Download - SAMISH WAY URBAN VILLAGE - cob.org
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
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Re·1e'f1i =ind ings ond ()of· Concept.
SEP~. Review
Relecse Drott Pion and Re11-lation1
Planning Cornmission
City Council
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Note: Exa:t dates to be pored as they ore schedulec.
2009 NOV D£C JAN fEB MARCH APRIL MAY JUNE JULY AUG
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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
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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
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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!
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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: [email protected]