Town Center Joint Commission Public Hearing #1: January 20, 2016
PROCESS
PUBLIC HEARINGS Hearing 1 January 20 - Vision - Building height - Affordable Housing - Setbacks and massing Hearing 2 March 9 - Architectural standards - Streetscapes - Retail - Parking - Open space - Bonus height requirements Hearing 3 March 30 - Draft Code Recommendations (all topics included) - Comprehensive Plan Policies related to Town Center
VISION Draft Updated Town Center Vision Statement We envision a Town Center that will: Embody the small-town feel that residents love about Mercer Island. Be the heart of Mercer Island, a place that is beautiful and economically healthy, where residents will want to come to do business, shop, eat together, play and relax. Be pedestrian-friendly, with tree-lined streetscapes, wide sidewalks, storefronts with canopies, and cross-block connections that make it easy to walk around. Have ample parking, both on-street and off, and the ability to park once and walk to a variety of retail shops clustered along major streets. Be convenient and accessible to people of all ages and abilities, including pedestrians, bicyclists, transit users and motorists. Have inviting outdoor spaces with seating, greenery, water features, and art that offer settings for outdoor entertainment and special events as well as for quiet contemplation. Have a range of building types, styles and ages that reflect the evolution of the Town Center over time, with human-scaled buildings, varied height, set-backs and step-backs and attractive facades. Locate taller buildings on the north end and step down through the center to lower heights on the south end, bordering Mercerdale Park. Have a diversity of uses including retail shops, professional offices, personal and automobile services, lodging, recreational facilities, and a variety of restaurants, cafes, pubs and bakeries, providing the option to meet daily needs without traveling off-island. Offer a variety of housing options, including townhomes, condominiums and apartments attractive to families, singles, and seniors at a range of price points. Support public and private investment in existing properties, infrastructure, and marketing to help maintain longstanding businesses and attract new ones. VISION PRINCIPLES WE HAVE HEARD SO FAR 1. BE THE HEART of Mercer Island, where residents want tot shop, eat, play and relax together. 2. BE ACCESSIBLE to people of all ages and abilities. 3. BE CONVENIENT to enter, explore and leave with a variety of transportation modes. 4. BE WELL DESIGNED with public spaces that offer attractive settings for entertainments, relaxation and recreation. 5. BE DIVERSE with a range of building types and styles that acknowledge both the history and future of the island. 6. BE LOCAL providing businesses and services that meet everyday needs on the island. 7. BE HOME to a variety of housing options for families, singles and seniors.
SUBAREAS AND BUILDING HEIGHT Current Code Alternative A Alternative B Alternative X
AFFORDABLE HOUSING Problem: Many people who work in Mercer Island cannot afford to live here $44,124 $30,630 Example Salaries (King County, 2015) $46,963 $43,394 $38,769 $54,996 $29,004 $31,288 $25,659 $42,315 About 50% of Mercer Island jobs pay less than $35,000, reflecting the heavy focus on retail and services. Bookkeeper Bank Teller Teacher Hair Stylist (entry level) Auto Mechanic Carpenter Grocery Clerk Retail Food Prep Salesperson Worker Dental Assistant The Joint Commission is considering a requirement or incentives for affordable housing.
BUILDING HEIGHT Problem: Current 5 floor and 65 height limit allows too much flexibility. 55 65 limit allows of flex above typical floor heights Typical floor height 15 Typical floor height Consider: 1. Reducing max height from 65 to 60 2. Prohibiting any single street facing façade taller than 60 (even on sloping site)
Current Example Approx 75 actual facade height (when construction is complete) 60 here proposed max facade height Base of facade Measure height from adjacent sidewalk level
VERTICAL STEPBACKS Problem: Current code allows facades with 5 story walls straight up from the sidewalk Proposed Hines project denied by the Design Commission Does Not Meet Current or Proposed Standard Consider: Prohibiting flat 5- story facades and require upper levels to step back
VERTICAL STEPBACKS 1. Simple Step back requirement 15 Street 15
VERTICAL STEPBACKS 2. Average Daylight Plane requirement Street 15
Examples What it Looks Like Meets Standard Doesn t Meet Standard
Examples What it Looks Like Meets Standard Doesn t Meet Standard
BLOCK FRONTAGE MASSING Problem: Large buildings create a solid mass along the sidewalk and green space is obscured from view Consider: 1. Require modulation of large facades to break up massing and add visual interest 2. Require throughblock pedestrian connections in key locations
MAJOR FACADE ARTICULATION 0 Larger buildings need more substantial articulated/ modulated features to break up the massing and add visual interest.
THROUGH BLOCK CONNECTIONS street street Through block connection street Breaks down mass Creates pedestrian circulation Ensures light and air
Current Example Ensure through block connections and green space remain open to the public?
PUBLIC HEARING Please sign in if you would like to speak 3 minutes per person The lights on the podium will indicate when you have 30 seconds left (yellow) and when your time is up (red) Begin by stating your name and address for the record Commissioners are here to listen and will not respond to comments The commission also encourages written comments: TownCenter@mercergov.org