HomeMy WebLinkAbout4572 ORDINANCE NO..~YT'~
AN ORDINANCE adopting the Harrison District Plan
as an Amendment to the Bremerton Comprehensive Plan.
WHEREAS, the City of Bremerton adopted a revised Comprehensive Plan by
resolution in April 1995 and readopted the Plan by Ordinance No. 4545 in February 1996 to
include amendments ordered by the Central Puget Sound Growth Management Hearings. Board;
and
WHEREAS, an area plan for the Harrison District has since been prepared to identify
and address the concerns of the people who live, work or own property in the vicinity of Harrison
Hospital and its adjacent business district; and
WHEREAS, comprehensive sub-area plans are exempt from statutes that limit other
amendments to the City's Comprehensive Plans to once per year; and
WHEREAS, the preparation of the Harrison District Plan included public involvement
at neighborhood meetings, Planning Commission study sessions, public hearings on May 21
and June 25, and culminating in a recommendation for City Council adoption; and
WHEREAS, the Plan was submitted for a mandatory 60-day review by state agencies in
June, 1996, during which no comments were received from any State agency; and
WHEREAS, the Bremerton City Council conducted a public hearing on these proposed
amendments on September 18, 1996 to accept additional public comments and to consider the
recommendations of the Planning Commission; now therefore
THE CITY OF BREMERTON DOES HEREBY ORDAIN
Section 1. The Harrison District Plan, attached hereto as Exhibit "A", is hereby adopted
as an amendment to the Bremerton Comprehensive Plan.
APPROVED by the City Council on the first reading this
day of _X~/xq~~ , 1996.
PASSED by the Bremerton City Council this o~ day of
_/~x,~_ _ ~-,~'~-6C) ,1996.
LAW, President
Bremerton City Council
APPROVED this \ day of ~-K--~~ , 1996.
LYNN HORTON, Mayor
ATTEST:
KATHLEEN McCLUSKEY, City Clerk
Published: 9- 30-' C/'~
Effective: lC)- ..3()-- 9 6
Harrison District Plan
Bremerton Planning Commission Recommendation
June 18, 1996
BLANK PAGE
Table of Contents
Chapter I Introduction
Chapter 2 District Profile 2-f
Chapter 3 Growth Management 3- f
Chapter 4 Concerns 4- I
Chapter 5 Vision for the Harrison District 5-I
Chapter 6 The District Plan 6-1
Chapter 7 Implementing Regulations 7-l
Chapter g Environmental Review 8- t
,4ppendiees (Unpublished)
A Specific Area E-2: Harrison Health Services District
B East Bremerton Land Use Inventory
C Bremerton Shoreline Master Program - Applicable Excerpts
D Liability for Injuries to Recreation Users (RCW 4.24.210)
E Campbell Way Reconfiguration Options
F Integrated GMAJSEPA Documents (ESHB 1724)
1
Introduction
Plan Addresses Neighborhood Concerns
The purpose of the Harrison District Plan is to identify concerns of the people
who live, work, or own properly in the neighborhood, and to devise strategies for
addressing these concerns. The Plan will help guide future development in the
neighborhood. It also identifies facilities and services to be addressed in the
City's Capital Facilities Program.
Plan Streamlines Environmental Review
The Harrison District Plan is designed to pave the way for new development
proposals consistent with the plan. Proposed projects in the neighborhood will
qualify for streamlined environmental review if the probable adverse impacts of
the proposal are addressed in the environmental review of this plan. (See
Chapter VI for more information.)
Plan Refines Cifj~wide Comprehensive Plan
The City adopted a new Bremerton Comprehensive Plan in April 1995. This
plan was an update of the City's 1986 comprehensive plan to bring it into
conformance with new Growth Management Act (GMA) requirements. The
citywide comprehensive plan provides broad policy direction for the City. It also
identifies the "Harrison Health Services District" as a "Specific Area" for further
study.
This area is the subject of the Harrison District plan. The neighborhood plan
operates within the more general framework of the city-wide c(Smprehensive
plan. (See Appendix A for additional information on the Specific Area.)
Draft Hardson District Plan I - '~ 7/25/96
Neighborhood Participated in Planning Process
This plan is based on discussions with residents, employees and business
people at a series of community meetings held from June 1995 to June 1996.
The plan was adopted in 1996 after Planning Commission and City
Council public hearings.
Plan Includes Neighborhood Vision and
Objectives
Highlights of the Plan recommendations include:
UI Establish a Health Care Campus for medical facilities.
Construct a south-bound off-ramp from Wheaton Way.
Reconfigure Wheaton Way at Sheridan and expand Hal's Corner
park.
UI Reconfigure or close Campbell Way
1211 Designate more areas for medium and high density housing.
UI Expand Sheridan Park.
UI Establish a Waterfront Access Plan along the shoreline.
Draft Harrison Distdct Plan 1 - 2 7/'25/96
Harrison Distriof Plan includes eight chapters
and appendioes
The Harrison District Plan includes eight chapters:
1 Introduction -- This chapter.
2 District Profile -- Facts about the district and its population.
3 Growth Management -- How the Growth Management Act affects the
district.
4 Concerns --Assets, problems and opportunities.
5 Vision for the Harrison District -- The desired future for the district.
6 The District Plan - A plan for future land uses, transportation, housing,
capital facilities, utilities and parks.
7 Implementing Regulations -- Special requirements for future
neighborhood development.
8 Environmental Review -- Analysis of environmental impacts of
implementing the plan.
The Plan also includes unpublished appendices, which are kept in the
Department of Community Development offices:
Appendices (Unpublished) -- Detailed background information on the
neighborhood.
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0 0 0
Draft Harrison District Plan 1' - 4[ 7/25/96
2
Dis frict Profile
The Plaoe
Distriot Is Looated In East Bremerton
The Harrison district is located on the Manette Peninsula in East Bremedon,
between the Warren Avenue Bridge and the Manette neighborhood. It is
generally bounded on the:
west: by the Warren Avenue Bridge approach;
north: by Sheridan Road;
east: by Schley Boulevard and the Naval East Park Residential
Area;
south: by the Port Washington Narrows.
Figure 1 -General Location
Draft Harrison District Plan 2 - 1 7/25/96
Nafural Selling Features Soenio Views
The Harrison neighborhood is located along a scenic high bluff shoreline above
the Port Washington Narrows, a branch of Puget Sound. The neighborhood is
framed on the west by the heavily wooded East Park Nature Area. Most of the
area slopes steadily from the crest of the hill above the Nature Area to the
shoreline. Many people enjoy spectacular views of the Port Washington
Narrows and the Olympic Mountains from their hillside homes and places of
business.
Dlstriot Is Part of Former Sheridan Park Area
The Harrison district is the easterly part of the larger Sheridan Park area.
Sheridan Park was originally constructed by the federal government for naval
housing and other military facilities. Most of these holdings were later
surplussed. In the late 1940's the City acquired Sheridan Park (including the
community center), Stephenson Canyon, and Lebo Field and Coal Dock from the
Public Housing Administration. Between 1966 and 1968 the City was able to
acquire East Park and the East Park Nature Area with assistance from the
Bureau of Land Management and the Interagency committee for Outdoor
Recreation.
The construction of the Warren Avenue Bridge in the late 1950's effectively
chopped the Sheridan Park community in two. The Harrison neighborhood gets
its name from Harrison Memorial Hospital, the most prominent facility in the
district today. The hospital was moved from central Bremedon to its present site
in the19 's.
Existing Land Uses are Diverse
The Harrison neighborhood is characterized by one of the most diverse mixes of
residential, commercial and public uses in the city. Residents live in single
family homes, duplexes, apartments, and condominiums. There are three
retirement complexes and one nursing home.
Shopping, food service and recreation facilities are within walking distance of
most residents. The Sheridan Village Shopping Center includes a grocery store,
drug store, bank, and numerous small shops. Other commercial development
along "Old" Wheaton Way includes a mix of retail, services and office uses,
ranging from restaurants, carwash, and convenience store to hair salon, dive
shop, and bowling alley.
The Sheridan Park Community Center provides a variety of recreational
programs that draw people from the city and surrounding areas. "Lower"
Sheridan Park and the East Park Nature area provide more passive recreational
oppodunities for the neighborhood. Stephenson Canyon Park and East Park are
Draft Harrison District Plan 2 - 2 7/25/96
just beyond the borders of the district. Bremerton Junior High School is just
north of the district, across Sheridan Road.
There are some impodant differences between the Harrison district and a
"typical" neighborhood. The district no longer includes a school -- the former
Olympic View Elementary School has been torn down, and the property
prepared for development. But more striking, new medical office development
surrounding Harrison Hospital has filled vacant lots, replaced residential areas,
and changed the character of this neighborhood forever.
The People
The 1990 Census provides a rough "sketch" of the residents of the Harrison
district. While population counts are available for just the neighborhood, other
census data is only available for a larger area referred to here as the "East
Sheridan Area", which includes the East Park Naval Housing Area (outside the
district).~ Table 1 shows that the East Sheridan area contains over twice as
many people as live in the Harrison district. Also, the census information is now
six years old. Therefore, while this information is the best available, it must be
used with some caution.
Dlstriot Is Home to over f 000 Residents
There are approximately 1,340 people living in the Sheridan District -- about 4%
of the City's 1990 population. This figure can be derived from i 990 Census data
adjusted to reflect existing circumstances?
Table 2-1
Total Persons [ 1,340 I 3,386
Percent of City (38,142) I 4% I 9%
Many Seniors Live In ,~rea
Table 2-2 compares the ages of East Sheridan area residents with those in the
City as a whole.
1The East Sheddan Park Area" is made up of census block groups 1 and 2 in census tract 803. See Appendix
for more detailed census information.
2The 1990 Census counted 1,249 residents in the Harrison neighborhood. The construction of Canterbury
Manor in 1994 added 76 housing units. Based on the city-wide average of 1.2 persons per household in
multifamily units, these units can be assumed to house about 91 persons.
Draft Harrison District Plan 2 - 3 7/25/96
~, The median age of the East Sheridan area residents (29 years) is only
slightly higher than for City residents (28 years)?
~ A significantly higher proportion of people age 65 and over (18%) live in
the East Sheridan area than in the City (11%). This is likely due to the
concentration of senior housing facilities in the neighborhood.4
Table 2-2
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Information Type East Sheridan Area City of Bremerton
Persons 3,386 38,142
Median Age 29 28
% under 18 26% 24%
% 65 and over 18% 11%
i~aolal Pa~ern~ /U'e l'Srplcal of Clay
Racial patterns in the East Sheridan area are similar to those in the City as a
whole. (See Table 2-3)
White persons predominate in about the same proportion in the East
Sheridan area (85%) as in the City as a whole (84%).
Blacks make up the second largest racial group in the larger area (9%), as
they do in the City (7%), although at a slightly higher propodion.
* Asians are the third largest'racial group in the Area (4%) and the City (5%).
The proportion of residents of Hispanic origin is slightly lower in the East
Sheridan area (3%) than in the City (5%).5
3The median age for just the Harrison neighborhood is probably higher, since the 'East Sheridan area"
includes the East Park Naval Housing Area, which is just outside the neighborhood. The median age for
census block group 2, which includes the east half of the neighborhood as well as East Park is only 23 years.
4The actual proportion of people over 65 is probably much higher in the Harrison neighborhood than in the
larger 'East Sheridan area". The percent of persons 65 years and over in census block group 2 (east half of
neighborhood plus East Park) is only 4%, compared with census block group 1 (north and west parts of
neighborhood plus an area northeast of East Park), where 28% are over 65 years of age.
5persons of Hispanic origin can belong to any racial group.
Draft Harrison District Plan 2 - 4 7/25/96
Table 2-3
White 85% 84%
Black 9% 7%
American Indian 4% 2%
Asian 1% 5%
Other 2% 2%
Hispanic Origin 3% 5%
Most Live In Family Households
The census classifies residents as living in either "households" or "group
quarters". Households include persons living in families, living alone, or living
with other unrelated people. Group quad·rs include institutions or other group
living arrangements such as military quarters or nursing homes. (See Tab/e 2-4)
· There are 1,345 households in the East Sheridan area -- 9% of the City's
14,718 households.
About two thirds (61%) of area households are families, about the same
proportion as in the City as a whole (60%).
Just over half (52%) of East Sheridan area households are married-couple
households, compared with less than half (46%) of City households.
Over one third (39%) of area households are nonfamily households,
compared with less than one tenth (8%) of City households.
About one third (32%) of East Sheridan area households consist of single
persons living alone, about the same as the proportion of City households
(33%).
· The average household (HH) size is about the same in the area (2.35
persons/HH) as in the City as a whole (2.34/HH).
Over half (55%) of East Sheridan area residents live in households,
compared with the City as a whole (39%). (The City is significantly lower
because a large number of military persons Give in group housing quarters.)
Draft Harrison Distdct Plan 2 - ,~ 7/25/96
Table 2-4
Total Households 1,345 100% 14,718 100%
- Families 824 61% 8,785 60%
- Married Couples 693 52% 6,794 46%
- Nonfamily HH 521 39% 1,134 8%
- Living Alone 428 32% 4,799 33%
Persons in HH 3,158 93% 34,392 90%
-Avg Persons/HH 2.35 2.34
Most Group Quarters Residents Live in Institutions
Table 2-5 compares persons living in group quarters in the East Sheridan area
with those in the City as a whole.
* A smaller proportion of East Sheridan area residents (7%) live in group
quarters than in the City as a whole (10%).
* Of those Area residents living in group residential facilities, almost all (98%)
live in institutions, compared with less than one fifth (17%) in the City as a
whole.
Table 2-5
Persons in Group Qtrs 228 7% 3,750 10%
- In Institutions 224 98% 636 17%
- Other Group Qtrs 4 0% 3,114 83%
The Housing
The 1990 Census gives a very general picture of the housing in the Harrison
district. While City housing unit counts are available for just the district, other
information on housing is only available for the larger area referred to here as
the "East Sheridan area", which includes the East Park Naval 'Housing Area
(outside the district). It is important to keep in mind that the census data is six
years old. While this information is the best available, it must be used with some
caution. However the 1990 data will provide an important baseline for
comparison after the year 2000 census information becomes available.
Draft Harrison District Plan 2 - 6 7/25/96
District Contains some GOO Housing Units
A City housing survey in 1993 counted 603 housing units in the Harrison
neighborhood. The same 1993 survey counted an additional 347 units in the
East Park Naval Housing Area, for a total of 950 units in the combined East
Sheridan area. In contrast, the 1990 census counted a total of 725 housing
units in the East Sheridan area -- 225 fewer units than the 1993 City count.
Therefore, the census information needs to be used with some caution. (See
Table 2-6)
Table 2-6
Harrison District East Sheridan Difference % Difference
1993 Area 1990
Housing Units 603 725 122 17%
Renters Outnumber Owners
Only 15% of the housing units in the East Sheridan area were occupied by
owners in 1990. Even allowing for the fact that the Area includes the East Park
Naval Housing (outside the neighborhood), this is a very Iow proportion of
owner-occupants. For comparison, the City of Bremerton had 39% owner-
occupancy (still very Iow), while Kitsap County as a whole had a more typical
64% owner-occupancy rate. (See Table 2-7)
Table 2-7
Occupied Housing Units 1,345 100%
- Owner occupied 203 15%
-- Renter occupied 1,142 85%
Housing Costs Relatively Low
The median value of owner-occupied housing in the East Sheridan area
($68,022) was $3,822 higher than the median value for the City as a whole
($64,200) in 1990. However, it was $21,078 lower than the median value of
such housing in Kitsap County as a whole ($89,100).
The median rent in the East Sheridan area ($311) was $18 less than for the City
($329) in 1990. However, it was $69 less than the median rent for Kitsap County
as a whole ($380). (See TaMe 2-8)
Draft Harrison District Plan 2 - 7 7/25/96
Table 2-8
Median Value $68,022 $64,200 $89,100
Median Rent $311 $329 $380
Incomes Lower than Ci~jf-wide Average
Income information for the neighborhood is sketchy. It is only available for the
larger census tract 803 area, and is seven years out of date. In 1989 the
residents of what we will call the "Greater East Sheridan" area had a median
income ($20,495) that was $2,115 less than the median income for the City
($22,610), and $11,548 less than for the County ($32,043). It is possible that
East Park Naval Housing Area incomes lower the median income below what it
would otherwise be, but the large number of retired persons likely also plays a
part. (See Table 2-9)
Table 2-9
Median Income $20,495 $22,610 $32,043
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3
Growth Management
Several existing studies, plans and regulalions apply to the Harrison District.
This chapter describes ~he main ones affecting the district:
Growth Managemen~ Act
Build-Out Analysis
Bremerton Comprehensive Plan
Bremerton Zoning Ordinance
Bremerton Shoreline Master Program
Growth Management A=f
The Washington S~ate Legislature passed the Growth Management Act (GMA)
in 1990 to deal with increasing problems rela~ed to growth. For the firsl time the
faster growing counties and their cities were required ~o adop~ comprehensive
plans ~o determine in advance how growth would be managed. The growth was
coming, and each county had to plan ~o absorb its share of that growth. Prior to
this it was a local option to do a comprehensive plan, and such plans did not
have much clout. In contrast, growth managemenl plans carry the force of law.
They provide a ~ramework for zoning and other development regulations ~o
manage growth. In addition, they de~ermine what public facilities will be needed,
how much they will cost, and how they will be paid for.
Build-Out Analysis
The City conducted a "Land Use Inventory and Build-out Analysis" in 1993. The
s~udy included an inventory of land uses on every parcel in lhe city. Ii
documented ~he number o~ existing housing units and the curren! densily. The
study calculated lhe amounl of land area zoned for various la~d uses. I~
identified ~he amount of land available for "infill", and estimaled the number of
housing units ihat could be buil~ under exisiing zoning.
Distriot Has Potential for Redevelopment
While the Harrison district is largely developed, it offers many "infill" and
redevelopment opportunities. The City "Build-out Analysis" counted a total of
Draf~ Harrison District Plan 3 - ~ 7/25/96
551 dwelling units (D.U.) in the neighborhood at a current density of 3.6 units
per acre. The study calculated that the neighborhood could absorb about 148
additional dwelling units under the existing zoning for a total "build-out" of 699
units.
The following table summarizes the results of the build-out analysis for the
Harrison district. (See Table 3-1)
Table 3-1
26-B 41 1,360,650 142,391 1,503,041 48 89 3.9
26-C 298 1,912,464 541,237 2,453,701 97 395 9.6
37-A 212 2,783,716 18,287 2,802,003 3 215 24.8
TOTALS: 551 6,056,830 701,915 6,758,745 148 699 3.6
Assuming 75% of the vacant and under-utilized lots become available for
development within the next 20 years, about 111 new dwelling units can be
accommodated within the East Sheridan area under existing zoning, for a total of
662 units. The 111 new units could house about 244 new residents, for a total
of 1,456 residents. (This estimate assumes an average household size of 2.2
persons per unit by year 2015, when household sizes are expected to be a little
smaller than they are today.)
Draft Harrison District Plan ~ - 2 7~5~8
Comprehensive Plan
The City adopted a new Bremerton Comprehensive Plan in April 1995. All of
Bremerton is included within a larger "Urban Growth Area" (UGA) established by
Kitsap County. Bremerton is required to plan for 20,000 new people in the next
16 years. The comprehensive plan lays the groundwork for Bremerton to house
about 58,000 people within its existing boundaries by year 2014.
The Comprehensive Plan contains five "elements" that are required by the
Growth Management Act: Land Use; Transportation; Housing; Capital Facilities;
and Utilities. It also includes some optional elements: The Vision for Bremerton;
Planning Goals; Citizen Involvement Program; Environmental Management; and
Implementation, Consistency & Concurrency. The following discussion
summaries specific impacts of the plan on the Harrison District.
Land Use Element Promotes Mix of Uses
The Land Use Element of the City's new comprehensive plan designates areas
where various land uses will be allowed. In the Harrison district the plan
provides for a mix of uses ranging from "Low Density Residential" to "General
and Professional Offices" to "Parks" to "Hospital". The plan doesn't call for any
major changes in land use in the neighborhood, since it is almost fully
developed. (See Figure 2)
Objectives
The Land Use Element identifies the need for a "specific area plan" for the
"Harrison Health Services District". (See Appendix A) The element sets forth
seven objectives to form a minimum framework for the area plan:
1. To build on past health services and commercial investments.
2. To improve access to the service providers, as well as circulation within the district.
3. To maintain and strengthen the professional relationships between Harrison Hospital and surrounding
physicians' offices and related medical services.
4. To anticipate future growth needs and incorporate them into a land use plan for the district that minimize
the need for future Plan amendments and rezones.
5. To minimize increased traffic, bypass traffic, physical encroachment, and other disruptions to surrounding
stable residential neighborhoods.
6. To maximize the efficient utilization of existing lands through creative design and site planning, improved
public transit service, mixed use development, and other features.
7. To establish a balance of land uses that complement each other and maintain long term stability.
Draft Harrison Distdct Plan 3 - 3 7/25/96
ltarrison District
PLAN, DESIGNATIONS
LDR Low Density I~,esidential
MDR Medium Density Residet~tial
tlDR lligh Dc~sity Residential
C-G Ge~eral & Highway Commercial
C-P General & Prol'cssional Offices
OS Open Space
I' I'aek facilities
ti i Iospital
Figure 2 - Adopted Comprehensive Plan Map
Transportation Element Proposes Improvements
The new comprehensive plan includes a Transpodation Element, which
analyzes the capacity of the City's transpodation system to handle expected
growth over the next 20 years. It identifies trouble spots in city arterials and
recommends improvements where needed. The plan also includes a six-year
finance program listing those projects planned for funding between 1995-2000.
The Transpodation Element analyzes three roadway sections along the edges of
the Harrison district. Levels of service (LOS) from "A" to "F" are calculated for
each section to rate the degree of traffic congestion and delay during the
afternoon peak hour. A LOS A indicates the least amount of congestion (a free
flow condition), while LOS F indicates the highest amount of congestion (stop-
and-go traffic). The element describes studies that were done to identify likely
impacts of projected growth on city roadways over the next 20 years, it analyzes
several scenarios for addressing transportation deficiencies, and recommends
improvements to correct these deficiencies.
Draft Harrison District Plan 3 - 4 7r25/96
Warren Avenue Bridge
The intersections on each end of the Warren Avenue Bridge are calculated to be
operating at LOS E. The actual Level of Service on the bridge itself may operate
somewhat better. The capacity of the roadway section between the bridge and
Callahan is 4,100 vehicles per hour. An average of 4,050 vehicles use this part
of the roadway during the afternoon peak-hour. The Transportation Element
proposes that the City initiate a Major Investment Study (MIS) in 1996, if outside
funds are available to match the city share. The purpose of the MIS would be to
determine whether a third bridge should be built to relieve pressure on the
Warren Avenue Bridge, and if so, where it should be located. This study would
need to be conducted under federal requirements, in conjunction with the State
(WSDOT), Kitsap County, and Kitsap Transit. The MIS would include a major
citizen input program.
Sheridan Road Intersection with Wheaton Way
Sheridan Road needs to be widened for a distance of 1000-3000 feet on each
side of Wheaton Way to provide additional capacity at the intersection and to
accommodate turning moverpents for access to adjacent property. This work is
programmed for beyond yeal' 2000.
Warren Avenue Southbound Off-ramp to Juniper Street
A southbound off-ramp will be constructed from Warren Avenue to Lebo
Boulevard via Juniper Street. This project will improve signalized intersection
operations on Sheridan Road and improve access to Harrison Hospital. This
work was programmed for 1995-96, but design of the project is on hold pending
approval of this plan to ensure consistency with the Harrison District Plan. The
project is partially funded with federal FAUS funds. A local funding source is
needed to complete the project.
Housing Element Promotes Liveable
Neighborhoods
The Housing Element of the adopted Bremerton Comprehensive P/an contains
general City goals, policies and strategies. Although most are very general,
several have special significance for the district:
Significant Goals and Policies
Goals
1. Housing Condition - Preserve and enhance Bremerton's housing stock.
2. New Housing Development - Provide a variety of housing types and densities to
meet changing needs of Bremerton residents.
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4. Liveable Neighborhoods -- Build strong, liveable neighborhoods where the
American Dream of home ownership is possible for a majority of Bremerton
residents.
Policies
2.a. Maintain a strong code enforcement program.
3. Use neighborhood plans to outline public and private projects for each
neighborhood.
3.d. Commence the neighborhood planning process in the Sheridan/Harrison Hospital
neighborhood, with a focus on: new multi-family senior housing structures; and
rehabilitated single-family dwellings.
4.b. Implement a six-year street plan and a street maintenance plan.
4.c. Implement the Parks and Recreation Comprehensive Plan.
5. Promote safe, attractive, liveable neighborhoods that will attract homeowners.
Capital Facilities Element Lists Projects
The Capital Facilities Element of the adopted Bremerton Comprehensive Plan
contains an inventory of public facilities, a forecast of future needs based on
expected population growth, and a six-year finance program for capital facilities.
The following table lists planned capital facilities for the Harrison District listed in
the Capital Facilities Element six-year finance plan. (See Table 3-2)
Table 3-2
i' :: :::: :::::::::::::::::::::::::::::: ::::: ::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::::::::::::
East Park Nature Area 5,000 15,000 20,000
Wheaton Way Major 50,000 100,000 50,000 200,000
Investment Study (MIS)
TOTAL = 0 50,000 100,500 65,000 0 0 220,000
Utilities Element Identifies Facilities Needs
The Comprehensive Plan Utilities Element includes an inventory of existing
natural gas, electrical and telecommunications service systems in the City. It
also contains an analysis of future needs and a general list of planned
improvements for each utility system.
No major natural gas or telecommunications systems facilities are located or
planned within the Harrison district. A Puget Power transmission line crosses
the Port Washington Narrows parallel to the east side of the Warren Avenue
Draft Harrison District Plan 3 - 6 7r25196
bridge, landing between the bridge and Sheridan Park. No new major electrica~
system facilities are planned wi[hin the district during the planning period.
Bremerton Zoning Ordinanoe
The City's 1986 Zoning Ordinance was updated to be consistent with the new
comprehensive plan in June 1996. The following map shows the current zoning
designations. (See Figure 3)
llarrison District
ZONES
I)R Duplex Residential
MF Multiple-family Residential
MR Mixed Residential
GB General Business
PO Professional Office
PS Parks & Schools
L
Figure 3 - Bremerton Zoning Map
Draft Harrison District Plan 3 - 7' 7/25196
Shoreline Master Program
The Bremerton Shoreline Master Program regulates uses and activities along
the shoreline under the authority of the State Shoreline Management Act. The
Master Program applies to those lands extending 200 feet landward from the
ordinary high-water mark. Within the Harrison district this shoreline area
consists of almost all the properly on the shore side of Wheaten Way.
Traoyton Beach Natural System
The Harrison District shoreline is part of the Tracyton Beach Natural System,
which roughly extends from north of Lion's Field to the Mannette Bridge.
,.' /r',.-...., ,--!'
· n ~ ; ' ' ' Tracy~on Beach is a stretch of land along Port
'" ·, ." ;.:~ "'--. i i ;. ? ' area is contiguous with Puget Sound and is directly
; :, .. :, ; Waves, wind, tide andgeologicalmaterialare the
,'_ . ~), . , · - ,, ,
.-7. ,, ' ' "" ' ' ~ Tracyfon Beach area. The chief source of supply of
beach that defines the Port Washington Narrows. This
is also identified as a natural system, existing as a
. :'"" ~;2.~'.. ~ "},.J :'.~.~t["- ~ ~ feeder bank.
Figure 4 - Tracyton Beach - Bremerfon Shoreline Master Program
Natural S rstem
i ~avess~oirieid~ ~tth~a h!g~
~etosib~:
!em
::P ~ ~ .............. ~ ucts ':: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~[sed~men~s e rod edouto[~t~e:s~: ~?:u:::~ :%:::. ~::.:::~:~:~u :::::::::::::::::::::::::::::::: ore bluf[~::~
::::::::::::::::::::::::::::::::::::::::::::::::
Draft Harrison District Plan 3 - B 7/25/96
The high bluff area along the Harrison district shoreline is an impodant "feeder
bank" that supplies material for nearby beaches. These beaches could erode
rapidly if this source of sediment were to be interrupted or cut off completely.
Since most beach sediment in Puget Sound comes from shore bluff erosion,
someone's properly must erode to allow another's beach to be maintained. (See
above Beach erosion sidebar)
Shoreline Environment Designations
The Shoreline Master Program assigns "environment designations" to various
city shorelines. These designations determine special requirements that apply
to activities and development along the shoreline. Harrison district shorelines
are designated Urban Conservancy (CS-7) and Urban Commercial (C-3). (See
Figure 5)
HIGHLAND
6
· VELT~
--- RIO
~ ~4
~ '- ~ ~.~ s~
High Bluff ~
Figure $ - Bremerton Master Program Shoreline Environment Designations
Draft Harrison District Plan 3 - 9 7/25/96
CS-7: Sheridan Park/Community Theater - The southerly portion of a city park south of
Lebo Boulevard at Clare Avenue, and the Community Theater site northwest of the park,
along the northeast shore of the Port Washington Narrows.
C-3: Campbell/Wheaton - Extends southeast along old Wheaton WaY from Sheridan
Park to a point just southwest of Warren C. Magnuson Way (the north boundary of the
Bremerton Gardens apartment complex), on the northeast shore of the Port Washington
Narrows.
Sho~'eline Use~ and Aotivities
The Master Program permits certain uses and activities within the Conservancy,
Commercial designations and the Tracyton Beach Natural System (described
above). The following table summarizes the uses permitted (or prohibited) within
the environment designations now assigned to Harrison District shorelines.
(See Table 3-3)
Table 3-3
Commercial P X X
Residential P X X
Recreational P CU CU
Marinas P X CU
Piers & Docks P CU CU
P = Permitted · X = Prohibited · CU = Permitted subject to obtaining Conditional Use Permit
Water-dependent, Water-related, Water-enjoyment and Non-water-oriented
Uses and Activities
Special requirements apply to uses in the Commercial environment designation.
Water-dependent, water-related, and water-enjoyment uses and activities are
permitted. Non-water-oriented uses may only be permitted through approval of a
Conditional Use Permit. (See Table 3-4.)
Draft Harrison District Plan ,~ - '~0 7/25/96
Table 3-4
Water-dependent P p
Water-related P P
Non-water-oriented (upland) CU CU
Over-water non-water-oriented - X
Water-enjoyment P P
P = Permitted + X -- Prohibited + CU -- Permitted subject to obtaining Conditional Use Permit
The terms water-dependent, water-related, water-enjoyment, and non-water-
oriented have special meanings under the Shoreline Management Act. (See
Shoreline Use Definitions, below)
Development Standards
The Master Program includes additional requirements for Marine Bluff Review,
Public Access, and View Protection in certain environment designations. (See
Table 3-5)
Draft Hardson District Plan 3 - 11 7/25/96
Table 3-5
Marine Bluff Review A(8) A(8) A(8)
Public Access R R R
View Protection A(8) A(8) A(8)
A = As applicable · (8) = See General Requirements (varies by use and location) · R = Required
Marine Bluff Review
The Marine Bluff Review requirement would allow development to "step down",
or extend down the slope of, the bluff if the review determined that "any new
activity on the bluff will not result in erosion or add to unstable bluff conditions
that might cause damage to marine resources."
Public Access
The Master Program requires all new commercial development and multi-family
development of five or more units to provide "improved public access", which
consists of a hard surface walkway "to and along the shoreline". The Master
Program also recognizes adopted waterfront access plans for specific shoreline
areas. To date there is no adopted waterfront access plan for the Harrison
District shoreline.
View Protection
The Master Program requires commercial and multi-family residential
development to include a "view corridor" -- a special setback perpendicular to
the water. The purpose of the view corridor is to prevent the shoreline from
being cut off from public view by a "wall" of development. The following table
summarizes the existing view corridor requirements.
Table 3-6
:Ex sting Requ,reme~[~ ~ ~ ~ Minimum View Corrldolr WlClth ~ ~!~?~ii~
Under 20 feet: 25%
20 - 35 feet: 35%
Over 35 feet (1): 400~,~
(1) = Heights above 35 feet are permitted only when overriding considerations of the public interest
will be served. (RCW 90.58.320)
Draft Harrison District Plan 3 - 12 7/25/96
4
Residents, business persons and property owners were invited to a series of
meetings to discuss issues and opportunities in the neighborhood. They helped
brainstorm lists of assets, problems, and oppodunities at the June 1995 meeting.
Participants at the August 1995 meeting then completed a survey to help identify
key issues and preferred solutions. (Detailed results are included in the
Appendix.)
The neighborhood has many assets that should be protected:
Business District
Regional heal[h care complex
Employment center - most of city's 2,600 heal[h services jobs
Neighborhood shopping center
Restaurants and other eateries
+ High bluff shoreline -- potential for redevelopment
Convenient to Wheaton retail corridor
Residential Areas
Stable residential areas
Senior housing opportunities
Vacant lots with utilities available
Access and Circulation
Access from Warren-Wheaton corridor
Bus service
Sidewalks in most areas
Draft Harrison District Plan 4 - 1 4/23/96
Recreation
Sheridan Community Center, Sheridan Park, bowling alley
East Park Nature Area -- open space and buffer
· Stephenson Canyon and Lions Field nearby
EastPark and Bremedon Municipal Swimming Pool close
Community Theater
Spectacular water and mountain views
Problems
The neighborhood has some problems that should be addressed, mindful that
problems can present opportunities for positive change.
Health care center
Medical center encroachment into residential area
Lack of planned areas for medical center expansion
Inadequate hospital parking
Lack of understanding of economic role of medical center
· Need for new helicopter access to hospital when present site becomes
unavailable
· Noise from hospital air conditioners disturbs nearby residents
Residential areas
Unclear boundary between medical and residential uses -- land use
conflicts (especially on Cherry Place cul-de-sac)
Traffic disruptions to residential neighborhoods
Deteriorating rental houses
Few vacant lots
Access and circulation
Poor access to neighborhood for southbound traffic on Wheaton Way
Poor access to neighborhood from south via narrow Manette Bridge
Difficult to give directions to neighborhood because of name confusion
between "upper" and "lower" ("Old") Wheaton Way
Rough roadways to hospital -- can be painful for injured' ambulance
passengers
Problem intersections:
o Wheaton Way southbound -- poor access to neighborhood via
Sheridan/VVheaton
Draft Harrison District Plan 4 - 2 6/26/96
· WheatonlSheridan -- no left turn allowed from Wheaton westbound
onto Sheridan (many take shortcut through private property to proceed
north on Wheaton Way)
· Callahan/Wheaton -- poor sight distance to cross Wheaton eastbound
on Callahan
· Cherry/Callahan - poor sight distance to cross Callahan northbound
on Cherry
· Clare/Callahan northbound - unsafe to turn right onto Callahan off-
ramp from Clare northbound (danger of collision with fast traffic exiting
Warren via off-ramp)
· Callahan off-ramp/Warren on-ramp - eastbound traffic turns left from
Callahan off-ramp northbound to Warren on-ramp even though illegal
and unsafe
· Hemlock/Clare -- danger to turn left from Hemlock to Clare from fast
(downhill) southbound traffic on Clare
· Campbell Way/Lebo/Clare - difficult obtuse angle turn from Campbell
westbound onto Lebo (poor sight distance to east)
· Campbell Way/Wheaton - difficult obtuse angle turn from Campbell
eastbound onto Old Wheaton (poor sight distance to north)
Poor or no sidewalks in some areas
· Gap in sidewalk in front of vacant lot along west side of Wheaton north
of Sheridan Village -- pedestrians must use a narrow trail or walk on
street
[See Identified Traffic Issues map on next page.]
Shorelines
Many commercial uses turn "backs" to shoreline
Shoreline "view corridor" requirements restrict development
Public visual and physical access to shorelines is scarce
Neighborhood Character and Image
Neglected property and vacant lots downgrade value of nearby property --
old abandoned foundations cause safety problems, attract transients
Visual clutter - signs, wires, etc. -- detracts from scenic views and overall
appearance
Lack of physical definition of area interferes with a sense of "place"
Other
Scotch broom plantings on Warren Avenue Bridge approach - may
aggravate allergies when in bloom (nearby residents of retirement
housing report distress)
Draft Harrison District Plan 4 - 3 6/'26/96
PARK NAVAL
AflEA
II)ENTIFIED
TRAFFIC ISSUES
Shcridan/Warren/Wheahm
Wheitlon/Callahau
Campbell Way
Warre,ICallahanlClarc
Callahan/Chcrry
Cherry/Ash
Iiicltory Slrcel
Soulhbo,nd Warren
Dra~ Harrison District Plan
Opportunities
The assets and problems identified above help suggest oppodunities for
neighborhood improvement. Padicipants were invited to rank the list of
"oppodunities" according to their importance. Those receiving votes are listed
by percentage of votes received. (See Appendix for complete survey results.)
Priority Recommendations
19% Construct a new nodhbound off-ramp from Wheaton to Lebo to provide
better access to the neighborhood and the hospital.
17% Protect residential areas from commercial encroachment.
15% Improve the roads.
9% Construct improvements under the bridge/off-ramp to provide covered
recreational opportunities (e.g. basketball courts).
9% Create "medical campus" area(s).
9% Improve hospital patient and visitor parking.
9% Improve access to the shoreline/water.
6% Provide Iow cost retirement housing.
4% Improve access to the district.
2% Improve emergency access to the hospital.
2% Create employee parking alternatives e.g. a parking garage, park-n-
ride/transit, Transportation Demand Management (TDM) programs.
Ail Recommendations
Listed below are all suggestions made for improving the neighborhood. Those
identified as priorities above are listed in bold print.
Medical Center
Provide better access to the hospital and improve emergency access
Create medical"campus" areas
Improve hospital patient and visitor parking
Create employee parking alternatives
Limit non-medical and non-medically related uses
Vacate streets within medical campus
Link the medical complex to the East Park Naval Housing'area and
encourage the Navy to permit medical center expansion into the area.
Business-Medical-Recreation District
Design "Gateways" to the district
Draft Harrison District Plan 4 - 5 4/23/96
Planning Issues
Persons attending the August 1995 meeting were invited to complete a survey to
help identify key issues and preferred solutions that should be addressed in the
plan. Although over half of the participants had not attended the June meeting,
the survey results reinforced the general results of the informal June vote. The
survey results are listed below in order of priority, with those ranked "1"
receiving the most support. Issues that were tied are listed at the same rank.
(See Appendix ~ for survey details.)
General Issues
I -- Maintenance and improvement of existing streets.
2 -- A medical district"campus" design concept.
3 -- New or expanded parking areas.
3 -- Transitions between land uses.
3 -- Pedestrian system improvements.
4 -- Reduce visual clutter of signs, overhead wires,
etc.
4 -- Other visual/aesthetic improvements (street
trees, design, etc.)
5 -- Improved access to the hospital.
Specifio Issues
1 -- Strategy to deal with neglected properties.
2 -- Comprehensive Plan and Zoning designations.
2 -~ New Warren Avenue southbound off-ramp.
3 -- Re-align Wheaton/Sheridan intersection.
3 -- Reduce non-residential traffic in residential areas.
4 -- Sidewalk improvements.
5 -- Linkage of parks and open space.
5 -- Remove scotch broom plantings along
the Warren Avenue Bridge approach (if
they are a problem that needs
attention).
5 -- Rename"OId" Wheaton Way to
eliminate confusion.
6 - Determine feasibility of a
nodhbound Warren Avenue
Bridge off-ramp to Lebo.
7 -- Vacate Campbell Way.
Draft Harrison District Plan 4 - 6 4/23/96
Vision for fhe Harrison Disfricf
The Bremerton Comprehensive Plan is based on an overall "vision" of the
community's future. This vision is presented in Element "B" of the plan -- The
Vision for Bremerton -- in the form of a series of vision statements that describe
the future Bremerton will work to achieve. Those comprehensive plan vision
statements most directly applicable to the Harrison district are listed in the
following section. A set of special vision statements for the district follows.
The Vision for Bremerton
Bremerton -- 20 Years From Now
The comprehensive planning process involves an assessment of our community's
strengths and weaknesses, problems, and opportunities for improvement. Through our
visions, goals, and courses of action, we can greatly influence our future by directing
change. The following vision statements will show us the direction we intend to go and
where we will be twenty years from now.
A. During the next twenty years, Bremerton will experience the greatest population
and development increases since World War II. The new growth will be planned,
properly serviced, and accepted with care to ensure that it will be beneficial and
not disruptive to the community.
C. Harrison Hospital will continue to play a major roll in the provision of medical
servicees and its surrounding district will continue to grow and strengthen its role
as a regional health services center.
H. Neighborhoods will continue to evolve, improve, and become more attractive,
comfortable, and desirable. They will provide a greater varlet'j/of housing options,
affordable to a larger share of the market, and will become stronger and more
stable as the proportion of owner-occupants gradually increases.
Draft Harrison District Plan 5 - I 4/23/96
Neighborhoods
The quality and stability of neighborhoods are indicators of a community's overall health.
We generally associate "quality" with a number of factors that include the level of property
maintenance, neighborhood pdde, peace and quiet, and the nature and style of the
architecture, landscaping, and overall design. Bremerton has a groat vadety of housing
choices. Some neighborhoods are in need of protection while others need rehabilitation
or, in some cases, redevelopment.
A. Bremerton will continue to provide homes for Naval personnel and workers from
all sectors of the local economy, retirees, Seattle commuters, and others.
B. We will continue to strive for a variety and a good balance of housing
opportunities for all economic and social segments of the community.
C. We will see a greater emphasis on home ownership as e means of achieving a
higher degree of neighborhood maintenance and pdde, and to offer the American
dream of home ownership to more B[~emerton residents.
D. In order to achieve a higher level of home ownership, a greater emphasis will be
placed on the provision of small, private, affordable single-family homes, both in
new subdivisions and as "in-fill" within existing neighborhoods. Condominiums
and other forms of ownership will increase in popularity.
E. Historic proservation will play a greater role in Bremerton's future as certain
unique areas a/Td structures are recognized for their historical value.
F. Neighborhood quafity, safety, stability, and affordability will be given increased
consideration in afl community improvement programs.
G. Bremerton will support its neighborhoods through greater availability of community
services and improved maintenance of streets and other public facilities.
Urban Governmental Servloes
C. Public involvement in local government will continue to be encouraged. There will
be expanded opportunities for participation at both the neighborhood and
community levels. Public access television, computer bulletin boards, and other
advances in electronic technology will play greater roles in linking the local
citizenry with the business of their elected officials.
The Vision for the Harrison Distriot
The Vision for the Harrison district is consistent with the Vision for Bremerton. It
refines and focuses the city-wide vision to address neighborhood concerns.
Draft Harrison District Plan 5 - 2 4/23/96
Neighborhood Identitjf and Charaoter
A. The Harrison district features a thriving regional healthcare center, a vibrant
business district, and attractive, stable residential areas within walking distance of
shopping and services.
B. Attractive, Iow signing and underground wiring enhance scenic mountain and
water views.
C. Public and private properly are well maintained, discouraging crime and protecting
properly values.
D. An active neighborhood council provides a place to meet new friends, exchange
information, watchdog new public and private development and discuss common
problems. It also furnishes a clear, organized way to speak to elected officials
and city agencies.
Regional Healthcare Center
A. The Olympic View regional healthcare center consists of various medical and
medically-related uses linked together by circulation patterns and an overall
"campus" theme.
B. Convenient, adequate parking is available to hospital patients, visitors and staff.
C. Priority is given to protecting existing and encouraging new uses related to health
care within the healthcare center.
Business Distriot
A. A thriving neighborhood shopping center, healthcare support services and related
businesses serve the needs of healthcare center patrons and employees, and
nearby residents.
B. Commercial areas are designed so as to be good neighbors to residential areas.
Heights are controlled to protect residential views, and screening and buffeting
conceal parking and utility areas.
Residential Areas
A. Residential areas are clearly separated from business areas to protect them from
commercial encroachment.
B. A variety of housing types are available to meet needs of a mix of needs and
incomes.
Draft Hardson District Plan ,~ - 3 4r23/96
C. Housing that provides healthcare services and housing for healthcare district
employees are available within walking distance of the healthcare/business district
employment center.
Aocess and Circulation
A. Safe and convenient access is available from the Warren/Wheaton corridor to the
healthcare/business district.
B. Traffic is routed so as to discourage non-residential traffic in residential
neighborhoods.
C. Bike lanes along main streets encourage bicycle travel within and through the
district.
D. The district is a pedestrian-friendly place, with tree-lined sidewalks connecting the
healthcare/business district with residential areas.
Recreation
A. A variety of recreational activities is available to residents, employees and
business patrons, ranging from organized spods at the community center to
scenic walks along the shoreline and through the Eastpark nature reserve.
B. A network of walkways connects parks, business areas and other activity centers.
C. Sheridan Park is devoted to recreational uses, with outdoor equipment storage
relocated to a convenient non-shoreline area.
D. A shoreline access system provides a walkway along the top of the bluff,
viewpoints with benches, and a stairway to the beach.
000
Draft Harrison District Plan 5 - 4 4/23/96
The Dis frict Plan
The Harrison District Plan provides a general picture of the land use and
circulation patterns that will be encouraged in the neighborhood over the next
15-20 years. It includes proposals to address many of the issues that have been
identified. The adoption of this plan expands upon the city-wide Bremerton
Comprehensive Plan. The Harrison District Plan supersedes the
comprehensive plan in any case where they may differ.
The Plan consists of the five elements required by the Growth Management Act,
along with two optional elements:
Required Elements
e Land Use
~ Transportation
Housing
Capital Facilities
Utilities
Optional Elements
~ Recreation
e Shoreline Access
The District Plan includes:
e A Goal to identify the "end" toward which the City is striving.
In addition, each District Plan Element includes:
~, Policies to guide land use decisions, and
~ Strategies to carry out the intents of policies.
Draft Harrison District Plan 6 - '~ 7/25/96
Land Use Element
The uses of land establish the overall character of an area. For example,
whether land can be used for industry or for housing makes all the difference in
a neighborhood. Along with a district goal, policies, and strategies, the Land
Use section includes a plan map to designate areas for various uses. In
addition, a Development Concept is included for the Campbell Way business
area.
Goal
It is the goal of the City of Bremerton to:
Strengthen the Harrison District health care center and business
district, while protecting the quality of life for nearby residents.
Health Car~ Center
It is the intent of the City of Bremerton to protect and strengthen the Harrison
District medical center in order to ensure that it remains viable and successful.
The hospital and related medical services are an impodant asset to the city, and
form a vital part of the local economy. The City will plan sufficient areas for
medical center expansion, and protect these areas from uses that could diminish
the function of the area as a regional health care center. The City will work with
health care providers to improve access to and parking in the medical center.
The City will ensure that emergency helicopter access to the hospital can be
provided in the future when the existing site at Bremerton Middle School is no
longer available.
Policies
1. Strengthen the role of the district as a regional health services center.
2. Plan sufficient appropriate areas for medical center expansion to meet future
needs.
3. Establish a health care "campus" area within which medical and related uses
will be preferred uses.
a. Allow non-medically-related uses only if they will not undermine the health
care campus concept.
4. Limit parking lot expansion while increasing parking options.
5. Identify and protect a new hospital emergency helicopter access area from
conflicting uses.
Dralf Harrison District Plan 6 - 2 7/25/96
6. Minimize conflicts between the medical center and residential areas.
Strategies
1. Educate the community on the benefits of maintaining a medical center in the
city.
2. Encourage formation of a Harrison District health care providers association
that can work for the common good of the health care district.
3. Work with health care providers to develop a health care campus concept
plan to tie together medical and related uses into a unified area.
a. Develop a circulation plan that minimizes major entrances to the area and
directs traffic along preferred routes.
b. Develop a pedestrian circulation system that encourages walking.
c. Develop a street tree and landscaping plan that emphasizes theme
plantings along boundaries and at major entrances.
d. Establish a plan for coordinated outdoor furnishings (benches, trash
receptacles, lighting, etc.) and signing.
4. Explore options to construct a parking garage to serve the health care
campus.
a. Work with the health care campus community to form a Business and
Parking Improvement Area (BPIA) to coordinate and manage parking.
b. Consider issuing city parking revenue bonds to finance construction of a
parking garage.
c. Encourage the hospital to improve parking for patients and visitors.
5. Facilitate the construction of an emergency access helipad convenient to the
hospital emergency room entrance.
Shor'eline Mixed Use/lr'ea
It is the intent of the City of Bremerton to establish a special mixed use distdct
along the shoreline that responds to the special opportunities and constraints of
the high bluff shoreline. Most existing uses along the shoreline date back to the
days before construction of the Warren Avenue Bridge when "Lower" Wheaton
Way was the main arterial connecting east and west Bremerton. The City will
encourage redevelopment of the area for residential and/or commercial uses
which take advantage of and enhance this high bluff shoreline location. The City
will discourage development which endangers the stability of the bluff or the
function of the Tracyton Beach Natural System. The City will modify
development requirements for this section of shoreline to provide more flexibility
in siting development between the edge of the street and the top of the bluff.
Draft Harrison District Plan 6 - ,.3 7/25/96
Policies
1. Protect the integrity of the high bluff landform and the Tracyton Beach
Natural System.
a. Do not allow development to "step down" the bluff.
b. Encourage vegetation management to preserve views while protecting
steep slopes.
2. Allow a mix of commercial and/or residential uses along the shoreline,
providing that any commercial use is water-oriented.
a. A water-oriented commercial use is a use which qualifies as a water-
dependent, water-related, or water-enjoyment use under the Bremerton
Shoreline Master Program. (See Chapter 3, Shoreline Master Program
Definitions inset.)
3. Require development along the shoreline to incorporate public access
consistent with the Harrison District Waterfront Access Plan. (See Parks
and Recreation Element, later in this chapter.)
4. Allow proportional relief from view corridor requirements in exchange for
public access over and above the minimum requirement.
Strategies
1. Update the Bremedon Shoreline Master Program (SMP) and/or Bremerton
Zoning Ordinance (BZO) consistent with the Harrison District Plan. Provide
increased flexibility to help compensate for the limited allowed building
envelope inside the perimeter setbacks.
a. Allow a podion of the SMP view corridor requirement to be satisfied by
payment of a fee to a public access fund.
b. Allow the SMP public access requirement to be satisfied by provision of a
public access viewpoint along with payment of a fee to a public access
fund.
c. Establish a Harrison District Shoreline Public Access fund for deposit of
fees in lieu of public access and view corridors, with the proceeds
dedicated for purchase and development of park lands within the Harrison
District shoreline area.
d. Require a minimum setback from the top of the shoreline bluff until such
time as a comprehensive study of the Tracyton Beach Natural System
provides technical guidance for development.
e. Require a minimum setback along the side yard without a view corridor to
provide separation between buildings on adjacent sites.
Draft Harrison District Plan 6 - 4 7/25/96
f. Increase the height limit within the SMU Area to help compensate for the
limited building areas between the setbacks from the top of the bluff and
the street.
2. Seek a grant(s) to conduct a geotechnical study of the Tracyton Beach
Natural System, including high bluff areas, to determine development
constraints and prescribe measures for protection of these features where
necessary, including: setbacks, lot area coverage requirements, size of lots
and development sites; height limits; density limits; and restoration of ground
cover and bluff vegetation.
a. Encourage properly owners to padicipate financially as partners in the
study in order to ensure that owner concerns are considered in more
detail and to help build a cooperative approach to protection of the bluff.
b. Investigate the feasibility of a bulkhead/pathway between Lent Lane Park
and East 16th Street to stabilize the bluff and provide public access along
the shoreline.
Harrison Business Distriot
It is the intent of the City of Bremerton to protect and strengthen the Harrison
business district. A strong business area will enhance the viability of the health
care campus and nearby residential neighborhoods. Although several
businesses have modernized their facilities in recent years, the district lacks a
sense of cohesion. The City will strive to help the district become more
attractive and pedestrian-friendly.
Policies
1. Work with the Harrison business district to build on its strengths and become
a strong, viable commercial area that provides welcome support services to
the health care campus and nearby residential areas.
2. Encourage pedestrian-oriented commercial development convenient to the
health care campus that will encourage walk-in customers.
3. Encourage a unifying theme using street trees, landscaping, signing and
outdoor furnishings to strengthen the character and identity of the business
district.
Strategies
1. Encourage formation of a Harrison District merchants association that can
work for the common good of the business district.
Draft Harrison District Plan 6 - 5' 7/25/96
2. Work with the district to develop a unifying theme, using street trees,
landscaping, signing and outdoor furnishings.
a. Provide assistance from the City forester to help develop a street tree
plan.
Olynfpio View Business Par'k
It is the intent of the City of Bremerton to encourage redevelopment of the
Olympic View commercial area to maximize the potential of its key location. By
closing "Lower" Wheaton Way at Sheridan Road, the City will not only solve a
traffic circulation problem, but will allow unification of an existing office site with
the site of the former Olympic View School to create the potential for a modern
business park.
Policies
1. Encourage a planned business development at the site of the former Olympic
View School.
2. Close "lower" Wheaton Way south of Sheridan Road at such time as the
Wheaton Way south-found off-ramp is constructed.
Strategies
1. Work with Sheridan Junction property owners to close the "Lower" Wheaton
Way intersection with Sheridan Road.
a. Create a historic site pocket park at Hal's Corner by enlarging the existing
beautification spot using some of the closed right-of-way. (Aisc see
Chapter 6 - Parks and Recreation Element)
b. Vacate the remaining Wheaton Way right-of-way to adjoining properly
owners if requested.
c. Earmark any revenues from the sale of Wheaton Way rights-of-way for
improvements to the Hal's Corner pocket park and/or related
transportation improvements within the Harrison District.
Residential Areas
It is the intent of the City of Bremerton to foster strong, fiveable residential
neighborhoods in the Harrison District. The City recognizes the connection
between liveable neighborhoods and the overall health of the district. The City
intends to focus its resources to help improve the quality and stability of these
neighborhoods. There is a shortage of land for medium and high-density
housing within the district. Circumstances have changed, and some lands that
have been designated for office and for Iow density housing are more suitable
for medium and high-density housing. The City will redesignate land for such
use in appropriate areas.
Draft Harrison District Plan 6 - 6 7/25/96
Policies
1. Foster healthy, liveable residential areas in the Harrison District.
2. Provide adequate areas for medium and high density residential
development.
3. Encourage property owners to maintain and improve the condition of housing
in the Harrison District.
4. Establish clear boundaries between residential areas and adjacent business
areas.
a. Adjust comprehensive plan designations and zoning district boundaries to
create logical boundaries between uses.
b. Incorporate traffic calming features in heavily used residential streets.
c. When feasible, improve the condition of existing sidewalks and install
new sidewalks where none exist.
5. Require effective screening and buffering of business uses adjacent to
residential areas.
6. Encourage underground wiring in areas affecting residential views.
Strategies
1. Designate additional land for medium and high density housing on the
comprehensive plan map.
2. Incorporate sidewalks and traffic calming measures into City public works
projects when feasible.
Land Use Plan Map
The Land Use Plan Map for the Harrison District puts form to the Vision and
implements the Land Use policies for the district. It refines the
recommendations in the Land Use Element of the city-wide comprehensive plan.
The general land use categories in the plan establish a framework for zoning
designations to follow. ,
The District Land Use Plan Map designates areas where various land uses will
be allowed. The plan features the following changes to the city-wide land use
plan map:
Draft Harrison District Plan 6 - 7' 7/25/96
A new Health Services designation protects scarce commercial land for
health care-related uses, such as hospitals, medical offices, and pharmacies.
A new Mixed Use/Shoreline designation responds to the special constraints
posed by small properties limited by a high bluff along the shoreline and by
traffic impacts from the "lower" Wheaton Way aderial along the upland.
A reconfigured Olympic View business park area is created by closing "lower"
Wheaton Way at Sheridan Road. (Also see Chapter 6 - Transportation
Element for optional reconfiguration of lower Wheaton Way, which would
change the configuration of the Olympic View business park area.)
Future acquisition of adjacent property for expansion of Sheridan Park is
shown.
The former commercial designation nodh of Callahan and west of Wheaton
has been redesignated for medium and high density housing.
Draft Harrison Distdct Plan {~ - 8 7/25/96
Ea~lpark
(ii) llarrison llospital
(~ Community Business
(~) Sheridan Community Center
~ Sheridan Park(expanded)
(~ Community Theater
~ Shoreline Mixed Use District
(~) Shoreline/Bluff Open Space
(~) Low Density Residential
(~) Medium & lligh Density Residential
~) Olympic Vie~v Business Park (expanded)
'"-._..--- Trails & l'athways
$ Future Acquisition for Park Expansion
Figure 7 The Harrison District Land Use Plan
Dra~ Harrison District Plan ~ - 9 7/25/96
Transporfafion £1emenf
A number of transportation-related issues have surfaced in the Harrison District.
Most are related to the proximity of the district to State Highway 303 (Wheaton
Way), and the conversion of an old naval facility to a regional medical center.
Intent and Recommendations
The following sections contain statements of intent and recommendations for
several roadways in the district.
Wheafon Way- Southbound Off-Ramp
It is the intent of the City of Bremerton to improve access to the Hardson D/strict
from "upper" Wheaton Way, with a focus on improving emergency vehicle
access to Harrison hospitaL The City will construct a south-bound off-ramp from
Wheaton Way for this purpose as soon as complete funding can be obtained.
The City will close "lower" Wheaton Way at Sheridan Road at the time the off-
ramp is constructed. Recommendations:
1. Wheaton Way South-Bound Off-Ramp: Construct a south-bound off-ramp
from Wheaton Way to Lebo Boulevard via Juniper Street.
a. Work with business district property owners to establish a Local
Improvement District (LID) to raise remaining revenues needed to
construct the Warren Avenue off-ramp.
b. Earmark revenues from the sale of any vacated right-of-way within the
Harrison District for construction of the Warren Avenue off-ramp.
2. Wheaton Way Cul-de-sac: Close "lower" Wheaton Way south of Sheridan
Road in conjunction with construction of the south-bound off-ramp.
a. Work with adjoining properly owners to design a cul-de-sac or turn-
around at the north end of "lower" Wheaton Way.
b. Vacate adequate Wheaton Way right-of-way to the Parks Department for
expansion of the Hal's Corner beautification area.
c. Vacate surplus right-of-way to adjoining owners upon request.
Wheaton Way- Sheridan Road Intersection
It is the intent of the City of Bremerton to eliminate the ex/sting substandard
intersection of "lower" Wheaton Way and Sheddan Road. This, intersection will
be closed in conjunction with the construction of the south-bound off-ramp from
"upper" Wheaton Way (see above section). However, the City will identify a
"preferred alternative" Wheaton/Sheridan intersection in the event the property
owner should request approval of such an intersection. Recommendation:
Draft Harrison Distdct Plan 6 - 10 7/25/96
1. Preferred Alternative for WheatonlSheridan Intersection: Realign lower
Wheaton Way so as to extend northward from Callahan Drive through the
former Olympic View School site to Sheridan Road if requested by the
I:)ropertv owner. The City will not pursue this alternative unless it is initiated
by the property owner.
Wheaton Way- Rename
It is the intent of the City of Bremerton to help make it easier to find the Harrison
District by re-naming lower Wheaton Way. Recommendation:
1. Change the name of lower Wheaton Way to "Manette Way" between
Sheridan Road and the Manette Bridge.
a. The timing of this name change should coincide with the closure of lower
Wheaton Way at Sheridan.
b. Affected properly owners should be given ample notice to minimize
confusion, inconvenience and expense.
Campbell Way
It is the intent of the City of Bremerton to realign or close Campbell Way in such
a way as to improve traffic safety and to stimulate redevelopment and infill of
adjoining properties. The City will work with the affected property owners to
select a configuration that accomplishes these ends. A discussion of several
alternative configurations is included in the Appendix. (See Appendix__ -
Campbell Way Development Concepts.) Recommendations:
1. Work with abutting property owners to realign or close and vacate Campbell
Way.
2. Protect public access to Main Street in any reconfiguration.
3. During the interim until a long-term solution is found, close off either the
west or east end of Campbell Way, or designate it as a one-way street.
Ash Street
It is the intent of the City of Bremerton to close Ash Street at the intersection with
Cherry Avenue in order to divert non-residential traffic away from the residential
area. Recommendations:
1. Close the south end of Ash Street at Cherry to separate the health care
center from the residential area.
a. Retain sufficient right-of-way to provide access to the East park Nature
Area and water reservoir.
Draft Harrison District Plan 6 - 1'~ 7r25/96
b. Vacate surplus right-of-way to adjoining owners for incorporation into the
health care complex in exchange for construction of a turn-around at the
south end of Ash Street.
c. Work with abutting properly owners to design a cul-de-sac or turn-around
at the south end of Ash Street.
Cherry Avenue
It is the intent of the City of Bremerlon to prevent traffic congestion on Cherry
Avenue between Callahan Drive and Sheridan Road where feasible. It is
expected that some pressure on Cherry would be relieved if the City is able to
reach an agreement to realign and extend "lower" Wheaton Way to a new
intersection east of its present location at Sheridan Road. Other minor
improvements, such as a left turn lane, may relieve congestion significantly.
Recommendations:
1. Make appropriate improvements to Cherry Avenue between Sheridan Road
and Callahan Drive to relieve congestion on Cherry. This could include a
left turn lane to Sheridan, and may or may not include widening Cherry.
Callahan Orive
It is the intent of the City of Bremerton to improve traffic safety at the intersection
of Ca//ahan Drive and Wheaton Way. Recommendation:
1. Designate Callahan - Wheaton - Cherry - Hickory as the main route from the
Warren Avenue Bridge north-bound off-ramp to the hospital, and make
corresponding improvements to increase safety and comfort for injured
passengers being transported in emergency vehicles.
Clare Stree~
It is the intent of the City of Bremerton to improve traffic safety on C/are Street.
Recommendations:
1. Close the Clare Street connection to the Callahan Drive off-ramp from
Wheaton Way. Provide a turn-around for north-bound traffic on Clare.
2. Target southbound traffic on Clare Street for strict enforcement to
discourage speeding.
Housing Element
The main housing issues in the Harrison District concern the affect of
deteriorating housing on surrounding areas, and a shortage of affordable
housing for senior citizens.
Draft Harrison District Plan 6 - ~2 7/25/96
Policies
1. Encourage home ownership in Harrison District residential areas.
2. Strengthen the liveability of residential areas to promote home ownership.
3. Encourage properly owners to maintain and improve residential properties.
4. Encourage redevelopment of existing lower density residential areas
convenient to main streets for higher density housing.
5. Encourage development of affordable housing for Iow income senior citizens
convenient to health services and shopping.
Strategies
1. Identify eligible target areas in the Harrison District for the City's home
improvement loan program.
2. Designate appropriate areas for higher density housing.
3. Encourage residents to file complaints with the City on dwelling units which
appear to be in violation of city codes.
Capital Facilities Element
The Harrison District Plan includes a number of recommendations that could
result in capital facilities expenditures by the City over the coming years. Those
recommended for inclusion in the City's current Six-year Finance Plan are listed
below.
Wheaton Way Off-Ramp/Cul-de-sac Construction $400,000
Clare Street Connector $25,000
Sheridan Park- Expand park to southeast $126,000
Total = $551,000
Draft Harrison District Plan 6 - 13 7/'25/96
Utilities Element
The recommendations in the Harrison District Plan are generally consistent with
the adopted city-wide comprehensive plan and are not expected to result in a
need for any changes in the provision of utilities.
Parks and Recreation Element
The city-wide Bremerton Comprehensive Plan does not yet contain a Parks and
Recreation Element. The City did adopt a Parks and Recreation Comprehensive
Plan in January 1995, shortly before the city-wide plan was adopted. Adoption
of this District Plan will update both plans.
Goal
It is the goal of the City of Bremerton to:
Develop a high quality, diversified park system in the Harrison District
to serve residents, employees and visitors to the area.
Sheridan Park
It is the intent of the City of Bremerton to expand and improve Sheridan Park.
The City recognizes that Sheridan Park can and should be the jewel of the
Harrison District. It should be redeveloped so as maximize its priceless high
bluff shoreline location. In view of the nearby health care facilities, it should be
designated a community/regional park and be made handicap-accessible. The
City recognizes that, in the long term, the Parks Maintenance Facility site should
be redeveloped for recreation use, and the maintenance facility should be
relocated to a site away from the shoreline that is more suited to its industrial-
type use. However, the City will only relocate the maintenance facility if all
Parks Department staff can be housed together at a new site. The existing
facility will continue to be used until a viable alternative is developed.
Policies
1. Designate lower Sheridan Park as a community/regional park to serve users
of the regional health care facility as well as local residents and employees.
2. Expand the size of Sheridan Park if additional property can be acquired.
3. Relocate the maintenance facility if an alternative site for the Parks and
Recreation Department is acquired, and redevelop the maintenance facility
site for recreation use if and when an alternative site is developed.
Draft Harrison District Plan 6 - 14 7/25/'96
4. Provide a Iow key park setting for picnicking, resting and informal play.
5. Provide facilities for handicapped users.
6. Enhance scenic viewing oppodunities.
7. Manage vegetation so as to protect the stability of the high bluff.
Strategies
1. Seek funds to expand Sheridan Park if vacant property adjacent to the park
can be acquired.
2. Provide a covered picnic area.
3. Provide facilities for handicapped persons, including handicap parking, a
handicap access ramp, and a handicap-accessible pathway to and along the
bluff overlooking the shoreline.
4. Find a suitable site away from the shoreline to relocate the parks
maintenance storage facility, keeping in mind a cohesive Parks and
Recreation Department operation, and redevelop the existing site for
recreational use.
5. Develop a vegetation management plan to open up scenic views while
increasing bluff stability.
6. Effectively block and restore user-created trails down the bluff to a natural
state.
7. Seek an agreement with the State Department of Transportation permitting
the City to construct a pathway along the top of the bluff and to install and
maintain landscaping along the sidewalk in the Warren Avenue Bridge right-
of-way between Sheridan Park and the Community Theater.
Sheridan Park Community Center'
It is the intent of the City of Bremerton to provide gym space and meeting rooms
for community/regional use and recreation programming at the, Sheridan Park
Community Center. For the short term, the City will provide office space for the
staff of the Parks and Recreation Depadment at the community center. For the
long term, the City will determine whether to relocate the Department and
maintenance facility or keep them at the present site.
Draft Hardson Distdct Plan 6 - ~r,.~ 7/25/96
The City will continue to make improvements to the facility to extend its useful
life. A lack of adequate parking for users and staff at the center limits potential
uses of the center. As a result, many staff and users must park on the
unimproved parking strip across Lebo Boulevard, creating pedestrian safety
concerns. These concerns will only be exacerbated when completion of the
proposed south-bound off-ramp from Wheaton Way directs emergency vehicles
and other traffic into the Harrison District via Lebo Boulevard. The City will seek
ways to improve parking and pedestrian safety at the Community Center.
Policies
1. Renovate the Sheridan Park Community Center as a community/regional
recreation and meeting facility.
Strategies
1. Do a parking and circulation plan for the community center to provide
adequate parking and improve safety.
a. Consider reconfiguring and/or enlarging the existing parking lots to
provide adequate shod-term parking for community center users.
b. Determine how to improve the safety of the on-street parking.
Reconfigure the parking on the south side of Lebo Boulevard to meet
City standards, so that vehicles do not back out into the street in order to
leave.
c. Consider constructing a long-term parking lot for staff and other long-
term users at the maintenance facility site in lower Sheridan Park.
2. Improve safety at the pedestrian crossing area between the Community
Center and lower Sheridan Park, making the crossing handicap accessible.
Install a crosswalk if possible, and/or install traffic calming facilities
consistent with maintaining traffic flow along Lebo Boulevard.
3. Conduct a facilities study to determine the best long-term location for the
Parks and Recreation Depadment facilities, including the recreation center
and the maintenance facility.
;as;Park Nature ~ea
It is the intent of the City of Bremerton to maintain the East Park Nature Area as
a community/regional conservancy area to preserve and protect a wooded
habitat and buffer area and provide urban open space. The City will provide
only limited park facilities, consistent with Iow key use of the area. Any
significant changes in use would require approval under the City Parks
Protection Ordinance per Bremedon Municipal Code Chapter 13.12.
Draft Hardson District Plan 6 - 16 7/'25/96
Policies
1. Designate the East Park Nature Area as a community/regional conservancy
area, while providing limited park facilities for local, walk-in use.
2. Protect the East Park Nature Area from encroachment by non-park uses.
3. Allow continuance of the joint use parking lot next to the hospital. Consider
permitting use of the site for a parking garage if designed to be sensitive to
the conservancy role of the area.
Strategies
1. Provide picnic tables convenient to the Ash Street entrance to the East Park
Nature Area for walk-in users. Off-street parking will not be provided.
2. Develop a trail system within the Nature Area, including a pathway linking
this area to the East Park active use area. Add interpretive signs as
appropriate to encourage appreciation of the natural functions of the area.
3. Determine the best long-term use of the existing joint-use parking lot next to
the hospital. Consider whether a parking structure could be developed at
the site that would not further degrade the function of the nature area.
Hal's Corner
It is the intent of the City of Bremerton to maintain and enlarge the Hal's Corner
beautification area to create an historic site pocket park for permanent display of
the U.S.S. Missouri gun enplacements.
Policies
1. Designate the Hal's Corner beautification area as a neighborhood pocket
park.
2. Expand the Hal's Corner beautification area to create an historic site pocket
park for local use and display of the U.S.S. Missouri guns.
Strategies
1. Vacate a portion of the Wheaton Way right-of-way to enlarge the Hal's
Corner site at such time as lower Wheaton Way is closed to traffic at the
Sheridan Road intersection.
Draft Harrison District Plan 6 - 1~' 7/25/96
2. Dedicate a portion of the proceeds from any sale of facated Wheaton Way
right-of-way for development of the Hal's Corner pocket park.
3. Add some picnic tables to the Hal's Corner pocket park to serve nearby
residents and employees.
· 'Olympio V/'ew" Rese~'voi~' C, our't
It is the intent of the City of Bremerton to maintain recreational use of the top of
the City water reservoir located just south of the former Olympic View School,
south of Sheridan Road. The City will maintain the court for recreational use,
provided such use is consistent with the City's water quality program. The City
will endeaver to provide access to the reservoir from lower Wheaton Way so that
access over the former school site will not be required.
Policies
1. Designate the top of the "Olympic View" water reservoir for controlled
community/regional use, consistent with water quality requirements.
2. Provide or acquire access to the "Olympic View" reservoir court from city
right-of-way.
Strategies
1. Continue to hold basketball clinics and/or other controlled recreational
programs on the "Olympic View" reservoir-top.
2. Determine how to best provide access to the reservoir without using private
property.
Main St~'eet Beaoh .4o¢ess
It is the intent of the City of Bremerton to provide a view platform and beach
access stair or pathway over the Main Street right-of-way. The City recognizes
that small sites like this are often not cost-effective, and that this access may not
be feasible in the short term. In the long term, when resources allow, the City is
committed to providing a modest waterfront access facility at this platted,
undeveloped city street.
Policies
1. Designate the Main Street Beach Access as a future viewpoint and beach
access facility to function as an extension of Sheridan Park.
Draft Harrison District Plan 6 - 18 7/25/96
Strategies
1. Create a design concept for a view platform and beach access facility on the
Main Street right-of-way.
Magnussen Viewpoint
It is the intent of the City of Bremerton to maintain the Magnussen Viewpoint as
one of the only overlooks along the east shore of the Manette Peninsula. The
City is committed to preserving the public's ability to locate and enjoy this very
special mini-viewpoint. The City recognizes that only minor additional facilities
at this very small, steep site may be cost-effective or necessary in the near term.
In the long term, the City will investigate the possibility of a view platform and
beach stairway down the steep bluff.
Policies
1. Designate the Magnussen Viewpoint as a Iow intensity neighborhood pocket
park for the purpose of public access to waterfront views and potential
beach access.
2. Establish pedestrian use as a priority over parking of cars at the Magnussen
Viewpoint.
Strategies
1. Create a small pedestrian area, performing occasional stratigic pruning to
open up peek-aboo views. Install a bench and other amenities if there is
room between the fence and the parking area.
2. Install a few parking stalls, including handicap parking, consistent with city
standards.
3. Install facilities to more clearly identify the site as a public viewpoint and
delineate it from the adjacent business parking area, e.g. signing closer to
the road, bollards along the side property line, etc.
4. Adopt a vegetation management plan to help stabilize the bluff as
appropriate.
5. Investigate the feasibility of constructing a view platform and beach access
facility at some future time when funding is available.
Harrison Distriot Waterfront Aooess "Link" Plan
Draft Harrison District Plan 6 - 19 7/25/96
It is the intent of the City of Bremerton that the adoption of this Harrison District
Plan includes adoption of applicable parts of this parks section as a waterfront
access "link" plan for the Harrison District shoreline. This plan will guide
provision of public access for shoreline development subject to Bremerton
Shoreline Master Program and Bremerton Waterfront Access Plan public access
requirements.
Policies
1. Recognize applicable portions of the Harrison District Plan as an adopted
Waterfront Access "Link" Plan, which is intended to provide guidance for the
development of public access as required by the Bremerton Shoreline
Master Program. Applicable podions include those sections pertaining to
Sheridan Park, Main Street, and the Magnussen Viewpoint.
2. Require development along the Harrison District shoreline to provide an
upland sidewalk and/or pathway to and along the top of the bluff, connecting
existing or proposed water access areas where specified by this waterfront
access "link" plan, including appropriate trees, signs and street furnishings.
3. Permit or provide payment in lieu of providing public access by contribution
to a special Harrison District waterfront access fund.
Strategies
1. Adopt a plan specifying appropriate trees, signs and street furnishings for
use along the Harrison District WaterFront Access "Link" Plan.
2. Establish a special shoreline public access fund for deposit of payments in
lieu of providing public access along the Harrison District shoreline.
Dedicate this fund toward improving public access on public property along
the Harrison District shoreline.
3. Construct bluff-top pathway linkages for all City shoreline properties in the
Harrison District, between Magnussen Viewpoint and the Community
Theater.
a. Seek permission from the State Department of Transportation to
construct a pathway link along the top of the bluff in the Warren Avenue
Bridge right-of-way underneath the bridge.
CHAPT_6.HDP
Draft Harrison District Plan 6 - 20 7/25/96
'7
Implementing Regulafions
Certain new or changed development regulations will be needed in order to
implement the Harrison District Plan. These include amendments to the City's
Zoning and Shoreline Management ordinances.
Zoning Ordinance
lntroduotion
The Harrison District Plan will guide future changes and improvements. But
plans alone can't get the job done and usually need the assistance of
regulations to implement the goals and policies. Most land use regulations are
contained in the City's Zoning Ordinance (or Development Code). The entire
district is zoned, but the present zoning wasn't based on this Plan and doesn't
accurately reflect its detailed objectives in some key areas.
To achieve the balance of land uses that is visualized in this Plan, two specific
new zones are offered for consideration. This zoning process will continue
beyond adoption of the Plan since the process of review, refinement and
adoption of regulations is lengthy and doesn't fit within the time constraints of
the Harrision District Plan project.
State law requires that plans and their implementing regulations be consistent
with each other. If the zoning doesn't carry out the Plan effectively, either the
Plan or the zoning may need to be adjusted later to achieve consistency.
Health Care (HC) zone:
A. Purpose & Objectives
A primary objective is to protect and strengthen the medical center to
ensure that it remains strong and viable. Sufficient areas must be
provided in the general vicinity for medical center expansion. At the
same time, we should guard against uses that could diminish the function
Draft Harrison District Plan 7' - '~ 7/25/96
of the area as a regional healthcare center.
The following primary objectives were considered in the development of
the HC zone:
1. A health care campus of related and compatible uses will be established.
2. Medical and related "support" activities will be the preferred uses.
3. Areas for new growth and expansion will be provided.
4. Internal access and circulation will be improved.
5. Land use conflicts will be minimized.
The areas delineated on the Harrison District Land Use Plan as "Health
Care Center" are currently zoned "General Business" and "Professional
Office" for the most part. The General Business zone is one of
Bremerton's most intense commercial zones, is highway oriented, and
allows a number of land uses that may not be in the best interests of a
health care district.
The suggested "HC" zone is a combination of the most appropriate uses
from the Professional Office zone and the General Business zone and is
intended to promote the objectives of this Plan while preventing most
incompatible uses.
B. Minimum Development Standards
Minimum Lot Size None
Maximum Lot Coverage 60% (building coverage)
Minimum Lot Width None
Max. Building Height 60 ft. (higher requires PUD)
Max. Building Size None
Building Setbacks (measured from property line)
Front: 10 ft.
Side: Min. of 10 ft. is required from any "residential" zone.
No side setback required from non-residential zones.
Rear: Min. of 10 ft. is required from any "residential" zone.
No rear setback required from non-residential zones.
C. Allowed Land Uses (suP = requires Special Use Permit approval)
1, Primary Uses:
The following are encouraged as the preferred uses within this
zone.
Medical & Social Svcs. - Hospital
Medical - Offices and Out-patient Services
Medical Services (diagnostic, ENT, etc.)
Medical Laboratory
Draft Harrison District Plan 7' - 2 7/25196
Detoxification Center & similar facilities -- SUP
Recreation & Health - Weight Control and Aerobics
Other Retail Business - Drug Store or Pharmacy
Glasses & Optical Goods and Services
2. Support Uses:
The following uses are permitted in support of the primary uses
within this zone. Their size and intensity should not dominate, but.
should be compatible with the overall character and purpose of this
district.
Residential - Residential, as a secondary use -- SUP
Foster Home
Day Care Facility (13 or more - all ages)
Day Care Facility (12 or fewer - all ages)
Other Lodging - Group Residential Facility - Class I -- SUP
Group Residential Facility - Class II -- SUP
Entertainment/Culture - Youth, Senior, or Community Center -- SUP
Medical & Social Svcs. - Social Service Facility
Welfare & other chadtible Services/Facilities
Recreation & Health - Indoor Athletic/Recreation Facility
Park, Playground or other recreational facilities
Other Public/Quasi-Public - Educational facilities (health care emphasis
encouraged)
Library
Government & Utility Svcs. - Law Enforcement & Fire Facilities
Water, Sewer and Stormdrain Facilities
Utility Substation ~ SUP
Communications Antenna/Relay Tower ~ SUP
Antenna Tower (non-commercial) -- SUP
Eating & Drinking - Restaurant/Cafe
Food/Beverage Take-out (no inside seating)
Donut Shop, Baked Goods
Delicatessen
Health Foods, Supplements, Vitamins, etc.
Personal Services - Hair Care and Personal Grooming
Personal/Family Counseling Services
Business Services - Convenience banking and financial services
Office/Business Assistance Services
General Offices
Other Retail Business - Book Store (newspapers, magazines, etc.)
Stationery, Paper Products, Office supplies
Flowers, Gifts and Greeting Cards
Auto/Transportation - Non-accessory Parking (structure or lot)
Industrial/Mfg. - Recycling Collection Stations
Draft Harrison District Plan 7 - 3 7/25/96
Shoreline Mixed Use (SMU) zone:
A. Purpose and Objectives
The purpose of this zone is to establish a mixed use district that responds
to the constraints and special oppodunities of the high bluff areas that lie
to the south of Wheaton Way, Campbell Way and Lebo Boulevard.
The following primary objectives were considered in the development of
the SMU zone:
1. Maximize the potential of bluff-top areas through redevelopment and infill.
2. Promote a mix of water-oriented commercial, office and residential uses.
3. Ensure that new development is designed and sited to take advantage of high bluff
views while enhancing the unique qualities of the shoreline location.
4. Discourage development that endangers the stability of the bluff or function of the
Tracyton Beach Natural System. (e.g., buildings that "step down" or cut into the
bluff)
5. Develop a public access walkway/bikeway along the top of the bluff and acquire
public access easements along the water's edge. This is a key shoreline link in
the City's future greenways system and is of community and regional importance.
Areas delineated on the Harrison District Land Use Plan as "Shoreline
Mixed Use" are currently zoned Professional Office (PO) and General
Business (GB) for the most part. The GB zone is one of Bremerton's most
intense zones, is highway oriented, and allows a number of land uses that
are not well suited to a narrow bluff-top location.
The suggested "SMU" zone borrows primarily from the Professional Office
and residential zones in providing for a mix of residential and office uses,
with limited commercial services. The following lists of uses are designed
to meet the stated objectives while ensuring a compatible mix of
appropriate uses for this very limited and sensitive area.
B. Minimum Development Standards
Minimum Lot Size None
Maximum Lot Coverage 50%
Minimum Lot Width None
Max. Building Height 40 ft.
Max. Building Size None
Draft Harrison Distdct Plan 7 - 4 7/25/96
Building Setbacks (measured from property lines)
Front: 10 ft. min.
Bluff-top: 25 ft. min. or as determined by a geo-technical report
Side: 5 ft. min. (also subject to view corridor requirements)
Rear: 10 ft. min.
C. Development Guidelines
The following guidelines are intended to assist in planning for a new
project, expansion of an existing use, or in the City's consideration of
unique design approaches,
1. Maximizing views, public access and other site amenities should guide project
design within the SMU zone.
2. Mixed-use developments that integrate office and light commercial uses with
residential uses are encouraged.
3. A hard surface accessible public walkway and easement should be provided along
the bluff-top as part of projects within this zone to achieve objective #5.
4. Because view and amenities are of foremost importance, the City will give greater
weight to public amenities that are provided along the bluff-top walkway or beach
access, in exchange for relief from other constraining develoment requirements.
Such relief is requested through the Variance, PUD, or Special Exception process.
5. Commercial, office and mixed use developments shall provide a public access link
from the public street to the bluff-top walkway. This link may be within a required
view corridor. It may be approved as a temporary accessway until such time as
the walkway is connected by other public right-of-way access points at each end.
6. Buildings having a vertical design (multi-levels) are preferred in this zone to reduce
lot coverage and result in more open space.
7. Parking should be limited to the street side of buildings. Multi-level parking
structures are encouraged.
8. New development should recognize the instability of the bluff, should minimize
impacts on the physical structure of the bluff, and should avoid cuts, fills, stepping-
down the bluff, or other unnecessary alterations of the natural landform.
D, Allowed Land Uses (SUP = requires Special Use Permit approval)
1. Primary Uses:
The following are encouraged as the preferred uses within this
zone:
Residential- Multiple-unit residential structures (no density
limitation)
Townhouses (attached units on own lots)
Draft Harrison Distdct Plan 7' - ,~ 7/25/96
Other Lodging- Bed & Breakfast
Hotel or Motel
Residential Hotel or Inn (weekly/monthly)
Eating & Drinking - Restaurant/Cafe
Business Services - General Offices (prefer those with limited client
visits)
2. Support Uses:
The following uses are permitted in support of the primary uses
within this zone. Their size and intensity should not dominate but
should be compatible with the overall character and purpose of the
district.
Residential- Residential -- as a secondary use
Foster Home
Convalescent/Rest Home
Other Lodging - Day Care Facilities (all sizes -- discouraged for
children)
Group Residential Facility m Class I
Entertainment/Cul[ure - Youth, Senior or Community Center -- SUP
Medical & Social Svcs. - Medical offices and out-patient services
Personal Services - Personal Services (grooming, fitness, weight
control, etc.)
Business Services - Business Services (copy, FAX, bookkeeping,
accounting, etc.)
Public & Quasi-Public - Small art gallery (2,000 sq. ft. or smaller)
Government & Utility Svcs. - Water, Sewer and Stormdrain Facilities
Utility Substation m SUP
Eating & Drinking- Food/Beverage Take-out (no inside seating)
Donut Shop, Baked Goods
Delicatessen
General Business (GB) zone
The Sheridan Village Shopping Center and commercial areas on the northeast
side of Wheaton Way are currently zoned "GB" and no changes are proposed.
This is an intense commercial zone that allows a variety of retail commercial,
offices, services, automotive services, restaurants and fast food, and other uses.
This zone forms the retail core of the Harrison District.
The "GB" zone is also applied to an area referred to as the Olympic View
Business Park, along the south side of Sheridan Road east of Warren Avenue.
This includes the site of the former school and additional area resulting from the
proposed vacation of a part of Wheaton Way. Access and visibility is excellent
at this location and the "GB" zone will provide a wide variety of possibilities for
future development.
Draft Harrison District Plan 7' - 6 7/25/96
Professional Offioe (PO) zone
Three areas are currently zoned "PO". An area north of Callahan and west of
Wheaton is now in residential use and proposed for medium-density residential
zoning. Two segments of bluff-top shoreline property that would be included in
the proposed "Shoreline Mixed Use" zone. A strip of "PO" zoning along the east
side of Cherry between Ash and Callahan will be retained. If adopted as
recommended, the Harrison District's final zoning would include just one "PO"
zone, but would still have ample areas that would be zoned and suitable for
office uses.
Duplex Residential (DR) zone
The "DR" zone allows a variety of dwelling types at an overall maximum density
of 8 units per acre. This is the current zoning in the nodheast corner of the
Harrison District and will be retained for the protection of this neighborhood.
Multiple-family Residential (MF) zone:
This medium-density zone allows apartments and other multi-unit structures to a
maximum density of 18 dwellings per acre. It has limited application at the
present time, but is proposed for expansion to include the area north of Callahan
and west of Wheaton. The district will be stronger as an active "neighborhood"
if it has more full-time residents. Thus, the core of the business district is
surrounded by a variety of residential zoning to encourage a better balance of
residential and non-residential uses within walking distance of each other.
Mixed Residential (MR) zone:
This high-density zone allows up to 44 dwellings per acre and has been applied
only to the large apartment complex at the southwest corner of Sheridan Road
and Schley Boulevard. No additional high-density residential areas are
proposed within the Harrison District.
Parks & $ohools (PS)zone:
The "PS" zone is not proposed for any changes. This zone includes the
Sheridan Community Center, Sheridan Park, the Community Theater, the
Eastpark Nature Area, and the small park at the intersection of Warren Avenue
and Sheridan Road.
Revised Zoning Map:
Tile map entitled "Harrison District Proposed Zoning" is offered as the next step
toward implementation of this district plan. As described above, the map shows
the proposed new zones --- Health Care (HC) and Shoreline Mixed Use (SMU) --
- along with the other existing zones which have been amended to reflect the
Land Use Plan for this district.
Draft Harrison Distdct Plan 7 - 7 7/25/96
The zoning amendments are not of immediate importance to implement this Plan
and not necessary to ensure Plan/Zoning consistency. However, the zoning
proposals will help ensure that the Plan gets implemented sooner and more
smoothly.
The City's Official Zoning Map may be amended at any time. Adoption of the
Harrison District Plan should be followed by serious consideration of these
zoning proposals by the Planning Commission and City Council and adoption of
Zoning amendments that will best implement the district plan.
Draft Harrison District Plan 7 - 8 7/25/96
Harrison District
PROPOSED ZONING
DR Duplex Residential
MF Multi-family Residential
MR Mixed Residential
PO Professional Office
GB General Business
HC Health Care
SMU Shoreline Mixed Use
PS Parks & Schools
Figure 1 Proposed Zoning
Draft Harrison District Plan 7' - 9 7/25/96
Shoreline Masfer Program
The Bremerton Shoreline Master prOgram will apply to any new development
within 200 feet of the ordinary high water mark -- most of the property along the
shore side of Lebo Boulevard, Campbell Way, and Wheaton Way. Very few
changes will be required to make the Master Program consistent with the
Harrison District Plan.
Environment Designations
The Shoreline Master Program already permits those uses proposed in the new
SMU zone.
Special requirements apply to uses in the Commercial environment designation.
Since the Harrison District Plan recommends that only water-dependent, water-
related, and water-enjoyment uses be permitted within the new SMU zone, the
Master Program would need to be changed to prohibit non-water-oriented uses
within that zone.
Development Standards
The Master Program includes additional requirements in certain environment
designations for Marine Bluff Review, Public Access, and View Protection.
Marine Bluff Review
The existing Marine Bluff Review requirement would allow development to "step
down", or extend down the slope of, the bluff if the review determined that "any
new activity on the bluff will not result in erosion or add to unstable bluff
conditions that might cause damage to marine resources." To be consistent with
the Harrison District P/an, the Master Program will need to be changed to
prohibit development down the slope of the bluff. Exceptions may be needed for
such structures as stairways to the beach.
Public Access
The Master Program already requires all new commercial development and
multi-family development of five or more units to provide "improved public
access", which consists of a hard surface walkway to and along the shoreline.
The Harrison District Plan proposes increased flexibility in this requirement as it
applies to the district's steep, unstable shoreline. Toward this, end, the following
changes to the SMP are recommended:
1. Allow the public access requirement to be satisfied by provision of a
viewpoint connected by walkway to the Wheaton Way sidewalk in
combination with payment of a fee-in-lieu of a pathway along the top of
the bluff.
Draff Harrison District Plan 7' ,, '~0 7r25/96
2. Establish a dedicated Harrison Shoreline Public Acceess fund for deposit
of fees in lieu of public access and view corridors, with the proceeds
dedicated for purchase and development of park lands within the Harrison
District shoreline area.
The Harrison District Plan establishes a "Harrison District Waterfront Access
"Link" Plan", within which new shoreline development will be required "to provide
an upland sidewalk and/or pathway to and along the top of the bluff". Since the
Shoreline Master Program already recognizes adopted waterfront access plans,
it will not need to be changed to recognize the waterfront access plan for the
Harrison District.
View Protection
The Harrison District Plan recommends "propodional relief from view corridor
requirements in exchange for public access over and above the minimum
requirement". The Master Program will need to be amended to provide such
relief.
Height
The Master Program already allows structure heights per zoning limits by
increasing the View Corridor width. Therefore, no SMP revisions will be needed
to implement the Harrison District Plan.
HARRISON.CH7
Draft Hardson Distdct Plan 7' - '~ 1' 7r25/96
0 0 0
Draft Harrison District Plan 7 - 12 7/25/96
Environmental Review
Purpose and lnfenf
The purpose of this chapter is to streamline environmental review for proposed
projects that are consistent with the recommendations of the Harrison District
Plan.
This review meets the requirements of the State Environmental Policy Act
(SEPA) for environmental analysis of the district plan itself. In addition, it seeks
to provide adequate analysis of and mitigation for the specific adverse
environmental impacts of proposed future projects within the Harrison District
planning area.
The inclusion of this analysis within the plan document qualifies the Harrison
District Plan as an "integrated GMNSEPA document" under 1995 amendments
to SEPA and the Growth Management Act (GMA)?
Since the adoption of the Harrison District Plan is not likely to have a significant
adverse environmental impact, the plan is designated as an "integrated non-ElS
document".
Ifa proposed GMA action is not likely to have a significan~ adverse environmental impact,
an integrated GMA document shall be prepared that combines the formal SEPA document
(such as an environmental checklist/DNS, a notice of adoption or addendum) with the
GMA document. The provisions of WAC lg7-11-235(1) and (2) apply to these integrated
documents. -- WAC 197-11-235 (3) "lnfegrated non-eis documents:
This chapter includes all components required for an integrated non-ElS
document -- an environmental summary, along with pads A, C and D of the
traditional environmental checklist. These are included in the following sections:
1 See Appendix__ - Amendments to the State Environmental Policy Act Rules; Adopted
March 3, 1995.
Draft Harrison Distdct Plan 8 - ~ 7/25/96
Background ~- A "fact sheet" of background information regarding the
proposal.
Environmental Summary -- A synopsis of any adverse environmental
impacts that are anticipated to be caused by implementation of the plan.
Nonproject Actions -- Analysis of the environmental impacts of the
Harrison District Plan.
Responsible Official's Signature -- Signature of Bremerton's SEPA
Official.
Background
The following section contains background information, as required in WAC 197-
11--440(2) -- ElS Contents.
At a minimum the fact sheaf shall confain the information required in WAC 197-f 1-40(2)
r'EIS Contents: Fact Shee¢']. 77~e fact sheet shall precede the summary in the integrated
GMA document. -- WAC 197-~ 1-235(5)(d)
Proposed Project: Harrison District Plan
Project Description: The Harrison Distdct Plan is a comprehensive plan for the
area of East Bremerton generally bounded by: Sheridan
Road on the north; ~'~:~iWarren Avenueii!~[~i~ on the west;
east; and Pod Washington Narrows on the south. This
Plan expands upon Specific Area Plan E-2: Harrison Health
Services District in the Bremerton Comprehensive Plan,
adopted by the City of Bremedon in 1995 in accordance
with the State Growth Management Act (GMA). Upon
adoption, the Harrison District Plan will become an
amendment to the Bremerton Comprehensive Plan.
Project Sponsor: City of Bremerton
Depadment of Community Development
Tentative Date for Proposed projects could be implemented during the 20
Implementation: year planning period following adoption of the Plan.
Draft Harrison Distdct Plan ~ - 2 7/25/96
Lead Agency: City of Bremerton
Department of Community Development
286 4th Street
BremeHon, WA 98337
Phone: (360) 478-5275
Responsible Official: Jack Allingham, SEPA Official
Contact Persons: Kay W. Wilson, Senior Planner
Ron W. Hough, Planning Manager
Phone: (360) 478-5275
Licenses Required: No licenses are required for adoption of the Harrison
District Plan. However, it is possible that specific proposals
recommended by the plan could require business or other
licenses.
Prepared by: Kay W. Wilson, Senior Planner
Date Prepared: May 13, 1996
Comment Period Ends: N/A
Public Meeting May 7, 1996 -- Planning Commission Study Session,
Schedule: 4:15 pm at 286 4th Street, Bremerton
May21, 1996 -- Planning Commission Public Hearing,
6:00 pm or later at City Hall, 239 4th
Street, Bremerton
May28, 1996 -- Parks Commission Meeting,
Sheridan Park Recreation Center, 680
Lebo Blvd., Bremerton
June 4, 1996 -- Planning Commission Study Session (if
needed), 4:15 pm at
June 18, 1996 -- Continuation of Planning Commission
Public Headng (i~-necessar~, 6:00 pm
or later at City Hall, 239 4th Street,
Bremerton
~!ii??, 1996 -- City Council Study Sessions and Public
Hearings
Planned Date of ~iiiii??, 1996 -- City Council Adoption of Plan
Final Action: (Date subject to change)
Planned Further Activity Various projects recommended by the plan are expected
Related to Proposal: to be implemented over the coming 20 years. In addition,
as an element of the City's GMA Comprehensive Plan, the
Draft Harrison Distdct Plan ~ - ~ 7/25/96
Harrison District Plan will be subject to review annually, and
will be reviewed at least every five years.
Related Environmental Draft Environmental Impact Statement for the Bremerton
Information: Comprehensive Plan, October 1935.
Final Environmental Impact Statement for the Brernerton
Comprehensive P/an, January 1986.
Draft Supplemental Environmental Impact Statement for
the Revised Brernerton Comprehensive Plan, January 20,
1995.
Final Environmental Impact Statement for the Revised
Brernerton Comprehensive P/an, February 28, 1995.
Related Applications Miscellaneous proposed amendments to the Bremerton
Pending: Comprehensive P/an are undergoing annual Planning
Commission and Cib/Council review, with final action
Government Approvals The Harrison District Plan will take effect upon adoption by
or Permits Needed for City Council Ordinance. However, project proposals within
Proposal: the Harrison District will need, at a minimum, Site Plan
Approval and applicable Building Permits from the City of
Bremedon. If on the shoreline, they may also need
applicable shoreline permits from the City of Bremedon, the
Corps of Engineers, and/or the State Depadment of
Fisheries and Wildlife. (Depending on the proposal, other
land use permits may also be required.)
Subsequent Future project proposals in the Hardson District will
Environmental Review: be reviewed on a case-by-case basis for consistency with
the Harrison District Plan. Those projects which are found
consistent with the Plan will only need to do environmental
review of issues not covered in this environmental analysis.
Location of Background Planning Division
Information: Depadment of Community Development
286 Foudh Street
Bremedon, WA 98337
(360) 478-5275
Cost of Copies: $0.25 for first page, and $0.10 for each additional page.
Draft Harrison District Plan 8 - 4 7/25/96
Environmental Summary
An "integrated non-ElS document" is required to include an "environmental
summary".
The environmental summary includes the contents required in WAC 197-11-440(4). 7'he
summary shall briefly state the proposal's objectives, specifying the purpose and need to
which the proposal is responding, the major conclusions, significant areas of controversy
and uncetfain~y, if any, and the issues to be resolved, including the environmental choices
to be made among alternative courses of action and the effectiveness of mitigation
measures... [o- WAC 197-11-440(4) ElS contents: Summary]
The environmental summary for an "integrated non-ElS document" is to be
concise, but emphasize cedain issues:
The environmental summary...should emphasize the major conclusions, issues to be
resolved, including the environmental choices to be made and the effectiveness of
mitigation measures. The summary is not to be a summary of the GMA action. --WAC
l g 7- f f -235(5)(a)-(c)
Summary of Proposal
The Harrison District Plan is a refinement of the Bremerton Comprehensive Plan,
which singles out the "Harrison Health Services District" as a specific area for
fudher study. The Harrison District Plan is based on the comprehensive plan
Vision statement: "Harrison Hospital will continue to play a major role in the
provision of medical services, and its surrounding district will continue to grow
and strengthen its role as a regional health services center".
~jecb~.~.:.:.iii'iii:.iiii~.i:.~'' :.'. i~.:.'.~.'' :.'. ~.~. :.~.'i i i~ '.:i :.~i:.~'.:.~.:.~.~.'.'. ~.~.~.~.:.'. .'s.:: :~:~ :.i:.:.iiii~.~.:.~.iiiiiii ~ro.posal~ ~.:i:. ~.:. '.:i :~.:. '.: ~:'.:.~i '.:ii ~.:.i:.~.~. '.:, ~.:.'.: ~.:. :.:,i:.:.i i.
The Harrison District P/an has been developed in response to needs identified in
the Bremerton Comprehensive Plan for Specific Area E-2: Harrison Health
Services District. The objectives of the proposal include:
To maintain and strengthen the district's role as a regional health services center by
addressing land use, parking, and circulation issues.
To establish a balance of/and uses that will complement each other and maintain long
term stability.
To minimize increased traffic, bypass traffic, physical encroachmen, t, and other disruptions
to surrounding stable residential neighborhoods.
?~:~!:::~:~:F:i!!ii:~!:~:::~!~::!:~:!::~!:~:!:::!:~:!:!:i:::!:~:~::~:~: ::::::::::::::::::::::::::::::::: :::!:~::::~
The major recommendations of the plan are:
Create a special Health Care district - The Plan recommends special comprehensive
plan and zoning designations to create a Health Care tHC) district in the vicinity of the
hospital. The purpose of this district is to plan for sufficient areas for medical center
Draft Harrison District Plan ~ - ~ 7/25/96
expansion, and to protect these areas from uses that could diminish the function of the
area as a regional health care center. A parking structure and helipad would be allowed
::::::~: ==================================== .
~i~!~l~::conven,ent to the hospital.
Create a special Shoreline Mixed Use district - The Plan recommends special
comprehensive plan and zoning designations to create a Shoreline Mixed Use (SMU)
district along the high bluff shoreline. Recommended actions and development
regulations will help protect the Tracyton Beach Natural System and foster water-related
development that will be compatible with a shoreline location.
Improve access to the district from Wheaton Way - The Plan recommends
constructing a south-bound off-ramp from Wheaton Way to Lebo Boulevard.
Improve access from the district to Sheridan Road - The Plan recommends closing
.......................................
Close or reconfigure Campbell Way - The Plan recommends closing Campbell Way at
Lebo Boulevard, or reconflguring the street to improve traffic safety and increase the
development potential of the surrounding property.
Close Ash Street at Cherry Avenue -- The Plan recommends a cul-de-sac at the south
end of Ash Street to keep medical center traffic out of the residential area.
Expand Sheridan Park - The Plan recommends expansion of Sheridan Park to the east if
the adjacent property can be purchased.
~~!i~:~g~1~a~[~r.~p:u~a~c:e~:~t~:t~ie~:sh<~:me - The Plan
recommends that a view platform be constructed on the Main Street right-of-way as a part
of a public access pathway along the top of the bluff. It also recommends that the
feasibility of a stairway to the beach be determined.
...................................................................
Summary of Impaots, Alternatives, Mitigation
Measures, and Signifioant Adverse Impaot~ that
Cannot be Mitigated
The table on the following page provides a summary of environmental impacts
that are anticipated from the implementation of the ~arri$on Distric~ P/an./Tab/e
8-1]
The anticipated impacts are based on a comparison with existing comprehensive
plan and zoning designations. The impacts of these existing designations have
Draft Harrison District Plan ~ - ~ 7/25/96
already been examined in prior environmental reviews of those designations.
Major Conolusions
In general, the adoption of the Harrison District Plan is expected to have mostly
positive or neutral impacts on the environment. If the plan were not adopted, the
development of the district would continue to be guided by the existing
Bremerton Comprehensive Plan and regulated by corresponding zoning and
shoreline management requirements. The Supplementary ElS on the Bremerton
Comprehensive Plan concluded that:
The anticipated environmental impacts of the City's 20-year growth expectations, as
presented in the Comprehensive Plan, are expected to be minimal. The Plan covers only
areas already within the City and other unincorporated areas that are designated 'urban"
and within City utility service areas.
The Harrison District Plan tailors specific plan and zoning designations for the
special needs of the district. The plan proposes measures to mitigate identified
potential adverse environmental impacts. Overall, the plan is expected to
improve rather than detract from the elements of the environment.
Draft Harrison District Plan 8 - 7 7/25/96
96/~;7_JZ 6 ' ~ Ueld ~,3.u)~.O uos.uJeH ~/eJO
· ~Jed puedxa lou oa - 'p~u~p[ aUON - lua~dolaAap u~ eseaJOaO - ~jqnd pue eaJe ~Jed eseaJouI -
uoleeq~ jo 3sa~ uogeu~s~p ...... :: .............................................
pua~e pue uoieaqM uajq6~e4s - 'pa~uap, aUON- ol ~a=e lua~uaAuoo ~aq- -uoleaqM to ~ajes aAoJd~I-
Signifioant Ar~a~s of Controversy and Unoe~tainty,
and Issues to be Resolved
The following discussion identifies significant areas of controversy and
uncertainty, and issues that remain to be resolved. Environmental choices to be
made and the effectiveness of mitigation measures are discussed where
applicable.
Helipad Near Hospital
The Plan recommends moving an emergency access heliport from its temporary
location next to the junior high school to the vicinity of the hospital. The Harrison
District is already impacted by the temporary location at the nearby junior high
school north of Sheridan Road. While the proposed change could increase
noise impacts for some, it could decrease them for others. In addition, by
locating the helipad next to the hospital, ambulance runs between the helipad
and the hospital can be eliminated, thereby reducing overall noise and traffic
impacts associated with emergency care.
The alternative of locating the helipad at a more distant site from the hospital
would impact the new area. The reality is that, to maintain a viable hospital
facility in the city will require emergency helicopter access. If a satisfactory site
can't be found in the city, the long term alternative for the hospital may be to
relocate away from the city. The City must balance the expected impacts of the
helipad with the impacts of possible loss of the hospital.
~i!~!ii~i~!i?~i!!ii~i!ii~i~::i~ii~iii~iii~iii~:...~i:~ Subsequent environmental
review should analyze the extent to which the helipad and its flight path can be
designed to minimize noise and other adverse impacts to nearby residents.
Parking Structure
The Plan recommends construction of a parking structure convenient to the
hospital. Although three or four potential sites have been identified, the most
convenient site would be at the existing joint-use parking lot next to the hospital,
at the edge of the East Park Nature Area. It is possible that the parking lot site
might not be large enough in its present configuration for a parking structure. If
not, some expansion of the site further into the park could be required to
accommodate the structure. This could eliminate plant and animal habitat that
would otherwise be protected.
There is no question of the need for additional parking convenient to the
hospital. Although a remote parking lot for employee parking with shuttle service
to the hospital has been discussed, it does not appear to be a practical solution,
given the nature of health care workers' schedules. ~iii~iiii[~iii~i~!ii~
Draft Harrison District Plan ~ - 10 7/25/96
~obtem carCbbe-s~ved-at-thel~re~en~ehospitsl rosy be4orced-to move
more~~to its-r~:~~outh, carr~u~e . ' r~--e-impac~
,.,, siti~art~ing-garage-with-the4mpact~-of-the-~ossibte--toss of~osl~i~
Subsequent environmental review should investigate the feasibility of at least
one or two alternate sites. If the Nature Area is determined to be the best site, it
should analyze the extent to which the proposed structure can avoid or minimize
further intrusion into the nature area.
Future Environmental Review
Adoption of the ~ardson D/s~r/c; P/an w{{I simpiify environmental review that wiii
be required for individuai projects that are consistent with the general intent of
the plan. Environmental review may still be required on a case-by-~se basis
where this analysis is too general to be meaningful.
Main Environmental Options Preserved or
Foreclosed by Adoption of the Harrison District
Plan
Adoption of the ~ardson ~/s[r/c~ ~/an is not expected to foreclose any significant
environmental options. The Plan adds additional detail to existing pians, but
does not cause a major turn in direction.
Signifieant Irreversible or Irretrievable
Commitments of natural resourees
Adoption of the ~arfison ~/str/ct PJan is not expected to cause irretrievabte
commitments of natural resources that would be likely to harm long-term
environmental productivity, even taking into account cumulative impacts. The
Harrison District is already urbanized, and the Plan increases the City's
commitment to prese~e and protect its major environmental features - Sheridan
Park, the East Park Nature Area, and the Tracyton Beach Natural System.
Draft Hardson District Plan 8 - 11 7/25/96
Nonproject Checklist
An "integrated non-ElS document" must include a completed environmental
checklist for "nonproject actions".
Nonproject Checklist Directions to Applicant:
Because these questions are very general, it may be helpful to read them in conjunction
with the list of the elements of the environment. [See Environmental Checklist Part BI
VVhen answering these questions, be aware of the extent the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater
Intensity or at a faster rate than ff the proposal were not implemented. Respond
bdefly and in general terms. [Bold type added for emphasis.]
-- WAC 197-11-960 Environmental checklist.
Environmental impaot Sub-Areas
In order to anticipate environmental impacts specific to various use areas, the
district has been divided into impact areas. These impact areas are sub-areas
of use areas designated on the Harrison District Land Use Plan (pg. 5-9). The
map on the following page shows the location of these sub-areas. [Figure 8-1]
Summary of Proposed Plan and Zoning Changes
A summary table following the Environmental Impact Sub-Areas map shows
proposed changes to City comprehensive plan and zoning map designations by
sub-area. [See TaMe 8-2] Abbreviations .used in this table are listed below.
Abbreviation Plan Desi.qnation Abbreviation Zonin.q Desi,qnation
H Hospital
HCC Health Care Center HC Health Care
C-P Commercial/General & Pr. Office PO Professional Office
C-G Commercial/General & Highway GB General Business
CB Community Business
P Park PS Parks & Schools
SMU Shoreline Mixed Use SMU Shoreline Mixed Use
LDR Low Density Residential DR Duplex Residential
MDR Medium Density Residential MF Multiple-family Res.
HDR High Density Residential MR Mixed Residential
Draft Hardson Distdct Plan 8 - 12 7/25/96
8-A
Figure 1 Harrison District Plan Impact Sub-Areas
Draft Hardson District Plan ~' - 1,,3 7/25/96
Center (HCC) /_/~////
B- Pr o ess ona, O ce c-P PO
2 Community A- Sheridan Park C-G CB GB No change
Business (CB) Shopping Center
B - Campbell Way C-G CB PO
Triangle
Business
3, 4 Sheridan Park A - Park, Commun~ P P PS No change
& 5 Center & Theater
6 Shoreline 2- Shoreline Office C-P
M~ed Use ~/~ ....................................
S horelinelBI ~ A - Shoreline Office C-P S lB OS PO ~/~.
7
Open Space
(S/BOS) B - Shoreline Business C-P S/BOS GB
8 Residential A- Low Dens~ LDR LDR DR No change
Residential A- Low Densi~ LDR M&HR
9
B - Medium Densi~ MDR M&HR MF No change
C - High Densi~/Existing HDR M&HR MR No change
Business Park
:::::::::::::::::::::::::::::::::::::::::: ========================= :.:.: :.:+: :.:,:
Decrease in Allowed Development Intensi~
No Sign~cant Change in Allowed Development Intensi~
In order to be concise, the following discussion of impacts refers to the
preceding sub-areas by name and/or number. Only sub-areas where adverse
impacts are expected are discussed under each question. Matrixes are used
where possible to improve readability.
Draft Harrison District Plan 8 - '/4 7/25/96
Water Disoharges, Air Emissions, Toxio or
Hazardous Substanoes, and Noise
1. How would the proposal be likely to increase discharge to water;
emissions to air, production, storage, or release of toxic or hazardous
substances; or production of noise?
Table 8-2, above, identifies proposed changes in comprehensive plan map
and/or zoning map designations that could result in changes in development
intensity. In general, an increase in development intensity could result in
increased impacts on water, air, noise, and/or increased use of hazardous
substances. Likewise, a decrease in development intensity could result in
corresponding decreases in such impacts.
For example, sub-areas changed from Professional Office (PO) to Health Care
(HC) could increase somewhat in development intensity, but sub-areas changed
from General Business (GB) to HC could decrease in intensity. In this example,
the increase in development intensity would be balanced by a corresponding
decrease if the areas were similar in size and other characteristics.
Table 8-2 lists eight sub-areas that could increase in development intensity, and
four that could decrease. It could therefore be concluded that the proposed
changes could result in some overall increase in development intensity, and
therefore some increased adverse environmental impacts to water or air, or from
noise or hazardous substances could occur. However, in general, the proposed
changes are not expected to make a significant difference in water, air,
environmental health, or noise impacts compared with uses permitted under
existing plan and zoning designations.
Construction of an emergency access helipod near the hospital would move
noise impacts from the existing temporary location next to the junior high school
nearer to the hospital. This is an impact that may not be possible to mitigate
significantly.
Proposed measures to avoid or reduce such increases are:
Several improvements to the circulation system will expedite traffic flow,
and thereby decrease vehicular emissions caused by traffic congestion.
These include: the Wheaton Way southbound off-ramp, closure of
~!':,!~iii~(!~i~ widening of Cherry between Sheridan and Callahan, and
closure or reconfiguration of Campbell Way at Lebo.
Draft Harrison District Plan 8 - '~ 7/25/96
· Construction of a parking garage in the vicinity of the hospital will reduce
distances traveled to locate parking, and thereby decrease vehicular
emissions.
Pedestrian improvements will encourage more people to walk rather than
drive automobiles, and thereby decrease vehicular emissions.
The steep hillside at the East Park Nature Area may help buffer noise
impacts from a helipod location near the hospital so that fewer residents
are affected.
Plants, Animals, Fish or Marine Life
2. How would the proposal be likely to affect plants, animals, fish or
marine life?
No adverse impacts on plants, animals, fish or marine life are expected to result
from the plan. Without the plan, various parcels could be developed according
to existing zoning and shoreline management requirements. With the plan,
these same parcels can also be developed, in most cases at similar or identical
development intensities.
With or without the plan, the East Park Nature Area will be maintained in
its natural state as a conservancy area to preserve and protect a wooded
habitat and buffer area and provide urban open space. However,
construction of a parking structure in the East Park joint-use parking lot
could affect existing plants and animals if the parking structure site were
expanded.
· With or without the plan, the high bluff shoreline area could be developed
for commercial use. However, with the plan, certain higher intensity
commercial uses could not be developed, while residential uses would be
allowed anywhere along the shoreline. (Residential uses are only
permitted in combination with commercial/office uses in the GB and PO
zones.)
Proposed measures to protect or conserve plants, animals, fish or marine
life are:
A geotechnical study of the Tracyton Beach Natural System will help
preserve the integrity of the system.
· A marine bluff vegetation management plan will help prevent erosion and
thereby preserve habitat along the bluff and the beach.
Draft Hardson District Plan 8 - '~6 7/25/96
Expansion of Sheridan Parki.i.!.i~.iii!~.i.ii~!~ji~!.i~.~i.i.~.i.~i.i.~!~:~i. would
preserve the existing open space and at least part of the existing plant
and animal habitat in the vacant lot adjacent to the park. ~!:.!i~J~
could be developed for professional office use.
Energy or Natural Resources
3. How would the proposal be likely to deplete energy or natural
resources?
The depletion of energy and/or natural resources will not differ significantly,
regardless of whether the existing city-wide comprehensive plan or the Harrison
District Plan governs development. In either case, much of the district could be
developed at similar intensities, and depletion of energy and natural resources
during construction and/or ongoing use can be expected.
Proposed measures to protect or conserve energy and natural resources
are:
Circulation improvements, listed in section 2 above, will also result in
increased fuel efficiency for vehicles using the street system.
· Increased areas for medium and higher density housing would allow more
people to live within walking distance of shopping and services, and
encourage reduced dependence on private automobiles.
Pedestrian improvements will encourage people to walk rather than using
their vehicles.
Environmenfally Sensitive or Prote~ted Areas
4. How would the proposal be likely to use or affect environmentally
sensitive areas or areas designated (or eligible or under study) for
governmental protection; such as parks, wilderness, wild and scenic
rivers, threatened or endangered species habitat, historio or cultural sites,
wetlands, floodplains, or prime farmlands?
The district includes two significant environmentally sensitive areas: the East
Park Nature Area, and the shoreline bluff. There are no wild and scenic rivers,
or prime farmlands in the area, and no known threatened or endangered species
habitat, historic or cultural sites or wetlands. The shoreline is classified as a
Draft Hardson Distdct Plan ~ - 17 7/25/96
floodplain.
The plan would not change the use of the East Park Nature Area, which is
already designated a nature preserve. However it could result in construction of
a parking structure at the existing joint-use parking lot next to the hospital, as
discussed above (see section 2, above). It could also result in construction of a
heliport for emergency access to the hospital. A nearby heliport could cause
noise and air emission impacts to the Nature Area.
The plan would allow certain higher intensity uses (lower impact commercial and
high density residential) rather than other higher intensity uses (higher impact
commercial) along the shoreline. In either case, the integrity of the Tracyton
Beach Natural System, including the marine bluff, could be impacted.
The plan will improve protection of the integrity of the Tracyton Beach Natural
System, including the marine bluff, by coordinating vegetation management
along the steep slopes, and by requiring development to abide by findings of a
geotechnical study of the bluff.
Proposed measures to protect such resources or to avoid or reduce
impacts are:
A parking structure could be considered at the East Park Nature Area
joint use parking lot if it were "designed to be sensitive to the conservancy
role of the area".
A geotechnical study would be conducted of the Tracyton Beach Natural
system, including high bluff areas, to determine development constraints
and prescribe measures for protection of these features where necessary.
· A vegetation management plan would help protect the stability of the
marine bluff.
Land and Shoreline Use
5. How would the proposal be likely to affect land and shoreline use,
including whether it would allow or encourage land or shoreline uses
incompatible with existing plans?
The land use effects are summarized in Table 8-2 and discussed in section 1,
above. In general, the proposed changes in land use plan and zoning
designations would result in:
an increase in health care-related uses and corresponding decrease in
Draft Harrison District Plan 8 - 18 7/25/96
general commercial uses, such as auto-oriented uses, and Iow density
residential uses;
an increase in water-oriented commercial and higher density residential
uses, and a corresponding decrease in general business and office uses
along the shoreline;
an increase in medium to high density residential uses, and a
corresponding decrease in professional office and Iow density residential
uses; and
· an increase in shoreline park area and public access to the shoreline.
Proposed measures to avoid or reduce shoreline and land use impacts
are:
A special Shoreline Mixed Use Area would be tailored to special
opportunities and constraints of the high bluff shoreline. Development
which endangers the stability of the bluff or the function of the Tracyton
Beach Natural System would be discouraged or prohibited.
Transportation, Publio Servioes and Utilities
6. How would the proposal be likely to increase demands on
transportation or public services and utilities?
A somewhat higher development intensity (discussed in section 1, above) would
result in increased use of cedain streets. Demands on public services and
utilities could also be correspondingly increased.
Proposed measures to reduce or respond to such demand(s) are:
A more efficient circulation system should reduce demands on remaining
streets, including residential streets, and concentrate resources on
maintaining designated routes to city standards.
Higher intensity development, where permitted, should increase the
efficiency of public services and utilities to those areas.
Dralf Harrison District Plan 8 - 19 7/25/96
Confliots with Environmental Proteotion Laws or
Requirements
7. Identify, if possible, whether the proposal may conflict with local, state
or federal laws or requirements for the protection of the environment.
Where possible, the Harrison District Plan has been designed to decrease
impacts on, and increase protections for, the environment. There are no
known conflicts with local, state or federal laws or requirements for
protection of the environment.
Responsible Offioial's Signature
The above answers are true and complete to the best of my knowledge, I
understand that the lead agency is relying on them to make its decision.
Signature:
Date Submitted:
Draft Harrison District Plan 8 - 20 7/25/96
Draft Hardson District Plan 8' - 21 7/25196
000
Draft Harrison District Plan 8 - 22 7/25/96
EXHIBIT A - ATTACHMENT 1
ADOPTED REVISIONS
HARRISON DISTRICT PLAN
Chapter 6
Parks and Recreation Element
Sheridan Park
Page 6-15 -- Strategies: Revise to replace awkward sentence structure --
Page 6-20 -- Harrison District Waterfront Access "Link" Plan: Revise section to re-locate
pathway system from top of bluff to street side of properties --
The Harrison District Waterfront Access "Link"
Plan
It is the intent of the City of Bremerton that the adoption of this Harrison D/strict Plan
includes adoption of applicable parts of this parks section as a waterfront access "link"
plan for the Harrison District shoreline. This plan will guide provision of public access for
shoreline development subject to Bremerton Shoreline Master Program and Bremerton
Waterfront Access Plan public access requirements.
1State law allows the granting of relief from specific bulk, dimensional or performance standards in
the shoreline program. Relief can only be granted when there are "...extraordinary or unique
circumstances relating to the property such that strict implementation of the Master Program will impose
unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020." -- "Variance
Permit", Bremerton Shoreline Master Program, pg. 7-3.
Adopted Revisions -- Harrison District Plan 1
Policies
1. Recognize applicable portions of the Harrison District Plan as ~ ~ladopted Waterfront
Access "Link" Plan Th~ ~!~kii~!~ill~ intended
to provide guidance for the development of public access a~g :~e:H~ i~ B~t
Sh'e~el~ ~; ;~q~:,r~ ~y ~ the Bmme~on Shoreline Master Program.
Applicable~' ~:'~the~ ~ ........ ~ ~ Gi~ ........ ~:~:~: ~ :: de~* ..... .... - .........
b. Sheridan Park;
c. Main Street; and
d. Magnussen Viewpoint.
Strategies
1. Adopt a plan ~ !~~ P~i~ ~13~~ ~!~g
~iew~'e!nt
a~
~i~!~¢~St~(~
~e~!~ ~h~ speci~ appropriate trees, signs and street furnishings for use
along ther:~rr:,:c~~,.,,,~,
,,crds;n :-':- ~ ' - : .... ~=-""~' "= ...... ' ..... "'= .... : ........ c',=nG th
Adopted Revisions -- Harrison District Plan 2
ai Participate i~ the Up to:-~. Construct bluff-top pathway linkages for all City
shoreline properties in the Harrison District, between Magnussen Viewpoint and
the Community Theater.
b, Seek permission from the State Department of Transportation to construct a
pathway link along the top of the bluff in the Warren Avenue Bridge right-of-way
underneath the bridge.
Conceptual Harrison District Waterfront Access "Link" Plan:
HOSPITAL
SHERIDAN
COMM. VILLAGE
-IERIDAN
Adopted Revisions -- Harrison District Plan 3
Chapter 7
Zoning Ordinanoe
Shoreline Mixed Use (SMU) Zone
Page 7-5 -- Development Guidelines: Revise to eliminate reference to pathway location
1. Maximizing views, public access and other site amenities should guide project
design within the SMU zone.
4. Because view and amenities are of foremost impo~anco, tho Ci~ will give greater
weight to public amenities that are provided along the ~luff
wa~O~ ~ ~s~:~ ~ in exchange for relief from other
constraining develoment requirements. Such relief is requested through the
Variance, PUD, or Special Exception process.
Shoreline Master Program
Oe~elo~men~ ~andards
~ubli~
The Master Program already requires all new commercial development and multi-family
development of five or more units to provide "improved public access", which consists of
a hard su~ace walkway to and along the shoreline. Thc H:rd:an D~:tr:,ct P~an pr~pc~c;
t ............. u ch;ngc; tc thc SMP :rc .................
The Harrison District Plan establishes a "Harrison District Waterfront Access "Link"
Plan", within which ...... " .............. p .......... gc rcqu~rcd "t~ ..... ' .... upland .................
~r~:j, inco the Shoreline Master ~ro~ram already recognizes
adoptod wato~ront aecoss plans, it will not hoed to be chanflod to recognize the
wate~ront access plan for the Harrison Distdct.
LINK,HDP
Adopted Revisions -- Harrison District Plan 4