ORD 2013-07 ERICKSEN AVENUE OVERLAY DISTRICTORDINANCE NO. 2013 -07
(Formerly Ordinance No. 2012 -01)
AN ORDINANCE of the City of Bainbridge Island, Washington, relating to
design guidelines in the Ericksen Avenue Overlay District of the Mixed Use
Town Center and amending Section 18.18.030.E of Chapter 18.18 of the
Bainbridge Island Municipal Code.
WHEREAS, the City's Design Review Board has recommended revising the
design guidelines for the Ericksen Avenue Overlay District in order to better ensure that
new development and redevelopment is compatible with the historic character of the
overlay district; and
WHEREAS, the Planning Commission conducted a study session on the
proposed design guidelines on December 15, 2011, and a public hearing on January 12,
2012; and
WHEREAS, the City Council conducted a public hearing on the proposed
amendments on April 10, 2013; and
WHEREAS, notice was given on January 3, 2012, to the Office of Community
Development in conformance with RCW 36.70A.106;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF
BAINBRIDGE ISLAND, WASHINGTON, DOES ORDAIN, AS FOLLOWS:
Section 1. Section 18.18.030(E) of Chapter 18.18 of the Bainbridge Island Municipal
Code is amended by repealing pages 55 through 63, "Guidelines Applicable to the
Ericksen Avenue Overlay District" and adopting new Design Guidelines, as attached
hereto.
Section 2. This ordinance shall take effect and be in force five (5) days from its passage,
approval, and publication as required by law.
PASSED BY THE CITY COUNCIL this I0"' day of April, 2013.
APPROVED BY THE MAYOR this 10 "' day of April, 2013,
ft
Bonkowski, Mayor
ATTEST /AUTHENTICATE:
Rosalind D. Lassoff, CMU, City Clerk
FILED WITH THE CITY CLERK: March 22, 2013
PASSED BY THE CITY COUNCIL: April 10, 2013
PUBLISHED: April 12, 2013
EFFECTIVE DATE: April 17, 2013
A
OVER - ARCHING DESIGN PRINCIPLE
This set of guidelines for the Ericksen Avenue Overlay District is aimed
at reinforcing the historic pattern of development along this corridor.
Owners are strongly encouraged to preserve historic (pre -1920)
buildings, and to continue the historic patterns of building forms,
ensuring that the scale of new development is compatible with that of
historic structures. The principle is that the pre -1920s residential
character of Ericksen should predominate. Owners are encouraged to
integrate current sustainable design concepts and techniques in their
proposals such as building preservation and adaptation, highly efficient
use of water and energy, preservation of wildlife habitat, and neutral
carbon balance.
In addition to these guidelines, new development in the Ericksen
Avenue Overlay District must address the General Guidelines for All
Overlay Districts and the Guidelines for Commercial and Mixed Use
Projects contained in Bainbridge Island Municipal Code.
Guidelines
SITE DESIGN
SD1. Preservation of Historic Buildings
SD2. Scale of Construction
SD3. Ravine View Corridors
SD4. Setbacks
SD5. Landscaped Front Yards
SD6. Signs /Lighting
BUILDING DESIGN
BD1. Maximum Building Footprint
BD2. Pitched Roofs
BD3. Building and Site Access
BD4. Building Materials
These
Design
Guidelines
may be downloaded from the City's website: www.bainbridgewa.gov. Color
copies
can be
purchased
at the Planning and Community Development
counter at City Hall.
ERICKSEN OVERLAY DISTRICT DESIGN STANDARDS AND GUIDELINES
2
Revised 2013
SITE DESIGN
Intent
Ensure that the pre -1920s residential character
predominates:
SD1. Preservation of Historic Buildings:
Owners are strongly encouraged to preserve
historic (pre -1920) buildings. Any additions
to existing historic structures shall be located
to the rear and shall be consistent with the
character of the older structure.
SD2. Scale of Construction:
Scale of buildings in this corridor shall
remain modest. (Refer to guideline BD1,)
Any new development shall be constructed
so that building forms, roof shapes, and
relationship of building to street are
compatible with the historic structures on
Ericksen Avenue.
Intent
Reinforce the historic pattern of development by
retaining open -air view corridors from Ericksen
Avenue through to the Winslow Ravine:
SD3
Ravine View Corridors: On the east side of
Ericksen Avenue from Winslow Way to 200
feet north of Wyatt Way (where the Winslow
Ravine leaves Ericksen to cross under
highway 305), the total of both side yard
setbacks should be at least 30% of the width
of the frontage on Ericksen. Driveways may
be in the setbacks, but the open -air view
from the street through to the Winslow
Ravine shall remain unobstructed by buildings or
fences.
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ERICKSEN OVERLAY DISTRICT DESIGN STANDARDS AND GUIDELINES
3
Revised 2013
SITE DESIGN (cost.)
Intent
Reinforce the historic pattern of
development.&
SD4. Setbacks:
Buildings shall
front property li
with the zoning
allows porches
intrude into the
be set back from the
ne in accordance
ordinance, which
and bay windows to
setback.
SD5. Landscaped Front Yards:
Landscaped front yards shall be
provided. At least 50% of the area
between the ROW and the building
setback shall be landscaped with
trees, shrubs, and groundcover.
ell
e�
Property Width (PIN) x Setback (SB) x 0.50 = Minimum Front Yard Landscaped Area
Intent
To have signs along this corridor be
very unobtrusive:
SD6. Signs
The design of signs should be
integrated with the architecture of
the building, with features and
materials common to pre -1920
structures on Ericksen. No neon or
internally lit signs are allowed.
ERICKSEN OVERLAY DISTRICT DESIGN STANDARDS AND GUIDELINES
4
Revised 2013
BUILDING DESIGN
Intent
Ensure that the scale of new development is
compatible with historic structures:
BD1. Maximum Building Footprint:
South of Wyatt, the total footprint of any building
shall not exceed 2500 sf.
North of Wyatt, buildings shall be designed in
sections with footprints not exceeding 2500 sf.
There shall be minimal connections between
these sections so that the overall project
appears more compatible with smaller,
individual buildings to the south of Wyatt.
Intent
Continue the historic pattern of building forms:
BD2. Pitched Roofs:
Buildings should have pitched roofs with one or
more visible ridge lines. Roof pitch on main roofs
shall have at least 8:12 and no more than 12:12.
Roof overhang shall be at least 12 ". Roof pitch
on shed dormers and attached porches shall be
at least 4:12. No continuous roof ridge shall be
over 50' long.
BD3. Building and Site Access:
In new construction, features such as handicap
access and pedestrian access to underground
parking shall be integrated within buildings, not
placed as visible add -ons.
In remodel projects, this guideline will be met to
the extent feasible.
BD4. Building Materials:
Such features and materials common to the
pre -1920 structures on Ericksen as horizontal
wood siding, frieze boards, double -hung
windows, trim at windows, corner braces,
porches, bay windows, prominent roof
overhangs and red brick chimneys, are
encouraged. It is the responsibility of the
applicant to demonstrate that proposed building
materials meet the intent of this guideline.
tZ
ERICKSEN OVERLAY DISTRICT DESIGN STANDARDS AND GUIDELINES
5
Revised 2013
All of the Following Guidelines Apply to the Ericksen Overlay District
General Guidelines -All Districts
1.
Parking Lot Location
O
2.
Outdoor Space and Amenities
O
3.
Pedestrian Connections
O
4.
Shielded Lighting
O
5.
Screen Services Areas
O
6.
Common Open Space
O
6a.
Conceal Garage Doors
O
7.
Overall Form - Building Styles
O
8.
Building Entrances
O
9.
Conceal Mechanical Equipment
O
10.
Structured Parking
O
11.
Encourage Varied Details
O
12.
Integration Signs with Architecture
O
13.
Creative Signs
O
14.
Awning Signs
O
CommercialAVIixed Use Guidelines
1.
Variation in Fagade Treatment
O
2.
Modulate Scale of Building Mass
O
3.
Limit Visual Impact Blank Facades
O
4.
Visual Prominent Ground Floor Facades
O
5.
Pedestrian Scale Along Facades
O
6.
Encouraging Frontages Along Sidewalks
O
7.
Reduce Bulk by Multiple Masses
O
&
Encourage Public Outdoor Space
O
9.
Vegetate Between Buildings and Ped Paths
O
10.
Respond to Neighbor Buildings
O
11.
Minimize Intrusive Commercial Signage
O
12.
Minimize Curb Cuts
O
13.
Building Entrances Along Street
O
14.
Recessed Entrances or Weather Protection
O
15.
Small Commercial Scale Buildings
O
16.
Parking Screening Vegetated Ped Paths
O
Ericksen District Guidelines
Site Design
SDI. Preservation of Historic Buildings O
SD2. Scale of Construction O
SD3. Ravine View Corridors O
SD4, Setbacks O
SD5, Landscaped Front Yards O
SD6. Signs O
Building Design
BD1. Maximum Building Footprint O
B02. Pitched Roofs O
BD3. Building and Site Access O
BD4. Building Materials O
ERICKSEN OVERLAY DISTRICT DESIGN STANDARDS AND GUIDELINES
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Revised 2013