variable, but usually oval or almost round and hairless. Bark is dark brown and broken into small thick square plates. ---PAGE BREAK--- 4 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - columnar – Columnar Sargent Cherry Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Columnar Sargent Cherry – Prunus sargentii ‘Columnaris’ are native to Northern Japan and Sakhalin, cultivated by roads and in gardens in Europe and North America. Columnar Sargent Cherry is tolerant and hardy in city conditions with resistance to pests and disease, but requiring well-drained, fertile soil, and full sun. The tree is fast-growing, creating a narrow, upright shape about 20-40 feet in diameter and 40-50 feet in height with dense, compact foliage that produces fragrant pink flowers followed by shiny dark green leaves in summer changing to yellow in the fall. The Columnar Sargent Cherry flowers in early to mid April with flowers about 1.25-1.5-inches across in closely set pairs. The species rarely produces fruits but are round, black, about 0.75 inches wide. Leaves have a long narrow tip, coarse teeth, and glands at the blade base. ---PAGE BREAK--- 5 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - columnar – Columnar Norway Maple Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Columnar Norway Maple – Acer platanoides ‘Columnar’ are native to North America and Europe. Columnar Norway Maple is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a narrow upright shape about 15-20 feet in diameter and 35-50 feet in height with moderately-dense foliage that is dark green in summer changing to yellow in the fall. The Columnar Norway Maple does not flower or produce fruit. Leaves have a long tip and serrations. ---PAGE BREAK--- 6 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - columnar – Dawyck Purple Beech Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Dawyck Purple Beech – Fagus sylvatica ‘Dawyck Purple’ native to Europe that turns copper in the fall. Dawyck Purple Beech is tolerant and hardy in city conditions with resistance to pests and disease. The tree is slow-growing, creating a narrow upright shape about 10-35 feet in diameter and 50-75 feet in height with moderately-dense foliage that produces deep purple narrow leaves. The Dawyck Purple Beech produces small inconspicuous flowers and no fruit. Leaves have a long broad hairy tip and grow in clusters. ---PAGE BREAK--- 7 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - columnar – Princeton Sentry Ginko Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Princeton Sentry Ginko – Ginko biloba ‘Princeton Sentry have survived from pre-historic times. Princeton Sentry Ginko is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a very narrow upright shape about 15-20 feet in diameter and 40-65 feet in height with moderately compact foliage that turns yellow in the fall. The Princeton Sentry Ginko flowers in April. Leaves have a delicate leatherly fan-shaped appearance and grow in tight clusters. ---PAGE BREAK--- 8 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - columnar – Tschonoskii Crabapple Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Tschonoskii Crabapple – Malus ‘Tschonoskii’ is not native to North America. Tschonoskii Crabapple is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a pyramidal upright shape about 10-20 feet in diameter and 15-40 feet in height with moderately dense foliage that produces white flowers followed by shiny dark green leaves in summer changing to scarlet in the fall. The Tschonoskii Crabapple flowers in early to mid April with pink flowers. The species produces yellow-green to red fruit about the size of a cherry. Leaves are dense, ovate, open lobed grey green to medium green at maturity up to 3 inches long. ---PAGE BREAK--- 9 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - columnar – Swedish Columnar Aspen Purpose - provide cover from sun and rain, season accent and color, and texture for the building frontages along major walkways and curbside parking areas in the downtown. Design principles - street trees should be located at the edge of the walkway to define the boundaries between the roadway and pedestrians. Tree species should be slim and vertical to provide scale but not grow into awnings, signage, or buildings – or obscure retail windows and pedestrians. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the walkway to spread above awnings and windows. Example – Swedish Columnar Aspen – Populus tremula ‘Erecta’. Swedish Columnar Aspen is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating an upright shape about 10 feet in diameter and 40 feet in height with moderately dense foliage that produces green leaves in summer changing to orange and red in the fall. The Swedish Columnar Aspen only flowers on the female tree. The species produces dark green leaves with a lighter silver green underside about 1-3 inches long with a coarse toothed margin. Bark is smooth and light gray with dark gray to black stems. ---PAGE BREAK--- 10 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - canopy – Greenspire Linden Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example - Greenspire Linden – Tilia cordata “Greenspire’are native to eastern North America, and cultivated for shade or ornament in north-eastern states and Europe. The Greenspire is a hybrid of the American Lime or Linden or Basswood and the Small-leafed Lime or Linden. The Greenspire Linden is tolerant and hardy in city conditions with resistance to pests and disease. The Greenspire variety grows to create an oval, uniformly symmetrical shape about 40 to 50-feet in diameter and 50 to 80-feet in height. The tree creates finely textured foliage with a strong central trunk and yellow fall colors. The Greenspire flowers in July with small buds about 0.5-inch on stems in clusters of about 5 to 10 each. Fruits are about 0.125-inches across, smooth and hairless. Leaves are small for most limes, about 1.5 to 2.75-inches long and hairless. Bark is grayish brown and rough, ridged, and textured. ---PAGE BREAK--- 11 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - canopy – Purple Ash Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example – Autumn Purple/White Ash – Fraxinus Americana ‘Autumn Purple’ are native of eastern North America where the wood is used in house interiors and furniture. The Autumn Purple/White Ash is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating an oval-pyramidal form about 30-50 feet in diameter and 50-80 feet in height with medium-dense glossy green foliage that turns purple-red in the fall. The Autumn Purple/White Ash flowers in May bearing tiny male flowers in this cultivated species. The species also produces no fruit or seeds. Leaves have 7-9 leaflets. Bark is thick and grey with diamond-shaped ridges in older trees. ---PAGE BREAK--- 12 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - canopy – Urbanite Ash Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example – Red or Green/Urbanite Ash – Fraxinus ‘Urbanite’ are native of eastern and central North America and grown for timer in central and southern Europe. The Red/Green/Urbanite Ash is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a pyramidal form about 30-40 feet in diameter and 50-60 feet in height with medium dense glossy green foliage that turns bronze in the fall. The Red/Green/Urbanite Ash flowers in April bearing tiny male and female flowers on separate trees. The species also produces fruit about 1-1.5 inches long that may be pointed at the tip. Leaves have 7-9 leaflets. Bark is scaly ridged and may be red tinged. ---PAGE BREAK--- 13 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - canopy – Honeylocust Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example – Shademaster Honeylocust – Gleditsia triacanthos inermis ‘Shademaster’ are native to central North America and planted as an ornamental in Europe, particularly in the south. The Honeylocust is tolerant and hardy in city conditions with resistance to pests and disease. The Shademaster variety is fast-growing, creating an upright vase-shaped form about 20-40 feet in diameter and 30-60 feet in height with finely-textured foliage with upright ascending branches and no thorns that turns yellow in fall. The Honeylocust flowers in June bearing tiny almost inconspicuous male and female flowers on the same tree. Male catkins expand to about 2 inches with each flower about 1/5 inches wide with equal petals. This cultivated species produces no fruit or seeds. Leaves have 7-16 pairs of leaflets. Bark is dark brown, ridged, and scaled. ---PAGE BREAK--- 14 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Street trees - canopy – Red Sunset Maple Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example – Red Sunset Maple – Acre rubrum ‘Red Sunset’ is native to eastern North America and cultivated in Europe for fall color. The Red Sunset Maple is tolerant and hardy in city conditions with resistance to pests and disease. The tree is fast-growing, creating a pyramidal upright branching form about 30-40 feet in diameter and 50-60 feet in height with finely textured foliage that turns red in spring, followed by a medium green color in summer, and a red-orange color in the fall. The Red Sunset Maple flowers in late March or early April with male and female flowers on separate trees. The species also produces fruit that are red samaras on longer stalks than the flowers with wings about ½ inch. ---PAGE BREAK--- 15 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Street trees - canopy – London Plane Purpose - provide cover from sun and rain, season accent and color, and texture for the principal roadways in and through the downtown. Design principles - street accent trees should be located at the edge of crosswalks or curb extensions to define pedestrian crossing areas, in parkway median plantings, and within major plaza or activity areas. Tree species should be expansive enough to provide cover and accent across the roadway and plaza areas but not so large as to obscure downtown buildings. As the trees mature, the foliage should be pruned up to 12 to 15 feet above the road and walkway to spread above awnings and windows. Example – London Plane – Platanus hybrid Brot is a hybrid tree of the American Sycamore and Oriental Plane that likely occurred naturally in Spain and then was planted extensively in city parks and boulevards in England beginning in the 1600s and elsewhere throughout the world. The London Plane is extremely tolerant and hardy in city conditions with resistance to pests and disease. The tree is a very large tree with large branches creating a pyramidal to round crown about 100 feet in height with medium dense green foliage. The London Plane flowers in early spring bearing non-showy flowers on separate male and female trees, usually about 2 per stock. The species also produces spherical achenes 1- 1.5 inches in diameter that ripen to brown in October and persisting into winter, usually borne in pairs, hanging from long, thin stalks. Leaves are 5-9 inches long with 3-5 lobes that are coarsely toothed. Bark is light brown exfoliating into creamy, olive and yellow patches. ---PAGE BREAK--- 16 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Tree root guard Purpose - provide tree roots from growing upwards to displace walkways, hardscape paving, and other pedestrian surfaces, and laterally from growing into drain spouts, storm and sewer collection systems. Design principles – tree root guards are patented mechanical barriers that redirect tree roots down and away from hardscape and utilities, preventing costly root damage while preserving the health and beauty of mature trees. Example – DeepRoot tree root guides are used for linear, surround, and root pruning applications on new plantings and existing trees – www.deeproot.com. DeepRoot Tree Root Guides come in 12-48 inch high by 24 inch wide panels that are pre- assembled with a unique articulated joiner in various depending on whether used for linear applications or surrounds. The guides have ½ inch raised 90 degree molded root deflecting ribs, ground lock tabs to preventing lifting by trees, double top edges for strength, safety, appearance, and root overgrowth protection, ultraviolet inhibitors, and rounded edges for safety in handling. Deep Root Geomembranes – which are available in continuous rolls, block roots, control invasive species and bamboo, protection foundations, and mange water. Geomembranes are flexible, smooth, and available in a variety of widths and thicknesses. ---PAGE BREAK--- 17 Design Guidelines – Streetscape Kennewick Renaissance Project Kennewick Design Guidelines - Streetscape Tree grate Purpose - provide visual accent, walk-able surfaces, and space for water and air infiltration. Design principles - grates are a more effective and practical solution for covering tree wells than paving materials (which can be disrupted) or planting materials (which are frequently trampled down). Example - Kiva series manufactured by Urban Accessories, Woodinville, Washington and available from Northwest Recreation, Tualatin, Oregon –www.urbanaccessories.com . These typical grates are cast iron metal standards in 3,42”, 4,5, and 6-foot squares, and 3x5, 3x6, 4x6, 4x8, and 5x8 foot rectangles. The grate finish oxidizes to create its own protection. Grates are available 0.75-inches thick or 0.25-inch undersized. The grates meet 0.5-inch opening restrictions necessary to support bicycle and other uses. Grates are available for standard paving surfaces on sand bed, adjustable or retrofit mounts. Standard frames are 1x1-inch steel angle 0.25-inches thick with an attached rebar leg to project into slab. Heavy duty frames have beams that span the opening to support the grate section centers. Beams are removable for maintenance. Also available in flat and gloss black, gray, blue, green, beige, brown, blue, bisque, red, and custom colors to match other street furnishings. ---PAGE BREAK--- 18 Design Guidelines – Streetscape Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Kennewick Design Guidelines - Streetscape Tree guards Purpose - provide protection and lateral support to newly transplanted trees. Design principles - most tree guards fit into a slot system on tree grates to become a single reinforced unit. The guards are removed once the trees become established and large enough to survive without protection. Example - Urban Accessories, Woodinville, Washington available from Northwest Recreation, Tualatin, Oregon – www.urbanaccessories.com. The guard body is a 0.25-inch x 1.5-inch steel strap. The bar cage is 12 rods 7/16-inch in diameter. Bolts are 3/8-inch finish head if exposed. All welds are concealed. The guard separates into halves for easy installation. The Eco Guard is manufactured from a smaller bar stock without a bar cage for a smaller budget. Tree guards can be installed with rolled ® or straight guards with or without the center bar cage. Also available in flat and gloss black, gray, blue, green, beige, brown, blue, bisque, red, and custom colors to match tree grates. ---PAGE BREAK--- 1 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Platform with 2-level parking deck – 1 level down and 1 level up ramped from street level with retail or other pedestrian friendly activities fronting onto main streets Retail parking provided on-street in parallel or angled parking Retail or other pedestrian friendly activities fronting onto main streets Up to 5-story mixed income stick-built housing developed to the allowable parking capacity. Illustrative developments – Mixed use prototype – low density Same prototype can be developed in 100-160 foot wide modules incorporating additional parking deck floors for higher density. Upper stores can be offset to provide terraces or varying visual accents. ---PAGE BREAK--- 2 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Following examples of low density (up to 5 stories) mixed use over platform parking and retail from throughout region by various architects including Weber Thompson, and GGLO among others. ---PAGE BREAK--- 3 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- 4 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- 5 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Following examples of medium density (5-20 stories) mixed use over platform parking and retail from throughout region by various architects. ---PAGE BREAK--- 6 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- ---PAGE BREAK---