ORD 2006-17 PARKING REQ - WINSLOW CORE
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CITY OF BAINBRIDGE ISLAND
ORDINANCE NO. 2006-17
AN ORDINANCE of the City of Bainbridge Island, Washington, relating to
parking requirements in the 'Winslow Core; modifying the location parameters for
required parking in the Central Core, Gateway, and Ferry Terminal Overlay
Districts; amending Sections 18.40.020 and 18.40.030 of Chapter 18.40 Mixed
Use Town Center and High S(:hool Road Commercial Zones and repealing Section
18.81.130 and amending Sections 18.81.030, 18.81.040, 18.81.056, 18.81.060,
and 18.81.140 of Chapter 18.81 Parking and Access Requirements of the
Bainbridge Island Municipal Code.
WHEREAS, the City Council is authorized to modify the city code in accordance with
Washington State laws; and
WHEREAS, Resolution 2006-05 sets a goal to revise the municipal code to reflect the
parking recommendations generated by the Winslow Tomorrow effort; and
WHEREAS, notice was given on June 5, 2006, to the Office of Community Development
in conformance with RCW 36.70A.106; and
WHEREAS, the Planning Commission conducted public hearings on the amendments
proposed for Title 18, Zoning, on April 27, 2006 and May 25, 2006; and
WHEREAS, the Planning Commission recommended approval on May 25, 2006;
WHEREAS, the City Council conducted a public hearing on the amendments proposed
for Title 18, Zoning, on August 9, 2006; now, therefore,
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON,
DOES ORDAIN, AS FOLLOWS:
Section 1. Section 18.40.020 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"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 BIMC.
Conditional Uses: Uses designated by the letter "e" may be authorized as conditional uses,
in accordance with the provisions of this title and the design guidelines contained in Chapter
18.41 BIMC.
Uses Not Allowed: Uses not allowed in a particular zone or overlay district are designated
by the letters "NP".
Uses Table
Mixed Use Town Center High
Ferry School
Uses Central Madison Ericksen Road
Core Avenue Avenue Gateway 1 Terminal1O. Districts I
11 and II
Commercial
Retail, except drive- p2 P (with P (with P NP P/C4
through businesses residential)3 residential )3
Retail, with screened NP NP NP NP NP P/C4
outdoor storage
Uses which service
the automobile (e.g.,
gasoline service NP NP NP NP NP C
station, car wash,
auto repair shops)
Commuter-Oriented NP NP NP NP p5 NP
Retail3
Office Business P P P P P P
Personal aM p P P P p6 P
Professional Services
Professional Service P P P P P P
P (in
Entertainment p NP NP NP NP Mixed
Use)
Hotels, Motels and P NP NP C p12 P
Inns
Bed and Breakfasts P P P P P P
P (in
Formula Take-Out District I,
Food Restaurant NP NP NP NP NP east of
SR 305
onlyf
Agricultural NP NP NP P NP P
[-1
]
Processing
Ferry Terminal and
associated docks,
ramps, walkways, NP NP NP NP P NP
trails, waiting rooms
and holding areas
Ferry Commuter P NP NP P P NP
parking8
Temporary Ferry
Commuter Parking C NP NP C C NP
(Reference BIMC
18.81.054)
Noncommuter Ferry
Parking (Reference NP NP NP NP P/C13 NP
BIMC 18.81.052)
Commercial Parking
(Reference B/MC PIC NP NP P NP NP
18.81.056)
Marinas, Boardwalks, P NP NP NP P NP
Public Piers
Day Care P p P C P P
Miscellaneous
Government,
Educational, Cultural P p P C C12 P
and Religious
Institutions
Health Care Facilities P p C C C12 P
Utilities C C C C C C
Park and Ride Lots NP NP NP NP NP C
Home Occupations P p P P P P
Parks p P P P P P
Residential
Multifamily Dwellil)gs P p p p p p
Single-Family p9 p9 p9 NP NP NP
Dwellings
P = permitted use C = conditional use NP = use not permitted
1Any development in the gateway district shall include provisions for a public trails system within the
ravine and/or pedestrian links to the ferry terminal.
2Retail development in the central core district exceeding 5.000 square feet per building footprint is
allowed only on Winslow Way and Madison Avenue.
3For new buildings of more than one story, retail has to contain a residential component.
41n the H.S. Rd. II district, retail use up to 5,OOO-square-foot building footprint is permitted and between
5,000 and 14.400-square-foot building footprint per building is permitted through a conditional use permit.
Sin the district north of Winslow Way. commuter-oriented retail is permitted only along Winslow Way,
within 100 feet north of Winslow Way. Buildings shall have customer entrances on Winslow Way.
Commuter-oriented retail may be located anywhere south of Winslow Way.
61n the district north of Winslow Way, personal and professional services are permitted only along
Winslow Way, within 100 feet north of Winslow Way. Buildings shall have customer entrances on Winslow
Way. Personal and professional services may be located anywhere south of Winslow Way.
7The footnote is revised and added as BIMC 18.41.050.B.1, formula take-out restaurant design
guidelines.
8Umited to the 1,121 commuter parkin!~ spaces in the ferry terminal and core districts, and the 173
commuter parking spaces in the gateway district, as shown on Figure 18 of Exhibit B of Ordinance 98-11.
the Winslow Master Plan. The rights to these spaces may be bought. sold. traded, leased or otherwise
exchanged between the properties.
90nly single-family dwellings that were in existence and being used as such prior to the enactment of the
ordinance codified in this chapter. R-4.3 2:oning shall apply to such single-family dwellings.
10AII development shall include at least 10 percent of landscaped or naturally vegetated open space.
Parking may be located under the open space.
11Development south of Winslow Way shall include pedestrian walkways that connect to Winslow Way
East and Olympic Drive Southeast, and/or that align with Cave Avenue and Ferncliff Avenue.
12South of Winslow Way only.
13Permanent noncommuter ferry parking is permitted in accordance with B/MC 18.81.052.A. Temporary
noncommuter ferry parking is permitted only with a conditional use permit, in accordance with BIMC
18.81.052.8."
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Section 2. Section 18.40.030 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18400300
t t d d
. . eve opmen s an ar s.
Mixed Use Town Center High School
Madiison Ericksen Ferry Road Districts I
Central Core Avenue Avenue Gateway Terminal and II
Base Floor Area Ratio (FAR)1
Commercial and
Other 0.6 0.4 0.3 0.15 0.1 0.3
Nonresidential
Uses
Residential 0.4 0.4 0.3 0.5 0.4 0.3
Mixed Use2 1.0 0.5 0.5 0.5 0.5 0.3
Maximum FAR with Bonus3
Commercial and
Other 1.0 0.6 0.6 0.3 0.2 0.6
Nonresidential
Uses
Residential 1.0 0.6 0.6 1,0 1.1 0.6
Mixed Use2 1.5 1.0 1.0 1.0 1.3 1.0
(1.5)10
Bldg hght
north of
25' Winslow
Way: Ref.
35' 35' bldg
BIMC
Building Height 25' bldg hght nQrth 25' 35' 18.40.031 35'
(bldg hght) Limit hght south of High
of Parfitt School 35' bldg
Road
hght south
of Winslow
Way
Opt bldg hght
north of
Optional Height 35' Winslow
45' 45' opt Way: Ref.
(opt hght) Limit
w/under 35' opt hght hghtnorth 35' 45' BIMC 45'
building south of of High 18.40.031
Parfitt School
parking Road 45' opt bldg
hght south of
Winslow Way
Except in the ferry jterminal district, north of Winslow Way, for the first 30
Building Height feet of the building from the property line of an adjoining lower density
residential zone, the building height shall be the building height of the
when property adjoining lower density residential zone. Optional building height allowed
adjoins a lower in the adjoining lower density residential district through a conditional use
density permit may be requested for projects within the Mixed Use Town Center
residential and High School Road zones through the site plan review process. For
zone building height requirements in the ferry terminal district, north of Winslow
Way, reference BltvlC 18.40.031
35%
2,500 sq.
Maximum Lot 100%, ft. max. 35% 75% 50%
Coverage excluding 35% building
setbacks footprint
south of
Wyatt
Comm: 5' 5' max. from
max. from
sidewalk
sidewalk
Except as
Res: 10' 15' min.5 0' from 10' max.
Front Setback min. from 10' min. 20' max.5 sidewalk6 modified by from
sidewalk4 20' max transition sidewalk
standards in
20' max. BIMC
from 18.40.031
sidewalk4
Side Setback 0' 0' 5' 0' 0' 0'
5' when 5' when
1
(f
property
abuts the
Madison
Avenue or
Ericksen
Avenue
districts
0'
5' when
property
abuts the
Rear Setback Madison
Avenue or
Ericksen
Avenue
districts
propelty
abuts the
central
core
district
0' 0'
5' when 5' when
property property
abuts Ithe abuts the
central central 0' 0' 0'
core or core or
Ericksl~n Madison
Avenue Avenue
districts districts
Building
Setback when
. property
adjoins single-
family
residential
zone
Parking Requirements (The below I)rovisions replace the requirements listed in BIMC
Chapter 18.81 for development located within the Mixed Use Town Center and the Hiqh
School Road Districts.)
Uses
Commuter- NP
Oriented Retail
Building setback shall be in accordance with the landscape ordinance
perimeter landscapiing requirements
Central
Core
Madiscm
Avenue
High
School
Road
Districts I
and II
1 parking
space per
employee NP
per peak
shift
Other Commercial and Non-residential Uses (For non-residential uses not specified
Ericksen
Avenue
Gateway
Ferry
Terminal
NP
NP
NP
below. refer to BIMC 18.81.030.)
Minimum
Spaces per
1.000 sq. ft of 6 4, except 3
Commercial in the in the
Uses (retail, Parfitt - 4 4 4 1 4
office , Waterfront
restaurants area 14
and taverns) 7,
8. 12
Maximum
Spaces per
1,000 sq. ft. of 5 5 5 5 3 5
Commercial
Uses 3; 9. 13
Movie 1 space 1 space
Theaters per each 4 NP NP NP NP per each 4
fixed seats 11 fixed seats
Residential
Minimum Per BIMC 18.81.030.E Q.
Spaces per
dwelling unit
Residential
Maximum ~.:h-5 2 2 2 2 2
Spaces per
dwelling unit g
Bicycle Per BIMC 18.81.140
Parking
For properties along Winslow Way, there shall be no driveway from private
Access along property to the street except as approved as a conditional use. Driveways
Winslow Way in existence prior to July 1, 1987, are excepted from this requirement.
(Formerly BIMC 18.B9.070.D.)
1. Exception from the base FAR: If the existing FAR for a developed property as of the effective date of the
ordinance codified in this chapter is higher than the base FAR for that district, then the existing FAR will be
considered the base FAR for that developed property.
2. In mixed use development, the established FAR in the residential and commercial components shall not
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be exceeded.
3. Maximum level of commercial, residential and mixed use development may be achieved through the use
of FAR bonus provisions, in accordance with BIMC 18.40.040.
4. These setbacks apply along Madison Avenue only.
5. Porches, bay windows and eaves may intrude up to five feet into the front yard.
6. South of a point 100 feet north of Winslow Way.
7. On street parking legally created in conjunction with and adjacent to a project site may be included in the
parking space calculation.
8. In the core. aatewav. and ferry terminal districts. the followina provisions shall apply: For parcels less
than 8.000 sa. ft.. 100 percent of reauimd parkina can be met off-site. For parcels between 8.000 and
12.000 sa. ft.. UP to 75 percent of the reauired parkina can be met off-site. For sites lamer than 12.000 sa.
ft.. UP to 50 percent of reauired parkino can be met off-site. For commercial and residential development.
off-site parkino must be located within a 1.000 foot radius to the edoe of the development parcel. In addition.
off-site spaces must be acquired throuah the city's fee-in-Iieu proqram. throuoh fee simple ownership by the
developer. or throuoh irrevocable easements/aoreements.
8. Up tG a m3xiFR\;lm of f-molr SJ}3S9& per 1,OOQ sQ\;J:lm feet for restaurant use, using proce€lures set out in
91MC 18.81.QJQ.M.
~. Exceptions to the maximum commercial parking may be granted in accordance with BIMC Section
18.81.030 B 18.81.05eC.
10. In mixed use development in the ferry terminal district, an additional .2 FAR is permitted in accordance
with BIMC 18..40.040.G. The additional FAR may be applied to either the residential or commercial
component of the mixed use development.
11. In the core. UP to 75 percent of the required parkino for movie theaters can be met off-site if located
within 400 feet walkino distance to the edal~ of the development parcel.
12. In the core. for Darcels containina 8.000 sa. ft. or less a credit equal to one parkinq space for each 10
feet of public street frontaoe shall be aOI:>lied to the required parkina calculations. Credit for up to five
parkina spaces may be attained utilizina this method.
13. The parkina space maximums shall not apoly to underoround aaraaes.
14. The Parfitt - Waterfront Area is defined as that area south of the boundary created bv the followinQ
parcels and streets: startina at the northern property line of 272502-4-1130-2000: proceedinq eastward
alona Biune Drive to its western intersection with Brien Drive; proceedino eastward alona Brien Drive to its
intersection with Biune and Shannon Drives: proceedina southward alonQ Shannon Drive to the south
Dropertv line of 4114-005-001-0003; and proceedinQ eastward to the Winslow Ravine.
Section 3. Section 18.81.030 ofthe Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.030 Spaces required.
A. All parking lots shall comply with the minimwn requirements for handicapped parking
spaces, as required by Washington State regulations related to barrier-free facilities.
B. Above-ground parking spaces PnrkiBg lots exceeding the number of spaces required by this
section are not allowed unless approved by the planning commission. Spaces provided in
underground parking garages are exempt from parking maximums.
C. In determining the number of parking spaces required by this section, all fractions greater
than .5 shall be rowlded up to the nearest whole number.
D. Twe parkiBg spaces for eaeR d'.'lelling Wlit are required, eJwept tRat: For primary dwelling
units located within single family residential zones, two spaces for each dwelling unit are
required. For accessory dwelling units located within single family residential zones, one
parking space shall be required.
E. For dwelling units located within the Mixed Use Town Center, High School Road
Commercial Districts, Multifamily Residential Districts, and the Neighborhood Service
Centers, two parking spaces must be provided per unit. except that:
1. Only one parking space is required for each studio or one-bedroom unit.
2.-h Each dwelling unit situated directly above a commercial use or directly above
parking serving a commercial use in commercial zones shall require one parking space.
Dwelling units separate from the commercial use or its parking by one or more intervening floors
shall not be considered to be located "directly above" that use.
2. An aeeessory dwelling unit shall require one .l3arkiBg s.13aee, 0xeept as modified by
BIMC 18.81.010.
3. f'er residential uses, inoluding an aoeessory d'.velling m:Ht, the The director may
require guest parking in excess of the required parking spaces, whether or not the required
parking is reduced pursuant to BThIC 18.81.040, up to a maximum additional 0.5 stall per
dwelling unit, if there is inadequate glllest parking on the subject property.
F.&--For retail, commercial and personal services in a building with less than 1,000 square
feet of floor area, five spaces per 1,000 square feet of floor area, except as modified by BIMC
18.40.030.
G.F:- For retail, commercial and personal services in a building with 1,000 square feet of
floor area or more, four spaces per 1,000 square feet of floor area shall be provided, except as
modified by BIMC 18.40.030.
H (;i. Industry and light manufacturing uses shall require one stall for each employee plus
one stall for each 250 feet of office space.
L..Q.;. For places of public accommodation serving food and beverage, including but not
limited to restaurants and taverns, one space for each four occupants as determined by the
department shall be provided.
J.l:- For motels/hotels, and bed and breakfasts, one space is required for each sleeping room.
KJ.,. For places of assembly, induding auditoriums, theaters and banquet rooms, 10 spaces
for each 1,000 square feet of floor area or one space for each four fixed seats is required.
1-1
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L.&. The parking requirements for schools shall be as follows:
1. One space per 50 students and one space per employee for elementary, middle, and
junior high schools.
2. One space per 10 school students and one per employee for high schools.
M.h The parking requirements for religious institutions shall be as follows: One space per
five fixed or movable seats in the main assembly area.
N.M-:- For other educational, governmental, health care and recreational facilities not
covered in subsections K and L of this section, the number of spaces must be adequate to
accommodate the peak shift as determined by the director based on information submitted by the
applicant in accordance with subsection 0 of this section.
O.N:- 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.
P.Go For other uses or specia.l 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 prepared by a qualified professional relating to the parking need for
the proposed use; or
3. Required parking for the proposed use as determined by other comparable
jurisdictions.
Q.P-:- Subject to approval as pad of site plan review, the city and the developer of a site in
the central core overlay district of the Mixed Use Town Center zoning district may voluntarily
enter into an agreement to allow the parking requirement to be met by contributing into a public
or cooperative commercial effort to (;reate new structured or surface parking in that zone. This
option shall only be available upon initiation of a project to create new structured or surface
parking in that zone. The amount of the contribution shall be equivalent to that necessary to
provide the required number of parking spaces. Monies so contributed shall be held, expended,
or refunded in accordance with RCW 82.02.020.
R.Q:- In the 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 4. Section 18.81.040 of tile Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.040 Reductions allowed.
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 between a one-half-mile and
withiB a mile radius of the ferry terminal providing scheduled service to Seattle. This
provision may not be used in conjunction with senior housing or other parking reduction
arrangements and the reQuired number of parking spaces shall not be reduced below one
space per dwelling unit. This provision does not preclude the authority of the director to
require guest parking pursuant to MIMC 18.81.030.D."
Section 5. Section 18.81.050 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.050 Location of spaces.
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. In the core. gateway. andl ferry terminal districts. one parking space per unit must be
located on-site and any additional spaces may be located off-site. All off-site parking spaces
must be within a 1.000-foot radius of the edge of the development parcel and must be acquired
fee-in-lieu. fee-simple ownership. or a lease-hold permanently linked to the unit. or, if apflroved
by the direetor, ':;itlHH 200 f~et of tPlfSlliRg llllit if oonsolidated "lith ather spaoes on a remate lot.
D. Parking spaces serving nonresidential uses may be consolidated in a remote location as
permitted by this title. or as approved by the plar..niBg eemmission.
E. For on-street parking spaces. handicap parking shall be distributed throughout the street
and in any case. handicap spaces shall be separated by at least lOnon-handicap spaces. except as
required by the Building Official."
Section 6. Section 18.81.056 oftlh.e Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.056 Commercial parking or commercial parking businesses, other than ferry
commuter parking and noncommuter ferry parking.
Commercial parking may be developed for general public use at no fee, or as a commercial
parking business. Commercial parking businesses must comply with provisions of Chapter 5.10
BIMC.
A. Surface Parking Lots. Surface parking lots for commercial parking only, developed by
public or private concerns, or developed by a public or cooperative commercial effort as
provided for in BIMC 18.81.030.0 are permitted in the core1 aftEi-gateway, and ferry terminal
districts, providing:
1. Parking lots shall be sited on parcels within 200 feet of Winslow Way or lower Madison
(south of Wyatt).
2. Parking lots shall not be sited adjacent to a parcel containing a parking lot or structure in
which parking is the primary use.
3. Parking lots shall not exceed 30 spaces.
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4. A plan to ensure that parking spaces are not used by ferry commuters shall be provided as
a condition of development application approval.
B. Structured Parking. Structured parking for commercial parking only, developed by public or
private concerns, or developed by a public or cooperative commercial effort as provided for
in BIMC 18.81.030.0 is a conditional use in the core district west ofSR 305, providing:
1. Structures shall not be sited adjacent to a parcel containing a parking lot or structure in
which parking is the primary use.
2. A plan to ensure that parking spaces in the structure are not used by ferry commuters
shall be provided as a condition of development application approval.
3. Any level of parking contained within or under the structure that is visible from a public
street shall be fully screened. Means of screening can include landscaping which provides
a vertical screen; a facade that incorporates artwork (such as a mosaic, mural, decorative
masonry pattern, sculpture, reliet) over a substantial portion of the facade; or trees and
other vegetation.
4. A plan to mitigate visual ]impact of the parking structure, including the proposed
landscaping and/or artwork, shall be required as a condition of development application
approval.
C. Bxeepti9R t9 the Cemmer..eial Parkiag ReEluirement in the Core Distriot. Commereial parkiRg
that is aeeessary ta the parkiag assaeiated with fRe prim.ary use aHa. iN. exeess ef the
IBaKifBWB eemmer..eial parkiag provided fer iR BIMC 18.40.03Q is permitted ia tRe (lore
dismet. SHeil parkiRg sliall ge phlieed HRaer 9uildiag or lHuiergreund."
Section 7. Section 18.81.060 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.060 Joint use.
The required parking for the lesser of two or more complementary uses may be reduced up to 50
percent when provided by a common parking lot. The reduction shall be authorized by the
issuance ofa conditional use permit."
Section 8. Section 18.81.130 ofthe Bainbridge Island Municipal Code is hereby repealed in
its entirety.
Section 9. Section 18.81.140 of the Bainbridge Island Municipal Code is hereby amended to
read as follows:
"18.81.140 Bicycle facilities for multifamily and nonresidential developments.
A. Except as provided in subsection B of this section, all parking facilities, except those serving
single-family residences (including any use accessory thereto), shall contain bicycle parking
facilities that allow secure locking of both the frame and wheels of a bicycle. One bicycle
space shall be provided for evelY five parking spaces with a minimum of four spaces
provided for each parking lot.
B. An applicant may request, and the director may approve, a reduction or waiver of the
requirements of subsection A of this section, based on the following considerations:
1. The population to be served by the proposed use and the likelihood of demand for the
bicycle facilities by that population.
2. The provision of alternative on-site area available for bicycle storage or security.
3. The operational characteristics of a proposed use and their effect on the likelihood or
suitability of bicycle use.
C. In the core. gateway, and ferry terminal districts, UP to 40 percent of the required bicycle
parking spaces can be met off-site if the spaces are within 300 feet walking distance of the
edge of the development parcel."
Section 10. This ordinance shall be published in accordance with law and shall take effect
on November I, 2007.
PASSED by the City Council this 11 th day of October, 2006.
APPROVED by the Mayor this lih day of October 2006.
~~~-
DARLENE KORDONOWY, ~
ATTEST/AUTHENTICATE:
~~~.\o.~
ROSALIND D. LASS FF, City Clerk
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NUMBER:
June 20, 2006
October 11, 2006
October 18,2006
November 1,2007
2006-17