ORD 96-08 ESTABLISHING WINSLOW MIXED USE TOWN CENTERORDINANCE NO~ 96-08
AN ORDINANCE of the City of Bainbridge Island, Washington,
establishing the Winslow Mixed Use Town Center and High School
Road I and I zoning districts and related zoning and design
standards; repealing Chapters 18.39 through 18.63; adding new
Chapters 18.40 and 18.41 and Sections 18.06.075, 18.06.395,
18.06.565 and 18.06.801 and amending Sections 18.06.830,
18.06.870, 18.09.020, 18.81.030, 18.81.040 and 18.81.050 of the
Bainbridge Island Municipal Code.
WHEREAS, the City adopted a comprehensive plan on September 1, 1994, establishing goals
and policies for the Winslow Mixed Use Town Center and High School Road districts; and
WHEREAS, RCW Chapter 36.70A of the Growth Management Act requires that development
regulations be adopted to implement the comprehensive plan; and
WHEREAS, the comprehensive plan directs the City to develop development regulations and
design guidelines for the Mixed Use Town Center and High School Road districts in Winslow;
now, therefore
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON, DO
ORDAIN, as follows:
Section 1. A new Section 18.06.075, entitled "Base Density" is added to the Bainbridge Island
Municipal Code as follows:
The base density of a property is the density designated on the zoning map, exclusive of
any density bonuses.
Section 2. A new Section 18.06.395, entitled, "Floor Area Ratio (FAR)" is added to the
Bainbridge Island Municipal Code as follows:
"Floor Area Ratio" is a figure which expresses the total floor area as a multiple of the lot
area. This figure is determined by dividing the floor area of all buildings on a lot by the
lot area.
Section 3. A new Section 18.06.565, entitled "HUD-Defined Affordable Housing" is added to the
Bainbridge Island Municipal Code as follows:
"HUD-defined affordable housing" is affordable housing as defined each year by the U.S.
Department of Housing and Urban Development (HUD) for the Bremerton Metropolitan
Statistical Area and adjusted for family size.
Section 4. A new Section 18.06.801 entitled "Overlay District" is added to the Bainbridge Island
Municipal Code as follows:
"Overlay District" means a geographic area that constitutes a mapped district superimposed
over the underlying zone on the official zoning map.
Section 5. Section 18.06.830 of the Bainbridge Island Municipal Code is amended as follows:
"Personal and professional service" means an establishment that provides service(s) such
as laundry ~md d,y cleaning, legal services, beauty shops, engineering services, shoe
repair;, counseling services, doctor and dental offices, real estate offices, financial services,
insurance services and beauty shops, shoe repair, laundry, dry cleaning services and
tanning salons.
Section 6. Section 18.06.870 of the Bainbridge Island Municipal Code is amended as follows:
"Retail sales" means selling goods or commodities to final consumers. Retail sales
includes a restaurant other than a "formula take-out food restaurant."
Section 7. Section 18.09.020 of the Bainbridge Island Municipal Code is amended as follows:
The city shall be divided into the following zones:
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
R-14, 14 units per acre (3,100 SF) zone;
R-8, Eight units per area (5,400 SF) zone;
R-6, Six units per acre (6,543 SF) zone;
R-4.3, Four-and-three-tenths units per acre (10,000 SF) zone;
R-3.5, Three-and-one-half units per acre (12,500 SF) zone;
R-2.9, Two-and-nine-tenths units per acre (15,000 SF) zone;.
R-2, Two units per acre (20,000 SF) zone;
R-l, One unit per acre (40,000 SF) zone;
R-0.4, One unit per 2.5 acres (100,000 SF) zone;
Commcrcial, with 11 subdistricts Winslow Mixed Use Town Center zone; with
five overlay districts: Central Core, Madison Avenue, F. ricksen Avenue, Gateway
and Ferry Terminal;
High School Road I and II zones;
Commercial zones outside of Winslow
1 .M, light manufacturing zone
I, industrial zone.
Section 8. Chapters 18.39 through 18.63 of the Balnbridge Island Municipal Code are repealed.
2
Section 9. A new Chapter 18.40 is added to the Bainbridge Island Municipal Code as follows:
Mixed-Use Town Center and High School Road Commercial Zones
18.40.010
A. Mixed Use Town Center Zone
The purpose of this chapter is to implement the Winslow Mixed Use Town Center and
High School Road sections of the City's Comprehensive Plan. The Mixed-Use Town
Center and High School Road Zones should strengthen the vitality of downtown Winslow
as a place for people to live, shop and work.
The purpose of the Mixed Use Town Center is to provide a strong residential component
to encourage a lively community during both the day and night. The Mixed Use-Town
Center zone, consisting of five overlay districts, includes a diversity in types of housing,
shopping, civic facilities, recreation and employment. A variety of land uses are allowed
which promote a pedestrian atmosphere and enhance the viability of the Town Center
allowing development in a manner which is harmonious with the scale of the Town Center.
Land uses which require outdoor storage or which have an auto orientation, such as drive-
through establishments, are not permitted within the Mixed Use Town Center.
Central Core Overlay District.
The Cenlral Core Overlay District is the most intense district within the Mixed Use
Town Center. Within this overlay district, residential uses are encouraged, but
exclusive office and/or retail uses are permitted.
,
Ericksen Avenue Overlay District.
The purpose of the Ericksen Avenue Overlay District is to preserve the unique and
historical features of the Ericksen Avenue neighborhood and should provide for a
mix of residential and small-scale non-residential development. Retail development
is permitted within the Ericksen Avenue Overlay District only if it is ground-floor
retail, with residential or residential and office development in the upper floors.
Historic (pre-1920) single-family residential structures on Ericksen may be
converted to non-residential use. However, any additions to the structure must be
added to the rear and must be compatible with the character of the original
structure.
Madison Avenue Overlay District.
The purpose of the Madison Avenue Ove~ay District is to provide for a mix of
residential and small-scale non-residential development. Within the Madison
Avenue Overlay District, all retail and office development shall include a
residential component. Retail development is permitted only if it is ground-floor
retail.
3
w
Gateway Ove~ay District.
The purpose of the Gateway Overlay District is to provide protection for the
ravine. The District permits low-intensity, tourist-oriented, commercial, multi-
family and agricultural uses which would have limited parking and minimum traffic
impact. Limited impervious surface coverage is allowed.
Ferry Terminal Overlay District.
The purpose of the Ferry Terminal District is to provide ferry services and
associated transportation-oriented uses in an attractive setting that serves as the
entry-point into Winslow. This District is also intended for a new residential/office
neighborhood, with limited commercial uses to serve commuters.
B. High School Road Zones.
The High School Road Zones are intended to provide commercial uses that complement
downtown Winslow and benefit from automobile access near the highway, while
creating a pedestrian-friendly retail area. A variety of commercial uses are allowed that
offer goods and services for the convenience of Island residents and that may have an
auto orientation.
18.40.020 Land uses.
No use is allowed except as indicated in the following table:
-Permitted Uses. Uses designated by the letter "P" are permitted on any lot in the zones
indicated, subject to all applicable regulations and the design guidelines contained in
Chapter 18.41.
-Conditional Uses. Uses designated by the letter "C" may be authorized as conditional
uses, in accordance with the provisions of this title and the Design Guidelines contained
in Chapter 18.41.
-Uses not allowed. Uses not allowed in a particular zone or overlay district are shaded.
4
USES TABLE
Mixed Use Town Center nigh School
[ Road
Madison Ave. Ericksen Ave Gateway Ferry I and H
Terminal
Retail, except drive-through businesses
Retail, with screened outdoor storage
Uses which service the Automobile (e.g., gasoline service
station, car wash, auto repair shops)
Commuter Oriented Retail2
Personal & Professional Services
Entertainment
Hotels, Motels and Inns
Bed & Breakfasts
Agricullural Proccssinlg
P
(In Mixed P/C2
Use)
== i= p/C2
P
P(In Mixed Use)
C P
PP
P
Ferry Terminal aud associalcd docks. ramps, walkways.
trails, waiting rooms and holding areas.
Ferry commuter parking
Marinas, Boardwalks, Public Piers
P
Day Care
Miscellaneous
P P P C P P
Government, Educational, Cultural and Religious Institution P
Parks P
P P C C P
P P P P P
Residential
Multi-Family Dwellings P
Senior Housing Bonus Density set out in Section 18.12.080, C
subject to the provisions of Section ! 8.40.040
Single Family Dwelling P~
P P P P
C C
P = permitted use C = conditional use Shaded Area = use not permitted
1For new buildings of more than one story, retail has to contain a residential component.
2In the H.S. Rd. lI District, retail use up to 5,000 sq. it. building footprint is permitted and between
5,000 sq. ~. and 13,000 sq. ~. building footprint per building is permitted through a conditional use permit.
3Limited to 2,000 sq. ft. per retail use and has no customer parking associated with it.
'In the Ferry Terminal District north of Winslow Way and north of a point 100 ~. south of Winslow Way,
personal and professional services are permitted as a part of mixed use development which contains residential development.
sLimited to number of parking spaces existing in the District as of effective date of this Ordinance.
6Only single-family dwellings that were in existence and being used as such prior to the enactment of this ordinance. R 4.3 zoning shall
apply to such single-family dwellings.
18.40.030 Development Standards.
Mixed Use Town Center
Ce~ral Cor~ Madison Av~. Ericla~n Av~ Gateway Fern' Terminal
High ~1 Road
D:mtrlas~andll
Building [kight Coldg hght) Limit 35' 2,5' 25' 35' 35' 35'
Optional Height (01~ hght) Limit w! under building
parking
Building Height wl:en prc~perty adjoins a lower
density midentia] zoet
Resid~ntisl Density
Base Density Development, subject to sectjell
lg.40.O40
Optiot~l Dev¢lolxrt.-nt under Section 18.40.050
Maxinlura Lo~ Co~rard:
Front Yard Setback
45'
.23' bldg hght south of Parfitt
35' OpthghtsonthofPariltt
35' 35' 45' 45' 45'
For the first 30 feet of the building frcea the property lift of an adjoining lower d~n~ity nsld~ntisl zol=, the building height shah be the
building height of the adjoining low¢r density residential zort. Optional building beight allowed in the adjoining iow~r cL-nsity
resklen~al district through a conditional use permit may be re. quested for projects within the Mbuxl Use
Town C,~nt~r and High School Road zorts thnugh the sits plan review Focr. ss.
Per Zcming Map Per Zoning Map Per Zoning Map Per Zoning Map Per Zoning Map
28 units per acre 28 units par acr~28 units lgr ac~28 units per am 28 units par acte
north of Wyatt Way
1005~, cxcinding setbacks 3596 3555 35 % 75 %
2,500 sq. ft. max.
bkfing. foaprlm
south of Wyatt
8 units per
N/A
5055
Coreta: 5' Max. fromsldewalk 10' Min. 15' Min.s O' fromsidewalks 5' Max. from 10' Max. from
Re, s: 10' Min. from skiewalkTM20' Max. 20' Max.s sidewalk sidewalk
~0' Max. from sickwalks
0' 5' 0' 0' 0'
Building setback shall be in accordance with th~ Landscape Ordinance perimeter landscaping re, quimrn~nts.
0.5 0.5 0.5 1.0 0.3
Side Yard Setback
Bulldhxg Setback when property adjoins singl~ family
nsid~ntial zoet
Floor Arm Ratio (FAR)
Allowabh: Floor AF.a Ratio
O'
1.0
Allowable FAR, with bonus density from either
Se~ion [ or 2 below:
1. Pedestrian Links Identif~xt in the Design
Guidelines
2. Open Space subject to a conservation easement
Parking Requirements
Retail, con-wnercial and personal services
Minimum Spaors per 1,000 sq. ft.
Maximum Speoe-s per 1,000 sq. ft.~°
Residential Minimum Spaces per dwelling unit
Residential Maximum Spaces par dwelling trait
Access along Winslow Way
1.5 1.0 1.0 1.0 1,5 0.6
.5 .5 .5 .5 .5
2 2 2 2 I 2
3 3 3 3 3 3
l%r BIMC 18.81 ' Per BIMC 18.8" Per BIMC 18.8" Per BIMC 18.8u Per BIMC 18.8I' Per BIMC 18.8"
1.5 2 2 2 1.5 2
For progertles along Winslow Way, them shall be no driveway from private preyperty to the stget excel~ as approvex] as a conditional u~. Driveways in existeno~
prior to July 1, 1987, ate exoep~l from this requim'n~t. (Formerly 18.69.070([:}).)
7'rhese setbacks apply along Madison Avenue only.
sPorches, bay windows and caves may intrude up to 5 feet into the front yard.
9South of a point 100' north of Winslow Way.
10Up to a maximum of 4 spaces per 1,000 SF using procedures set out in BIMC 18.81.030(M).
1 ILncludes provision for redticed parking, shar~l parking and off-street parking.
6
18.40.040 Affordable Housing Requirement
Any development application containing 8 or more market-rate dwelling units shall provide at least
10% HUD-de~ned affordable units. The total number of dwelling units permitted shall be
increased only by the number of affordable housing units. For purposes of calculating the 10%
bonus density provision under this section, the number of affordable units shall be rounded up.
Fractions of units > 0.5 shall be rounded up; fractions of units < 0.5 shall be rounded down.
A development of less than 8 units may utilize this section.
Examples of Applying Section 18.40.040
Example 1: 1 acre parcel, with base density of 14 units per acre
Development at R-14 with the 10% Affordable Housing requirement:
Number of units under base density: 14 units
Affordable Housing Requirement of 18.40.040 + 1 unit
Total 15 units
Example 2: .8 acre parcel, with base density of 8 units per acre
Development at R-8 that does not require a 10% Affordable Housing requirement:
Number of units under base density: 6 units
Affordable Housing Required by 18.40.040 + 0 units*
Total 6 units
* less than 8 market rate units
18.40.050 Optional Residential Bonus Density
A property eligible to receive a bonus density under this section may obtain up to 28 units per acre
through the use of transferable development rights (TDRs) and by providing HUD-defined
affordable housing, inclusive of the base density shown on the zoning map.
If the project contains 8 or more market rate units, 10% affordable housing units shall be provided
as required in Section 18.40.040. Any bonus density over that 10% is subject to the requirements
of this section.
A bonus density under this section must consist of at least 30% transferable development rights.
For purposes of calculating the 30 % requirement for TDRs, the number of units from TDRs shall
be rounded up and the number of affordable units shall be rounded down with the method
described in BIMC 18.40.040. In no case shall the total number of units exceed 28 units per acre.
7
Examples of Applying Section 18.40.050
Example 1: 1 acre parcel, with base density of14 units per acre
Development at R-14 using bonus density to maximum density of R-28
Total Units Requested
Number of units with affordable housing requirement of 18.40.040
Maximum number of bonus units under 18.40.050
30 % from TDRs 4 units
70 % affordable units or TDRs 9 units
28 units
13 units
Example 2: .8 acre parcel, with base density of 8 units per acre
Development at R-8 using bonus density to maximum density of R-28 -
Total Units Requested
Number of units with affordable housing requirement of 18.40.040
Maximum number of bonus units under 18.40.050
30% from TDRs 5 units
70% from TDRs and/or affordable housing 11 units
* less than 8 market rate units
22 units
6 units*
16 units
Section 10. A new chapter 18.41 entitled "Design Guidelines" is added to the Bainbridge Island
Municipal Code as follows:
18.41.010 Applicability
All development, exterior renovation and redevelopment in the Mixed Use Town Center and the
High School Road zones shall comply with the Design Guidelines attached to this ordinance and
codified at the end of this chapter.
18.41.020
Variation(s) from the requirements of the adopted City of Bainbridge Island Engineering and
Development Standards and the Subdivision Standards contained in the Title 17, Appendix A,
may be permitted if the variation(s) will further the purposes of this Chapter and is approved by
the Department Director, after recommendation by the City Engineer and/or the Fire Marshall.
Section 11. Section 18.81.030 of the Bainbridge Island Municipal Code is amended as follows:
A. All parking lots shall comply with the minimum requirements for handicapped parking
spaces, as required by Washington state regulations related to barrier-free facilities.
B. Parking lots exceeding the number of spaces required by this section are not allowed unless
approved by the planning commission agency.
8
C. In determining the number of parking spaces required by this section, all fractions shall
be rounded up to the nearest whole number.
D. Two spaces for each permanent dwelling unit are required; provided that each dwelling
unit situated above a commercial use in commercial zones shall require one parking space,
and an accessory dwelling unit shall require one parking space, except as modified by
Subsection N below.
E. For retail, commercial and personal services in a building with less than 1000 square feet
of floor area, two spaces for each employee shall be provided, except as modified by
Subsection N below.
F. For retail, commercial and personal services in a building with 1000 square feet of floor
area or more, four spaces per 1000 square feet shall be provided, except as modified by
Subsection N below.
G. Industry and light manufacturing uses shall require one stall for each employee plus one
stall for each 250 feet of office space.
H. For places of public accommodation serving food and beverage, one space for each four
occupants as determined by the department shall be provided.
I. For motels/hotels, and bed and breakfasts, one space is required for each sleeping room.
J. For places of assembly, including auditoriums, theaters and banquet rooms, 10 spaces for
each 1000 square feet of floor area or one space for each four fixed seats is required.
K. For educational, govemmental, health care and recreational facilities, the number of spaces
must be adequate to accommodate the peak shift as determined by the department.
L. Child day care centers shall require one stall for each on-duty shift employee plus one stall
for each 12 children served by the facility. Capacity is determined by state license
requirements.
M. For other uses or special cases, parking requirements shall be established by the director.
For determination by the director, the applicant shall supply (1) documentation regarding
actual parking demand for the proposed use, or (2) technical studies relating the parking
need for the proposed use, or (3) required parking for the proposed use as determined by
other comparable jurisdictions.
N. For the Mixed-Use Town Center and the High School Road I and II zoning districts,
substitute Section 18.40.030 for paragraphs D, E and F of this section.
O. Subject to approval ag part of site plan review, the parldng requirement in the Central Core
Overlay District of the Mixed Use Town Center zoning district may be met by contributing
into a public or cooperative commercial effort to create new parking in that zone. The
amount of the contribution shall be equivalent to that necessary to provide the required
number of parkirlg spaces.
P. In Central Core Overlay District of the Mixed Use Town Center zoning district, new
parking spaces will not be required for additions to existing buildings that are less than 25
percent of the existing floor area and less than 1,000 square feet. This exception to the
parking requirement may be utilized only once per property and does not apply to
additions or remodeling for the purpose of adding residential units.
Section 12. Section 18.81.040 of the Bainbridge Island Municipal Code is amended as follows:
9
Residential parking requirements may be reduced by 50 percent for dwelling units located within
a one-half mile radius and 25 percent for dwelling units located within a mile radius of any the
ferry terminal providing scheduled service to Seattle. This provision may not be used in
conjunction with senior housing or other parking reduction arrangements.
Section 13. Section 18.81.050 of the Bainbfidge Island Municipal Code is amended as follows:
A. Parking in the Mixed Use Town Center and High School Road I and II zoning districts
shall be located behind, to the side or under buildings. Parking shall not be located between
a building and the front lot line, unless an applicant can demonstrate that locating parking
between a building and the front lot line is the only feasible location.
B. Parking outside of the Mixed Use Town Center and High School Road I and II zoning
districts is encouraged to be located behind, under or to the side of buildings.
C:~. Parking spaces serving dwelling units shall be located on the same lot with the building they
serve, or, if approved by the director, within 200 feet of dwelling unit if consolidated with other
spaces on a remote lot.
DB. Parking spaces serving non-residential uses may be consolidated in a remote location as
permitted by this title or as approved by the planning commission agency.
Section 14. The locations and boundaries of the Mixed Use Town Center and High School Road
I and II zoning districts and the five overlay districts of the Mixed Use Town Center zone, as
shown on the comprehensive plan land use map, as amended, shall be shown on the map entitled
"City of Bainbridge Island Official Zoning Map" which is amended hereby.
Section 15. Relationship to other zoning provisions. To the extent that the requirements set forth
in the provisions of this ordinance amending or adding sections to Chapter 18 BIMC are
inconsistent with requirements set forth in other City code provisions, the requirements set forth
in this ordinance shall supersede the requirements in the other City code provisions.
Section 16. This ordinance shall take effect on and be in force five days from and after its
passage, approval, and publication as required by law.
10
PASSED by the City Council this 4 t h day of
APPROVED by the Mayor this 5 th day of
April
April
,1996.
, 1996.
Janet West, Mayor
ATTEST/AUTHENTICATE:
ug~~p. Ka~' ~
sper, City Clerk
APPROVED AS TO FORM:
Rod P. Kaseguma, City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
EFFECTIVE DATE:
PUBLICATION:
ORDINANCE NO.:
1/24/96
4/4/96
4/15/96
4/10/96
96-08
11
Design Guidelines
for
Winslow Town Center
Prepared by:
Mark L. Hinshaw FAIA AICP
Hough Beck and Baird, Landscape Architects
with assistance from
Lincla Youngs, Attorney at Law
Kirnberley Clements, Illustrator
Table of Contents
Page
Introduction
Design Principles
4
Design Guidelines
All Districts
11
Gateway Overlay District
Central Core Overlay District
Ericksen Avenue Ove~ay District
Madison Avenue Ove~ay District
Ferry Terminal Overlay District
High School Road Zone
28
34
47
55
59
68
INTRODUCTION
Why Design Review?
Design review encourage better design and site planning to help ensure that new development
enhances the character of the city and sensitively fits into neighborhoods, while allowing for
diversity and creativity. Design guidelines show ways to think about a project's context and
provide flexible examples that can help a new project better fit that context.
What is the Relationship Between Design Guidelines and Land Use
Regulations?
Development will be governed by both zoning regulations and design guidelines. The zoning
regulations will address, such standards as: permitted uses, density, building height, parking
requirements and building bulk; whereas, the design guidelines will address site design,
building design, and to some extent, signs and lighting.
Design review is not intended to alter the land uses or density allowed through zoning. The
design guidelines offer a flexible tool, which together with the requirements of the zoning
regulations, will allow new development to respond better to the distinctive character of its
surroundings.
How are the Design Guidelines to be Applied?
There is a set of overall guidelines that are applicable to all districts, followed by a set of
additional guidelines for individual districts.
The guidelines are meant to indicate preferred conditions, while allowing for other equal or
better solutions to be considered. Design guidelines are not intended to be like quantitative,
fixed zoning standards. They are to be applied with an attitude of flexibility. Each
development site and project will have particular characteristics that may suggest that some
guidelines be emphasized and others de-emphasized. Repetitive, "cookie cutter" solutions are
not desired. However, the guidelines do set forth a threshold of design expectations and shall
not be ignored. While the design criteria contained in this document are guidelines and not
regulations, each proponent of a project has an obligation to demonstrate how each relevant
guideline has been addressed. Both the general guidelines and the appropriate guidelines for
each district apply. While alternative solutions can be proposed, none of the criteria can be
disregarded. It is to be expected that if criteria have been insufficiently addressed, conditions
will be placed upon a project to assure that the criteria are sufficiently addressed.
It should be expected that, over time, the guidelines will be amended with both additions and
deletions. The guidelines should be considered a "working tool" to guide the long term quality
of physical change of Winslow.
How Should the Guidelines be Applied to Improvements to Existing
Development?
Even though much of the physical change in the community will come as a result of new
developments, renovations and alterations of existing development, the guidelines will still
need to be applied. However, it is not reasonable to expect that an entire site will be brought
into compliance if only a part of the site is being changed. Therefore, the guidelines should
be applied to the vicinity of the site where improvements are being proposed.
Objectives
This document is intended to accomplish the following objectives:
!. Implement the Comprehensive Plan of the City of Bainbfidge Island.
2. Expand upon and focus the results of work done to date by citizens of the city in exploring
design possibilities for the town center.
3. Establish a framework for further master planning work that will narrow options and
establish a specific set of programs and projects.
4. Reflect and reinforce the historic context of the town center.
5. Encourage higher quality design and development.
6. Provide clear directions to decision-makers, both public and private.
7. Reward creativity, sensitivity to surroundings, and effort toward producing an overall
townscape, rather than merely an individual project.
Design Principles
4
A. Townscape
1. Diversity of Uses
Within the town center, a rich mixture of uses should be encouraged (retail, office,
restaurants, services, residential, civic, cultural, educational).
2. Proximity of Uses
Separation between uses is discottraged. Different uses should be very close together,
mixed either vertically (within the same building) or horizontally (within the same lot
Or area).
3. Open Spaces
There should be a wide variety of open spaces, such as parks, squares, greens, plazas,
courtyards, and gardens throughout the center, linked together by pedestrian
connections.
4. Gateways
Major entrance points should be marked with visually prominent elements such as
dramatic building forms, artwork, monuments, or landscape.
5. Civic Symbols
There should be a number of elements that symbolize the collective community, such
as a unique public building, central town square, public market, or transit center.
6. Public Art
Public and private development should be encouraged to integrate the work of artists
into the design process.
Certain structures should be designated as landmarks and interpretive signage should
be installed to convey the history and role in the community.
B. Landscape
1. Existing Landforms
Reflect the existing topography by "stepping" building forms down the terrain, toward
the waterfront.
2. Viewsheds / View Corridors
Preserve and strengthen views of the water and distant panoramas.
3. Using Existing Trees
Larger, healthy, non-hazardous, existing trees should be saved. wherever practical, to
provide landmarks, continuity _a_nd aesthetic value.
4. New Trees
New trees should be planted throughout the town center, sometimes to ereate special
visual effects.
5. Framing Spaces
Landscaping should be used to identif3,, enclose, and celebrate outdoor public and
private spaces.
6. Parking and Planting
Landscaping can screen and separate parking areas from other uses and pedestrian
spaces.
7. Seasonal Color / Accent
Seasonally flowering planthags can be used to mark important corridors and spaces.
6
C. Streetscape
1. Building Orientation
For commercial uses, mere should be a miramum of setback between the back of the
sidewalk and building facades. For residential uses, some setback is desirable. (An
exception to this is Erickson, where shallow from yards are an historic pattern.)
2. Street Trees
Regularly spaced street trees provide a sense of order, rhythm and enclosure.
3. Lighting
Lighting fixtures can meet requirements for general traffic illumination and also add
the a sense of pedestrian scale if appropriately designed.
4. Furnishings
Street furnishings (benches, bollards, waste containers, railings, etc.) can be designed
to contribute to the character a_n_d fine-grained scale of the town center.
5. Crossings
Visually prominent pedestrian crosswalks help slow cars down and provide for safety.
6. Parking Lot Landscaping
Parking lots that abut streets should be screened by a planting strip.
7. Paving
For areas of high pedestrian activity, unit paving (vs. monolithic paving) should be
used.
8. Bicycle Facilities
Bicycle routes and storage racks should be provided.
7
D. Site Design
,eav
1. Parking: Location and Configuration
Surface parking lots should not visually dominate site development.
2. Pedestrian Connections
If bullclings are set back from the street, there should be a pedestrian connection
between the enlxance and the public sidewalk and between adjacent developments
3. Screening Service Areas
Loading and trash areas should be screened from view.
4. Marking Intersections
Where two major streets intersect, a development should provide an emphasis by using
a visually prominent architectural feature or public space.
5. Linking with Transit
Development adjacem to transit stops should provide a direct walkway connection.
6. Relating to Adjacent Development
New development should generally "fit" with adjacem development, rather than stand
apart from it.
7. Providing Pubic Ameni~es
All developmere projects have an obligation to include public amenities such as
benches, waste receptacles, seasonal flowers, and pedestrian-scaled lighting.
E. Building Form
1. Ground Floor Transparency
The floor of a commercial building nearest the street level should provide generous
amounts of glass.
2. Prominent Entrances
The way of entering the building should be obvious and emphasized by details,
lighting and signage.
3. Weather Protection Elements
Canopies and awnings should be provided over sidewalks and walkways in front of
buildings.
4. Sense of a Base
Buildings should provide a sense of "base," through a change of materials, texture or
massing.
5. Stepping Back With Height
The upper stories of buildings (above the second floor) should step back to dimimsh
the appearance of bulk.
6. Concealing Roof Top Equipment
Mechanical equipment mounted on roofs should be integrated into the roof form so
that the presence of the equipment is not apparent.
7. Roof Articulation
Roof forms should incorporate elements such as exaggerated cornices, pitched forms,
and terraces to create a capping effect.
F. Signs
1. Integration with Site Design
The design of signs should reflect the overall site design and not be a separate design
statement.
2. Integration with Building Design
The design of signs should reflect the design of the building with which they are
associated,
3. Innovative Graphic Design
The use of an overall, creative graphic design approach is encouraged.
4. Individuality and Continuity
Monotonous uniformity is not desired. Signs should reflect the specific use and can
even be whimsical. But some aspects of continuity are desired.
5. Icons
Easily identifiable, non-verbal, graphic symbols are encouraged.
10
Design Guidelines
11
Guidelines Applicable to All Overlay Districts
12
General 1
Site Design
Parking Lot Location
Intent:
To have parking lots be as visually unobtrusive as possible.
Guideline:
Parking lots should not front upon intersections. Parking lots should be located behind or to the
side of buildings.
13
General 2
Site Design
Outdoor Open Spaces and Amenities
Intent:
To establish, over time, a variety of open spaces within the town center.
Guideline:
New development and redevelopment should provide facilities near or visible from the sidewalk
for outdoor public use. Examples of such facilities include seating areas, courtyards, and small
plaza spaces. Generally, the larger the development, the greater the number and size of such
spaces. Furthermore, it is desirable to locate these spaces where they can receive sun and where
they can easily be connected to adjacent concentrations of land use.
14
General 3
Site Design
Pedestrian Connections
Intent:
To create a network of safe. comfortable and attractive linkages for people on foot.
Guideline:
New development and redevelopment should include pedestrian walkways, raised and/or
separated from traffic lanes, that offer access from the public sidewalk to the main entrance to
the building. (Locating a building entrance directly on the sidewalk satisfies this guideline.)
In addition, connections to adjoining properties should be provided. Furthermore, within parking
lots, there should be pedestrian walkways that allow people to traverse the lot without being
forced to use vehicular aisles.
15
General 4
Site Design
Shielded Lighting
Intent:
To ensure that the source of lighting for parking, service and loading areas is not visible from
neighboring development.
Guideline:
Freestanding light fixtures should not exceed 14' in height. All exterior lighting fixtures should
incorporate cutoff shields to prevent spillover.
16
General 5
Site Design
Screen Service Areas
Intent:
To conceal loading, trash, and storage areas from view.
Guideline:
Trash containers should be enclosed on all sides with solid walls and gates. Loading docks,
outdoor storage and staging areas should be screened with fencing and vegetation, such as
evergreen hedges. Chain link fencing is not acceptable.
17
General 6
Site Design
Common Open Space
Intent:
To ensure that open spaces within a development containing dwelling units are truly usable
by all residents.
Guideline:
While some portions of common open space may be dedicated to specific amenities such as
pools and tennis courts, most of it should be designed in such a manner as to allow walking
throughout the development, to any adjacent commercial or recreational areas, and to
surrounding streets. Except for designated senior housing, some place for children to play
should also be provided.
: - i
18
General 6a
Site Design
Conceal Garage Doors
Intent:
To ensure that street frontages are not dominated by vehicular storage facilities.
Guideline:
Entrances to parking garages and structures should be from alleys, access lanes, or minor side
streets, rather than from principal through streets. If access from a principal street is unavoidable,
such access should be restricted to a single, two-way curb cut for each development.
19
Building Design
Overall Form
General 7
Intent:
To create visual continuity among buildings having potentially different styles.
Guideline:
Buildings should utilize elements such as massing, materials, windows, canopies, and pitched or
terraced roof forms to create both a visually distinct "base" as well as a "cap."
2O
General 8
Building Design
Entrances
Intent:
To make it apparent from the street where major entrances to buildings are located.
Guideline:
Principal entrances to buildings should be visually prominent and located within close proximity
to the public sidewalk. Entrances should incorporate elements such as setbacks, recesses,
balconies, porches, arches. trellises, or other architectural devices.
21
General 9
Building Design
Conceal Mechanical Equipment
Intent:
To ensure that larger pieces of mechanical equipment are visually unobtrusive.
Guideline:
Rooftop mechanical equipment should be concealed by and integrated within the roof form of
a building. Simply surrounding it with a parapet wall is not sufficient.
22
Building Design
Structured Parking
General 10
Intent:
To diminish the visual impact of parking as viewed from streets.
Guideline:
Any level of parking contained withinor under a structure that is visible from a
public street shall fully screen the parking with either another use, a facade that
incorporates artwork, or trees and other vegetation.
23
General 11
Building Design
Encouraging Varied Details
Intent:
To ensure that denser types of housing include details that create a sense of human scale and
that break down the bulk of larger buildings.
Guideline:
Buildings containing residential dwellings should incorporate most. if not all, of the following
elements:
Front porches or stoops
Bay windows or dormers
Visible trim around windows and building comers
Base articulation, such as a plinth or first floor raised above grade
24
General 12
Signs
Integration
Intent:
To ensure that signage is a part of the overall design approach to a project and not an
afterthought.
Guideline:
The design of signs should be integrated with the architecture and site design of a project.
25
General 13
Signs
Creativity
Intent:
To encourage interesting and even unusual approaches to graphic design.
Guideline:
Signs should be expressive and even whimsical, exhibiting a graphic design approach to form and
lighting. Standard, back-lighted, metal frame and plastic panel signs are discouraged.
26
General 14
Signs
Awning Signs
Intent:
To produce a visual effect that emphasizes buildings and vegetation, not advertising.
Guideline:
Signs painted on awnings are allowed, but awnings should not be internally illuminated.
27
Guidelines Applicable to the Gateway Overlay District
Gateway 2
Site Design
Sidewalks and Street Trees
Intent:
To establish a pattern of urban sidewalks lined with regularly spaced street trees.
Guideline:
South of the intersection of SR 305 with Winslow Way, new development and redevelopment
should provide sidewalks (or an expansion of the existing sidewalk) to a minimum width of 12
feet. Street trees should be provided along the curb line. See Appendix A for list of acceptable
street trees.
29
Gateway 3
Building Design
Landmark Structures
Intent:
To have buildings contribute to this gateway location.
Guideline:
New or renovated buildings that abut the intersection of SR 305 should incorporate distinctive
architectural elements to create a "gateway" effect at this key location. Elements can include very
distinctive roof forms such as cupolas or dome or cone shapes, visually expressive facades,
dramatic lighting, whimsical details, artwork, showcase windows, prominent masonry banding,
etc. The intended effect is to eventually have all four comers occupied by buildings that are
landmarks.
3O
Gateway 4
Building Design
Street Walls
Intent:
To have buildings visually and functionally interact with the public sidewalks.
Guideline:
Facades of new or renovated buildings that abut Winslow Way should abut the back of the
sidewalk (some of which may be on private property in order to provide the width of sidewalk
indicated elsewhere in these guidelines) . Parking shall not bc located in front of buildings.
Canopies or awnings over the sidewalk are encouraged.
31
Building Design
Upper Level Stepbacks
Gateway 5
Intent:
To reduce the bulk of buildings as they rise in height.
Guideline:
Above the second floor, upper floors should be stepped back at least 10' from the facade of the
floor below along SR 305 and Winslow Way. The exception would be for an architectural form
that would be located directly at the comer. Decks located above the second story may occupy
the roof of the floor immediately below.
32
Gateway 6
Signs
Building-mounted Signs
Intent:
have building facades be the principal location for announcing goods and services.
Guidelines:
Signs shall be located on the facades of buildings. (Freestanding pole-mounted or monument
signs are not allowed.)
33
Guidelines Applicable to the Central Core Overlay District
Core 1
Site Design
Major Pedestrian Corridor
Intent:
To establish, over time, a continuous walkway from inland areas down to the waterfront.
Guideline:
As properties that are situated roughly midway between Madison and Erickson are redeveloped.
opportunities should be sought for a continuous, though perhaps winding, north/south pedestrian
corridor. In return for providing this amenity, development would be allowed to have an
additional FAR above that otherwise permitted by the land use code for this district. The corridor
should be a minimum of 16 feet in width, with roughly half of the width consisting of paved
surfaces and half of trees and other landscaping. Seating and lighting should also be provided.
35
Core 2
Site Design
Minor Pedestrian Passageways
Intent:
To create a network of walkways around and through the core area.
Guideline:
New development and redevelopment are encouraged to include passageways that cut through
buildings. These can be simple walkways or can be more elaborate landscaped courtyards. They
can be open to the sky or covered.
36
Core 3
Site Design
Sidewalks and Street Trees
Intent:
To use sidewalks and street trees ms a strong element of continuity throughout the core.
Guideline:
New development and redevelopment along Winslow Way and Madison should provide an
expansion of the existing sidewalk width to 10 feet. Street trees should also be provided. The
minimum caliper should be 2 1/2" and the maximum spacing should be 30.' See Appendix A for
a list of acceptable street tree species.
!
37
Core 4
Building Design
Set-To Lines for Commercial Uses
Intent:
To establish a close relationship between activities within buildings and activities in the public
right of way.
Guideline:
Commercial building facades on Winslow Way and Madison should abut the back of the
sidewalk, or be within 5 feet of it. The exception would be locations where the City has
identified the nced to have a public space or a wider sidewalk.
38
Core 5
Building Design
Set Back Lines for Residential Uses
Intent:
To provide some degree of privacy for households living in the core.
Guideline:
Residential building facades along Winslow Way may be located at the back of the sidewalk.
Balconies may extend over the sidewalk by up to three feet, provided they are at least ten feet
above the sidewalk. Residential building facades along Madison should be located between 10
and 20 feet from the back of the sidewalk, although porches and balconies can extend into this
space up to 5'.
39
Core 6
Building Design
Ground Floor Transparency
Intent:
To provide visual connections between activities inside and outside buildings.
Guideline:
The ground floors of buildings that face sidewalks or pedestrian pathways should have generous
amounts of clear glass that allows people to see into the building.
40
Core 7
Building Design
Weather Protection
Intent:
To allow pedestrians some protection from rainfall as they use the town center.
Guideline:
Weather protection features such as canopies and awnings should be provided along Winslow
Way and Madison. The minimum width of such elements is 4 feet. Minimum height is 8 feet,
maximum height is 10'.
Core 8
Building Design
Small Scale Building Increments
Intent:
To create a environment that is visually interesting and which offers physical elements scaled to
human proportions.
Guideline:
The facades of buildings along Winslow Way and Madison should be divided into relatively
small units, such as narrow storefronts, bays, and separated roof forms. Large, long uninterrupted
walls are not desired. Blank, windowless walls are not allowed.
42
Core 9
Building Design
Upper Level Stepbacks
Intent:
To reduce the bulk of buildings as they rise in height.
Guideline:
Along Winslow Way and Madison, building facades above the second story should be set back
at least 10 feet from the facade of the story below. The exception is at the intersection of these
two streets, in which an architectural form located direc~y at the comer need not be set back.
Balconies above the second story may also extend into the setback.
43
Core 10
Building Design
Marking Important Intersections
Intent:
To create reference points at several key locations.
Guideline:
Structures located at the intersections of Winslow Way with Madison and Erickson are
encouraged to be visually prominent. This could be achieved by incorporating elements such as
distinctive roof forms, building shapes that are unusual in geometry, and public plazas.
Signs
Building-mounted Signs
Core 11
Intent:
To have building facades be t, he principal location for announcing goods and services.
Guideline:
Signs should be located on the facades of buildings. (Freestanding pole-mounted or monument
signs are not allowed.)
45
Core 12
Signs
Overhanging Signs
Intent:
To encourage signs oriented to pedestrians.
Guideline:
Signs that overhang the sidewalk and that are scaled to pedestrians are encouraged.
46
Guidelines Applicable to the Ericksen Avenue Overlay District
Site Design
Sidewalks
Ericksen 1
Intent:
To establish a safe and convenient means of walking along the street.
Guideline:
As redevelopment occurs, sidewalks should be provided. The minimum width should be 6 feet.
48
Ericksen 2
Site Design
Landscaped Front Yards
Intent:
To reinforce the historic pattern of development along this corridor.
Guideline:
Along Erickson, front yards should be provided. Such yards should be landscaped with grass,
trees, ground cover, and/or seasonal flowers.
Ericksen 3
Building Design
Setbacks
Intent:
To reinforce the historic pattern of development along this comdor.
Guideline:
Buildings should be set back from the front property line in accordance with the Land Use Code.
(The code allows porches and bay windows to intrude into the setback.)
5O
Ericksen 4
Building Design
Pitched Roofs
Intent:
To continue the historic pattern of building forms.
Guideline:
Buildings should incorporate pitched roof forms having one or more visible ridge line.
Roof pitch should be at least 4:12 and no more than 12:12.
51
Ericksen 5
Building Design
Maximum Building Footprint
Intent:
To ensure that the scale of new development does not contrast radically from the historic
structures.
Guideline:
The footprint of any building should not exceed 2500 sf.
52
Ericksen 5a
Building Design
Additions Toward Rear
Intent:
To ensure that the turn-of-the-century residential character of Ericksen predominates visually
while allowing for reinvestment.
Guideline:
Any additions to existing residential structures should be located to the rear and should be
consistent with the character of the older structure.
53
Ericksen 6
Signs
Lighting
Intent:
To have signs along this corridor be very unobtrusive.
Guideline:
Signs having internal illumination are not allowed.
54
Guidelines Applicable to the Madison Avenue Overlay District
Madison 1
Site Design
Landscaped Front Yards
Intent:
To reinforce the predominant visual image of abundant vegetation along this portion of Madison.
Guideline:
For the portion of Madison Avenue situated within this overlay district, landscaped front yards
are encouraged.
56
Madison 2
Building Design
Marking Intersections
Intent:
To establish strong reference points at key intersections.
Guideline:
Visually prominent buildings should be encouraged at the intersections with east/west streets.
This can be achieved by such elements as bold roof forms, color, decorative structures and
details, porches, and trellises.
57
Madison 3
Building Design
Residential Roof Forms
Intent:
To create a predominant visual image that is residential in character.
Guideline:
Buildings should have pitched roof forms, with the pitch being at least 4:1.2 and no more than
12:12.
58
Guidelines Applicable to the Ferry Terminal Overlay District
59
Ferry 1
Site Design
Sidewalks and Street Trees
Intent:
To extend some of the character of Winslow Way West into this area and to provide safe and
convenient connections for people walking, particularly to and from the ferry terminal.
Guideline:
New development and redevelopment should provide sidewalks with a minimum width of 10 feet.
Street trees should be located along the curb line, with a minimum caliper of 2 1/2" and a
maximum spacing of 30'.
60
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Ferry 3
Building Design
Set To Line
Intent:
To reinforce connections between buildings and the public right-of-way.
Guideline:
Building facades should be located at the back of the sidewalk or within 5 feet of it.
'Some setback may be necessary to meet the need for a 10' wide sidewalk.
62
Ferry 4
Building Design
Limited Street Level Uses
Intent:
To have an active, varied, and interesting street environment, but not one that competes with the
core.
Guideline:
Small restaurant and service uses on the ground floor of buildings are encouraged.
ESFF,,EsSo ' ,~ ·
63
Ferry 5
Building Design
Weather Protection
Intent:
To offer pedestrians protection from rain.
Guideline:
Weather protection features such as canopies and awnings should be provided along Winslow
Way East. The minimum width of such elements is 4 feet. The height should be no less than 8
feet and no more than 10 feet. Internal illumination of awnings is not allowed.
64
Building Design
Landmark Structures
Ferry 6
Intent:
To establish a major location of orientation as seen from a number of directions.
Guideline:
The intersection of Winslow Way East and Ferncliff is appropriate for visually prominent
architecture that incorporates features such as distinctive roof forms, cupolas, and landscaped roof
decks.
65
Building Design
Upper Level Stepbacks
Ferry 7
Intent:
To reduce the bulk of buildings as they rise in height.
Guideline:
Along Winslow Way East and Ferncliff, building facades above the second story should be
stepped back at least 10 feet from the facade of the floor below. Decks located above the second
story may occupy the roof of the floor immediately below.
66
Ferry 8
Signs
Building Mounted Signs
Intent:
To have building facades be the principal location for announcing goods and services.
Guideline:
Sign should be mounted on the facades of buildings. (Free-standing pole-mounted or monument
signs are not allowed. )
67
Guidelines Applicable to the High School Road District
68
High School 1
Site Design
Sidewalks and Street Trees
Intent:
To extend some of the character of the older portion of the town center into this area and to
provide safe and convenient connections for people on foot.
Guideline:
New development and redevelopment should provide sidewalks with a minimum width of 8 feet.
Street trees should be located along the curb line, with a minimum caliper of 2 1/2" and a
maximum spacing of 30'.
69
High School 2
Site Design
Breaking up the Large Blocks
Intent:
To reduce the scale of development.
Guideline:
New development and redevelopment should include streets, alleys, or lanes that can serve to
break down the scale of the these larger blocks.
7O
High School 3
Site Design
Minimize Impact of Driveways
Intent:
The number and spacing of driveways should not disrupt the movement of pedestrians.
Guideline:
To the greatest extent possible, driveways should be shared and the minimum separation should
be 100 feet. Driveways should not be closer than 150 feet to an intersection.
71
High School 4
Site Design
Connections to Neighboring Areas
Intent:
To allow people the opportunity to walk directly between adjacent developments.
Guideline:
Pathways and walkways should be provided across adjacent property lines in locations where
people would be likely to want to walk.
72
High School 5
Site Design
Public Spaces
Intent:
Because this area attracts a large number of people for its goods and services, there should be
opportunities for lingering and sitting outside.
Guideline:
New development and redcvelopment should include elements such as landscaped squares.
courtyards, plazas, gardens, and allees that contain seating, lighting, seasonal color, and other
furnishings arranged and designed for people on foot. Some of these spaces may be relatively
small, but the larger the development, the larger, more extensive, and more elaborate these spaces
should be. A general rule of thumb is that such spaces should comprise approximately 5% of the
site area.
73
High School 7
Building Design
Set To Line
Intent:
To reinforce connections between buildings and the public right-of-way.
Guideline:
Building facades along High School Road should be located at the back of the sidewalk or within
10 feet of it.
t0{' '
74
High School 6
Building Design
Streetfront Transparency
Intent:
To enliven the street environment by allowing people to see goods and activities within buildings.
Guideline:
Commercial uses should incorporate storefront windows that face the street. The proportion of
glass surfaces should exceed the proportion of opaque surfaces.
i
75
High School 8
Building Design
Small Building Forms
Intent:
This district should not be dominated by commercial buildings with large, rectangular floor
plates.
Guideline:
The larger the building, the more elements that should be used to diminish the scale, especially
from the street side. Such elements should include offsets in facades, deep overhangs, recessed
entrances, varied roof heights, canopies, arcades, clearstories, cornice lines, horizontal banding,
and other features that are bold enough to be visible from the street.
76
High School 9
Building Design
Pitched Roof Forms Preferred
Intent:
Buildings should reflect roof forms frequently associated with rural settings.
Guideline:
Pitched elements should bc included in the roof forms of new buildings. In order to have the
pitch be noticeable but not obtrusive or contrived, it should range between 4:12 and 12:12.
There may. however. be places where flat roofs are appropriate, but this should be considered
an exception.
77
High School 10
Building Design
Landmark Structures
Intent:
To establish a major location of orientation as seen from a number of directions.
Guideline:
The intersection of High School Road and SR 305 is appropriate for visually prominent
architecture that incorporates elements such as distinctive roof forms, cupolas,
anbd landscaped roof decks.
78
High School 11
Signs
Location and Height
Intent:
To ensure that building forms are more visually prominent than signs.
Guideline:
Signs should not be mounted on rooftops of buildings. Freestanding signs should not be hi~her
than 5 feet from grade and should be integrated with shrubs and seasonal color.
79
LEGEND
up to R-28 in accordance
with BIMC 1B,40,050
Overlay Districts - Base densities
GATE/R-O ~No base resjdentiol
CORE/R~8 J B units per acre
CORE/R-141 14 units per ocre
ER|CK/R-4.31 4.,3 units per acre
ERICK/R-14
MAD/R-8
MAD/R-14
FTD/R-O
FTD/R-8
~ FTD/R-14
14 units per acre
8 units per acre
14 units per acre
No Base Residential
8 units per acre
14 units per acre
High School Road Commercial District
High School Rood Commercial District
Attest uthentlcate'
CITY
Mixed Use
96-08
OF BAINBRIDGE
ZONING MAP
As oreended by Ordinance
WINSLOW
Town Center and High School Road
ISLAND
Districts
CITY OF BAINRRIDGE ISI,AND
PURLIC WORKS
-f