FEBRUARY 1, 2008 CONCEPT PLANNING SESSION #2

Transcription

1 CONCEPT PLANNING SESSION #2 MASTER PLAN CONCEPTS A & B Today the city does not spatially connect The

2 THE COMMUNITY VISION NEW WHATCOM GUIDING PRINCIPLES AND IMPLEMENTATION STRATEIGIES The Waterfront Futures Group defined Guiding Principles through an 18 month public process that created a Vision and a Framework Plan for the revitalization of Bellingham s waterfront that was released in December of On February 8, 2006, the Waterfront Advisory Group incorporated a series of Implementation Strategies to assist with this vision. I. Reinforce the Inherent Qualities of Each Place on the Waterfront 1. Make the waterfront a regular part of the lives of more people. Foster a greater sense of ownership and stewardship for the health of the Bay and its shore lands by providing places for people to live, work, learn and play as a regular part of their daily activities Create physical and cultural conditions that are welcoming to visitors and encourage their participation in waterfront places and activities A. Establish signature design elements, a memorable park system, interconnected pedestrian and bicycle routes, and public amenities which set the New Whatcom area apart from other urban waterfront areas. B. Redevelop the New Whatcom site with a mix of uses including jobs, housing, retail development, services, educational and cultural facilities and water-dependant industrial uses. C. Community interests will remain a priority throughout the development of New Whatcom. Public input will be actively sought and considered through out the life of the project. 2. Respect history, cultures and the arts. Embrace, include and expand knowledge of our peoples and their cultural heritage A. Work with Lummi and Nooksack leaders to facilitate their development of cultural and educational facilities which feature Native American culture and history. B. Identify and preserve artifacts on the Georgia Pacifi c site, including equipment and storage tanks which have historic or aesthetic value, and utilize them as displays or art at community gathering points in the redevelopment project. Develop interpretive signs and information about the historical uses of the site. 3. Make the waterfront inviting to people on foot. A. Develop a network of interconnected pedestrian, bicycle and transit facilities within the site with connections to adjacent neighborhoods and parks. B. Design the living, working and shopping areas with a pedestrian scale, which is not dominated by vehicles. 4. Reinforce a unique sense of place at different waterfront locations. Support development of a vibrant area that integrates water-dependent uses with new commercial, institutional, educational, and residential uses and public spaces A. Establish unique urban waterfront design guidelines to encourage contemporary architecture and leading green building techniques that blend with the historic industrial buildings on the GP site and highlight the maritime fl avor and cultural heritage of the Bellingham waterfront. B. Design a building scale and business atmosphere which encourages unique, locally owned businesses. 5. Complement adjacent uses. Create an urban mixed-use neighborhood that will complement downtown A. Divide the New Whatcom redevelopment area into a number of districts with distinct character and function, developed in phases to correspond with market demand. B. Encourage a mix of uses which complement, rather than duplicate, businesses in the Central Business District and provide family-wage jobs, including offi ces, research and development, business incubators, live-work studios, and water-related industries. II. Restore the Health of Land & Water 1. Enhance or reintroduce natural systems. A. Continue to work with State and Federal and local agencies, organizations, institutions, including the Lummi Nation and Nooksack Tribe to be good stewards of the environment. Identify opportunities for cooperative projects and joint funding for shoreline restoration, habitat enhancement, environmental remediation and public access improvements. 2. Create and restore habitat wherever possible. A. Evaluate sites identified in the Waterfront Futures Group Opportunities and Ideas for Habitat Restoration and Water Access on Urban Bellingham Bay and other plans and studies for designation as public access and shoreline restoration sites in the New Whatcom Master Plan and City of Bellingham Shoreline Master Program update. B. Urban development and the protection of waterfront environments need not be mutually exclusive. Strike a balance between the economic vital ity of Bellingham s waterfront, the health of its natural resources and enhancement of the community s livability through its connection 3. Remediate upland and in-water contamination. A. Work with the Department of Ecology to complete Remedial Investigation Feasibility Studies for contaminated sites within the New Whatcom Master Plan study area and implement adopted strategies. 4. Protect existing natural shorelines. A. Designate the natural shoreline areas at the head of the I&J waterway, the foot of Cornwall, and adjacent to the log pond for preservation and enhancement as habitat and public access points. 5. Seek opportunities to soften existing hardened shorelines. A. Explore opportunities to rehabilitate and enhance hardened shoreline along the Whatcom Waterway, ASB lagoon and other shores for improved habitat and public access. 6. Tailor environmental cleanup strategies and remediation to planned use. A. Coordinate timing and recommendations in the New Whatcom Master Plan and EIS, Whatcom Waterway Remedial Investigation Feasibility Study, and the Bellingham Shoreline Master Program to ensure that environmental cleanup strategies are consistent with proposed uses and development standards. 7. Manage stormwater to enhance estuarine habitats. Treated or otherwise, assure the quality of stormwater used to enhance estuarine habitats. A. Where feasible, use bioswales, rain gardens and other appropriate low impact development techniques to treat storm water. 8. Require sustainable practices in all development. Avoid heat island effect by utilizing high reflective roofi ng materials and vegetated roof systems Make use of on-site renewable energy such as solar and daylighting, to satisfy the building s energy needs Incorporate Leadership in Energy & Environmental Design (LEED) intentions and requirements in design and construction of new structures A. Utilize appropriate site design standards, such as Whatcom County Building Industry of Washington Green Community program or Leadership in Environmental Education and Design (LEED) Neighborhood Development standards and encourage new or remodeled buildings to be BuiltGreen or LEED certified. B. Continue work with NOAA to develop a Clean Ocean Marina standard which incorporates environmental remediation, habitat enhancement, pollution prevention practices and public access, and apply these standards to the proposed New Whatcom Marina. 9. Restore, enhance and expand beaches wherever possible. (See II. 3 & 4) 10. Connect proposed open space and natural areas to regional open space network and natural wildlife corridors. (See III. 1 & 2) 11. Explore mitigation banking and incentives (such as environmental credits) for environmental resource protection and enhancement prior to redevelopment. Today the city does not spatially connect The 1

3 THE COMMUNITY VISION III. Improve Waterfront Access 1. Develop strong connections between uplands and water. Utilize existing streets to make pedestrian and vehicle connections to and from adjacent districts and neighborhoods. Identify areas where pedestrian access is provided when not in use for commercial/industrial purposes Provide transient moorage with easy access from water to upland services. A. Dissolve the barriers that separate the waterfront from the Bellingham Central Business District, connecting the City with the Bay. B. Develop strong vehicular and pedestrian connections between New Whatcom, E. Holly Street, Roeder Street and State Street, while acknowledging and creatively working the obstacles of topography and the railroad. If there is a WWU presence on the New Whatcom site, develop a connection to the WWU campus. C. Improve access to New Whatcom from I-5 through a combination of road improvements and signage, commensurate with demonstrated need. Limit the impacts of additional traffi c through adjacent neighborhoods and commercial areas. 2. Provide link to regional trail systems. A. Develop an interconnected system of waterfront access and view points, public parks, open spaces, pedestrian walkways and bicycle routes which will be the back-bone of the New Whatcom redevelopment project. 3. Provide multiple modes of access to each area of the waterfront. Create and establish circulation routes Preserve transportation corridor on railroad right-of-way Cluster shared parking away from the water A. Make the majority of water s edge accessible via non-motorized means of transportation, including pedestrian walkways, bicycle trails, motorized and non-motorized boat access, and transient moorage, connected to a network of parks, trails and transit connections. Restrict or control public access to areas used for water-dependant industry, sensitive habitat or government agency uses where public access would conflict with public health or safety, habitat protection or national security. B. Encourage non-motorized transportation by creating a park once environment that makes it safe and attractive for pedestrians or bicycles to connect to amenities, goods and services, jobs and housing. Provide covered transit stops, pedestrian facilities and bicycle parking areas to support non-motorized travel. C. Parking should be thought of as infrastructure and must be convenient, ample, effi cient and affordable, and facilitated or managed by a local jurisdiction. D. Generally, parking should be located under buildings and in parking structures located away from the shoreline, unless associated with a water-oriented use. Subject to the Master Plan design and phasing, surface parking may be developed as an interim use on areas planned for future redevelopment, enabling its evolution over time into a denser environment. 4. Provide convenient connections between different modes of transportation (jitney/bus). New Whatcom Implementation Strategies A. Encourage frequent, convenient and well designed transit service as well as suffi cient density to support it. 5. Create and connect large and small parks and open spaces with a braided system of pedestrian trails. Create water-oriented parks and open spaces Connect parks and open spaces with walkways and bikeways through the City Center neighborhood New Whatcom Implementation Strategies A. Develop the Whatcom Waterway and its adjacent waterfront access as a community amenity, extending the Maritime Heritage Park to the Bay. B. Connect the New Whatcom open space and trail network to Boulevard Park with an over water trail from the south end of the Cornwall Landfill to Boulevard Park. 6. Enhance opportunities for visual access to waterfront areas. Preserve, improve and create public views to and from the waterfront New Whatcom Implementation Strategies A. Identify important view corridors and align streets or limit building height to preserve water views from street ends and other key public view points. 7. Provide the opportunity to walk the waterfront while respecting natural habitat. Provide viewing that respects industrial activity areas 8. Help people find their way. 9. Provide way finding for the Coast Millennium Trail as a route that follows existing and proposed trails. 10. Explore the concept of public access banking and other financing incentives for improving public access. IV. Promote a Healthy & Dynamic Waterfront Economy 1. Create new mixed-use areas on the waterfront for commercial, industrial, educational, recreational and residential uses. Encourage reuse and renovation of existing buildings Identify, preserve and locate sites for water-dependent uses Complement existing downtown area with waterfront redevelopment Support water-dependent activities and uses Retain deep water moorage and entitlement New Whatcom Redevelopment Strategies A. Redevelop the Central Waterfront as a synergistic mixed-use development. B. Maintain a balance between jobs, housing, retail development and services developed on the New Whatcom site. Develop a phasing plan which establishes a ratio between retail, services, offices or institutional uses, and residential development on the site. C. Encourage the development of businesses which provide goods and services to residents of the site and surrounding neighborhoods, local businesses and employees, and visitors to attractions on the site. Develop size and design criteria which discourage big box stores which draw the majority of their customers from other areas of the City. D. Work with non-profit organizations and private developers to provide incentives for development of a mix of housing types affordable to the employees of the businesses provided on the site. E. Include sites for water-related industry and services to support commercial fi shing, recreational boating and maritime industries, including boat building and repair to preserve the nautical history of our community. 2. Support water-dependent activities and uses. New Whatcom Redevelopment Strategies A. Identify appropriate locations for water-dependant industrial uses and develop appropriate design features and transitional areas to buffer uses which produce noise, glare or odors from incompatible uses where needed. 3. Create conditions attractive to jobs of the future. Create a vision for desired businesses and educational facilities New Whatcom Redevelopment Strategies A. Capitalize on the synergistic relationship between New Whatcom and adjacent commercial districts by enhancing rather than competing with adjacent areas especially the Central Business District. This can be achieved by an early emphasis on jobs, residential units and other activities which support businesses in the adjacent areas. B. Coordinate New Whatcom redevelopment with plans and development activities in adjacent areas, and be conscious of impact to adjacent neighborhoods. C. Work with universities, agencies, organizations and business groups involved in education, art and culture to attract educational and cultural facilities to the waterfront. 4. Strengthen the tie between local jobs and resources. Encourage and promote fisheries and ocean-related research industries and facilities Encourage a range of development and businesses that foster apprenticeships and other educational and training opportunities New Whatcom Redevelopment Strategies A. Form strategic partnerships with State, Federal and local agencies organizations, institutions, private investors, developers and businesses to attract redevelopment capital and jobs to New Whatcom. Work with non-profit organizations and provide a combination of incentives, mandates, and subsidies for private developers to develop a mix of housing types affordable to employees of the jobs provided nearby. 5. Provide public amenities and infrastructure to support redevelopment. New Whatcom Redevelopment Strategies A. Make responsible economic decisions throughout the life of the project by: Balancing the pace and amount of public money spent on infrastructure, parks and public services provided for the site with the increased tax revenues generated from new development and related commercial activity and property value increases on adjacent properties. Generating financial return on the sale or lease of land not needed for public or port related activities to recover money spent on environmental remediation, habitat restoration and public amenities. Providing public open space improvements which increase the economic value of adjacent property. 6. Improve permitting processes to achieve the goals and principles of the Waterfront Vision. Promote a business incubator model with access to development resources Create flexible zoning in the City Center New Whatcom Redevelopment Strategies A. Work cooperatively with the City of Bellingham to complete and adopt a master plan for the new Whatcom area, which includes the zoning, development regulations and infrastructure plans for the area. B. Phase site development consistent with anticipated absorption rates. C. Implement land uses that acknowledge Bellingham s deep maritime and cultural history. 7. Explore economic spin-off related to Bellingham Bay Pilot cleanup strategies. 8. Provide incentives and credits for green buildings. (See II. 8) Today the city does not spatially connect The 2

4 EIS PROCESS DIAGRAM AND Feet Affected Environment -EARTH -AIR QUALITY -WATER RESOURCES -PLANTS & ANIMALS -ENVIRONMENTAL HEALTH -NOISE -LAND USE -RELATIONSHIP TO PLANS & POLICIES -POPULATION, EMPLOYMENT & HOUSING -AESTHETICS -HISTORICAL & CULTURAL -RESOURCES -TRANSPORATION -PUBLIC SERVICES -UTILITIES Today the city does not spatially connect The 3

5 KEY FINDINGS (2007/2008) Phasing of site development will occur over at least a 20-year period. The sequence of phasing will be based on a combination of factors, including: timing of the railroad relocation, pace of development, availability of public funding, and prioritization of early actions by the project partners, particularly the City and WWU. Restoration of a contaminated industral site under the proposed action means that the proposed action will be beneficial in many circumstances. The proposed action is manageable and results in a net benefit in many cases. There are no significant unavoidable adverse impacts. The proposal presents a remarkable opportunity to absorb significant population and economic growth without imposing unacceptable impacts. The traffic analysis provides particularly helpful information and indicates that community growth with or without a zoning change will cause impacts to the existing street grid adjacent to the site (e.g. Roeder, Holly, Chestnut, Cornwall and State). It also indicated that certain features of the 2006 Draft Framework Plan do not perform well, including the 5-legged intersection of Cornwall, Commercial and Laurel. The Earth section confirms the fact that the site is mostly filled aquatic land. However, this is typical of most Puget Sound waterfront communities that have been safely and effectively designed throughout the Pacific Rim. With limits on density, building design, and street-scapes imposed by the Master Development Plan and Development Regulations, the view analysis in the DEIS represents a worst case envelope analysis that couldn t be fully developed. Views from the surrounding neighborhoods will be enhanced by converting a largely vacant industrial site to a new urban neighborhood with attractive streets, parks, trails, and stormwater systems consistent with WFG and LEED Neighborhood Development. The net environmental impacts to the site are significantly positive due to a combination of factors, including: 1) cleanup and redevelopment of a waterfront brownfields site under Ecology oversight, 2) restoration of aquatic land and marine shorelines as part of the Clean Ocean Marina proposal, and 3) design consideration for new stormwater systems under the LEED Neighborhood guidance. Under the redevelopment alternatives, noise levels from typical urban traffic, density and activity is not expected to present an unacceptable adverse impact relative to historic industrial conditions. View 4 - Maritime Heritage Park (Top of Steps) - Alternative 2 This simulation is a conceptual representation and is not reflective of a specific project design Today the city does not spatially connect The 4

6 CONCEPT A Feet Concept A Strengths Extends existing grid from Downtown w streets to the waterfront. t Allows for affordable early site connections during first phases of development e without t early bridge construction. ct Maintains Laurel Street bridge connection, more closely linking WWU to the waterfront. t Features early public access opportunities t to new shoreline areas. Features a more continuous waterfront t drive along shoreline e from Roeder er Ave. Compatible with development e of walkable, bikable corridors rs and streets. Today the city does not spatially connect The 5

7 CONCEPT B Feet Concept B Strengths Features dramatic view corridors rs from the edge e of Downtown w to Bellingham Bay and a compelling invitation t to the waterfront. t Allows for affordable early site connections during first phases of development e without t early bridge construction. ct Creates a close and active connection between Farmer s Market and the waterfront. t Offers traffic calming features, including green pathway corridors rs through center of site. Features access from Roeder e Avenue e with less traffic on the shoreline e and more variety of neighborhood features. Works well with development e of walkable bikable corridors rs and streets. Today the city does not spatially connect The 6

8 HOW DO THE TWO CONCEPTS DELIVER THE COMMUNITY S VISION? Consultant Team Observations Using a methodology that is based on the WFG principles, the consultant team (, & ) believes Concept B delivers the community s vision better than Concept A. Considerations for Public Agency Stakeholders Community Vision Does the proposal support the Community Vision for restoring the health of the land and water, improving waterfront access, promoting a healthy and dynamic waterfront economy, and reinforcing the inherent qualities of each place on the waterfront? Connecting to the City Does the proposal enhance downtown businesses and adjacent neighborhoods by creating a close and inviting connection with the new waterfront? Long-lasting Value and Quality Is the proposed action one that is long-lasting and sustainable? Is it an investment of public resources that truly builds toward the Community Vision and will age well in this Project of the Century? Sustainable Development Strategy Is the proposed action a strategic step in a thoughtful plan to rebuild the waterfront with a balance of jobs, goods and services, and homes? Does it support the next step, or does it leave stranded property that will be difficult to incorporate later? Building Partnerships Does the proposal appropriately target limited public resources in a way that creates an attractive investment opportunity for the public and private partners, helping restore the local tax base? Ww Today the city does not spatially connect The 7

9 FUTURE PLANNING TOPICS JAN FEB MAR APR MAY JUNE JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUNE JUL AUG SEP OCT NOV DEC Environmental Impact Statement (EIS) Review of Draft Framework Plan Assumptions Draft Scope EIS Preparation: Analysis of Impacts Draft EIS Planning Concepts Analysis of Mitigating Land Use Concepts F I N A L Master Plan Port/City Plan Development Regulatory Review Master Plan & Development Regulations Agency Approvals Concept Planning Session Topics Parks & Public Spaces (identifying locations, programming and relationship to building environments) Neighborhood Character Concepts (identifying walkable street environments, open spaces, density, height, building setbacks, and neighborhood centers) Analysis s of Development Phasing and Absorption (identifying land use types and absorption against local and regional markets) Integration of LEED ND Strategies (identifying environmental, social and economic sustainable environments) Marine Trades Area Programming r (identifying land use types) Shoreline Environment (identifying marine habitat and relationship to uses within the shoreline) Today the city does not spatially connect The 8

10 RESTORE THE HEALTH OF THE LAND & WATER ENVIRONMENTAL SUSTAINABILITY Environmental - Land, Energy, Transportation, Water Resources, Solid Waste, Urban Ecology Current Planning Efforts & Accomplishments Purchased 142 acres of contaminated industrial waterfront property to support higher levels of environmental cleanup, the transition to a mixed- use waterfront, increased public access, and improved salmon habitat Leading cleanup efforts for more than $85 million of upland and in-water contamination Developing cleanup strategies which support the transition of the heavy industrial waterfront into a habitat friendly and people friendly mixed-use waterfront Led a successful Congressional lobbying effort to reauthorize the Whatcom Waterway Federal Channel to accommodate a locally managed, mixed- use waterfront with comprehensive cleanup, public access and habitat restoration The planned creation of 28 acres of aquatic habitat and enhancement of 3 miles of premium nearshore salmon habitat Protected pulp and tissue mill buildings with reuse potential from demolition by Georgia-Pacific The planned softening of miles of hardened shorelines Mixed use redevelopment will absorb some of the projected population growth in Whatcom County and preserve open space, farmland, natural beauty, and critical environmental areas Demolition at Georgia- Pacific has included extensive recycling and reuse of demolition debris Cleanup efforts in the Whatcom Waterway will include extensive reuse and recycling of clean infrastructure materials. Today the city does not spatially connect The 1

11 RESTORE THE HEALTH OF THE LAND & WATER ENVIRONMENTAL SUSTAINABILITY Environmental - Land, Energy, Transportation, Water Resources, Solid Waste, Urban Ecology Future Planning, Design & Construction Support pedestrians, cyclists, kayakers, transit and alternative transportation modes Utilize compact development and efficient land use to maximize parks and open space Recycle and reuse construction debris Design the site to protect against projected sea level rise Employ innovative storm water solutions and reduce storm water management infrastructure Minimize energy consumption and promote renewable energy sources Minimize negative environmental impacts of building lighting Minimize water use in buildings and for landscape irrigation Reduce urban warming (heat island effect) Design parking to increase the pedestrian orientation of projects and minimize the adverse environmental effects of parking facilities Minimize water use in buildings and for landscape irrigation Minimize solid waste disposal Minimize wastewater discharge Promote community-based and local food production (e.g.: seafood on the docks) to minimize the environmental impacts from transporting food long distances and increase direct access to fresh foods Encourage the design and construction of buildings to utilize green building practices Encourage the design and construction of energy efficient buildings Today the city does not spatially connect The 2

12 IMPROVE WATERFRONT ACCESS SOCIAL SUSTAINABILITY Social - Livibility, Diversity, Housing Affordability, Health and Well-being, Community. Current Planning Efforts & Accomplishments A balance of public access to the water with the restoration of salmon habitat along the shoreline Over 3 miles of new public access to the shoreline Extensive softening of hardened shorelines to improve public access to and from the water The creation and connection of large and small parks and open spaces with pedestrian trails with links to regional trail systems New visitor boating docks in the Whatcom Waterway to improve access to Bellingham Bay and the San Juan Islands Walkable streets with appealing and comfortable pedestrian street environments to promote pedestrian activity Multiple modes of access to each area of the waterfront Close proximity between housing and jobs to promote reduced dependence on automobiles Encouraging community and stakeholder collaboration in planning decisions The planned use of historic industrial icons as public art A variety of open spaces close to work and home to encourage walking, physical activity and time spent outdoors Pedestrian trails, a bicycle network and kayak beaches to promote alternative forms of transportation Today the city does not spatially connect The 3

13 IMPROVE WATERFRONT ACCESS SOCIAL SUSTAINABILITY Social - Livibility, Diversity, Housing Affordability, Health and Well-being, Community. Future Planning, Design & Construction Provide view corridors Provide affordable housing and a range of housing opportunities and choices Reuse historic buildings Foster community involvement and a sense of belonging Provide opportunities for learning Provide public art and historical signage Encourage innovation in design and sustainability Encourage community and stakeholder collaboration in development decisions Today the city does not spatially connect The 4

14 PROMOTE A HEALTHY & DYNAMIC WATERFRONT ECONOMY ECONOMIC SUSTAINABILITY Employment and Economic Activity, Infrastructure, Revenue for Municipality Current Planning Efforts & Accomplishments New mixed-use areas on the waterfront for commercial, industrial, educational, recreational and residential uses Secured a 30-year environmental insurance policy to cap cleanup costs New visitor boating docks and strategic public parking locations to enhance downtown businesses The preservation, celebration, and integration of the historic working waterfront and water dependent activities and uses into the new mixed-use waterfront A commitment from Western Washington University to build an extension campus in The Waterfront District A marine industry Innovation Zone designation and grant funding from the State to advance innovative marine businesses and create new jobs within The Waterfront District Designation and grant funding from the State as a Local Infrastructure Financing Tool (LIFT) site to help finance public infrastructure, create jobs and increase economic growth Today the city does not spatially connect The 5

15 PROMOTE A HEALTHY & DYNAMIC WATERFRONT ECONOMY ECONOMIC SUSTAINABILITY Employment and Economic Activity, Infrastructure, Revenue for Municipality Future Planning, Design & Construction Limit impacts to municipal infrastructure and utilities (sewer, water, storm, roads, landfill) Support local employment/education Support local businesses Make development decisions predictable, fair, and cost effective Use public investment to attract private investment Maximize access to good jobs locally Create living wage jobs for our children and grandchildren Today the city does not spatially connect The 6

16 CONCEPT A PRELIMINARY ROAD SEQUENCING Concept A Preliminary Road Sequencing 2016 (THROUGH SEQUENCE 4) The Waterfront District - Phasing of Transportation Infrastructure Improvements - Modified EIS Grid Phase Transportation Infrastructure Project Description Total Development Capacity 3 (Sites 1 through 10) Million Square Percent Feet On-Site Access and Circulation Improvements Extend Central Avenue to Laurel Street Signalize intersection at Central Avenue / Roeder Avenue 30% 2.2 Construct Bay Bridge Signalize intersection at Bay Street / Chestnut Street 35% 2.6 Construct Laurel Street Bridge Demo Cornwall Avenue Bridge Relocate the Railroad Construct a new Cornwall Street Bridge Re-connect Cornwall Avenue with Laurel Street Off-Site Improvements Needed to Support On-site Infrastructure Improvements Upgrade the Laurel Street corridor, including intersection traffic control improvements at State and Forest Streets 35% 2.6 Signalize or roundabout control at the intersection of Cornwall Avenue / Maple Street 50% Build Log Pond Drive & Oak Street between Laurel Street and Cornwall Avenue Provide traffic control at the intersection with Log Pond Drive / Laurel Street 50% Build interal Street - Maple Street and University 50% Construct Commercial Street Bridge Extend Commercial Street to Laurel Street Extend Maple Street to from Bay Street to Commerical Street 60% Construct Commercial Street between Laurel Street and Oak Street 62% Extend Commercial Street to Pine Street Upgrade Wharf Street Build Roundabout at Warf/State/Boulevard intersection 70% 5.2 Source: (December 2007) Total 5,200, Based on the Alternate Grid phasing diagrams provided by on January 9, Represents the point at which the identified infrastructure improvement must be operational. 3. Represents maximum amount of development that could be accommodated without additional infrastructure 4. Likely needed sooner without modifications to the City LOS standards and concurrency requirements Today the city does not spatially connect The A

17 CONCEPT B PRELIMINARY ROAD SEQUENCING 2 Concept B Preliminary Road Sequencing 2016 (THROUGH SEQUENCE 5) The Waterfront District - Phasing of Transportation Infrastructure Improvements - Alternate Grid Phase Transportation Infrastructure Project Description Off-Site Improvements Needed to Support On-site Infrastructure Improvements Total Development Capacity 3 (Sites 1 through 10) Million Square Percent Feet On-Site Access and Circulation Improvements Extend Central Avenue to Laurel Street Signalize intersection at Central Avenue / Roeder Avenue 30% 2.2 Construct Commercial Street Bridge 35% 2.6 Extend Central Avenue to Cornwall Avenue Upgrade Wharf Street Build Roundabout at Warf/State/Boulevard intersection 50% 3.7 Demo Cornwall Bridge Build Log Pond Bridge Signalize or roundabout control at the intersection of Cornwall Avenue / Maple Street 50% 3.7 Demo section of Laurel Street Complete the Log Pond Bridge Connect Cornwall to Log Pond Relocate the Railroad 50% 3.7 Build Internal Section of Bay Street Demo waterfront section of Central Construct section between Log Pond Drive and Central Avenue 53% Extend Log Pond Drive and build Oak Street 57% Construct Bay Street Bridge Build Park Street between Central Avenue and Cornwall Avenue Signalize intersection at Bay Street / Chestnut Street 60% Construct the Laurel Street Bridge Upgrade the Laurel Street corridor, including intersection traffic control improvements at State and Forest Streets 70% 5.2 Source: (December 2007) Total 5,200, Based on the Alternate Grid phasing diagrams provided by on January 9, Represents the point at which the identified infrastructure improvement must be operational. 3. Represents maximum amount of development that could be accommodated without additional infrastructure 4. Likely needed sooner without modifications to the City LOS standards and concurrency requirements Today the city does not spatially connect The B

18 EXISTING BELLINGHAM Aerial photography of Bellingham depicting locations where street grade effected or impacted a design solution for the building environment. Today the city does not spatially connect The C

19 ROADWAY CONFIGURATIONS Integrated Slope Concept Section through Commercial Street depicting underground parking with roadways constructed on fill material. Free Standing Bridge Concept Oblique views depicting free-standing bridge design Today the city does not spatially connect The D

20 COMMERCIAL STREET SECTIONS Concept B Cross Commercial Street Section through Commercial Street depicting underground parking Concept A Cross Commercial Street Section through Commercial Street depicting underground parking Today the city does not spatially connect The E