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2015-45th and Pioneer Crossing Business Case-45Pioneer45TH & PIONEER CROSSING VISION The best near-term opportunity at this key intersection is for a grocery-anchored retail center near the Pioneer & 45th roundabout. With this concept, sites for commercial use would be possible at the 3 as yet undeveloped quadrants of The Crossing. ADVANTAGES The retail market for the primary and secondary portions of the Ridgefield/I-5 trade area is considerably underserved. 5-year population projections indicate 300,000 sq. ft. of new retail space could be supported. The Crossing is directly adjacent to current and planned residential areas, offering businesses that locate here a “The community is excited about business growth. People rally around new things.” — CONNIE LORCH, MANAGER - ALLIED FITTINGS significant potential clientele in close proximity. 45th Avenue serves as a frontage road connecting south and north Ridgefield. Pioneer serves commuters and visitors heading to and from I-5 and Downtown Ridgefield. 45th will also provide local access to the Cowlitz Casino at the La Center exit, opening in 2017. Developers & businesses will benefit from an early-in strategy. At full residential capacity, land prices are likely to increase. 200 ACRES OF OPPORTUNITY • 60 acres Commercial Community Business • 158 for Office/Retail IN THE WORKS ANTICIPATED 1,200 ADDITIONAL NEW HOMES 3,600 NEW PEOPLE IN RIDGEFIELD WITHIN 5 YEARS CLARK COLLEGE NORTH COUNTY SATELLITE CAMPUS AT THE JUNCTION 2020 1,000 STUDENTS PHASE 1 CREATION OF A FLEXIBLE EMPLOYMENT ZONE A COMBINATION LIGHT INDUSTRIAL/OFFICE ZONE BIKING & WALKING TRAILS TO THE JUNCTION & DOWNTOWN/POTENTIAL COMMUNITY PARK COWLITZ CASINO NEARLY 17,000 NEW WEEKDAY TRIPS OVER 19,000 NEW WEEKEND TRIPS: 45TH & PIONEER WILL SERVE SOME OF THIS INCREASED TRAFFIC 45TH & PIONEER CROSSING DATA !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! ! !! ! ! !! ! !!! ! ! ! ! !! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map.!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !! ! !! ! ! !! ! ! !!!!!! !! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map. PIONEER/SR 501 45TH AVE56TH AVE51ST AVESOUTH 6TH WAY S 5TH S 8TH SOUTH 15TH ROYLE RD. ROYLE RD/TRAIL TO HIGH SCHOOL TRAILS TO DOWNTOWN 45TH TOWN CENTERHIGHER INTENSITYCOMMERCIAL BOULEVARD/ GREEN STREETS PIONEER GATEWAY ORIENT COMMERCIAL/ RETAIL USES TO THE STREETPOTENTIAL COMMUNITY PARK ORIENT BUILDINGS TO OPEN SPACE / PARK CORRIDORS POTENTIAL COMMUNITYPARK POTENTIAL NEIGHBORHOOD PARK PARK/OPEN SPACES UTILIZE EXISTING CRITICAL AREAS (TYP.) UPGRADE EXISTINGCREEK CROSSING PEDESTRIAN CIRCULATION USES EXISTING CRITICAL AREAS (TYP.) TRAILS TO JUNCTION SOUTH 11TH !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !! ! !! ! ! !! ! !!!!!!! !! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500 Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map.45TH AVEPOPULATION WITHIN: 5 min: 3,260 10 min: 31,343 30 min: 996,000 PEAK HOUR TURNING MOVEMENT- TRAFFIC COUNTS 7:15AM - 8:15AM: 883 4PM - 5PM: 1,013 Avg. annual visits to Ridgefield National Wildlife Refuge: 110,000 ZONING • Community Retail • Campus Office/Flex • Horizontal Mixed-Use • Employment Zone 45TH & PIONEER SUB AREA PLAN ci.ridgefield.wa.us/cd/ page/45th-and-pioneer HERE TO HELP Ridgefield Business Association ridgefieldbusinessassociation.com 111 W. Division Ridgefield, WA 98642 360.887.3873 portridgefield.org 230 Pioneer St. Ridgefield, WA 98642 360.887.3557 ci.ridgefield.wa.us !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! !! ! !! ! ! !! ! !! ! ! ! ! ! !! ! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map.!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!! !!! ! !! ! !!!!! ! ! !!! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500 Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map. PIONEER/SR 50145TH AVE56TH AVE51ST AVESOUTH 6TH WAY S 5TH S 8TH SOUTH 15TH ROYLE RD. ROYLE RD/TRAIL TO HIGH SCHOOL TRAILS TO DOWNTOWN 45TH TOWN CENTERHIGHER INTENSITYCOMMERCIAL BOULEVARD/ GREEN STREETS PIONEER GATEWAY ORIENT COMMERCIAL/ RETAIL USES TO THE STREETPOTENTIAL COMMUNITY PARK ORIENT BUILDINGS TO OPEN SPACE / PARK CORRIDORS POTENTIAL COMMUNITYPARK POTENTIAL NEIGHBORHOOD PARK PARK/OPEN SPACES UTILIZE EXISTING CRITICAL AREAS (TYP.) UPGRADE EXISTING CREEK CROSSING PEDESTRIAN CIRCULATION USES EXISTING CRITICAL AREAS (TYP.) TRAILS TO JUNCTION SOUTH 11TH !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! ! !! ! ! !! ! !!!!! ! ! !! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500 Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map.45TH AVE!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! !!! ! !! ! !! ! ! ! !!!!! !! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map. !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!! !! ! !! ! !! ! !!! ! ! ! ! ! !! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map. PIONEER/SR 501 45TH AVE56TH AVE51ST AVESOUTH 6TH WAY S 5TH S 8TH SOUTH 15TH ROYLE RD. ROYLE RD/TRAIL TO HIGH SCHOOL TRAILS TO DOWNTOWN 45TH TOWN CENTERHIGHER INTENSITYCOMMERCIAL BOULEVARD/ GREEN STREETS PIONEER GATEWAY ORIENT COMMERCIAL/ RETAIL USES TO THE STREETPOTENTIAL COMMUNITY PARK ORIENT BUILDINGS TO OPEN SPACE / PARK CORRIDORS POTENTIAL COMMUNITYPARK POTENTIAL NEIGHBORHOOD PARK PARK/OPEN SPACES UTILIZE EXISTING CRITICAL AREAS (TYP.) UPGRADE EXISTINGCREEK CROSSING PEDESTRIAN CIRCULATION USES EXISTING CRITICAL AREAS (TYP.) TRAILS TO JUNCTION SOUTH 11TH !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! ! !!! ! !! ! !! ! !! ! ! ! ! ! ! !! ! !!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Legend Proposed Land Uses Office Industrial Commercial Higher Density Residential Lower Density Residential Residential Density Transition Mixed Use Overlay Open Space Corridor Overlay Proposed Circulation Arterial / Collector Local Roads !!!!Trail Existing Conditions Roads Pond & Stream RidgefieldTaxLots Ridgefield - Incorporated UGA 45th & Pioneer Sub-Area Ridgefield, WA l Preferred Alternative Plan l September 2015 1,000 0 1,000500 Feet Notes: 1. Open space corridor overlay does notaccount for all critical areas within sub-areaboundaries. 2. Additional Local Roads will be requiredat time of development to meet City Connectivity Standards. 3. In order to meet City Street Standards, existing roads may require improvments. 4. Trail/open space corridor location maybe adjusted through planned unit development or site plan review. 5. Zoning to implement this concept mapis provided on the Ridgefield Zoning Map.45TH AVE