ORD NO. 2019-25 RELATING TO DESIGN GUIDELINESDESIGN FORBAINBRIDGE
DESIGN REVIEW
MANUAL
2019
Exhibit A
ACKNOWLEDGMENTS
CITY OF BAINBRIDGE ISLAND STAFF
DESIGN REVIEW BOARD
PLANNING COMMISSION
CITY COUNCIL
Heather Wright, Interim Director of Planning and Community Development
Christy Carr, Senior Planner
Mark Epstein, Engineering Project Manager
Jennifer Sutton, Senior Planner
Kristen Drew, Communications Coordinator
Joe Dunstan
Alan Grainger
Jim McNett
Peter Perry
Jane Rein
Jason Wilkinson
Carl Yurdin
William Chester
Don Doman
Lisa Macchio
Kimberly McCormick
Joe Paar
Mack Pearl
Jon Quitslund
Sarah Blossom
Kol Medina, Mayor
Ron Peltier
Rasham Nassar
Leslie Schneider
Joe Deets
Matthew Tirman
CONSULTANT TEAM
Lesley Bain, Framework
Jeff Arango, Framework
Daniel S. Harris, Framework
Monica Taylor, Framework
Jonathan Morley, Berger Partnership
Matthew Coates, Coates Design Architects
Robert Hutchinson, Coates Design Architects
1 DESIGN FOR BAINBRIDGE
2 DESIGN REVIEW
The Island
Values + Principles
How to Use this Document
Definitions
3 CONTEXT ANALYSIS
Process
Submittal Requirements
4 DESIGN STANDARDS & GUIDELINES
Introduction
Site Design
Public Realm
Building Design
Landscape5STREET TYPES & FRONTAGES
Introduction
Components of Analysis
Introduction
Street Types
Building Frontages6SUBDIVISION GUIDELINES
Introduction
Subdivision Guidelines7SUPPLEMENTAL STANDARDS & GUIDELINES
Introduction
Larger Sites
Historic Places
Civic Uses
Sarah Blossom
Kol Medina, Mayor
Ron Peltier
Rasham Nassar
Leslie Schneider
Joe Deets
Matthew Tirman
01
03
05
07
10
12
16
17
21
22
28
36
42
49
50
62
67
68
71
72
73
74
Lesley Bain, Framework
Jeff Arango, Framework
Daniel S. Harris, Framework
Monica Taylor, Framework
Jonathan Morley, Berger Partnership
Matthew Coates, Coates Design Architects
Robert Hutchinson, Coates Design Architects
DESIGN ON BAINBRIDGE // PAGE 1
DESIGN ON
BAINBRIDGE1
The Island
Bainbridge Island is a close knit community
with several neighborhood centers and a lively,
walkable downtown in Winslow with a mix of
shops, services and activities. The Island attracts
residents and visitors with its magnificent natural
setting and mix of rural and small-town charm, all
a short ferry commute from Downtown Seattle.
The City’s residents are committed to preserving
the Island’s sense of community and green
spaces, and deeply value the Island’s natural
lands, shorelines and enduring connection to
local agriculture.
The City’s Design Guidelines are based on
the existing policies, principles and values
established in Bainbridge Island’s Comprehensive
Plan and through community engagement. Each
of these values and principles as they relate to
the design of new development is articulated
in the following section, and the guidelines
draw on these principles and offer specific
guidance to inform design at various scales and
stages, including site design, building design
and composition, and architectural detailing.
The Guidelines were carefully crafted to ensure
that new development reflects Bainbridge
Island’s common values and culture, and that
it contributes to and enhances the City’s built
environment.
PAGE 2 // DESIGN ON BAINBRIDGE
DESIGN ON BAINBRIDGE // PAGE 3
Values + PrinciplesValues +
Principles
The Bainbridge Island
community values
authenticity and design that
is specific to Bainbridge.
Generic approaches to
design for sites, streets,
buildings, and other
elements are inconsistent
with the island character and
values.
DESIGN FOR BAINBRIDGE
Bainbridge Island’s architecture is diverse, spanning a range of eras and architectural styles, but
its urban fabric maintains a defining character and continuity within its varied buildings, streets
and neighborhoods. Good design is the thoughtful composition of buildings, landscape and
public spaces that creates a meaningful relationship to a building’s surroundings and contributes
to the public realm and neighborhood fabric. These guidelines define the responsibility of new
development as respecting neighborhood context, responding sensitively to the surrounding
built and natural environment, and contributing to the community.
DESIGN FOR SUSTAINABILITY & CLIMATE RESILIENCE
Bainbridge residents cherish the Island’s natural environment and are committed to protecting
and restoring the ecological and hydrological functions of its natural lands and water bodies.
Sustainable design and green building practices help reduce the burden of development on
natural systems, and help ensure Bainbridge Island is climate resilient. Concentrating growth in
the Island’s urban center through the zoning code and around shared infrastructure conserves
natural habitat, ecological functions, open space and areas designed for recreational use. Specific
elements of site design, building design, construction, and operation, such as efficient use of
energy and water, integration of renewable energy, and use of sustainable and ethical materials
can mitigate the environmental toll of new development and address local climate vulnerabilities.
PAGE 4 // DESIGN ON BAINBRIDGE
DESIGN FOR A WALKABLE, BIKEABLE AND CONNECTED
COMMUNITY
Part of a safe, healthy and sustainable community is a walkable, bikeable and transit-friendly
built environment that encourages active transportation. Walkable, bike- and transit-friendly
development that reduces reliance on cars can help improve air quality and help residents live
healthier more active lives. New development should support alternative travel modes and
contribute to the individual’s connection to place. Thoughtful design can further both these goals
enhancing the public realm that ties together the city’s buildings, which in turn improves the
experience of walking and biking.
DESIGN FOR HEALTH, EQUITY, AND INCLUSION
Healthy housing development and expansion of educational and civic institutions support diverse
and inclusive growth, and help build thriving neighborhood centers. Design can have an effect
not only on the community’s look and feel, but also on housing affordability for people of different
means, and the comfort of people from different backgrounds. Building an accessible community
that supports transit and that creates and creates a quality pedestrian experience can help grow
employment locally, improve quality of life, and lay the foundation for a more diverse community.
DESIGN TO FOSTER CULTURE AND SOCIAL WELL-BEING
The contributions of Bainbridge Island’s residents through the arts, agriculture, and active
organizations are a piece of what defines the City. Bainbridge Island’s rich history, and dynamic
cultural life are supported by the City’s buildings, parks, and public spaces. They represent the
community’s experiences and foster a robust public life in Bainbridge Island’s downtown, in
distinct neighborhoods, and in the Island's rural areas. New development should contribute to
and create spaces that are accessible and reflect local culture and identity.
DESIGN FOR CONNECTIONS TO THE NATURAL ENVIRONMENT
Bainbridge Island’s natural environment is not simply a scenic backdrop for its built environment
— the two are intimately connected. New development should draw inspiration from and
preserve natural areas, responding to natural features like slopes, streams, heritage trees, and
wetlands in ways that minimize disturbance and leave ecological functions intact.
DESIGN ON BAINBRIDGE // PAGE 5
How to Use this Document
Design for Bainbridge provides guidance for
applicants to successfully navigate the design
review process. This section highlights key
elements of the design review process to
improve clarity and predictability for the City,
applicants, and the public.
When is Design Review
Required?
The Bainbridge Island Municipal Code (BIMC)
specifies when design review is required in
Table 2.16.010-1: Summary Table of Land Use
Procedures. The requirement for design review
is based on the type of land use review required
for the type of development or other activities
proposed.
Design review is required for the following project
types:
a. Major site plan and design review (includes
any site plan and design review in the
business/industrial zoning district)
b. Major conditional use permits
c. Preliminary long subdivisions
d. Preliminary large lot subdivisions
e. Major shoreline conditional use permits
f. Short preliminary subdivisions of 3 lots or
more
Design review is optional for the following project
types:
a. Minor site plan and design review
b. Minor conditional use permits
c. Preliminary short subdivisions
The development of single-family homes and
minor activities or improvements like routine
maintenance, interior work, or projects that don’t
require a building permit or a change of use are
exempt.
Design Standards vs Guidelines
Design for Bainbridge includes both Design
Standards and Design Guidelines. Design
Standards are clearly defined, mandatory and
applied based on the site’s context (surrounding
neighborhood, and natural environment), and
the site itself. Guidelines are more flexible and
provide different approaches to meeting the
Design Standards. For a project to be approved,
it must comply with all applicable Design
Standards and demonstrate how the project
team has applied Design Guidelines to meet
those standards. For example, an applicant must
comply with Site Design Standard S1: Protect
and Repair Natural Systems by meeting one
or more of guidelines a - e listed on Page 23
or an acceptable alternative to the satisfaction
of the Design Review Board. Design Standards
and Design Guidelines, and the development to
which they apply, are defined below.
Design Standards: Standards in Chapters 4
and 7 mandate planning and design actions
that the applicant must incorporate in their
project application. Compliance with standards
is mandatory and failure to meet a mandatory
standard may be used as a basis for the city’s
denial of a project application.
PAGE 6 // DESIGN ON BAINBRIDGE
Design Guidelines: Guidelines in Chapters 4, 5, 6,
and 7 are voluntary and not mandatory; however,
compliance with guidelines may be necessary
to comply with the Design Standards. Guidelines
provide a variety of ways to satisfy the Design
Standards based on the specific context and site.
Failure to meet a voluntary guideline cannot be
used by the city as a basis for a project denial.
Development: Development means all structures
and other modifications to the natural landscape
above and below ground, on a particular site.
Relationship to Other
Regulations, and Permit Review
Design review is part of an integrated land
use and development review process.
Regulations that come into play during this
process include zoning, subdivision standards,
building permits, and other regulations for
shoreline development, critical areas, and State
Environmental Policy Act (SEPA). The Design
Review Board (DRB), in coordination with City
staff, is responsible for design review which
focuses solely on compliance with Design
Standards and Design Guidelines contained
in this document. Regulations for zoning,
subdivisions, and buildings are reviewed and
approved by other parties within the City. Design
review starts early in the City’s land use review
process and concludes with final review and
recommendations from the DRB directly to the
Planning Commission, City Council, Planning
Director, and Hearing Examiner. The final permit
decision varies by the permit type but is typically
made by the Planning Director or the City’s
Hearing Examiner. For more information on the
permit review processes please refer to the City’s
Administrative Manual and Municipal Code (BIMC
2.16)
Departures
Design for Bainbridge is intended to provide
flexibility in meeting the Design Standards and
applying the Design Guidelines to projects.
However, there may be circumstances where
the applicant proposes a design solution that
meets the guiding principles and intent of the
standards and guidelines but is not in strict
compliance. Departures may be approved by the
final decision-maker with a recommendation on
approval or denial by the DRB for projects under
their review.
Any request for one or more departures shall be
made at the Design Guidance Review Meeting as
part of the pre-application phase of the project.
Departures shall be reviewed concurrently
with an application. The Design Review Board
may include an administrative departure in its
recommendation to the Planning Commission, if
one of the following criteria are met. Departures
from the design standards may be approved
based on the following criteria:
a. The departure is related to a variance from
a standard in the BIMC that also impacts the
ability to meet one or more of the design
standards;
b. The departure meets the intent of the design
standards and the proposed departure is
equal or greater to complying with the design
standard;
c. The granting of the departure results in
a project with greater natural resource
conservation value, less adverse impact to
adjoining properties, or more practical design
because of topography, critical area, or other
extenuating circumstance.
DESIGN ON BAINBRIDGE // PAGE 7
Definitions
The definitions contained in this section are
applicable only to this document and its contents.
Active means fostering human activity and
interaction, often to describe streets and public
spaces with pedestrian traffic, events and
programming, or uses that draw, facilitate, or serve
as a backdrop for human interactions such as
shops and restaurants.
Built Environment means the parts of our physical
surroundings that are created by and for humans
and serve as the setting for human activity.
Character is the distinctive qualities of a place,
building or street.
Civic Uses are public buildings or institutions
owned and operated by governmental or other
public agencies. This includes government offices,
courthouses, police and fire stations, and schools.
Context is the physical (including natural and
human-made) and cultural environment around
a specific site and how the site relates to those
surroundings.
Development means all structures and other
modifications of the natural landscape (both
above and below ground) on a particular site.
Design Standards mandate planning and design
actions that the applicant must incorporate
in their project application. Compliance with
standards is mandatory and failure to meet a
mandatory standard may be used as a basis for
the city’s denial of a project application.
Design Guidelines are voluntary and not
mandatory; however, compliance with guidelines
may be necessary to comply with the Design
Standards. Guidelines provide a variety of ways
to satisfy the Design Standards based on the
specific context and site. Failure to meet a
voluntary guideline cannot be used by the city as
a basis for a project denial.
Fenestration is the arrangement, proportioning,
and design of windows and doors in a building.
Frontage means street-facing façade of a building
and its relationship to the street.
Heat Island Effect is the tendency for built areas
to be hotter than their surroundings because of
absorbed solar radiation and lack of vegetation, in
particular, trees.
Human Scale is the scale at which humans can
comfortably interact with their environment based
on the physical and cognitive characteristics and
capabilities of the human body.
Impervious Surface means a non-vegetated
surface area which either prevents or retards
the entry of water into the soil mantle as under
natural conditions prior to development and/
or a hard surface area which causes water to
run off the surface in greater quantities or at an
increased rate of flow from the flow present under
natural conditions prior to development. Common
impervious surfaces include, but are not limited
to, roof tops, walkways, patios, driveways, parking
lots or storage areas, concrete or asphalt paving,
gravel roads, packed earthen materials, and
oiled macadam or other surfaces which similarly
impede the natural infiltration of stormwater.
Massing: the shape, form and size of buildings.
PAGE 8 // DESIGN ON BAINBRIDGE
Natural Systems such as ecosystems or water
and nutrient cycles, are systems that exist in
nature independent of human involvement and
are composed of physical and biological materials
and processes.
Permeable materials allow stormwater to infiltrate
into the ground.
Public Realm means the spaces around, between
and within buildings that are publicly accessible,
and support public life and social interaction.
Resilience or climate resilience is the ability to
anticipate, prepare for, and respond to hazardous
events, trends, or disturbances related to climate.
Stormwater Runoff is the rainfall that flows over
land, paved surfaces, and building rooftops.
Right-of-Way means all public streets and
property granted or reserved for, or dedicated
to, public use for streets, walkways, sidewalks,
bikeways, parking, and horse trails, whether
improved or unimproved, including the air rights,
subsurface rights, and related easements.
Scale means a proportionate size, extent, degree,
or level of detail typically in relation to a standard
point of reference.
Stormwater Infiltration is the process by which
rainfall and stormwater runoff flows into and
through the subsurface soil.
Sense of Place is the relationship with the place
and its identity as felt by residents and visitors and
shaped through experiences of a place's natural,
human-made, cultural, and historical features.
Street Types are the classifications for each street
on the Island according to common functions and
existing or desired characteristics. The permitted
building frontages for each Street Type specify
setback requirements and treatments between
the building and the right-of-way
Transpiration is the process by which water
moves through a plant and evaporates into the
atmosphere from its leaves and exterior surfaces.
DESIGN ON BAINBRIDGE // PAGE 9
SUSTAINABILITY DEFINED
The term “sustainability” has become a frequently-used buzz word. Sometimes it is even used in
an attempt to “green wash” a project or a proposal. Because sustainability is such a fundamental
value in Bainbridge Island's design guidelines, a clear definition is needed. In common parlance,
sustainability is defined as follows:
The ability to be maintained at a certain rate or level. Common examples are: “the sustainability of
economic growth”; “the long-term sustainability of the project.”
In the realm of ecology and the survival of the planet and all its inhabitants, sustainability is best
defined in the context of living systems. Thus, “sustainability” means, simply, “to align with natural
forces, or at least not to defy them,” and is about everything we do as humans. To use the phrase
“environmental sustainability,” for example, or “sustainable agriculture” or a “sustainable economy,”
while grammatically correct, does not exemplify the true definition of, nor foster application of the
real meaning of, sustainability. Sustainability, properly used, is about the entire planet as a living
system, including all life forms.
Viewing a community as a living system recognizes that the “rules of the house” are non-
negotiable biophysical principles and the elements of sustainability rest upon those principles.
To further understand this approach to community, it helps to know that “ecology” and
“economics” have the same root: eco from the Greek oikos, or home. Ecology is the knowledge
or understanding of the house, and economics is the management of the house—and it is the
same house. Therefore, understanding our community as a living system—an ecosystem—will
give us not only a new understanding of “economy” and “economics,” but also will foster a vision
of the future, along with strategies for its realization, that focus on resiliency, adaptability, and
attunement with nature.
If we perceive ourselves and all we create as part of an ecosystem, it is easy to understand that
our community is a living system within which there are nodes of wealth: social, natural and
financial. All interact as a system and are linked together through nutrient cycles and energy
flows, and the maintenance and health of these networks is essential to the overall health and
prosperity of our community.
- Jane Rein, Design Review Board
PAGE 10 // DESIGN REVIEW
Design
Review Process
The design review process,
standards, and guidelines are
structured to support good design
and a deliberate design process
from context and site down to
design detailing. Design review is
an iterative process intended to
help applicants comply relevant
standards and guidelines and
develop designs for the project
that fit Bainbridge Island and the
unique context of the site. For
more information on the permit
review processes please refer to
the City’s Administrative Manual
and Municipal Code (BIMC 2.16).
Conceptual Proposal Review
The conceptual proposal review meeting is an informal meeting
between the applicant and the Design Review Board to review
site-specific conditions and contextual considerations for the
design of development on site. This discussion is intended to
inform strategies for site planning and massing that respond
sensitively to the neighborhood context.
DESIGN
REVIEW2
1
2 Design Guidance Review
Design guidance review meetings with the Design Review Board
offer guidance to potential applicants during the design process
on conceptual alternatives. The purpose of the design guidance
review meeting is to review how the proposed alternatives fit the
surrounding context with a focus on the development’s program,
uses, site plan, and massing. The Board will also consider any
requested departures, the rationale for those departures and
their consistency with the intent and principles of the guidelines.
DESIGN REVIEW// PAGE 11
DESIGN
REVIEW
Pre-Application Conference
The pre-application conference with City Staff is intended to provide input on preliminary, site, building
plans and elevations, and ensure they meet zoning, environmental, and stormwater requirements, and
address the Design Standards and Design Guidelines in this document before the application set is
finalized. Following the pre-application conference, the applicant will present their concepts to the
Planning Commission at a public community meeting before the DRB conducts its final review.
3
4 DRB Review & Recommendation
At this meeting, the Board will review the application plans for compliance with Design Standards and
Design Guidelines and ensure that the project reflects any revisions recommended by the Board at
previous meetings. The Board will document its findings and transmit a written recommendation to
the Planning Commission. The Board's recommendation may include conditions to ensure compliance
with all standards.
DESIGN GUIDANCE
REVIEW
CONCEPTUAL
PROPOSAL REVIEW
PRE-APPLICATION
CONFERENCE
1
2
3
Context Analysis
Site Analysis
Statement of Intent
Concept Design & Alternatives
Massing & Siting Options
Site and Landscape Plans
Building Plans & Elevations
Guideline Compliance
DRB MEETING
DRB REVIEW +
RECOMMENDATION4APPLICATION STAGE
COMMUNITY MEETING
DRB MEETING
DISCUSSION TOPICS & MATERIALS
PAGE 12 // DESIGN REVIEW
Submittal Requirements
Conceptual Proposal Review
Site Analysis
a. Aerial map of with property lines marked and
streets labeled within 500 feet;
b. Photos of the site;
c. Topography, physical, and natural features on
the site;
d. Landscaping and tree species 6” or greater
in diameter, and an arborist report for any
landmark trees as defined in BIMC 16.32;
e. Vehicular and pedestrian access to the site
including curbs;
f. Summary of applicable zoning standards and
Design Guidelines.
Context Analysis
a. Requirements for analysis listed in the
Context Analysis Chapter (Chapter 3);
b. Vicinity map(s) indicating:
›Property lines;
›Footprints of structures and existing
ground and upper floor uses;
›Zoning districts and overlays;
›Natural features, recognized landmarks
and designated historic sites or structures;
and
›Roadways, sidewalks, trails, bicycle
facilities and transit stations.
c. Photos of properties, structures, adjacent
rights-of-way, natural features, and
streetscapes within 500 feet.
Preliminary Development
Program (Optional)
a. Preliminary development program
(Residential or Live/Work Units, Retail or
Office SF, Number of Parking Stalls); and
b. Description of how the program fits within the
context and any sustainability, preservation or
conservation goals as part of the project.
1
Conceptual site analysis
NE Roberts
NE Valley Road
632’
THE SITE
Context analysis map
DESIGN REVIEW// PAGE 13
Design Guidance Review
a. Vision statement & design intent;
b. Conceptual site plan and architectural
massing concepts, and a description of how
these designs respond to the context;
c. Development program (Residential or Live/
Work Units, Retail or Office SF, Number of
Parking Stalls);
d. Description of how the program fits within the
context and any sustainability, preservation or
conservation goals as part of the project;
e. Graphic illustration of the overall massing at
street level;
f. Narrative explanation of design cues from
nearby architectural and natural features;
2
Conceptual site design
Conceptual landscape plan
Conceptual site plan & massing cross section
PAGE 14 // DESIGN REVIEW
Pre-Application Conference
a. Illustrative site plan, including:
›Property lines and easements and rights-
of-way with dimensions;
›Footprints of structures on adjacent
properties with height in feet and stories;
›Topography, physical and natural features
on the site;
›Vehicular and pedestrian access to the site
including curbs; and
›Landscaping and tree species 6” or greater
in diameter, and an arborist report for any
landmark trees.
b. Conceptual floor plans with uses differentiated
by color, property boundaries, and buildings
and uses on adjacent properties;
c. Preliminary building plans and elevations
annotated with façade treatments, materials
and colors;
d. Sun/shadow graphic analysis;
e. Summary of applicable Zoning and Design
Standards, Design Guidelines, and how
applicant intends to meet those standards
and guidelines as part of the proposed
development with conceptual diagrams or
graphics;
f. Description of how the project relates to the
guiding principles in Chapter 1, and meets the
intent of applicable Design Guidelines; and
g. Summary of all anticipated departures from
applicable guidelines.
3
Sun/Shadow Analysis
Illustrative Site Plan
DESIGN REVIEW// PAGE 15
Final Design Review
a. Statement of Design Intent and how the
project incorporated applicable guidelines;
b. Vicinity Map including property lines and
rights-of-way with dimensions, footprints of
buildings on adjacent properties, and natural
features (landmark trees, streams, wetlands
and steep slopes);
c. Final Site Plan Illustration in Color;
d. Final Landscape and Planting Plans;
e. Color Rendering or perspective illustration of
the Proposed Development from the street
and from an axiomatic view;
f. Final Floor Plan;
g. Final building plans and elevations for all
façades;
h. Detailed drawings of façade treatments;
i. Materials Palette, samples and cut sheets
for all façade materials included in elevation
drawings; and
j. Full summary and rationale for all requested
departures from Design Guidelines and
zoning parameters.
4
Color elevations with materials
Perspective Illustration
PAGE 16 // CONTEXT ANALYSIS
CONTEXT
ANALYSIS3
Introduction
Your site is part of our community.
Context analysis is a prerequisite for application
of Design Standards and Design Guidelines. This
chapter outlines requirements for applicants to
present their understanding of the site’s context.
The components of the analysis included here
are intended to be part of the review process
and will be the focus of the Conceptual Proposal
Review, the first meeting of the design review
process.
A thorough understanding of all aspects of the
site and its context is fundamental to design that
fits and contributes to Bainbridge Island’s unique
built and natural environments. Development
affects its setting through each facet of design
in ways that can be striking or largely invisible
to the public. It is not enough to simply describe
the context, but to analyze its qualities and to
understand and its implications for design.
An effective context analysis will carefully
examine the relationship between the site,
potential development, and the surrounding
environment. This creates a foundation for
design that takes cues from patterns in the
surroundings and contributes to the Island’s
unique character, while preserving, supporting,
and repairing the natural environment.
Sustainability is an overarching goal for design
on Bainbridge, and will be a key component in all
respects of this analysis.
CONTEXT ANALYSIS // PAGE 17
CONTEXT
ANALYSIS
Analyze natural systems
Identify the extent and value of
wildlife habitat and corridors
Assess unique and prominent
features
Consider the defining attributes of
the built environment
Analyze systems of movement and
access
Study how the site relates to and
can contribute to the public realm
C1
C2
C3
C4
C5
Design for new
development should go
beyond consideration
of individual buildings
and fit successfully into
Bainbridge Island’s
urban context. These
requirements present
an analytical framework
to guide approaches
to design that respect
and enrich the facets
of the built and natural
environment that make
Bainbridge “Bainbridge.”
CONTEXT ANALYSIS
C6
PAGE 18 // CONTEXT ANALYSIS
NATURAL SYSTEMS
Natural systems include water
and hydrology; vegetation, forests
and soils; solar access and wind
conditions. The natural systems
analysis is the basis of designing a
project that minimizes impacts and
maximizes sustainable solutions for
each project.
C1
Analyze
Water: stormwater, streams, wetlands,
aquifers, and shorelines
Soil: stormwater infiltration, geological
hazards, and soil stability
Vegetation:major trees, forested areas, and
plant communities
Solar Access: sun and shadow conditions on and
near site
Wind: prevailing wind direction
Resiliency:current and future flood risk and
tidal inundation, heat vulnerability
and heat wave risk
W ILDLIFE H ABITAT & CORRIDORS
Bainbridge Island’s exceptional
ecosystem and wildlife habitat is
highly valued by the community,
and development must be
balanced with the diversity and
abundance of native plants and
animals. Habitat includes the
terrestrial and marine environment,
not only along the shoreline, but for
upland sites as well.
Analyze
Habitat: known species and identified key
habitat
Connectivity: existing or desired connections
between key habitat areas
Shoreline:existing conditions of waterfront sites
C2
CONTEXT ANALYSIS // PAGE 19
Analyze
Water: stormwater, streams, wetlands,
aquifers, and shorelines
Soil: stormwater infiltration, geological
hazards, and soil stability
Vegetation:major trees, forested areas, and
plant communities
Solar Access: sun and shadow conditions on and
near site
Wind: prevailing wind direction
Resiliency:current and future flood risk and
tidal inundation, heat vulnerability
and heat wave risk
C4
UNIQUE & PROMINENT FEATURES
Analyze
Massing:height, bulk, and form of nearby
buildings
Siting:setbacks from property lines, access
points, and relationship between
buildings and open spaces
Scale:how features, design elements and
proportions relate to the human
experience
Uses:surrounding services, schools, and
other institutional uses
BUILT ENVIRONMENT
The patterns of human-made
buildings and spaces around
the site inform project design.
Appropriate design responses are
not encouraged to mimic the built
context of the site, but to find ways
to be compatible and contribute to
the surroundings.
Analyze
Natural Features: views and view corridors, significant
trees, forested areas, outcroppings,
waterfront, and beaches
Human-made
Features:
civic or publicly significant buildings
or structures, working farms, harbors,
and marinas
Historic Sites:past human activity, historic sites,
and buildings
C3
Some sites merit special attention
because of how they relate to
features that make Bainbridge
Island distinct and memorable.
These include a variety of natural
and human-made features
including views and vistas, bluffs,
shorelines, bodies of water, historic
buildings and working farms. The
design review process will focus on
minimizing impact on the visibility
or character of these valued
features as experienced from the
public realm.
PAGE 20 // CONTEXT ANALYSIS
SYSTEMS OF MOVEMENT & ACCESS
The site context includes its
connection to streets, sidewalks,
open spaces, and trails. Appropriate
approaches to site design will
prioritize pedestrians, transit and
principles of universal design, and
will strive to create new connections
wherever possible.
C6
Analyze
Streets:street classification, width, traffic
levels, and parking
Sidewalks: pedestrian network, materials
Transit:nearby transit facilities
Bicycles: nearby bike facilities
Access:patterns of non-motorized and
motorized access
PUBLIC REALM
Public realm includes streets,
sidewalks, parks, civic buildings and
other places that are accessible to
the public. These spaces are often
enlivened by adjacent retail or other
privately-owned entities. The public
realm is at the heart of civic life,
and the relationship of projects to
the public realm is a fundamental
design issue.
C5
Analyze
Building Frontages: relationship of nearby buildings to
the sidewalk and streets
Activities: nearby retail or other activities
Open Space:location and type of nearby public
and private open spaces
Landscape:patterns of trees or other significant
vegetation
Utilities:utility poles, junction boxes, utility
meters, and stormwater
DESIGN STANDARDS & GUIDELINES // PAGE 21
SYSTEMS OF MOVEMENT & ACCESS
DESIGN STANDARDS
& GUIDELINES4
Introduction
Design Standards in Chapters 4 and 7
establish the minimum requirements
in Design for Bainbridge necessary to
take advantage of the opportunities of
the surrounding context and site while
contributing to the neighborhood. To provide
some flexibility, creativity in design, and
address the specifics of each site, the Design
Guidelines in Chapters 4, 5, 6, and 7 provide
a variety of ways to meet the standards.
Design Standards and guidelines are defined
in Chapter 1 as a part of How to Use this
Document - and are repeated below.
Design Standards: Standards mandate
planning and design actions that the
applicant must incorporate in their project
application. Compliance with standards is
mandatory and failure to meet a mandatory
standard may be used as a basis for the city’s
denial of a project application.
Design Guidelines: Guidelines are voluntary
and not mandatory; however, compliance
with guidelines may be necessary to meet
Design Standards. Guidelines provide
a variety of ways to satisfy the Design
Standards based on the specific context and
site. Failure to meet a voluntary guideline
cannot be used by the city as a basis for a
project denial.
SITE DESIGN STANDARDS
S1 Natural Systems
S2 Wildlife Habitat
S3 Unique Features
S4 Built Environment
S5 Systems of Movement
PUBLIC REALM STANDARDS
P1 Walking & Cycling
P2 Vehicles in the Public Realm
P3 Hierarchy of Public Spaces
P4 Connections to Public Spaces
P5 Block & Frontage Patterns
P6 Activity on Commercial Streets
BUILDING DESIGN STANDARDS
B1 Clear Organizing Concept
B2 Appropriate Architectural Language
B3 Façade Composition & Scale
B4 Sustainable Design
B5 Materials & Detailing
LANDSCAPE STANDARDS
L1 Landscape & Architecture
L2 Public Realm
L3 Sustainable Features
L4 Green Infrastructure
L5 Wildlife Habitat
L6 Views & View Corridors
PAGE 22 // DESIGN STANDARDS& GUIDELINES
SITE DESIGN STANDARDS
Protect and repair natural systems
Preserve and enrich wildlife
habitat
Respect and magnify unique
aspects of site and context
Complement and contribute to
the built environment and local
identity
Fit the project into the systems of
access and movement, prioritizing
pedestrians and bicycles
S1
S2
S3
S4
S5
Building on an
understanding of the
site and its context, site
design defines how a
building relates to its
context. The placement,
orientation and massing
of buildings should
support broader
patterns in Bainbridge
Island’s built and natural
environment as well as
livable neighborhoods
and communities.
DESIGN STANDARDS & GUIDELINES // PAGE 23
PROTECT AND REPAIR NATURAL
SYSTEMS
Intent
Design for new development should protect
existing natural systems and mitigate disturbance
to the maximum extent possible, In addition,
designers should look for ways to heal and
repair the Island’s natural systems that have
been impacted by previous development. Site
design should embrace relationships to larger
natural systems, and use these systems to inform
sustainable design at the site and building level.
S1
a. Use natural topography to inform project
design, stepping up or down hillsides.
b. Minimize soil disturbance and excavation, and
preserve natural topsoil.
c. Preserve the hydrological functions of the
site and create opportunities for natural
stormwater infiltration.
d. Incorporate natural water features, habitat,
and native plant communities on-site into
project design so that they are ecologically
functional.
e. Minimize and disconnect impervious cover to
reduce runoff.
The Bullitt Center in Seattle integrates native vegetation
in the street and public spaces with gray- and rainwater
harvesting and filtration
IslandWood worked with a 255-acre site on Bainbridge
to minimize disturbance to natural systems and restore
natural areas on site
GUIDELINES
PAGE 24 // DESIGN STANDARDS& GUIDELINES
PRESERVE, RESTORE AND ENRICH
WILDLIFE HABITAT
Intent
Urban growth often comes at the expense of
natural habitat, degrading and fragmenting
sensitive plant communities, wetlands, and
riparian corridors that provide habitat for local
fish, wildlife and pollinators. New development
in Bainbridge Island should protect and restore
habitat on site and connect to local habitat
corridors.
S2
a. Incorporate existing natural habitat and
landscape into site design.
b. Connect new landscaped areas and
fragmented habitat to networks of open
space and larger habitat corridors wherever
possible.
c. Consider porous fencing, hedging and shrubs
to define property edges, or gaps in fencing
and reduce barriers to wildlife.
d. Promote continuous habitat through private
or communal landscaped areas and repair
gaps in identified wildlife corridors wherever
possible.
Cedar Creek Watershed Education Center in North Bend,
maintains a continuous wildlife habitat along the shore of
Rattlesnake lake with green roofs and native plantings.
Dockside Green in Victoria, BC is built around system
of stormwater treatment ponds that run into the upper
harbor and create a network of wetland habitat.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 25
RESPECT AND MAGNIFY UNIQUE
ASPECTS OF THE SITE AND CONTEXT
Intent
The character of Bainbridge Island is comprised
by many kinds of natural and man-made
features: historic buildings, views of water and
mountains, rolling landscapes, forests, and farms.
Development should recognize these features,
avoid detracting from their prominence, and
highlight them whenever possible.
S3
a. Work with the particular features of
the site—shape, ecological value and
characteristics, views, vegetation, hydrology
and topography—to create a unique solution
for the project.
b. Preserve and highlight public views of unique
features that contribute to Bainbridge Island's
character.
c. Support visual connections to nearby
landmarks.
Madison Square in Bainbridge Island preserved older
trees on the site and integrated them into landscape,
while framing views of nearby buildings.
The site plan for the BelRoy in Seattle integrated an
existing historic apartment into the new project with
interior courtyards and pedestrian circulation.
GUIDELINES
PAGE 26 // DESIGN STANDARDS& GUIDELINES
COMPLEMENT AND CONTRIBUTE TO THE
BUILT ENVIRONMENT AND LOCAL IDENTITY
Intent
Buildings and open spaces should be designed
to create a sense of place and contribute to
neighborhood identity. Projects should be built
to feel like they "belong" to their site and context,
becoming part of the fabric of beloved places on
Bainbridge Island.
S4
a. Site access and new structures to
complement patterns in the built
environment with attention to setbacks,
spaces between buildings, scale, and entries
along the street.
b. Create or reinforce a well-defined rhythm of
intervals of built and open spaces, designed
for the human scale.
c. Develop frontages with quality, interest, and
variety, using multiple smaller scale buildings
if needed for to fit with neighborhood
character.
d. Avoid visually impermeable fencing, high
fencing or other monolithic features along
publicly visible edges of the site.
The San Juan Building on Ferncliff Avenue in Bainbridge
Island keeps the rhythm and scale of it surroundings with
a primary façade broken into to smaller sections.
Bainbridge Island City Hall is distinct but not out of place,
with a frontage that fits well with the proportions of nearby
buildings and a clear public entrance.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 27
Intent
Livable and sustainable communities are
walkable and bikeable. Good design in
Bainbridge Island will favor pedestrian and
bicycle scale, and carefully consider the project's
place in the network of streets, sidewalks and
trails in decisions about entries, ADA access,
and location of vehicular access. Projects should
prioritize the pedestrian environment and
encourage sustainable transportation choices.
S5 FIT THE PROJECT INTO THE SYSTEMS OF
ACCESS AND MOVEMENT, PRIORITIZING
PEDESTRIANS AND BICYCLES
a. Locate and orient primary pedestrian access
to the site toward major pedestrian and
bicycle travel routes and transit facilities.
b. Incorporate dedicated pedestrian access that
connects and aligns with existing public and
private pedestrian infrastructure.
c. Integrate access for people of all abilities
into the project design so that all visitors are
welcome through primary entries and access
points.
d. Locate at-grade parking and vehicular access
away from active pedestrian areas wherever
possible and screen at-grade parking from
public view.
e. Provide bicycle parking near access points
to and active areas to maximize visibility and
convenience.
f. Consider including pedestrian-oriented
public spaces and spaces for informal
community gathering in non-residential
projects.
The Winslow has integrated pedestrian access into the
building's front plaza along Winslow Way and interior
courtyard off on Ericksen Avenue.
The Ericksen Cottages in Bainbridge Island connect to Ericksen
Avenue with a network of pedestrian paths and shared parking
areas that minimize impacts on pedestrian areas.
GUIDELINES
PAGE 28 // DESIGN STANDARDS& GUIDELINES
SUPPORT AND CONTRIBUTE TO A
VIBRANT PUBLIC REALM
Intent
The public realm should be considered at
the site planning level. Some projects will be
fully private, but experienced from people
passing by. Residential development will have a
relationship to passers-by and visitors as well as
the residents. Retail buildings and civic buildings
have important relationships to the public realm,
where dedicated space may be warranted. For
all of these project types, the visual and physical
relationship to the public realm begins at the
site planning level for the most appropriate and
beneficial interaction with the community.
S6
a. Arrange site elements to define a clear
‘public front’ facing toward the primary street.
b. Minimize vehicular presence in the public
realm, with driveways and garages de-
emphasized in terms of location, width and
design.
c. Consider the hierarchy of uses in site design,
with important uses or features emphasized.
d. Incorporate natural systems into public
spaces in the site where possible and
appropriate.
e. Give prominence to pedestrian entrances
over vehicle access.
f. Reinforce defined and active street edges
and design public facing frontages to interact
directly with the public realm as appropriate.
The BelRoy in Seattle has a strong relationship with the
street, with a visible and welcoming pedestrian entrances
and storefronts and seating that interact with the street.
Chophouse Row in Seattle integrates an active pedestrian
route through a series of indoor and outdoor spaces that
support the ground level commercial uses on the site.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 29
Create a safe and comfortable
environment for walking and
cycling.
Minimize impact of vehicles on the
public realm
Design to support a legible
hierarchy of public spaces
Strengthen public space
connections
Draw from and enhance existing
block patterns
Foster interest and activity along
commercial streets
P1
P2
P3
P4
P5
P6
Bainbridge Island’s
network of streets, trails
and public spaces are
the setting for public life
in the city. They support
community events
and local activities,
build the experience
of the Island and
express local identity.
New development
should contribute to
streetscapes, public and
open spaces, and street
frontages, and foster
activity at street level
where appropriate.
PUBLIC REALM STANDARDS
PAGE 30 // DESIGN STANDARDS& GUIDELINES
CREATE A SAFE AND COMFORTABLE
ENVIRONMENT FOR WALKING AND CYCLING
Intent
Whether a project is located in the Island's
downtown, neighborhood centers, or rural areas,
new development should consider the site's
relationship to the pedestrian environment, and
how the project can contribute to safety, comfort
and continuity in the pedestrian realm.
P1
a. Connect on-site pedestrian walkways with
existing public or private routes where
projects can improve the network for people
walking.
b. Integrate universal design in pedestrian
routes, access points and entries, with multi-
sensory cues where appropriate in public
spaces and access points using visual,
auditory and tactile signals.
c. Integrate lighting for pedestrian pathways
and entrances to provide safety, mark entry
locations and highlight design features.
d. Orient primary entrances toward the site’s
most active public street frontage.
e. Contribute to the network of safe bicycle
routes where possible.
f. Provide bicycle parking at access points to
open spaces and buildings, and coordinate
bike racks and fixtures with other outdoor
furniture on site, along adjacent streets, or
nearby public spaces.
The Camelia Apartments in Bainbridge Island integrate
public walkways through the site with landscaping to
provide access to Island Village and Hildebrand Lane.
This outdoor dining area connects directly to the street,
using planters and hardscape materials to define the space
associated with the beer garden.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 31
MINIMIZE THE IMPACT OF VEHICLES ON
THE PUBLIC REALM
Intent
Public realm design should focus on people
rather than cars and vehicular access. Projects
should strive to keep conflicts between motorists
and people walking and biking to a minimum, and
support active and inviting streets by reducing
the visual impact of service areas, parking, and
vehicular access.
P2
a. Encourage non-polluting transportation
options, such as shared vehicle access and
parking in multiple ownership circumstances.
b. Minimize the size and number of curb cuts
and locate curb cuts away from active
pedestrian areas wherever possible.
c. Screen service uses and parking when near
public space using ground floor uses and/or
landscaping.
d. Reduce conflicts between pedestrians and
motorists through design elements such as
planters, paving patterns, or lighting.
e. Create clearly defined pedestrian paths
through parking areas with sidewalks or other
dedicated facilities.
This street treatment in Langley, WA makes good use of
material and textural cues, and uses on-street parking and
loading instead of curb cut access to reduce conflicts.
Pedestrian access for Whidbey Telecom uses variation in
materials, landscaping, screening and physical barriers to
create a safe pedestrian environment within a parking lot.
GUIDELINES
PAGE 32 // DESIGN STANDARDS& GUIDELINES
DESIGN TO SUPPORT A LEGIBLE
HIERARCHY OF PUBLIC SPACES
Intent
Projects should understand their location in
the hierarchy of public space and respond
accordingly. For example, a site that terminates
a vista would be designed as a focal point, while
a project that is part of the urban fabric would
be designed to fit well with adjacent properties.
Design to support a hierarchy of public spaces
will help wayfinding and character.
P3
a. Use buildings to help shape and define public
spaces where appropriate.
b. Consider vistas, views and irregularities in the
street network and block pattern to retain
views or to create focal points.
c. Highlight important crossings, intersections,
and transitions where appropriate.
d. Incorporate wayfinding that complements
project design and surrounding wayfinding
systems, with common indicators,
destinations, and signed decision points.
The Marketfront in Seattle creates defined public spaces
that highlight views of Elliott Bay, and defines a hierarchy
of public and private spaces along the market.
An alley in California uses the space between buildings as
both a pedestrian connection and as outdoor dining, with
framed views of nearby buildings.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 33
STRENGTHEN PUBLIC SPACE
CONNECTIONS
Intent
Design for new development on Bainbridge
Island should pay careful attention to how the
building will interact with the public realm—
street, sidewalk, open spaces and landscape.
Projects should look for opportunities to make
stronger connections in the Island’s network of
public spaces wherever possible.
P4
a. Locate primary entrances along the main
street, and contribute to the character of the
street.
b. Align public spaces, passages and access
with existing pedestrian paths or desire lines
where no formal paths exist. Public through-
routes in Winslow are excellent examples of
pedestrian-scale connections.
c. Where appropriate, provide open spaces
adjacent to the sidewalk and design public
frontages to support direct engagement with
the street and pedestrian activity.
d. Use public art to enhance entrances to
buildings and public spaces and to create or
highlight unique transitions.
Clyde alley in Langley supports pedestrian connections
through the center of the block and to other public spaces
along 2nd Street.
A pedestrian alley in Spokane's Kendall Yards creates
a direct connection to the Spokane Falls and includes
outdoor seating and dining areas that support nearby uses.
GUIDELINES
PAGE 34 // DESIGN STANDARDS& GUIDELINES
DRAW FROM AND ENHANCE EXISTING
BLOCK AND FRONTAGE PATTERNS
Intent
Regardless of how people get around, everyone
is a pedestrian at some point. Pedestrian-
oriented design creates safe, accessible and
welcoming for spaces for all in ways that are
contextually appropriate for Bainbridge Island's
varied environments. Whether it is in the Island's
downtown, neighborhood centers, or rural areas,
new development should contemplate the site's
relationship to the pedestrian environment, and
how the project can contribute to safety, comfort
and continuity in the pedestrian realm.
P5
a. Seize on the prominent location of corner
sites to create focal points with careful
detailing and integrated public spaces.
b. Create a porous site with public pedestrian
routes through larger developments.
c. Break down the massing of buildings and the
scale of long façades to fit the rhythm of the
surrounding block.
d. Create a human scale environment at street
level with detailing that adds variety and
rhythm to the façade.
The Braeburn in Langley WA is integrated into the nearby
mid-block crossing and plaza, and uses it's corner location
to help create a welcoming entrance to Clyde Alley.
The Braeburn draws on established building patterns, scale
and rhythm along 2nd Street for a successful fit with historic
building downtown.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 35
FOSTER INTEREST AND ACTIVITY ALONG
COMMERCIAL STREETS
Intent
Bainbridge Island is fortunate to have strong and
active retail “main streets” in Winslow, Lynwood
and Rolling Bay. New development should
reinforce the scale and positive attributes of
these commercial streets with pedestrian-scale
interest and activities.
P6
a. Support adjacent sidewalks and public
spaces with active ground floor uses and
amenities such as displays and seating, and
public art,
b. Place doors, windows, balconies and street-
level uses to provide lines of sight for natural
surveillance of the street, private and public
realm.
c. Build in multiple entries to allow for smaller
storefronts, and design to allow retail façades
to be adapted to the particular users to give
spaces interest and character.
d. Locate utility areas away from active spaces
on commercial streets.
An activated set of storefronts connects directly to the
street with seating, shade and large windows.
Retail uses along Main St in Truckee, CA support activity
and natural surveillance on the street with glazing and
pedestrian entries and amenities.
GUIDELINES
PAGE 36 // DESIGN STANDARDS& GUIDELINES
Express a clear organizing
architectural concept
Use an architectural language
appropriate to Bainbridge Island
Create well composed façades at
all scales
Celebrate and prominently
feature sustainable design
Use high quality, sustainable
materials and well-crafted
details
B1
B2
B3
B4
B5
Bainbridge Island’s
diverse buildings types
and architectural styles
work together with the
Island’s unique natural
setting to create a
beloved character.
New development
should reinforce the
character of Bainbridge
with thoughtful, well-
designed, high quality
buildings.
BUILDING DESIGN STANDARDS
DESIGN STANDARDS & GUIDELINES // PAGE 37
EXPRESS A CLEAR ORGANIZING
ARCHITECTURAL CONCEPT
Intent
Buildings are expected to have a clear
architectural concept that is internally consistent,
appropriate to the building's site and functions,
and elegantly expressed.
B1
a. Base the design on a thoughtful organization
of uses in the plan, taking into account the
arrangement of the development program
and its relationship to the context of the site.
b. The architectural concept should be rooted in
and express sustainable design principles.
c. The architectural concept should be
appropriate to the Pacific Northwest's climate
and materials, as well as to the specific
conditions of the site.
d. In the building concept and floor plan,
consider the relationship of building uses
and public space; for example, locating an
entry lobby along the street, or designing
residential windows to have a degree of
privacy from passers-by.
e. Express the rhythm of the building's structural
organization in the façades.
f. The architectural concept should make the
building’s uses and hierarchy legible.
The Bainbridge Island Museum of Art presents a clear
architectural concept developed around public spaces and
nearby streets with a clear rhythm and organization of uses.
This diagram represents a concept that takes considers
the relationship between buildings, access and public
and open space, and arrangement of uses.
GUIDELINES
PAGE 38 // DESIGN STANDARDS& GUIDELINES
USE AN ARCHITECTURAL LANGUAGE
APPROPRIATE TO BAINBRIDGE ISLAND
Intent
The Design Guidelines do not prescribe
architectural styles, but projects are expected to
have an attractive and coherent style that fits well
with the climate and context of Bainbridge Island.
B2
a. Consider the context and history of
Bainbridge Island in the building's massing,
roof forms, and siting.
b. Use materials that are locally sourced and
regenerative wherever possible.
c. Include weather-protection and other climate
appropriate design as an integral part of the
architectural language and detailing.
d. Use surrounding building forms (found in
context analysis) to inform building shape and
form.
The Winslow in Bainbridge Island draws on the historic
context along Winslow Way and Ericksen Avenue for a
consistent and coherent architectural style that fits well.
Grace Episcopal Church in Bainbridge Island uses locally
appropriate style and materials that help integrate the
building into the site and surrounding natural setting.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 39
CREATE WELL COMPOSED FAÇADES AT
ALL SCALES
Intent
Façades are not only the visible faces of a
building. Façades are the interface between
the interior uses and the public realm, bringing
in daylight and keeping out the weather. They
play a major role in energy efficiency and define
the architectural style. Façade design is critical
to the success of a building from urbanistic and
sustainability standpoints, and thoughtful design
is expected for all façades.
B3
a. Design all façades visible to the public to be
attractive and well-proportioned, with a graceful
composition of fenestration and opaque areas
and a sense of texture and depth along building
surfaces.
b. Create an architectural concept appropriate
to Bainbridge Island and the character of the
building’s surroundings.
c. Design the building to be attractive from vantage
points near and far, with all visible façades
receiving full attention to design.
d. Design the building to be pleasing and coherent
at multiple scales—from massing and roof form
to secondary features such as fenestration and
balconies, to details, textures and finishes.
e. Give attention to the level of human scale
experienced from the public realm, including
detailing at doors, windows and other architectural
features such as porches, canopies, balconies.
f. Incorporate design detail, articulation and quality
materials and a sense of human scale in all
building façades.
g. Integrate utilities and service functions into the
architectural concept, screening mechanical
equipment and trash facilities from view.
An office building on Hildebrand Lane in Bainbridge Island
uses detailing and alternation of two primary materials to
create a sense of texture and human scale.
The Klotski Building in Seattle, WA has an inset ground
level storefront with floor-to-ceiling windows, and a simple
pattern of vertical elements on its upper stories that create
a coherent composition with depth and appropriate detail.
GUIDELINES
PAGE 40 // DESIGN STANDARDS& GUIDELINES
CELEBRATE AND PROMINENTLY FEATURE
SUSTAINABLE DESIGN
Intent
Projects in Bainbridge Island are expected to
be environmentally responsible and resource
efficient throughout their life cycle. Buildings
will need to meet the requirements of the City
and County that require sustainable design; the
Design Guidelines are intended to express the
values of a healthy environment in the design
expression of each project.
B4
a. Reuse existing structures whenever possible,
recognizing that the most sustainable
buildings are those that already exist.
b. Use building materials that reflect a sense
of place, favoring recycled or renewable
resources and/or local sources.
c. Highlight regenerative materials and
renewable energy generation such as solar
panel or turbines as visible expressions of the
community's aesthetic and values.
d. Offer access to natural light and ventilation
in living and working spaces for comfort and
reduced energy consumption.
e. Manage direct sunlight with solar control and
shading devices, and integrate these features
into the overall design, with each façade
responding to solar orientation.
f. Consider green or living walls and/or roofs
with plants adapted to Bainbridge Island’s
microclimate; make them visible where
possible.
g. Design for flexibility so that the building can
be adapted in the future, including reuse of
structured parking for non-vehicular future
uses.
The Vineyard Lane apartments in Bainbridge Island use
sustainable materials, building practices and design to
help reduce energy use.
The Grow Community in Bainbridge Island incorporates
reusable energy, efficient heating and cooling systems, and
building materials that support thermal efficiency.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 41
USE HIGH-QUALITY MATERIALS AND WELL-
CRAFTED DETAILS
Intent
Building materials should be selected for their
appropriateness to place, a minimal ecological
footprint, and long-term aesthetic value.
Thoughtful composition and detailing will express
a level of quality and a sense of scale inherent in
excellent architectural design.
B5
a. Choose durable, low-impact materials that
are appropriate for the climate and seasonal
shifts in weather conditions.
b. Select materials that are locally sourced and
supportive of Bainbridge Island's economy
where possible.
c. Express the architectural concept of the
building and provide a sense of human scale
through thoughtful detailing.
The Bellevue Botanic Gardens Visitor Center uses low
impact materials and careful detailing to create a series of
indoor and outdoor space unified by a sheltering roof.
Bryant Heights in Seattle uses alternating high-quality
materials create visual interest along building façades
and fit in with a dense single family neighborhood.
GUIDELINES
PAGE 42 // DESIGN STANDARDS& GUIDELINES
Integrate the landscape concept
to complement the architectural
concepts
Support the public realm with
the landscape design
Integrate sustainable features
into the landscape and make
them visible wherever possible
Integrate and highlight green
infrastructure practices
Support healthy habitat in the
landscape
Preserve and enhance important
views and view corridors
L1
L2
L3
L4
Landscape design
is expected to fit
the building into its
setting, contribute
to a comfortable and
welcoming pedestrian
environment, and
support natural
systems with
habitat-friendly and
sustainable features.
LANDSCAPE STANDARDS
L5
L6
DESIGN STANDARDS & GUIDELINES // PAGE 43
INTEGRATE THE LANDSCAPE CONCEPT
TO COMPLEMENT THE ARCHITECTURAL
CONCEPT
Intent
Landscape architecture and building architecture
are expected to be mutually complementary,
working together toward an overall design
that is functional, sustainable and pleasing. To
this end, the landscape should be designed in
tandem with the architecture, rather than as an
afterthought.
L1
a. Design the landscape to enhance elements
of the site and architectural concept by
strategies such as defining pathways, zones
and edges; creating focal points; softening
building massing; highlighting entries, and
adding scale, texture and interest to the site.
b. Locate deciduous trees to compliment
passive solar strategies, providing shade in
summer and allowing sun in the winter.
c. Use plantings where privacy is needed for
more intimate and private spaces, or for
screening traffic and/or service uses.
d. Choose plantings that complement the
proportions and scale of the building, and
offer color and interest throughout the year.
e. Ensure that landscape design relates to
considers building features such as porches,
balconies and roof areas.
The Pacific Cannery in Oakland, CA incorporates materials
from a 1919 cannery to create a common court that helps
unify public and private outdoor spaces in the development,
and provides privacy for ground level residences.
A passageway in Healdsburg, CA uses small-scale
plantings and vines to soften edges and massing, highlight
entries and work with passive solar strategies.
GUIDELINES
PAGE 44 // DESIGN STANDARDS& GUIDELINES
SUPPORT THE PUBLIC REALM WITH THE
LANDSCAPE DESIGN
Intent
Landscape design is expected to be an integral
part of public spaces, enhancing the functions,
activities and character of the public realm.
L2
a. Use landscape design to connect a network
of open spaces, appropriate to the project
context. This open space network could
include the streetscape and building
frontages, spaces between buildings, or
a series of planted areas and hardscape
intended for outdoor use.
b. Encourage interaction between the building’s
interior uses and exterior public space,
Including plazas, seating areas and other
hardscape areas to support positive public
activities appropriate to the context and
building use.
c. Select plantings that reflect a sense of care,
providing scale and seasonal color and
interest.
d. Consider elements of continuity along
streets to provide a level of character along a
corridor, and unique elements of distinction
that can serve as landmarks or wayfinding.
e. Complement building and landscape design
with integrated public art that is developed
with the community and overall project
concept in mind.
Uptown Circle in Normal, IL provides seating, shade, and
open space that captures 1.4 million gallons of stormwater,
reusing it for water features and irrigation.
A landscaped plaza in Harbor Square in Bainbridge Island
provides pedestrian access that weaves together open
spaces and connects residents with open space.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 45
INTEGRATE SUSTAINABLE FEATURES
INTO THE LANDSCAPE AND MAKE THEM
VISIBLE WHEREVER POSSIBLE
Intent
Sustainable landscape design helps build a
network of productive ecosystems that promote
local biodiversity, water and energy conservation,
and provide a natural experience for the public in
the built environment. Human-made landscapes
in Bainbridge Island should strive to conserve
water and material resources, support healthy
and porous soils, and reduce the need for
fertilizers and pesticides that damage natural
ecosystems.
L3
a. Promote water conservation with landscape
design that prioritizes native and/or drought
tolerant species.
b. Use plantings to provide shade and buffer
from wind exposure.
c. Locate trees to provide shading of paved
surfaces and reduce heat island effect
d. Accommodate planting space for trees where
there is not enough space for trees in the
right-of-way.
e. Use local, low-impact, recycled, or
sustainably sourced materials and/or
repurpose non-hazardous waste materials in
the landscape.
f. Utilize vegetative roofs to mitigate
stormwater, grow food, provide habitat,
reduce heat island effect, improve views and
air quality.
g. Design landscape to absorb and reduce
particulate matter.
Thornton Creek Water Quality Channel in Seattle is a water
treatment facility and public open space that connects the
surrounding community while restoring the environment.
The Stack House in Seattle integrates green roofs, captured
stormwater, and salvaged materials from historic buildings
on site to create a pollinator-friendly pedestrian route.
GUIDELINES
PAGE 46 // DESIGN STANDARDS& GUIDELINES
INTEGRATE AND HIGHLIGHT GREEN
INFRASTRUCTURE PRACTICES
Intent
Landscape design is expected to embrace
hydrological functions and reduce the impact of
development with green infrastructure. Green
spaces offer opportunities for water treatment,
infiltration and storage on developed sites in
order protect water quality, relieve the burden on
stormwater infrastructure, and reduce water use
and heating and cooling costs.
a. Preserve or restore hydrological functions of
the natural landscape, improving stormwater
quality through sustainable landscape and
civil design practices including stormwater
retention and infiltration where appropriate.
b. Use green stormwater infrastructure (GSI)
strategies to reduce flooding by slowing and
reducing stormwater discharges.
c. Include vegetative roofs and permeable
paving for on-site stormwater management.
d. Capture rainwater for reuse and irrigation.
L4
Residential entries at the Expo in Seattle are lined with rain
gardens that reduce development impacts while creating a
balance of private, semi-private and public spaces.
Redmond's Central Connector captures and treats
runoff from a 250-acre area downtown with sustainable
landscaping that helps create a distinct public space.
GUIDELINES
DESIGN STANDARDS & GUIDELINES // PAGE 47
SUPPORT HEALTHY HABITAT IN THE
LANDSCAPE
Intent
Supporting and creating habitat strengthens a
network of ecologically productive landscapes.
Designing landscapes that are well adapted
to unique microclimates of a project can help
provide natural food sources and refuge from
predators and inclement weather and mitigate
the effects of human disturbance on wildlife
populations.
L5
a. Preserve large trees and other significant
existing vegetation that contributes to larger
biological and ecological systems.
b. Design plantings to support stormwater
retention, infiltration and aquifer recharge.
c. Promote biodiversity though plantings that
attractive to birds, pollinators and other
wildlife.
d. Prioritize low maintenance, drought resistant
native plantings.
This house on Whidbey Island uses a sustainable approach
to site impact and visual character through rainwater reuse,
native vegetated roof, and contextual ecological habitat.
Hawley Cove Park in Bainbridge Island protects native forest
and wetland that provide rich wildlife habitat and connect
to other natural shoreline areas.
GUIDELINES
PAGE 48 // DESIGN STANDARDS& GUIDELINES
PRESERVE AND ENHANCE IMPORTANT
VIEWS AND VIEW CORRIDORS
Intent
For some sites in Bainbridge Island, views of the
water, mountains and forested areas are defining
features. Landscape design should be sensitive
to existing view corridors, take advantage of
views, and reinforce visual connections with the
public realm.
L6
a. Preserve existing views and view corridors,
locating new trees to frame, focus and/or
complement views and view corridors.
b. Take care to prevent view blockage from the
public realm, using lower scale plantings
where appropriate and pruning existing trees
with best practices of limbing-up rather than
topping.
c. Design landscaped areas to complement
territorial views, using vegetated roofs where
appropriate to mitigate views of roofs.
d. Locate streets to capture distinctive views
and create new viewpoints.
Eagle Harbor Waterfront Park provides waterfront access
and views from trails and gathering spaces while retaining
existing trees and using low-lying native plantings.
DATA 1 in Seattle complements and highlights views under
the Aurora Bridge with lower scale plantings and careful
placement of trees and light fixtures.
GUIDELINES
STREET TYPES // PAGE 49
STREET TYPES
& FRONTAGES5
Introduction
Each public street in Bainbridge Island has
a distinct character that is defined by the
configuration of the right-of-way and the
building frontages, public and open spaces and
landscape that form the edges of each street.
This chapter focuses on improvements related to
new development or redevelopment that shape
the pedestrian realm and the buildings that
contribute to a distinct streetscape, and together
reflect a desired future state for the street.
The guidelines in this chapter are intended to
inform design decisions on-site and in the public
right-of-way that contribute to the character
and experience of the streetscape. The street
types, frontages and guidelines described in
this chapter do not replace or supersede the
requirements of the “City of Bainbridge Island
Engineering Design and Construction Standards
and Specifications”.
Key streets on the island are categorized into
street types that are not defined by the same
conditions, but share a similar vision and raise
similar design considerations. Each street type
defines common characteristics and guidelines
that offer design direction and align with the
vision for these streets. The street types regulate
building orientation and façade design through
specific building frontage typologies that are
permitted only on certain street types. These
building frontages outline how buildings should
relate to each street and contribute to the public
realm through greenery, public spaces, and
entries consistent with the character of each
street type.
STREET TYPES
State Route
Main Street
Neighborhood Main Street
Neighborhood Mixed Use
Mixed Use Arterial
Rural by Design
Green Street
Rural Green Street
1
2
3
4
5
6
7
8
FRONTAGE TYPES
Linear / Storefront
Landscape
Plaza
Forecourt
Stoop / Terrace
Vegetated Buffer
Parking
1
2
3
4
5
6
7
PAGE 50 // STREET TYPES & FRONTAGES010.5 MILES
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NE DAY RD
PARFITT WAY OLYMPIC DR
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MAIN STREETNEIGHBORHOOD
STATE ROUTE
RURAL BY DESIGN
MIXED USENEIGHBORHOOD
MAIN STREET
MIXED USE ARTERIAL
This map shows the assigned
street types for sections of
Bainbridge Island’s major
thoroughfares. Design for new
streets as part of site plans or
subdivisions should follow the
guidelines for Green Streets or
Rural Green Streets types based
on their context. Development
on streets with no designated
frontage is governed by the
City's Municipal Code, Design
and Construction Standards.
Street Types
0 0.5
MILES
0.25
STATE ROUTE
RURAL BY DESIGN
MIXED USENEIGHBORHOOD
MAIN STREET
MIXED USE ARTERIAL
WINSLOW WAY
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HIGH SCHOOL RD
WALLACE WAY
KNECHTEL WAY
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BJUNE DR
STREET TYPES & FRONTAGES // PAGE 51STREET TYPES & FRONTAGES // PAGE 5100.5
MILES
0.25
STATE ROUTE
RURAL BY DESIGN
MIXED USENEIGHBORHOOD
MAIN STREET
MIXED USE ARTERIAL
WINSLOW WAY
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PARFITT WAY
SR
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WYATT WAY
HIGH SCHOOL RD
WALLACE WAY
KNECHTEL WAY
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HI
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BJUNE DR
TOWN CENTER &
NEARBY STREETS
PAGE 52 // STREET TYPES & FRONTAGES
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NE DAY RD
MILL
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MILES
STATE ROUTE
RURAL BY DESIGN
VALLEY RD
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NE NEW BROOKLYN RD
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MILES
MAIN STREETNEIGHBORHOOD
MIXED USENEIGHBORHOOD
POINT WHITE DR
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MAIN STREETNEIGHBORHOOD
ROLLING BAY
LYNWOOD CENTER
NE DAY RD & SR 305
ISLAND CENTER
STREET TYPES & FRONTAGES // PAGE 53STREET TYPES & FRONTAGES // PAGE 53
H
W
Y
3
0
5
STATE ROUTE
CHARACTERISTICS
a. Lane configuration per WSDOT
b. No pedestrians or activation at edge
c. Limited access
GUIDELINES
a. Minimize direct access from private
property
b. Support off-road trail system
c. Restore native vegetation
d. Preserve and enhance Pacific
Northwest forested character
e. Conform with state signage laws
f. Minimize site disturbance
1
PAGE 54 // STREET TYPES & FRONTAGES
MAIN STREET
CHARACTERISTICS
a. On-street parking
b. Wide sidewalks
c. Building to property line
d. Many glazed storefronts
e. Varied architectural style
f. Pedestrian through-routes
g. Fine-grained scale
GUIDELINES
a. Encourage activation of street frontage
b. Encourage through-routes
c. Integrate landscape and public art
2
STREET TYPES & FRONTAGES // PAGE 55STREET TYPES & FRONTAGES // PAGE 55
L
Y
N
W
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C
N
T
R
NEIGHBORHOOD MAIN STREET
CHARACTERISTICS
a. Walkable neighborhood node
b. Sidewalk or other dedicated pedestrian
facilities
GUIDELINES
a. Develop on-street parking
b. Activate the street with pedestrian
oriented street level uses such as
storefronts, restaurants, galleries etc.
c. Activate area between buildings and
right-of-way with seating, art, gardens
d. Encourage sidewalks or other high
quality pedestrian facilities
3
PAGE 56 // STREET TYPES & FRONTAGES
E
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NEIGHBORHOOD MIXED USE
CHARACTERISTICS
a. Lower traffic volume
b. Typically walkable/bikeable route to
access the downtown and ferry
c. Varied building frontage types
d. Generally landscaped edges
GUIDELINES
a. Infill or add to pedestrian and bike
connections
b. Provide a landscaped setback to buffer
residential uses
c. Enhance the varied character
4
STREET TYPES & FRONTAGES // PAGE 57STREET TYPES & FRONTAGES // PAGE 57
MIXED USE ARTERIAL5
CHARACTERISTICS
a. Arterial level street capacity
b. Varied land uses
c. Varied edge conditions
GUIDELINES
a. Provide landscaped setback to buffer
residential uses
b. Provide, curb, gutter, sidewalk bike lane
c. Minimize curb cuts
d. Create on-street parking where
appropriate
PAGE 58 // STREET TYPES & FRONTAGES
RURAL BY DESIGN6
CHARACTERISTICS
a. Pedestrian shoulder or trail wherever
possible
b. Green edge conditions
c. Narrow travel lanes
GUIDELINES
a. Retain green edge conditions and
character
b. Protect or create swale drainage
c. Retain pedestrian shoulder or trail
wherever possible
d. Maintain native vegetation
STREET TYPES & FRONTAGES // PAGE 59STREET TYPES & FRONTAGES // PAGE 59
GREEN STREET7
DESCRIPTION
The green street is intended to serve
as a model for interior streets as part
of subdivisions and larger commercial
developments in commercial, industrial,
mixed use and urban residential districts.
It is not a designation for existing public
streets, but included to guide street design
as part of new development.
The examples on the following page show
the application of Green Street guidelines
for different types of roads, and accessways.
GUIDELINES
a. Minimize impervious cover and consider
permeable paving
b. Integrate stormwater infiltration and
retention into landscaped areas
c. Use curb alternatives to channel runoff
into landscaping
d. Keep traffic speeds low with narrower
travel lanes.
e. Emphasize pedestrians and open space
as part of a shared space
f. Minimize paved area with shared
driveways, access and parking areas.
g. Use trees to transpire water and
mitigate heat island effects
w
PAGE 60 // STREET TYPES & FRONTAGES
EXAMPLE: SHARED ALLEY ACCESS
EXAMPLE: SHARED STREET
Heavily landscaped shared pedestrian, bike, and vehicle street with large rain gardens and
infiltration areas, and curb alternatives that channel stormwater into drainage and landscape areas
Internal garage access via a shared alleyway with distinct paving and substantial rain gardens
without curbs or with gaps in curbs and grading to direct runoff into landscape areas.
STREET TYPES & FRONTAGES // PAGE 61STREET TYPES & FRONTAGES // PAGE 61
RURAL GREEN STREET8
DESCRIPTION
The rural green street is intended to serve
as a model for interior streets as part of
subdivisions in non-urban residential
districts. It is not a designation for existing
public streets, but included to guide street
design as part of new development.
GUIDELINES
a. Minimize impervious cover and consider
permeable paving
b. Create a soft edge along the street and
direct runoff into landscaped areas
c. Mitigate erosion along slopes and banks
with vegetation and permeable stone fill
d. Integrate stormwater infiltration and
retention into landscaping
e. Create a comfortable walking
environment with lower traffic speeds
f. Use trees to transpire water and
mitigate heat island effects
PAGE 62 // STREET TYPES & FRONTAGES
STATE ROUTE
MAIN STREET
NEIGHBORHOOD MAIN
STREET
NEIGHBORHOOD
MIXED-USE
MIXED-USE ARTERIAL
RURAL BY DESIGN
Building Frontages
Each street type is associated with a set of
building frontages that would be permitted along
streets of that type. Permitted frontage types for
designated street typology, and the setbacks for
each frontage type are shown in Table 1 below.
Each building frontage specifies an appropriate
setback that applies across all street types. On
designated streets these required setbacks will
supersede setback requirements contained in
the Bainbridge Island Municipal Code.
TABLE 1:
PERMITTED
FRONTAGES BY
STREET TYPE &
SETBACKS
L
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F
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T
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T
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V
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G
E
T
A
T
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D
B
U
F
F
E
R
SETBACK BY
FRONTAGE 0 FT 10 FT -
20 FT
10 FT -
20 FT
5 FT -
15 FT
25 FT -
50 FT0 FT
COURTYARD WIDTH: 10 FT - 30 FT
COURTYARD DEPTH: 10 FT - 30 FT
STREET TYPES & FRONTAGES // PAGE 63STREET TYPES & FRONTAGES // PAGE 63
LINEAR /
STOREFRONT
LANDSCAPE
SETBACK: 0 Feet
The linear or storefront building frontage has
no setback from the right-of-way. It is the
primary building frontage for pedestrian-
oriented retail streets and is appropriate
for active ground floor uses as part of non-
residential or mixed-used development.
The landscape building frontage includes a
landscaped setback between the building
and the right-of-way This frontage type is
permitted on mixed-use and residential
streets and is appropriate for office and
residential uses particularly when on the
ground floor.
1
2
SETBACK: 10 - 20 Feet
PAGE 64 // STREET TYPES & FRONTAGES
FORECOURT
PLAZA The plaza building frontage includes
a pedestrian-oriented public space in
the setback between the building and
the right-of-way. This frontage type is
permitted on retail and mixed-use streets
and is appropriate for active uses such as
retail, dining or civic and cultural uses. The
plaza must contribute to and welcoming
streetscape, and should support human
activity, with amenities such as seating,
outdoor dining and activation.
The forecourt building frontage has a defined
open or public space at the entrance along
the right-of-way. This frontage type is
permitted along retail and mixed-use streets
and is appropriate for a wide range of land
uses and mixed-use development.
3
4
SETBACK: 10 - 20 Feet
SETBACK: 0 Feet
COURTYARD: 10 - 30 Feet Depth
10 - 30 Feet Width
Must contain primary building
entrances and open onto the
primary public street
STREET TYPES & FRONTAGES // PAGE 65STREET TYPES & FRONTAGES // PAGE 65
STOOP /
TERRACE The stoop / terrace building frontage
includes a landscaped setback from the right-
of-way that accommodates a porch, stoop
or terrace at the building’s primary entrance.
This frontage type is permitted on mixed-use
and residential streets and is appropriate for
residential and non-retail commercial uses.
5
VEGETATED
BUFFER6 The vegetated buffer building frontage uses
a deep setback to screen development from
the right-of-way. This is the only frontage type
permitted on SR 305, where access is limited,
and it also appropriate for light industrial and
inactive non-residential uses on Rural by
Design streets. Vegetated buffers can be either
natural, where vegetation has arisen naturally or
deliberately landscaped to provide an effective
screen where there is little natural context.
SETBACK: 5 - 15 Feet
SETBACK: 25-50 Feet
NATURAL: Preserve or restore native vegetation
consistent with conditions and species
nearby.
LANDSCAPE: Create a landscaped screen with trees
and understory plantings that are native
or drought tolerant and compatible with
the local microclimate.
PAGE 66 // STREET TYPES & FRONTAGES
PARKING The parking frontage is the only frontage
type with parking along the right-of-way. This
frontage type is permitted only as an interim
condition, where other frontages may be
infeasible with parking requirements where a
departure may be necessary. A landscaped
area with trees and understory plantings is
required between the right-of-way and the
parking area.
SETBACK: 10 Feet Minimum
SUBDIVISION GUIDELINES // PAGE 67
SUBDIVISION
GUIDELINES6
Introduction
The subdivision guidelines in this chapter and
green street guidelines in the previous chapter
support implementation of the City’s subdivision
standards contained in BIMC 17.12. Only the
guidelines in this chapter and those relating to
green streets in the previous chapter apply to
subdivisions. The subdivision guidelines provide
additional guidance and flexibility in meeting
the subdivision standards based on the site and
surrounding context.
PAGE 68 // SUBDIVISION GUIDELINES
TOPIC GUIDELINE
ISLAND
CHARACTER
Intent: Preserve and maintain Island character.
Guideline: Subdivisions should advance Design for Bainbridge's values
and guiding principles and reflect the special character of the island
which includes downtown Winslow’s small town atmosphere and
function, neighborhood centers, historic buildings, extensive forested
areas, meadows, farms, marine views and access, and scenic and
winding roads supporting all forms of transportation.
NEIGHBORHOOD
CONTEXT
Intent: To reflect and/or enhance the context provided by existing
roadway character and neighboring properties.
Guideline: Site design should be informed by the context analysis and
support the purpose of the zoning district in which the development is
located, complement the existing character of specific neighborhoods,
provide continuity with adjoining properties and, where necessary,
provide transition between land uses and protect privacy of residents on
adjacent properties.
NATURAL AREA
Intent: To incorporate forested and/or other natural areas into site design
in such a way that ecological and aesthetic integrity, qualities, and values
are preserved or restored.
Guideline: The required natural area shall be treated as a feature intrinsic
to the subdivision design in order to maintain existing on- and off-site
ecological processes and provide an asset of value to subdivision
residents.
NATURAL SITE
CONDITIONS
Intent: To preserve and integrate existing natural site patterns and
features throughout the site.
Guideline: Site development should be designed to preserve and
integrate the natural conditions of the site, including existing topography,
native trees and vegetation, drainage patterns, and ecological features
based on an inventory and analysis of existing conditions. Homesite and
infrastructure placement should complement natural topography and
retain native vegetation to the maximum extent feasible.
STREET TYPES & FRONTAGES // PAGE 69SUBDIVISION GUIDELINES // PAGE 69
TOPIC GUIDELINE
HISTORIC AND
CULTURAL
RESOURCES
Intent: To preserve important historic and cultural resources.
Guideline: Site design should maximize opportunities for preserving
historic and cultural structures, and retain historic landscape features
and connections.
STORMWATER
Intent: Integrate stormwater facilities in site design with emphasis on
infiltration and dispersion practices.
Guideline: Stormwater facilities should utilize existing drainage
patterns and be designed as a site amenity, where feasible. Low impact
development practices should be used throughout the site to minimize
the size of ponds or vaults. Open stormwater facilities (ponds and
bioswales) should provide a natural appearance through layout, design
and landscape treatment, including shallow side slopes, curvilinear
configuration, and use of native vegetation.
SEPTIC SYSTEMS
Intent: To minimize impact of septic facilities.
Guideline: Design and locate sewage facilities to minimize site
disturbance and native vegetation removal and utilize shared systems
where feasible.
WATER
CONSERVATION
Intent: To protect the Island’s finite groundwater resources and adapt to
the impacts of a changing climate.
Guideline: Water conservation measures shall be considered in site
design including use of native and drought tolerant vegetation, rainwater
capture, and water reuse.
COMMUNITY
SPACE
Intent: To promote a shared sense of community.
Guideline: Community spaces should function as an integral part of the
development.
CLUSTER
HOMESITES
Intent: To promote interaction within the community and facilitate the
efficient use of land by reducing disturbed areas, impervious surfaces,
utility extensions and roadways.
Guideline: Homesites in long subdivisions should be grouped together
unless the lay of the land and designation of the natural area suggest a
dispersed homesite design.
PAGE 70 // SUBDIVISION GUIDELINES
TOPIC GUIDELINE
SOLAR ACCESS
Intent: To provide solar access for wellbeing and energy production.
Guideline: Site design, including street, lot, and homesite layout and
orientation, should allow for passive and active solar access. Massing
of buildings, tree retention, and introduced vegetation should take into
account the effects of shade.
ACCESS AND
CIRCULATION
Intent: To provide a practical and pleasant network of multi-modal
circulation.
Guideline: Pedestrian and bicycle connections to various parts of the
development, the surrounding road or trail network, and adjacent parcels
should be included in site design. Where possible these connections
should take advantage of significant views.
MOTOR
VEHICLES
Intent: To minimize the prominence of motor vehicle use and storage.
Guideline: Site design and features related to motor vehicle use and
storage should be minimized. Site design should consider shared
driveways, minimum road widths, traffic calming measures such as
Woonerfs and chicanes, and shared or clustered parking areas or
structures.
HOMESITE
DESIGN
Intent: To efficiently configure building footprint(s) and allowed uses
within a homesite.
Guideline: Homesite configuration should consider compact and
energy-efficient home and site design with massive houses on small lots
strongly discouraged.
DIVERSITY IN
HOUSE DESIGN
Intent: To provide a range of home sizes and designs to achieve diversity
in visual appearance and affordability.
Guideline: House designs should be varied in size, massing, and frontage
character using methods such as varied floor plans, staggered front yard
setbacks, building modulation, and changes in exterior materials. Houses
should display shared architectural features to establish continuity and
harmony.
FACING PUBLIC
STREETS
Intent: To reinforce neighborliness of homes along a public street.
Guideline: Houses along interior public streets should orient the entry
toward the street and avoid the use of solid walls and fences. Garages
along the front façade should be de-emphasized by recessing vehicular
entrances or locating the garage behind or on the side of the house.
SUPPLEMENTAL GUIDELINES // PAGE 71
SUPPLEMENTAL
STANDARDS + GUIDELINES7
Introduction
The supplemental standards and guidelines in
this chapter are intended to address specific
conditions of the site and surrounding context
that require additional design guidance to
ensure compatibility of new development. These
conditions include larger sites (over 1 acre in size),
historic places, and civic uses that each present
unique design challenges and opportunities. New
development and redevelopment that include
these specific conditions are required to conform
to the design Design Standards and Design
Guidelines in this chapter in addition to those
outlined earlier in this document.
PAGE 72 // SUPPLEMENTAL GUIDELINES
Larger Sites
Intent: To develop larger sites (over 1 acre) to fit within the surrounding
context and reinforce desired patterns of development including street
typologies, frontage types, and minimizing the visual and physical impact of
parking on the public realm.
Parking in University Village in is located in screened
parking structures with active uses at the base
Shopping center retail in University Village in Seattle is
oriented toward public spaces and streets with human
scale design and pedestrian amenities
1
STANDARD Design the site by clustering buildings and
arranging them with frontages on public streets,
public spaces, or open space.
GUIDELINES
a. Design the site so buildings front on a public
street.
b. Design the site with buildings fronting on a
public space with a variety of activities and
functions.
c. Design the site with buildings fronting on
public or semi-public open space with
human-scaled design elements.
GUIDELINES
a. Parking is not visible from the public realm.
b. Use landscaping to buffer and minimize the
visual impact of parking.
c. Locate parking under the building.
d. Provide on-street parking on public streets.
e. Provide a series of smaller groupings of
parking to minimize the visual and functional
impacts.
2
STANDARD Design sites to minimize the visual impact of
parking on the public realm.
STREET TYPES & FRONTAGES // PAGE 73SUPPLEMENTAL GUIDELINES // PAGE 73
Historic Places
Intent: To ensure that new and infill development are compatible with historic
areas, sites, and buildings on the Island. Historic properties are those with
structures that are 50 years or older and would be eligible for the national, state
or local register of historic places, or sites that are listed on those registers.
A new building in Rolling Bay complements the scale and
architecture of the historic Bay Hay & Feed.
A conversion of a historic guardhouse in Fort Ward retains
the historic façade and detailing of the original building.
Reference the City of Bainbridge Island's
website for historic listings on the local and
state registers: HERE
1
STANDARD
GUIDELINES
a. Use site design, massing, height, rooflines,
pedestrian entrances, materials, and colors to
complement historic places.
b. Design sites and buildings in historic areas to
meet the Secretary of the Interior's standards for
modifications to existing historic buildings and infill
development.
c. Design buildings to be consistent with the scale of
nearby historic buildings or districts based on the
context analysis.
d. Consider historic landscaping that contributes to
the context of historic buildings.
GUIDELINES
a. Minimize alterations to historic buildings and
properties that are inconsistent with the original
design of the building.
b. Restore buildings to their original historic
design elements when previously altered.
Design the site, building(s), and landscape to be
compatible with historic buildings without directly
mimicking historic architectural styles.
2
STANDARD Maintain the historic integrity of buildings over 50
years old listed or eligible for the national or local
register of historic places.
PAGE 74 // SUPPLEMENTAL GUIDELINES
Civic Uses
Intent: The design of civic uses and public spaces should be prominent,
highlight their unique role in the community and reflect local values and civic
identity. Civic projects should maximize opportunities for public benefits
through integrated design.
The Historical Museum offers a gathering space and a
place to interact with parts of the Island's history.
City Hall, located in Downtown Winslow, is a clearly
identifiable public building with glazing and a clear public
entrance along Madison Ave.
1
STANDARD
2
STANDARD
GUIDELINES
a. Locate civic uses in prominent locations (such
as in Downtown Winslow), and design them
to serve as landmarks unless their use and
function warrants another location.
GUIDELINES
a. Civic uses may use unique frontage types to
highlight uses, and public amenities with larger
open spaces, gardens, art and other elements
between the street and the building.
b. Integrate public open space in the design
of civic sites including plazas, parks, seating
areas, natural areas, and other amenities.
Design civic uses and sites to reflect and contribute
to their function and role in the community while
being clearly identifiable as a civic use.
Design civic sites and buildings to serve multiple
functions such as public space, community
gatherings, public art, and other compatible uses.
DESIGN FOR BAINBRIDGE // PAGE 75
Photo Credits
Photographer or firm listed by page and position.
PAGE: Section POSITION: Source POSITION: Source
COVER Coates Design Architects
Design on Bainbridge
PG 1: Design on Bainbridge WikiMedia Commons
PG 2: Design on Bainbridge Framework
PG 3: Values and Principles Framework
Context Analysis
PG 17: Context Analysis The Island Gateway
Site Design
PG 22: Site Design APsystems Solar / A+R Solar
PG 23: Site Design - S1 TOP: Berger Partnership BOTTOM: Berger Partnership
PG 24: Site Design - S2 TOP: Seattle Public Utilities BOTTOM: PWL Partnership
PG 25: Site Design - S3 TOP: Wenzlau Architects BOTTOM: Framework
PG 26: Site Design - S4 TOP: Framework BOTTOM: Framework
PG 27: Site Design - S5 TOP: Framework BOTTOM: Framework
PG 28: Site Design - S6 TOP: Framework BOTTOM: Framework
Public Realm
PG 29: Public Realm Framework
PG 30: Public Realm - P1 TOP: Camelia Apartments BOTTOM: Southern Living
PG 31: Public Realm - P2 TOP: Framework BOTTOM: Flatrock Productions
PG 32: Public Realm - P3 TOP: Berger Partnership BOTTOM:: Curbed Los Angeles
PG 33: Public Realm - P4 TOP: Framework BOTTOM: Framework
PG 34: Public Realm - P5 TOP: Framework BOTTOM: Framework
PG 35: Public Realm - P6 TOP: Building Salt Lake BOTTOM: Framework
PAGE: Section POSITION: Source POSITION: Source
Building Design
PG 36: Building Design CTA Design Builders Inc.
PG 37: Building Design - B1 TOP: Coates Design Architects BOTTOM: Framework
PG 38: Building Design - B2 TOP: Wenzlau Architects BOTTOM: Culter Anderson
Architects
PG 39: Building Design - B3 TOP: Framework BOTTOM: Framework
PG 40: Building Design - B4 TOP: Kriegh Architects BOTTOM: Framework
PG 41: Building Design - B5 TOP: Framework BOTTOM: Johnston Architects
Landscape
PG 42: Landscape Berger Partnership
PG 43: Landscape - L1 TOP: Berger Partnership BOTTOM: Miller Company
Landscape Architects
PG 44: Landscape - L2 TOP: Uptown Normal BOTTOM: Framework
PG 45: Landscape - L3 TOP: SvR Design Company BOTTOM: Berger Partnership
PG 46: Landscape - L4 TOP: Berger Partnership BOTTOM: Berger Partnership
PG 47: Landscape - L5 TOP: Bainbridge Island Parks &
Recreation
BOTTOM: Berger Partnership
PG 48: Landscape - L6 TOP: Walker Macy BOTTOM: Framework
DESIGN FOR BAINBRIDGE // PAGE 77
PAGE: Section POSITION: Source POSITION: Source
Street & Frontage Types
PG 50: Street Types Framework
PG 51: Street Types Framework
PG 52: Street Types TOP LEFT: Framework TOP RIGHT: Framework
PG 52: Street Types BOTTOM LEFT: Framework BOTTOM RIGHT: Framework
PG 53: Street Types - 1 Google, 2019
PG 54: Street Types - 2 Google, 2019
PG 55: Street Types - 3 Google, 2019
PG 56: Street Types - 4 Google, 2019
PG 57: Street Types - 5 Google, 2019
PG 58: Street Types - 6 Google, 2019
PG 59: Street Types - 7 Kevin Robert Perry, Urban Rain Design
PG 60: Street Types - 7 TOP: Google, 2019 BOTTOM: City of Auckland, NZ
PG 61: Street Types - 8 Framework
PG 63: Building Frontages TOP: Framework BOTTOM: Framework
PG 64: Building Frontages TOP: Framework BOTTOM: Framework
PG 65: Building Frontages TOP: Framework BOTTOM: Framework
PG 66: Building Frontages Framework
Subdivision Guidelines
PG 67: Subdivision Guidelines Google, 2019
Supplemental Guidelines
PG 71: Supplemental Guidelines Google, 2019
PG 72: Supplemental Guidelines TOP: Hewitt Architects BOTTOM: Hewitt Architects
PG 73: Supplemental Guidelines TOP: Framework BOTTOM: Jennifer Pells
PG 74: Supplemental Guidelines TOP: Framework BOTTOM: Framework
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