State Street Form Based Code
State Street Form Based Code
State Street Form Based Code
By: Katherine McDanold, Alyssa Ryan, Nick Bruno, Alyssa Bettinger, & Jared Cole
Table of Contents
Chapter 1: Introduction 1.1 Introduction 1.2 Purpose of Form Based Code Chapter 2: Regulating Plan 2.1 Regulating Plan 2.2 Public Space Plan Chapter 3: Public Space Standards 3.1 Thorough-fare Standards 3.2 Civic Space Standards 3.3 Park Plan 3.3.1 Gateway Plaza- South Entrance 3.3.2 Herald Plaza 3.3.3 Dahlquist Square 3.3.4 Artist View Square 3.3.5 Gateway Plaza- North Entrance 3.4 Multi-Use Boardwalk Chapter 4: Urban Regulations 4.1 Frontage Types 4.2 Vision Sheets & Urban Form Standards 4.2.1 Transect 4.5: Residential Base 4.2.2 Transect 4.7: 4.2.3 Transect 5.0: Commercial Core 4.2.4 T5.2 Overlay Zone: Commercial Core/High Density Overlay Appendices A1. Parking A2. Circulation A3. Green Infrastructure
1.1: Vision
Chapter 1: Introduction
The new vision for State Street encompasses residential, commercial and retail uses mixed into the entirety of the main downtown arterial. The plan mimics the historic, small town feel of existing downtown Bellingham. An emphasis is put on a pedestrian friendly environment with the majority of infill occurring on open lots, built up to the sidewalk with parking located in the back of buildings. The multi-use boardwalk, bike lane and numerous parks dotted along State Street would attract alternative modes of transportation and provide opportunities for businesses to spill out onto the street creating a livelier environment.
2. Plaza
The Plaza will Above the current parking be 145' x 117' lot next to the Bellingham (16965 Sq. Herald Building. Ft.)
Accessible from the sidewalk at grade and alley by generous stairs. The park interior shall be visible from the street, and no partitions will be installed to block view of those entering from the alley. Accessible from the sidewalk. A 6 wide footpath through the alley will connect the two areas, with pedestrians receiving priority over vehicles in the alley.
Seating shall be both formal and informal, with a formal seating area designated away from walkway connecting entrances. Moveable tables and chairs in formal seating area are desirable. Ample seating shall be provided. 20% of area may be used for restaurant seating taking up no more than 20% of the seating and tables provided. Additional seating must be provided in the form of ledges, benches, or chairs.
Area shall have a lush landscape setting with predominantly lawn surfaces and planting such as: trees, shrubs, ground cover, and flowers. Landscaping will consist mostly of hard spaces. Planter boxes shall be installed where needed and can double as seating if less than 30 tall.
All pathways and Dawn until midnight seating areas shall be lit from dusk until dawn. All corners to open spaces shall be bathed in light to reduce chance of crime. All pathways and Dawn until midnight seating areas shall be lit from dusk until dawn. All corners to open spaces shall be bathed in light to reduce chance of crime.
3. Square
Squares will allow for spill out dining from adjacent restaurants, as well as provide seating for other visitors to the area
4. Viewing Plaza
Viewing plazas allow visitors to view artists working in a centralized location. It is located in the center of the building with windows into each artists workspace.
Dalquist Alley will be 25' x 117' (2925 Sq Ft), Square between Cafe Dianna's and the PSE Building will be 70' x 117' (8190 Sq Ft.) The Viewing Plaza will be 50' x 50' (2500 Sq. Ft.)
At the current parking lot between Caf Diannas and the Copper Hog, as well as between the Dalquist Building and a new building at Holly and N State St.
Accessible through one entrance on Seating can be ledges, benches, or chairs. side of building. Safety measures will Space is limited, so seating shall be need to be taken to ensure all areas limited to between 16-24 seats. are visible before entering viewing plaza
Landscaping shall consist mostly of hard surfaces. Planter boxes may be installed if possible.
All pathways and 7 AM to 9 PM seating areas shall be lit during open hours. All corners to open spaces shall be bathed in light to reduce chance of crime.
*All open spaces shall be accessible by emergency vehicles. * All lighting will be required to be done with LED lights.
The State St corridor has beautiful, natural features at both of its ends. By creating parks by each of these ends, we can better capitalize on the natural wonders that are already present in the downtown. The park on the South Bay Trail allows for bay views for visitors to Size: 90 x 90 (8100 Sq. Ft.) enjoy as they enter downtown Bellingham.
Description
Description
As the downtown becomes friendlier to alternative forms of transportation, and as the Farmers Market continues to grow in popularity, new spaces will need to be created for people to enjoy their leisure time, as well as repurpose old parking facilities. This plaza, built over top of the parking lot next to the Herald Building, satisfies both those goals, allowing for ample seating for those enjoying a new dish, while still allowing parking below ground. Size:
Location: Above the current parking lot next to the Bellingham Herald Building. 145 x 117 (16965 Sq. Ft.)
Public space can also be used to serve for private use. Allowing restaurants to spill out into the public space creates a vibrant area that encourages exploration. The area between the PSE Building and Cafe Diannas allows for such activities, while still encouraging pedestrians to stroll through.
Description
Location: Between Caf Diannas and the PSE Building; Dalquist Alley Size: 70 x 117 (8190 Sq. Ft.); 25 x 117 (2925 Sq Ft)
Location: In a new building at the The viewing plaza is a space that will allow for the public to view artists at work, while corner of Laurel and N also offering an escape from the elements. Pedestrians can enter from the corner of State and State St.
Laurel to take in the sights and sounds of local artists working on their craft, while also being Size: protected by a glass cover, which allows for natural light.
Description
Description
The State St corridor has beautiful, natural features at both of its ends. By creating parks by each of these ends, we can better capitalize on the natural wonders that are already present in the downtown. The park next to Whatcom Creek welcomes drivers entering from the north, while also allowing pedestrians to sit and enjoy a flowing stream in the middle of the city.
Location: NE corner of York & State along Whatcom Creek Size: 19,050 Sq Ft.
This intent of this zone is to allow for pedestrian activity and increased foot traffic in the commercial core. The area is designated as public space and therefore can be used by anyone at anytime. Local business owners may offer spill out seating but may not offer table side service.
Description
Funding for the boardwalk will be provided by the city with cooperation from local business owners to provide regular maintenance. Public contact information will be provided to supply comments or concerns.
Description
This frontage is meant for residential homes and is therefore allowed only in transects 4.5 and 4.7. The frontage is considered behind the right of way, and is meant to fall in between the build to line and the right-of-way. Stairs and porches are allowed elements, however width of either must not exceed width of the building.
This frontage is meant for commercial buildings and is therefore allowed in all transects. The frontage is considered to fall behind the right of way. If desired, the awning may fall in front of the ROW line, as long as the building adheres to the build-to line of the specific transect. In addition, a cut-out is allowed, as long as it adheres to the facade percentage specified in the design regulations for the transect.
Storefront/Awning
This frontage is meant for commercial or residential buildings and is therefore allowed in transects 4.5, 4.7, and 5.0. The frontage is considered to fall behind the right of way. A cutout of the building facade is the main element in this frontage type. However, the facade percentage must adhere to the building code in the specific transect.
Forecourt
Gallery
Arcade
This frontage is meant only for commercial buildings and is therefore allowed in transects 5.0 and 5.2 The frontage is considered to fall in front of the right of way. In this instance, the building itself sits on top of the ledge, again providing cover for the sidewalk, as well as more square footage for the building. The building frontage may fall into the right of way no more than 8 feet, in an attempt to cover the sidewalk and provide public benefit, and not to act as an obstruction.
This intent of this zone is to allow for residential development that will support a budding commerical core. While mostly residential, buildings will also have some commercial/retail use to provide residents with access to everyday amenities.
Description
Usage types: Residential, Commercial, Retail Civic Frontage Types: Forecourt Stoop Shopfront
This intent of this zone is to allow for increasing commercial development in a residential setting. Buildings in this zone should move towards a near equal ratio of commercial and residential use, and should give a sense through architecture of proximity to a downtown core.
Description
Usage types: Residential, Commercial Retail Civic Frontage Types: Stoop Shopfront Forecourt
This intent of this zone is to function as a commercial core on State Street, leading further into downtown. This area should be primarily made up of commercial or retail space, with a smaller number of residential mixed in. Downtown architecture should also continue to be applied.
Description
Usage types: Residential Commercial Retail Civic Frontage Types: Shopfront Gallery Arcade
This intent of this zone is to allow for higher density development on State Street. This area should consist of taller, larger buildings and higher priced residential. Buildings in this zone should be mostly commercial or retail in use.
Description
Usage types: Residential Commercial Retail Civic Frontage Types: Shopfront Gallery Arcade
Appendices
A1. Parking
The development of new surface lots visible from the street will not be allowed. In order to accommodate parking in new buildings, it must be accessed from the alley. This shifts the disruption that coming and going from parking causes from the main thoroughfare and sidewalks to the alley. In some places, alley entry parking will not be feasible because of the steep grade change. This is particularly a problem between E Holly Street and E Rose Street. Access points to these parking lots are to be limited to prevent unnecessary curb cutouts and minimize the disruption of cars crossing the sidewalk. Parking Faade: Parking garage faade should not be exposed at ground floor level along State Street. Shared Parking: This type of parking is encouraged because it allows businesses to share the requirement; it works because different businesses have different hours of operation. An office may be open 9-5, whereas a restaurant will likely be the busiest from the dinner hour on. Goals: Reduce single purpose reserved parking in favor of shared parking that is convenient. Avoid adverse impacts on neighborhoods directly surrounding the downtown. Allow small redevelopment sites flexibility to achieve parking requirements. Requirements: Sites under 10,000 square feet have no minimum parking requirement. Additionally, sites under 15,000 square feet and less than 800 feet from the Downtown WTA Bus Station have no minimum parking requirement. Sites that do not meet the above regulations must adhere to the following: - A minimum of one parking space for each housing unit. Additionally, space per housing unit to be provided for shared parking. -A minimum of one space per 1,000 square feet of non-residential to be provided as shared parking. Miscellaneous: To meet the requirement, parking may be located up to 800 feet away from the building entrance. Parking must have proper signage; shared parking must be clearly marked. When possible, underground parking should be utilized.
Transit The mass transportation that runs on State Street is in the form of a bus. The bus runs four times an hour at peak times, connecting the Downtown Station just off of State Street with the Fairhaven neighborhood. Frequent riders of the line are typically riding most of the lines entirety, rather than stopping along State Street. More frequent stops along the corridor might encourage riders to use the portion that runs along State; one difficulty is that the return route runs along Forest Street, which is a steep block away for most of the corridor. The Whatcom Transit Authoritys Downtown Station is a quick five minute walk from the northern section of State Street. From the station, riders can reach most every part of the city. This makes getting around easy for the residents of State Street; additionally, those who are traveling from other neighborhoods can reach downtown easily, allowing more people who work in the area to the downtown area by bus. The image below shows a pedestrian shed for the Downtown Station. The center of the circle is located at the Station; one quarter mile is the radius. The shed represents a five minute walk for pedestrians. The commercial
core of E. Chestnut is on the edge of the five minute walk. Automobiles State Street is a one-way that is coupled with Forest Street, which is located just to the east. The two lane road is currently made up of lanes that are much wider than they need to be; the reduction in lane size proposed in this plan will make the street-scape feel less wide-open as one drives. The replacement of parallel parking with back-in angle parking makes the process of parking into fewer steps. Back-in angle is more advantageous than pull-in because it eliminates the safety issue of drivers backing almost blindly into traffic.
along streets which reduces the amount of untreated, polluted storm water runoff that enters the bay. They would be an effective method of storm water management in Bellingham as there is currently no treatment for storm water before it enters Bellingham Bay. The added vegetation along streets also enhances the aesthetics of urban areas and encourages more pedestrian traffic. Bioswales are similar to rain gardens, but primarily filter out pollutants and silt rather than water. They have a swaled drainage course with gently sloped sides and are planted with high absorbent, native plants. There is typically an inlet that feeds runoff into the system where it then runs through a wide and shallow ditch to maximize filter time. The water is then discharged into an outlet that feeds into another body of water. Bioswales have also proven to be effective in increasing water quality in bodies of water such as Bellingham Bay. The State Street plan will include rotating rain gardens and bioswales on the four foot vegetation space on each side of the street. Our plan would allow for trees spaced 40 feet apart with potted plants as well as rain gardens and bioswales. In order to be most effective, they will be placed in areas with high runoff. The increased amount of vegetation would also add to the aesthetics of the street and attract pedestrian traffic. The picture below shows a rain garden on the four foot space beside the multiuse boardwalk.
Outdoor Space Plan Green roofs are becoming increasingly popular in major cities around the world as well as Bellingham where green roofs are being installed on many commercial and residential buildings. They have numerous environmental benefits that include providing building insulation and a habitat for wildlife, absorbing rainwater and reducing the urban heat island effect. A typical green roof is planted with vegetation over a waterproof membrane with thick layers of soil in between. In transect zones 4.5 and 4.7, the form based code plan would require 20% of new development be left as open space. Although the plan would not require them, it would encourage the use of green roofs which would count towards the open space requirement. Transect zone 5.0 and the 5.2 overlay zone do not have an open space requirement but the plan would encourage the installation of green roofs on all areas of State Street.