SAMISH WAY URBAN VILLAGE. Presentation of Draft Concepts and Regulations

Transcription

1 SAMISH WAY URBAN VILLAGE Presentation of Draft Concepts and Regulations February 26, 2009

2 The Samish Way Urban Village Project Timeline TASK JUNE JUlT AUG SEP OCI Putlic Vforlcshopi * 2009 NOV D C JAN feb MARCH APRIL MAY JUNE JULY AUG SEP Study Attemof<Ve: Re 1e'f1i =indings 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. * * We Are Here

3 10 Key Principles of an Urban Village Walkable Variety of Housing Options Population to Support Businesses and Services Sustainability Street Grid and Trails Quality Design Supports Multiple Travel Modes Mix of Uses Defined Center and Edge Quality of Life

4 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

5 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

6 What We Heard: Strengths LOCATION! Stakeholder support Existing amenities Redevelopment potential Strong neighborhood and business relationships

7 What We Heard: Constraints Auto-orientation Low-density development & impervious surfaces Lack of connectivity Limited diversity of uses Safety concerns Multiple property owners

8 Highway 99, auto-orientation People-Orientation

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10 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

11 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

12 Project Boundary 2008 Boundary Proposed Boundary Met with TBD areas to discuss inclusion Added existing multifamily area

13 Circulation Existing Challenges Dead end roads Limited access to arboretum Narrow / no sidewalks Fast traffic and few crossings Infrequent bus service Goals Walkable community Create a street grid Multiple transportation options Enhance trail connections

14 Circulation Grid Alternatives

15 Circulation Bike / Ped Connections

16 Circulation - Street Designs Abbott and 34 th designated as special streets Maintain character of residential streets Private pedestrian connections where needed Samish Way transitions. Add parking to core Add parking to existing local streets New side streets where needed

17 Street Design Samish Way (core) Looking south on Samish

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20 Street Design Bill McDonald Pkwy Alternative 1 New Signal Alternative 2 Roundabout System

21 Street Design Local Streets Looking southwest up Otis Street

22 Street Design Abbott Street Woonerf = 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

23 Looking east down Abbott Street

24 Street Design 34 th Street Street Edge Alternative (SEA-Street) Model Looking south down 34 th 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

25 Public Spaces - Plazas Existing Challenges No public spaces Lack of amenities in area Neglected right-of-way Goals Create a public plaza Construct plaza amenities such as landscaping, benches, etc Enhance existing right-ofway FAR bonus for plaza dedication Buildings constructed along plaza edge to promote activity

26 Public Spaces Existing ROW Bill McDonald Parkway / 34 th Abbott / Otis Intersection Relocate bus stop Preserve vegetation Enhance habitat Improve trail Create a functional bike path Provide passive recreation (benches, overlook, trail)

27 Core and Transition Zones Existing Challenges No sense of place /autoorientation Residential uses currently prohibited Boundaries of arboretum and I-5 Transitions to existing neighborhoods Goals Provide a variety of housing choices Encourage a mix of uses Sustainable development Create a defined center and edge Transition to existing SF neighborhoods

28 Core and Commercial Transition - Uses 2008 Draft Proposed Commercial Transition: Same uses as North Core, but nightclubs prohibited North Core: Mixed use, retail, restaurants, hotels/motels, cafes, offices, personal services, community center, WWU housing, etc. Residential Transition Zone: Uses and regulations within the urban infill toolkit 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)

29 Residential Transition Zone (RTZ) Bordering the York Neighborhood Goals Mix of housing types Quality of life Transition between urban village and established neighborhoods Provide the population to support business and services Bordering the Sehome Neighborhood

30 Residential Transition Zones, cont. Regulations within the Urban Infill Toolkit Permitted Uses Parking Requirements Small lot single-family Courtyard ADU / DADU / Carriage 1 parking stall per unit Greater than 1,000 sq. ft = 2 stalls Duplex / Triplex Cottages Townhouses Height / FAR 25 foot height limit FAR specified in toolkit

31 Core and Commercial Transition Height Existing Challenges 3-story height limitation Underdeveloped properties Surface parking Goals Economically feasible development regulations Use topography to minimize height impacts Appropriately scaled development to provide transitions Use of FAR to provide flexibility

32 Core and Commercial Transition - Height Height Limits Residential Transition: Commercial Transition: Core: 25 feet 55 feet 75 feet

33 What is Floor Area Ratio? (FAR) Definition of FAR: Two different forms of a 1.0 FAR building 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

34 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

35 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.

36 Core and Commercial Transition FAR Bonuses Right of Way Dedication Affordable Housing Public Plaza LEED Certification Lake Whatcom Watershed Fund Dedicate 1 sq. ft, receive 2.5 sq. ft. Provide 1 sq. ft. receive 4 sq. ft. Dedicate 1 sq. ft., receive 2.5 sq. ft. 1.0 FAR bonus Pay $8 receive 1 sq. ft.

37 Looking North on 35 th Street Towards Abbott

38 Core and Commercial Transition Design Articulate building corners Awnings and overhangs Ground floor windows / No blank walls Building modulation

39 Core and Commercial Transition - Design Step-backs required on all streets except along Samish Way core area

40 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

41 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

42 Redevelopment Timeline Telephone interviews Permit activity Recent investment **If you believe your property is mislabeled, please let us know!

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46 Break and Viewing of Plans

47 NEXT STEP: PLANNING COMMISSION PUBLIC HEARING THURSDAY, JUNE 18 TH, 7:00 PM CITY HALL COUNCIL CHAMBERS More information on the website: search Samish Way Urban Village Send questions/comments to project manager, Darby Galligan: