HomeMy WebLinkAbout4308 ORDINANCE
AN ORDINANCE amending the Official Zoning Map of the City of
Bremerton from "SF-3" to "MF" on a 20-acre parcel southwest of
the intersection of Almira Drive and Riddell Road.
WHEREAS, American Redicorp Inc. requested City approval of a
rezone of an undeveloped 20-acre parcel southwest of the
intersection of Almira Drive and Riddell Road from its present
designation of "Single-family Residential (SF-3)" to "Multiple-
family Residential (MF)"; and
WHEREAS, an environmental review in accordance with the State
Environmental Policy Act was initiated and a Mitigated
Determination of Nonsign~ficance (MDNS) issued which requires the
applicant to provide additional information at a later date on the
impacts of storm runoff, transportation/traffic, and schools and
parks; and
WHEREAS, the Bremerton Planning Commission conducted a public
hearing on January 15, 1991, at which it considered all written
information and oral testimony before making a conditioned
recommendation of approval to the City Council; and
WHEREAS, the Bremerton City Council, following its public
hearing on February 27, 1991, conditionally apDroved the requested
rezone; now therefore
THE CITY OF BREMERTON DOES HEREBY ORDAIN R[[[583~ 885
Section 1. The Official Zoning Map of the City of Bremerton
is hereby amended to rezone the subject 20-acre parcel from
"Single-family Residential (SF-3)" to "Multiple-family Residential
(MF)", as shown and further described in Exhibit "A", which is
attached hereto and incorporated herein.
9t0&010083
Section 2. This decision was based on the Findings of Fact
and Conclusions of Law which are attached hereto as Exhibit "B".
Section 3. This rezone is approved subject to the condition
that the City Council conduct a Preliminary Site Plan Review at a
public hearing and approve that Preliminary Plan prior to issuance
of building permits and the items to be addressed specifically,
although not exclusively, will include: Transit access and
turnouts; Access onto neighboring streets; Streets and sidewalks;
Open space~ Setbacks and types of vegetation within those setbacks;
Basic lighting; and Concern for trash facilities.
Section 4. This Ordinance shall take effect ten days
foilowSng passage and publication.
APPROVED
by
PASSED by th~/ Bremerton City Council this ~ ~ day
LYNN HORTON
City Council President
APPROVED this ~ % day of ~o~~.. , 1991.
LOUIS MENTOR, Mayor
ATTEST -
91 0a010083
KATHLEEN McCLUSKEY, C~erk ~[Et588[~ 886
Ef receive Date:_
Exhibit "A"
LEGAL DESCRIPTION:
SECTION 01 TOWNSHIP 24 RANGE 1E
THE EAST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER,
SECTION 1, TOWNSHIP 24 NORTH, RANGE 1 EAST, W.M., IN KITSAP
COUNTY, WASHINGTON; EXCEPT ANY PORTION WITHIN THE PLAT OF HOLLIS
TERRACE, AS PER PLAT RECORDED IN VOLUME 19 OF PLATS, PAGE 98,
RECORDS OF KITSAP COUNTY, WASHINGTON; EXCEPT RIDDELL ROAD ON THE
NORTH; EXCEPT ALMIRA DRIVE ON THE EAST; AND EXCEPT ANY PORTION
IN MAPLE STREET.
LOCATION MAP:
91 04010083 ,E[t,5831 888
Exhibit "B"
Bremerton City Council
OF FA~'/TM 2%X~-I) (2~2~-~13SI(D~qS OF I~AW
American Redicorp Rezone
File: RZ-08-90
APPLICANT: Michael A. Hancock, President
AMERICAN REDICORP. INC.
P.O. Box 1428
Silverdale, WA 98383
LOCATION: An undeveloped parcel, approximately 20 acres in
area, located immediately south of Riddell Road and
west of Almira Drive.
The site slopes downward from east to west and is
somewhat deceiving. The elevation at the low point
on Almira is about 335 feet. There is a rapid
drop-off of about ten feet, then a gradual slope to
the property's low point of 285 feet. The total
drop in elevation is 50 feet at its mid-point. The
drop is about 60 feet at the north end of the
property.
SURROUNDING DEVELOPMENT:
West: Bremerton Shopping Center which include Pay Less
Drugs, Albertsons, K-Mart, and a variety of smaller
stores, restaurants and other businesses along the
Wheaton Way commercial corridor.
North: Across Riddell Road to the north is unincorporated
Kitsap County areas that are developing
commercially. A variety of small commercial
businesses extend eastward from Wheaton/Brownsville
Highway and a large mini-warehouse complex exists
directly north of the Redicorp property. The new
Fred Meyer complex is being developed further north
and plans are currently being considered for a 120
unit apartment complex behind Fred Mever-3FR~[58
04,010083
889
East: A low-density neighborhood of predominantly single-
family homes, most of which are oriented toward the
local access streets -- Vue Court, Almira Court,
Clemens Street, and West View Drive. Almira Drive,
a collector street, separates the subje, ct site from
the neighborhood to the east.
FINDINGS - 1
South: The site directly abuts the rear property lines of
a row of nine homes that front on Hollis Street, a
collector. The neighborhood continues toward the
south.
SURROUNDING ZONING:
West: "Shopping Center (SC)"
North: Areas to the north are outside the City limits of
Bremerton. Most areas have been zoned for
commercial development and a parcel is currently
being considered for high-density residential
zoning.
East: "Single-family Residential (SF-3)"
South: "Single-family Residential (SF-3)"
COMPREHENSIVE PLAN:
The subject site is designated "RESIDENTIAL, 7-15 DU/Ac." The
Comprehensive Plan includes three residential density
categories. This is the middle category, often referred to as
the "medium-density" category.
TRAFFIC & CIRCULATION:
1. Riddell Road to the north is a Minor Arterial with 60 ft. ROW.
It is paved, in "fair" condition, does not have curbs, gutters
or sidewalks, and had a 1989 traffic count of 8,816 ADT. The
City limits follows the middle of the ROW, splitting its
jurisdiction.
2. Almira Drive to the east is a Collector Street with a 60 ft.
ROW. It has a paved width of 38 ft., curbs and gutters, no
sidewalks, and a 1990 traffic count of 1,953. This is the
most improved portion of Almira Drive. The street's physical
condition worsens as it continues south toward Sylvan Way
where pavement width narrows to 21-22 feet with no curbs,
gutters or sidewalks.
91 04'0 10083 REEt593[R 890
3. Hollis Street to the south is a Collector Street with a 60 ft.
ROW. It has a paved width of 44 ft., partial curbs, gutters
and sidewalks, and a 1989 traffic count of 4,021 (taken at a
point just east of its intersection with Wheaton Way).
4. According to the City Engineering Department, these streets
can handle additional traffic, but may require some
improvements. ~
FINDINGS - 2
5. Area residents have pointed out a number of traffic concerns
that may be more the result of a lack of volume than heavy
volume of traffic. These include generally high speeds, and
the use of local streets (primarily Almira Drive) as a traffic
bypass, as a route for emergency vehicles (speed and noise),
and as a drag strip.
UTILITIES:
1. Two 10" water mains cross the subject property. Developer
will have to design around these lines and to all applicable
regulations. Water availability is not a concern at this
time.
2. A future project built to the standards of the "MF" zone can
be served by the City's sewage system.
3. Stormwater will be an element of design and will be reviewed
and approved by the City Engineering Department. It is felt
that stormwater will be adequately accommodated through
design.
4. The School District expressed a concern about additional
students. A consultant is currently developing a system of
impact fees that will apply to new projects to benefit local
schools. It is anticipated that the system will be completed
in draft form this summer and, if adopted, will apply to new
projects of this type.
ENVIRONMENTAL REVIEW:
A Mitigated Determination of Nonsignificance (MDNS) was
approved for this rezone as part of a "Phased SEPA Review"
which requires the developer of a future project to provide
additional specific information in the areas of (1) Storm
Runoff, (2) Transportation/Traffic, including pedestrian,
bicycle and transit, and (3) Schools and Parks. If
significant problems cannot be resolved, the project will be
denied, modified, or scaled down to an acceptable level.
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NEIGHBORHOOD CONCERNS: ~[E[583~ 891
A number of concerns were expressed at Planning Commission and
City Council public hearings and through letters and a
petition in opposition to the rezone. Those concerns include:
1. The potential size of a 20-acre multi-family development, as
allowed by the "MF" zoning would be excessive and out-of-scale
with the neighborhood.
FINDINGS - 3
2. Local streets may not be able to handle additional traffic.
3. A 300-400 unit project will bring noise, increase the local
crime rate, overcrowd schools, adversely affect property
values.
4. A large apartment complex will bring a transient population
into the area that will have less concern for the well-beinG
of the neighborhood and community.
5. Views may be affected.
COMMENTS IN SUPPORT:
A number of comments were expressed in support of the rezone
at the Commission and Council hearings. Those included:
1. Multi-family development will provide badly needed affordable
housing for those who can't afford a sinGle-family home.
2. We currently have a very low housing vacancy rate and many
people are without adequate housinG, or are living in
substandard housinG.
3. A multi-family development can have Greater design flexibility
to preserve on-site amenities (trees, open space, etc.) and
can be designed for compatibility with abutting commercial.
4. The subject site is ideally located for a multi-family
development. It is within easy walking distance of a wide
variety of shoppinG, entertainment, and employment
opportunities, as well as accessible to major bus routes.
5. HiGher-density development makes more efficient use of
existing utilities and services.
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oc c uusxc s: 892
1. The subject property has been zoned for sinGle-family or
duplex development for decades. Surrounding areas have been
developed while it remained vacant.
2. The property is mostly wooded and does provide some habitat
for birds and probably raccoons and other smaller animals.
However, the area has been designated for "urban" development
for years and there are no significant wildlife concerns.
FINDINGS - 4
3. The property is being used illegally in a number of ways: (1)
Several trails lead into and across the site, the results of
years of trespassing; (2) the southern end of the site is
being used for access to the rear of lots fronting Hollis
Street; (3) there are indications of transient campsites;
(4) some area residents have been dumping their garden and
lawn clippings on the property along Almira Drive; and (5) the
west side of the property behind Pay Less is a popular trash-
dumping site for anything from common household trash to
mattresses.
4. The site is very convenient and within easy walking distance
of grocery stores, drug store, shoe and other apparel stores,
hair salons, banks, restaurants, and including the new stores
in the Fred Meyer complex. Site design can emphasize these
advantages and discourage unnecessary automobile use.
5. The site is very convenient to mass transit, including bus
routes #21 and #29 which provide transportation to the
ferries, PSNS, and other downtown locations.
6. The site is on the west side of Almira Drive, which is a wide
collector street in good condition with curbs on both sides
but no sidewalks. Public sidewalks will be considered in any
future development proposals, regardless of zoning or
development density.
7. Almira Drive is a collector and is not the local access street
that directly serves most of the homes to the east. Most
homes are oriented toward their local streets and, with the
exception of some homes along West View Drive, are not
oriented toward western views.
8. The site has potential direct access to Riddell, Almira and
Hollis, and potential pedestrian access directly into the
Bremerton Shopping Center, which would be encouraged to reduce
vehicle trips. Because Riddell Road is an arterial, it has
been suggested by the Engineering Dept. that access onto that
street should be prohibited or limited to right turns only.
9. Multiple-family developments require a minimum of 15 percent
of the total site to be in "open space",~[~H~'l/~'~°~ be
designed as visual buffers if necessary.
10. Beca~s~Uo~q~eU?o~c~tion and slope, the natural view from this
property is toward the rear side of a shopping center -- not
pleasant. This is a primary reason why the site has not been
developed for single-family homes. A multi-family complex can
be better planned to adapt to a problem location and to buffer
the unpleasant views, cluster buildings, preserve larger areas
of contiguous open space, concentrate parking, provide
recreational opportunities and pathways, and generally make
more efficient use of the land area. ~
FINDINGS - 5
11. A large proportion of nearby residents opposed this rezone.
Their concerns and fears cover a wide range of issues
including possible increases in traffic and noise; possible
"undesirable" or "transient', neighbors who won't care about
the neighborhood; reduced property values; adverse effects on
views; dangers to school children and other pedestrians; etc.
Some of these concerns can be alleviated through quality
design while others will depend on factors that may be beyond
City control, such as ongoing maintenance, property management
and socio-economic characteristics of future tenants.
12. The street system serving this site is well below its capacity
but in obvious need of improvements, particularly to Riddell
Road. Almira Drive can handle a considerably greater amount
of traffic. Riddell Road and its intersection with Wheaton
Way needs improvements to bring it up to arterial standards.
To date, the traffic on Riddell hasn't justified street
improvements, but intersection improvements are forthcoming at
Wheaton Way and other street improvements can be a part of
future development, or financed in part through impact fees.
13. Approval of this Rezone will not guarantee approval of a
development at the highest allowed density. Additional
information in three key areas is required through the Phased
SEPA process for any future proposal and, if the impacts
cannot be mitigated, the development could be denied or
reduced to a more acceptable size.
14. Through sensitive design, site planning and site plan review,
this site can be developed for medium-density multi-family
housing without any significant adverse impacts to nearby
single-family neighbors. The minimum development requirements
of the Zoning Ordinance are designed to minimize such impacts
and help assure compatibility.
15. The Planning Commission, after accepting public testimony at
its January 15, 1991 public hearing, concluded that a
potential residential density of 21 dwelling units per acre at
this location would be excessive and that a lower density of
15 DU/Ac. would be more appropriate and more consistent with
the Comprehensive Plan for the area.
16. Because of the physical size of this site and the possible
impacts that a potential development of 400 or more units may
have on its surrounding neighborhood, there is a need for
further review by the public and by the City Council in an
effort to achieve the highest possible level of development
quality and sensitivity.
91 040 10083 [[[553F 894
FINDINGS - 6
D~ISI~:
Based on the above findings and conclusions, and following a
public hearing on February 27, 1991, the Bremerton City
Council approved the rezone to "Multiple-family Residential
(MF)" with the condition that the City Council have a
Preliminary Site Plan Review at a public hearing and the items
to be addressed specifically, although not exclusively, would
include:
1. Transit access and turnouts
2. Streets and sidewalks
3. Open Space
4. Setbacks and types of vegetation within those setbacks
5. Basic lighting
6. Concern for trash facilities
7. Access onto neighboring streets
~£~1583~:~, 895
9 1 0,~0 100~.q
FINDINGS - 7