Presentation of Draft Concepts and Regulations

February 26, 2009

SAMISH WAY URBAN VILLAGE

We Are Here

The Samish Way Urban Village Project Timeline

200 8 TASK JUNE JUlT AUG SEP OCI

Putlic Vforlcshopi *

Study Attemof<Ve:

Re·1e'f1i =ind ings ond ()of· Concept.

SEP~. Review

Relecse Drott Pion and Re11-lation1

Planning Cornmission

City Council

* Cppcmrifl< 'or pubic conYnent.

Note: Exa:t dates to be pored as they ore schedulec.

2009 NOV D£C JAN fEB MARCH APRIL MAY JUNE JULY AUG

*

*

*

SEP

*

10 Key Principles of an Urban Village

Walkable

Street Grid and Trails

Mix of Uses

Variety of Housing Options

Quality Design

Defined Center and Edge

Population to Support Businesses and Services

Supports Multiple Travel Modes

Sustainability

Quality of Life

2006 Comprehensive Plan

Accommodate population growth in urban villages

Master plan required

Land use

Density

Street layout

Housing types

Public spaces

Samish Way

Identified as a potential village

Promoted by the Sehome Neighborhood Association

2008 Public Workshops

June 5 Introduction and Character

June 12 Public Realm: Streets, Trails and Public Spaces

June 19 Development Character: Uses, Design, Scale

July 10 Summary of Input and Discussion of Alternatives

What We Heard: Strengths

LOCATION!

Stakeholder support

Existing amenities

Redevelopment potential

Strong neighborhood and

business relationships

What We Heard: Constraints

Auto-orientation

Low-density development & impervious surfaces

Lack of connectivity

Limited diversity of uses

Safety concerns

Multiple property owners

Highway 99, auto-orientation

People-Orientation

f

~ ~ ~'j1)r. ->eflSS , '

..__,_~....,,,.~· :Pictures by Quentin ]Jfake

Tonight’s Schedule

6:15 – 6:45 Share Draft Concepts and Regulations

6:50 – 7:10 Break to View Plans

7:15 – 8:00 Group Discussion / Q&A

Sub-Area Plan Policies

Encourage a healthy mix of

residential and commercial uses

Guide re-development to create

a safe, convenient and attractive

pedestrian environment

Provide predictability for

stakeholders

Encourage thoughtful

redevelopment

Project Boundary

2008 Boundary

Proposed Boundary

Met with TBD areas to discuss inclusion

Added existing multifamily area

Circulation

Existing Challenges

Goals

Walkable community

Multiple transportation

options

Create a street grid

Enhance trail connections

Dead end roads

Limited access to

arboretum

Narrow / no

sidewalks

Fast traffic

and few crossings

Infrequent bus service

Circulation – Grid Alternatives

Circulation – Bike / Ped Connections

Samish Way transitions. Add parking to core

Maintain character of residential streets

Abbott and 34th

designated as ‘special streets’

Private pedestrian connections where needed

Add parking to existing local streets

New side streets where needed

Circulation - Street Designs

Street Design – Samish Way (core)

Looking south on Samish

.,, "' fliltriC. ,,,.,

. r .. ~"-

~ . '

Street Design – Bill McDonald Pkwy

Alternative 1 – New Signal Alternative 2 – Roundabout System

Street Design – Local Streets

Looking southwest up Otis Street

Street Design – Abbott StreetWoonerf = Street shared between pedestrians and automobiles

Walk / play anywhere

Motorized vehicles operate at walking pace

No parking, except in a few designated spots

Traffic from the right has priority

Motorized vehicles may not impede pedestrians, but pedestrians shouldn’t unnecessarily obstruct either

Looking east down Abbott Street

Street Design – 34th StreetStreet Edge Alternative (SEA-Street) Model

Looking south down 34th Street

Promote as primary bike / ped route

Improve stormwater issues by reducing impervious surfaces and planting landscaped bioswales and raingardens

Transition between urban village and single-family zone

Public Spaces - Plazas

Existing Challenges

Goals

No public spaces

Lack of amenities in

area

Neglected right-of-way

Create a public plaza

FAR bonus for plaza dedication

Construct plaza amenities such as

landscaping, benches, etc

Buildings constructed along plaza edge to

promote activity

Enhance existing right-of-

way

Public Spaces – Existing ROW

Relocate bus stop

Enhance habitat

Create a functional bike path

Preserve vegetation

Improve trail

Provide passive recreation

(benches, overlook, trail)

Bill McDonald Parkway / 34th Abbott / Otis Intersection

Core and Transition Zones

Existing Challenges

Goals

Provide a variety of housing choices

Create a defined center

and edge

Encourage a mix of uses

Transition to existing SF

neighborhoods

Sustainable development

No sense of place /auto-orientation

Residential uses currently

prohibited

Boundaries of arboretum and

I-5

Transitions to existing

neighborhoods

Core and Commercial Transition - Uses

Proposed

2008 Draft

South Core (all uses allowed in North Core, plus):small craft manufacturing, live/work studios, artist lofts, drive-thrus, auto /boat sales (when enclosed in a building)

North Core: Mixed use, retail, restaurants, hotels/motels, cafes, offices, personal services, community center, WWU housing, etc.

Commercial Transition: Same uses as North Core, but nightclubs prohibited

Residential Transition Zone: Uses and regulations within the urban infill toolkit

Residential Transition Zone (RTZ)

Goals

Mix of housing types

Transition between urban village and

established neighborhoods

Quality of life

Provide the population to

support business and

services

Bordering the York Neighborhood

Bordering the Sehome Neighborhood

Residential Transition Zones, cont.

Small lot single-family

Courtyard

ADU / DADU / Carriage

Duplex / Triplex

Cottages

Townhouses

Permitted Uses

Height / FAR

25 foot height limit

FAR specified in toolkit

Parking Requirements

1 parking stall per unit

Greater than 1,000 sq. ft = 2 stalls

Regulations within the Urban Infill Toolkit

Core and Commercial Transition – Height

Existing Challenges

Goals

Economically feasible development regulations

Appropriately scaled development to

provide transitions

Use topography to minimize height

impacts

Use of FAR to provide flexibility

3-story height limitation

Underdeveloped properties

Surface parking

Height LimitsResidential Transition: 25 feet Commercial Transition: 55 feet Core: 75 feet

Core and Commercial Transition - Height

What is Floor Area Ratio? (FAR)

Two different forms of a 1.0 FAR building

Definition of FAR:

The gross square footage of a building(s) divided by the square footage of the site

EXAMPLE: a FAR of 1.0 would allow a 5,000 sq. ft building on a 5,000 sq. ft. lot

Core and Commercial Transition - Development Feasibility

2.5 maximum base FAR

Up to 3.5 FAR with bonuses for public amenities

Economic analysis: lower height limits and FAR results in surface parking

3.5 F.A.R. Development Example& for 35,000 sf Building 10,000 •I lot x 3.5 FAR = 35,000 •1 Bulklfl!I mmx.

Core and Commercial Transition – FAR Bonuses

Right of Way Dedication Dedicate 1 sq. ft, receive 2.5 sq. ft.

Affordable Housing Provide 1 sq. ft. receive 4 sq. ft.

Public Plaza Dedicate 1 sq. ft., receive 2.5 sq. ft.

LEED Certification 1.0 FAR bonus

Lake Whatcom Watershed Fund Pay $8 receive 1 sq. ft.

Looking North on 35th Street Towards Abbott

Core and Commercial Transition – Design

Articulate building cornersAwnings and overhangs

Ground floor windows / No blank walls Building modulation

Core and Commercial Transition - Design

Step-backs required on all streets except along Samish Way ‘core’ area

Core and Commercial Transition - Parking

1 stall per 700 sq. ft of commercial area

1 stall per residential units

Parking added to all side streets & Samish

Parking provided at rear or below building

Core and Commercial Transition – Landscaping

Green Factor

Landscape areas

Trees / shrubs

Green roofs/raingardens

Vegetated walls

Water features

Public right-of-way

Multiply square feet by

a weighted “factor”

Projects must meet a

minimum score

Redevelopment Timeline

Telephone interviews

Permit activity

Recent investment

**If you believe your property is

mislabeled, please let us know!

~----B x

Break and Viewing of Plans

NEXT STEP: PLANNING COMMISSION PUBLIC HEARING

THURSDAY, JUNE 18TH, 7:00 PM

CITY HALL COUNCIL CHAMBERS

More information on the website: www.cob.org search “Samish Way Urban Village”

Send questions/comments to project manager, Darby Galligan: dgalligan@cob.org