Fountain District Urban Village

Fountain District Urban Village Planning Commission Work Session June 3, 2010 City of Bellingham, Washington Planning & Community Development Department 1

Fountain District Urban Village Planning City s Comprehensive Plan identifies potential Urban Village areas Planning Objective: To balance the varied interests of many stakeholders: Businesses, Residents, Property Owners, Agencies and others

Four Topics of Discussion Issue #1. Elm Street Corridor Issue #2. Maximum allowable height on Meridian Street Issue #3. Duplex Housing in Residential Transition 1 areas Issue #4. Opportunities for additional parking

Item #1. Elm Street Corridor Goals Support and enhance multi-modal travel modes Pedestrian, Bike, Transit and Auto - within and through the district* * Special consideration for Fire and Emergency Response vehicles, and WTA Transit busses, and freight / service vehicles Elm / Northwest Meridian Prioritization Meridian -- Pedestrian Elm -- Bicyclist

2006 Comprehensive Plan Identifies Elm/Northwest as part of the greater Northwest Bike Route and a High Priority Bike Facility Item #1. Elm Street Corridor 5

Citywide Arterial Network Item #1. Elm Street Corridor Northwest/Elm is Classified As a Principal Arterial Northwest s/of Lynn 2009 = 10,741 vpd Elm Street 2009 = 7,424 vpd

Citywide Bicycle System Northwest/Elm/Dupont is a Regional Bicycle Route 2006 Transportation Element adopted Northwest/Elm/Dupont as a High Priority for bicycle lanes Former Bicycle Pedestrian Advisory Committee consistently advocated for bicycle lanes on Northwest / Elm / Dupont for many years

Public Transit WTA Green GO Line High-Frequency Transit 15-Minutes Between Each Bus in Both Directions Transit Seated Capacity = 320 riders/hr; 5,120 riders/day (40-seats x 8/hr x 16 hrs) Green GO Line is 2 nd most productive of five GO lines (annual ridership) [Excluding WWU, which is dominated by students, the Green GO Line is the MOST productive GO Line]

Proposal: Remove parking one side between Broadway and Connecticut to accommodate striped bike lanes both sides Item #1. Elm Street Corridor I t 9

Elm Street Existing Conditions Item #1. Elm Street Corridor Elm Street - Northbound Elm Street - Southbound

Goals: Visually narrow the corridor width, calm traffic, improve bicyclist safety Item #1. Elm Street Corridor Elm Street Existing Conditions

Goals: Visually narrow the corridor width, calm traffic, improve bicyclist safety Item #1. Elm Street Corridor Elm Street with proposed improvements

Alternatives Studied 10 wide travel lanes, 7 wide parking, 5 bike lanes 10 travel lanes, without a passing lane, is inadequate for bus transit vehicles 7 wide parking spaces do not accommodate larger cars and trucks Item #1. Elm Street Corridor Goal: Support and enhance multimodal travel modes Pedestrian, Bike and Auto - within and through the district Prioritize bicyclists on Elm Street Sharrows Shared Lanes (no change)

Cornwall Avenue Existing Conditions (After 2008 Parking Removal & Bike Lanes Installed) Item #1. Elm Street Corridor Cornwall Avenue - Northbound Cornwall Avenue - Southbound

Cornwall Avenue Traffic Counts (Before and After SB Parking Removal) Item #1. Elm Street Corridor

Alterations to Proposal Item #1. Elm Street Corridor FOUNTAIN DISTRICT URBAN VILLAGE Boundary and Land Use Areas -----!CJ) c -~(CQ c:::j c::j.-tw. ~'"' - ~STU \ RT cc FOUNTAIN DISTRICT URBAN VILLAGE Boundaries and Land Use Areas c -~(CQ c::j ---'IUMRIDftctl c ~-'"' - ~mt \ - RT2 cc c - c I lf I - --- - - 2009 Proposal 2010 Adjustments to Land Uses :,_ ~..f j l ;...- -. i 16

Proposed Development Regulations Item #1. Elm Street Corridor Commercial Transition Areas Parking: Originally proposed 1 stall / 500 SF of commercial space increased to 1 stall / 350 SF Height: 35 FAR : Originally proposed 1.0 reduced to.6

Research and Analysis Item #1. Elm Street Corridor Parking Study Proposal would remove approximately parking spaces from one side of Elm/Northwest between Broadway & W. Connecticut St. 40 Existing Parking Spaces on WEST side Key: On-Street Public Parking Private Lot Private Parking Lot 45 Existing Parking Spaces on EAST side

Research and Analysis Item #1. Elm Street Corridor Parking Statistics (Broadway to W. Connecticut) 53 parcels front on Elm/Northwest of these do not abut an alley or cross-street 2 of these parcels without alley access have driveways and the 3 rd is a vacant lot Parcels Parcels without Alley access On-Street Public Parking Private Lot

Research and Analysis Item #1. Elm Street Corridor Parking Statistics (Broadway to W. Connecticut) driveways enter/exit onto Elm/Northwest There are 5 bus stops along Elm/Northwest

Research and Analysis Item #1. Elm Street Corridor Parking Statistics (Broadway to W. Connecticut) Survey showed 10 30 % parking usage (between 8:00 and 5:00 pm) After 5:00 pm weekday counts showed an average of 17 cars Some businesses currently have adequate on-site parking Interviews with business owners some concerned about removal, some not

DISCUSSION & DIRECTION TO STAFF

Item #2. Meridian Street

Distric. t Urban Village Fountain Building Heights Allowable nt Zoning based on Curre Item #2. Meridian ~ 35' Height Umit ~ No Height Umit. b Ill. ht determined y (He1g. ctor) Planning Dire 88. SF 35' 3 - SF 35' lo DUPLEX 35' ~I 8 MIXED 45' 45' 8 - MIXED 45' B M IXED 45' g. SF 35'

Proposed Development Regulations Item #2. Meridian Commercial Core Core: Height: 45 maximum FAR: 1.5 Parking: 1 space/ 500 square feet Opportunity Site: Height: 55 maximum FAR: 2.5 Parking: 1 space/500 square feet Urban Village Design Guidelines Additions to Existing Residential Buildings 25

Alterations to Original Proposal Item #2. Meridian Only Haggen is an Opportunity Site After additional analysis it was determined that the Restore, Fountain Galleria and other identified sites could not support the additional height and FAR Left: 2009 Proposal with numerous proposed Opportunity Sites Right: 2010 Proposal with one Opportunity Site 26

Item #2. Meridian 1.0 FAR 15,000 sf bldg 15,000 total sf bldg 15,000 sf building on a 15,000 sf lot 15,000sf/15,000 sf = 1.0 FAR What is Floor Area Ratio (FAR)? The gross floor area of a building on a site divided by the site area. 1.0 FAR 15,000 sf building on a 15,000 sf lot (7,500 + 7,500)/15,000 sf = 1.0 FAR 15,000 total sf bldg 1.0 FAR 15,000 sf building on a 15,000 sf lot (3,750 + 3,750 + 3,750 + 3,750)/15,000 sf = 1.0 FAR

Urban Village Design Review Building Design Massing and Articulation Intent: Reduce the apparent mass of large buildings to provide visual interest and pedestrian scale. Item #2. Meridian Standards: Commercial ground floor space shall have a minimum floor to floor height of 12'

Item #2. Meridian ~54 ~47 Dwelling Units: 40 Density: 158 units/acre (net) Marketplace Building 1225 Railroad Avenue Characteristics: 11,000 SF corner lot New Construction 40 Dwelling Units with elevator Ground floor commercial Limited parking provided Zone: Central Commercial Zone Density: None specified Built Density: 1 unit/275 SF of land (net) 158 units/acre (net) ~35

Scale Item #2. Meridian Waldron Building: approximately 58' Big Fat Fish: approximately 20'(to facade)

Case Study Opportunity Site: ReStore Item #2. Meridian Height: 55 FAR: 2.0 Lot Size: 17,500 square feet Parking: 1 space / 500 sq ft

Case Study Opportunity Site: ReStore Item #2. Meridian Height: 45 FAR: 1.0 Lot Size: 17,500 square feet Parking: 1 space / 500 sq ft 32

Case Study Opportunity Site: Fountain Galleria Location: 2416 Meridian and parking lot on Peabody Street Height: Meridian: 54 Peabody: 30 Item #2. Meridian Commercial Transition FAR: Meridian: 2.36 Peabody:.54 Lot Size: 32,500 square feet Parking: 1 space / 500 sq ft Commercial Transition 33

Case Study Opportunity Site: Fountain Galleria Location: 2416 Meridian Item #2. Meridian Height: 45 FAR: 1.5 Lot Size: 150 x 100 Parking: 1 space / 500 sq ft 34

Commercial Core Case Study: Gas Station Site Location: Corner of Meridian and W. North Item #2. Meridian Height: 45 FAR: 1.5 Lot Size: 150 x 100 Parking: 1 space / 500 sq ft 35

Special Design Standards Transition to Residential OPTION #1: One Story at Rear Item #2. Meridian Abutting Residential Transition and Single-Family 5 REAR Setback from Alley Property Line 18 Maximum Rear Height, then required to STEP BACK 20 Urban Village Design Standard 5 Rear Setback Residential or Offices Residential or Offices alley Residential or Offices Commercial 36 Meridian St

Special Design Standards Transition to Residential OPTION #2: Two Story at Rear Item #2. Meridian Abutting Residential Transition 10 REAR Setback from Alley Property Line 24 Maximum Rear Height, then required to STEP BACK 15 Urban Village Design Standard 10 Rear Setback Residential or Offices Residential or Offices Residential or Offices Commercial alley 37 Meridian St

Item #2. Meridian Resident/al or Offices Resident/al or Offices R.es/dentlal or Offices 1s _, I 45' Commercial ~ 16' --.l'---------100'---------+----- 2 Average 57' From rear Commercial Property Line to rear of main Residential Structure

Design Standards: Massing & Articulation Example Item #2. Meridian 18 Commercial 20 5 alley Residential area

FOUNTAIN DISTRICT URBAN VILLAGE Item #2. Meridian Conceptual Views toward 45 Buildings From Residential Areas

1 Gas Station Site (45, 1.5 FAR) Item #2. Meridian From Peabody Street, mid block

2 Gas Station Site (45, 1.5 FAR) Item #2. Meridian From corner of Peabody Street & W. North Street

3 Gas Station Site (45, 1.5 FAR) Item #2. Meridian From corner of Vallette Street & W. North Street

4 ReStore Site (45, 1.0 FAR) Item #2. Meridian From Kulshan Street, mid-block

5 ReStore Site (45, 1.0 FAR) Item #2. Meridian From corner of Kulshan Street & Monroe Street

6 Galleria Site (45, 1.5 FAR) Item #2. Meridian From Kulshan Street, mid-block

Current Allowable Conditions 35 ft Building Height Oriented towards back of lot FDUV Plan 45 ft Building Height (1.5 FAR) UVDG require building to be oriented towards Arterial Street Kulshan St Meridian St Peabody St Kulshan St Meridian St Peabody St 8:00 AM May 25 th

Public Viewsheds Item #2. Meridian Public viewsheds were not identified in the public planning process Public views to the water and Whatcom Museum were studied in Old Town Private views were outside scope of the study Old Town Urban Village Diagram of Public Viewsheds

DISCUSSION and DIRECTION TO STAFF

Item #3. Duplexes Design Guidelines in Areas Designated Residential Transition 1 What does Residential Transition mean? Immediately adjacent to existing single-family neighborhoods A mix of residential housing types, as outlined in BMC 20.28 Infill Housing, including Single Family and Infill Housing types is encouraged to: support the commercial areas provide housing choices for people of various incomes and ages These areas are regulated under the standards established for Single Family and Infill Housing types.

Item #3. Duplexes Note: Approximately 60% of all residential structures in the Fountain District Urban Village are owner-occupied and approximately 40% are renter occupied

Existing Regulations Item #3. Duplexes 1.5 parking spaces for one- or two-bedroom units 3 bedrooms or more: 2 spaces required for each unit No noticing required under current regulations No design criteria

Infill Toolkit Housing BMC 20.28.110 Duplex Item #3. Duplexes Definition A duplex is a single structure comprised of two dwelling units on a single lot, either side-by-side or on different floors. Columbia Duplex

Existing Area Duplexes Item #3. Duplexes

Site Requirements and Setbacks Item #3. Duplexes Buildings shall be placed within the shaded areas shown Setbacks Main building Setbacks Garages & Carports

Design Guidelines Item #3. Duplexes Buildings should be designed as larger, single family composition or distinct units Illustration of Duplex

Item #3. Duplexes Bulk and Massing Maximum FAR: 0.5 Maximum unit size: 1,000 square feet Height limit: 25 feet under Definition #1 or 15 feet under Definition #2 Design Standards Entrances face the public street, visible Fences in the front and side street limited in height, design and materials Toolkit Design Review Building Design Break facades into distinct elements Gable roofs are encouraged Vary massing with bays, dormers, etc. Change of materials, colors or textures Minimize impact of garages on streetscape Current Regulations No Design Review

Item #3. Duplexes Site Design Front yard parking aprons are not allowed. Back yards should be designed for privacy from neighbors Open Space Parking 75 square feet of private open space No less than 40% of the site area shall be landscaping or pervious material One stall per unit Parking setbacks from property line: Front: 25 feet Side Street: 10 feet Parking must be accessed from the alley (if an alley exists) Street access limited to one driveway, maximum width of 20

DISCUSSION and DIRECTION TO STAFF

Item #4. Additional Parking Opportunities Fountain Galleria / Peabody Street Parking lot site identified in public meeting as potential to serve southern end of district Staff suggests the following change for consideration: Land Use Classification #17. Parking Facilities Permitted Uses from Not Allowed to as a Conditional Use in Commercial Transition areas.

Fairhaven Parking District Item #4. Parking Created in 1995 by Resolution #43-94 by The City and the Fairhaven Village Association (FVA) Properties within the district do not have to provide on-site parking IF they paid a parking assessment to the FVA Parking IS required for residential and lodging type uses on a 2,500 square foot or larger footprint

10th Street Village Parking District Created in 2003 - Planned Permit / 10th Street Village mixed-use development Lessens size and impact of large parking lots On-street parking counts towards off-street requirements Emphasizes short-term parking in retail areas, reduces free employee parking Created approximately 36 spaces in McKenzie ROW Item #4. Parking All residential parking for 10th Street Village provided in underground garage

DISCUSSION and DIRECTION TO STAFF

Project Overview and Road Map Public Hearing Thursday June 17 th www.cob.org Search Fountain District Urban Village Katie Franks, Project Manager: email kfranks@cob.org 70