HomeMy WebLinkAbout4187 ORDINANCE NO. 4187
AN ORDINANCE CREATING A DOWNTOWN WATERFRONT URBAN RENEWAL
DISTRICT PROJECT AREA IN WHICH URBAN RENEWAL TECHNIQUES
AND POWERS ARE AUTHORIZED; ESTABLISHING A DESIGN REVIEW
OVERLAY DISTRICT WITHIN WHICH CERTAIN PLAN PROVISIONS
APPLY; ESTABLISHING URBAN RENEWAL POLICIES AND PROJECT
AREA GOALS AND OBJECTIVES; DESIGNATING LAND/WATER USE
AREAS; ESTABLISHING A DESIGN REVIEW BOARD; PRESCRIBING
DEVELOPMENT CONTROLS; DESIGNATING PROPERTIES SUBJECT TO
ACQUISITION; PRESCRIBING PROPERTY REHABILITATION
STANDANDS; DESIGNATING PROPERTIES FOR PROJECT
IMPROVEMENTS; ESTABLISHING AN IMPLEMENTATION PROGRAM;
ESTABLISHING PROCEDURES FOR MODIFYING THE PLAN; AND
AMENDING BREMERTON ZONING ORDINANCE NO. 4172 ACCORDINGLY.
WHEREAS, the City Council of the City of Bremerton did
in 1977 pass Resolution #1730 finding and concluding certain areas
of the City to be a blighted area; and
WHEREAS, the City Council of the City of Bremerton did
in 1986 pass Resolution #2117 confirming and reaffirming Resolution
#1730 and directing the Mayor and his staff to prepare an urban
renewal plan and project for that area bound by Washington Street
on the west, the Outer Harbor line on Sinclair Inlet on the east,
Puget Sound Naval Shipyard on the south, and the northerly line of
Fifth Street extended easterly as a "Blighted Area" as described
in RCW Chapter 35.80: and
WHEREAS, the 1986 Economics Research Associates Market
Research Report on the Downtown Waterfront Urban Renewal Project
Area, concluded that substantial space devoted to open space,
parks, plazas and amenities, and a high level or coordinanted
public and private action and a strategy for implementation with
joint financing of specific actions would be required to develop
a setting that would attract businesses and residents from regional
markets; and
WHEREAS, the Bremerton Department of Community
Development issued a Discussion Draft of the Downtown Waterfront
Urban Renewal Plan in July 1987; and
WHEREAS, the Bremerton Department of Community
Development issued a Final Environmental Impact Statement (EIS) on
the Draft Downtown Waterfront Urban'Renewal Plan on March 24, 1988,
in accordance with the State Environmental Policy Act of 1971 as
amended; and
WHEREAS, the Bremerton Planning Commission held two
public hearings on the proposed Urban Renewal Plan during March,
1988, and recommended approval of the Plan in May 1988; and
WHEREAS, the City Council of the City of Bremerton held
several duly advertised study meetings and two public hearings on
the proposed plan between October and December 1988; and
WHEREAS, notice was given for the City Council public
hearing of December 28, 1988 pursuant with the notice requirements
of the State Urban Renewal Statute RCW 35.81.060(2)-(6); and
WHEREAS, the proposed Plan is consistent with the Urban
Renewal Statute [RCW 35.81.060(4)] requirements for approval of an
urban renewal project as follows:
1. A workable and feasible plan exists for making available
adequate housing for the persons who may be displaced by the
project, whereby the proposed Plan provides for development
of a Project Area Relocation Plan, and for compliance with the
City of Bremerton Displacement Plan For Community Development
Block Grant (CDBG), if acquisition of property is commenced
prior to development of a Project Area Relocation Plan; and
2. The proposed urban renewal plan conforms to the adopted
Bremerton Comprehensive Plan, whereby the adopted Bremerton
Comprehensive Plan calls for redevelopment of the downtown
waterfront to create a focal point of the downtown and an
improved image of the City; and
3. The proposed urban renewal plan will afford maximum
opportunity, consistent with the sound needs of the
municipality as a whole, for the rehabilitation or
redevelopment of the urban renewal area by private enterprise,
whereby the proposed Plan: provides for a two-year period
before acquisition of non-compliant properties; and provides
for acquisition only if owners do not choose to comply with
the Plan; and
4. A sound and adequate financial program exists for the
financing of said project, whereby the proposed Plan provides
for: targeting of CDBG and other available grant/loan programs
as a priority for construction of public facilities within the
Project Area; for development of a sound financial program to
finance acquisition and redevelopment during Project
Implementation Phase I; and for initiating the Phase II
Acquisiton and Development phase only after such program is
in place; and
5. The urban renewal project area is a blighted area as defined
in RCW 35.81.010(2); whereby the City of Bremerton caused to
be prepared An Evlaution of Blight Conditions Report on the
downtown waterfront area west of Washington Avenue between the
Puget Sound Naval Shipyard and the Manette Bridge by William
B. Reems, C.C.I.M., C.R.B., C.R.S., Senior Certified
Appraiser, in January 1984 and an update of that report in
December 1988, finding the area in question to be in a state
of "blight"; now therefore
THE CITY OF BREMERTON DOES ORDAIN:
SECTION 1: That the document attached hereto as Exhibit
"A" and entitled "Downtown Waterfront Urban Renewal Plan" is
incorporated herein and hereby adopted, to become effective ten
(10) days from the date of passage of this Ordinance.
SECTION 2: That the Department of Community Development
is directed to commence developing the Implementation Phase I
Project Report immediately, and to present such report to the City
Council no later than July 1, 1989.
APPROVED on the first reading this (~¢ day of
~%~_ 72~- , 1989.
_ PASSED on secokd~eading b~ the Bremerton City Council,
this / O day of .~LL~J~_~.t/~FtC:v~ , 1989.
~~G, PCsident
'.~ ~ ~ / , 1989.
!
~TTEST:
KATHLEEN L. McCLUSKEY
City Clerk
PUBLICAT!ON
ORDINANCE
Citsr of Brcmcrto~l,
DOWNTOWN
WATERFRONT
URBAN
RENEWAL
CITY COUNCIL
PLAN A1 Colvin District #1
Morrie Dawkins District #2
Hank Waibel District #3
Lon Overson District #4
Shirley Crutcher District #5
Lynn Horton District #6
C.R. "Tiny" Collins District #7
Spencer Homing, District #8
Russ Johnson, District #9
PLANNING COMMISSION
Guy Beckett; Chairperson
Robert Schneidler; vice-chairperson
Billie Eder
Mary Fields
Burr Gegner
Clem Modisette
Robert Moore
Virginia Okerman
Alice Stenhjem
DEPARTMENT OF COMMUNITY DEVELOPMENT
Donald L. Pratt; Director
Kay W. Wilson, Senior Planner; Project Manager
Bonnie Krause, office Assistant
Technical Advisory Committee
Ron Hough; Manager, Long-range Planning
Edward F. Davis AICP; Manager, Current Planning
Jack Maher; Waterfront Development Manager
Richard L. Mason; Community Development Manager
David Baker; City Engineer
CITY OF BREMERTONt WASHINGTON
Effective March 2, 1989
ASSISTANCE
The preparation of this report was financially aided through
a grant from the Washington State Department of Ecology with
funds obtained from the National Oceanic and Atmospheric
Administration, and appropriated for Section 306b of the
Coastal Zone Management Act of 1972.
CONTENTS
I. INTRODUCTION I-1
A. SUMYLARY I-1
B. DEFINITIONS I-3
II. DESCRIPTION OF PROJECT II-1
A. PROJECT BOUNDARIES II-1
B. PROJECT GOALS II-1
C. URBAN DESIGN OBJECTIVES II-4
D. URBAN RENEWAL POLICIES II-4
E. URBAN RENEWAL TECHNIQUES II-5
III. LAND/WATER USE PLaN III-1
SECTION ONE - LAND/WATER USE PLAN MAP . III-1
SECTION TWO - DEVELOPMENT CONTROLS III-1
A. PROJECT CONTROLS III-1
1. DESIGN REVIEW BOARD (DRB) III-1
2. PROPERTY REHABILITATION STANDARDS III-3
B. COORDINATION WITH ZONING/SHORELINE CONTROLS III-3
C. COORDINATION WITH OTHER APPLICABLE CONTROLS III-3
D. PROJECT REPORT III-4
E. LAND/WATER USES III-5
F. LAND/WATER AREA CONTROLS III-9
1. COPIMERCIAL/RESIDENTIAL/TOURIST AREA CONTROLS III-9
2. FERRY TERMINAL AREA CONTROLS (FT) III-14
3. MARINA/NORTH AREA CONTROLS (MN) III-19
4. MARINA/SOUTH AP~EA CONTROLS (MS) III-21
5. PATHWAY-PARKAREA CONTROLS (PP) III-24
6. THOROUGHFARE AND RIGHT-OF-WAY CONTROLS (TR) III-26
G. ADDITIONAL CONTROLS . III-31
1. Design Guidelines and Theme III-31
2. Height Limits III-31
3. Landscaping III-3t
4. Loading III-32
5. Parking III-32
6. Public Art III-3~
7. Roof
8. Securit~III-36III-36
9. Signs III-36
10. Variances (hardship) III-36
11. View Corridors III-37
H. DURATION AND APPLICABILIT] OF CONTROLS III-39
i
IV. PROJECT PROPOSALS IV-1
A. LAND ACQUISITION IV-1
B. REHABILITATION IV-2
C. REDEVELOPER'S OBLIGATIONS IV-3
D. UNDERGROUND UTILITY LINES IV-4
E. TEMPORARY PROJECT IMPROVEMENT AND FACILITIES IV-4
F. PROJECT IMPROVEMENTS IV-4
1. Washington Avenue IV-4
2. First Street IV-4
3. Gateway Park IV-4
4. Second Street, _ _ . IV-5
5. Second Street vieWing Platfor~ IV-5
6. Fourth Street IV-5
7. Fourth Street Beach Access Tower IV-5
8. Pathway-Park IV-5
9. Marina . . . IV-5
10. Fishing Pier. IV-5
11. Multi-model Ferry Te~i~a~ IV-5
12. First Street Dock IV-6
13-'Landscaping. · ! · IV-6
14. Non-glare Lighting IV-6
15. Emergency Services Communication S ,stem IV-6
16. Utilities IV-6
V. OTHER PROVISIONS V-1
A. TEMPORARY USE OF ACQUIRED LAND OR BUILDINGS V-1
B. EQUALITY OF OPPORTUNITY V-1
C. TRANSFERS OF FUNDS V-1
VI. IMPLEMENTATION VI-1
A. PHASE I - PROGRAM PLANNING VI-1
1. Development Action Plan VI-1
2 Development Action Schedule VI-1
3 Development Incentives Program VI-2
4 Parking and Circulation Plan VI-2
5 Design Guidelines VI-2
6 Public Art Program VI-2
7 Financial Program VI-2
8 Relocation Plan VI-3
B. PHASE II - ACQUISITION AND DEVELOPMENT VI-4
1. Initiation of Phase II VI-4 ~
2. Schedule VI-4
VII. PROCEDURES FOR CHANGES IN THE APPROVED PLaN . VII-1
A. LIMITS TO PLAN MODIFICATIONS VII-1
B. PLAN MODIFICATION PROCESS VII-1
ii
VIII. EXHIBITS VIII-1
A - General Location VIII-2
B - Boundary Map VIII-3
C - Existing Development VIII-4
D - Land/Water Use Plan VIII-5
E - Design Concepts VIII-6
F - Land Acquisition VIII-7
G - Zoning Ordinance Amendment VIII-8
IX. ATTACHMENTS IX-1
1 - Property Rehabilitation Standards IX-2
2 - Proposed Arterial Element (Excerpt) IX-4
3 Bibliography ....... IX-7
4 - Proposed Finance Program IX-8
5 - Displacement Plan for CDBG IX-10
6 - "Ultimate" Ferry Terminal_ ......_ IX-12
7 - Proposed Waterfront Development Guideplan ...... IX-13
8 - Urban Renewal Law IX-15
9 - Downtown Waterfront Urban Renewal Plan Ordinance IX-20
iii
I. INTRODUCTION
A. SUMMARY
1. Location
The Downtown Bremerton Waterfront Urban Renewal
Project Area is located between the Puget Sound
Naval Shipyard (PSNS) on the south, the Bremerton
Central Business District (CBD) on the west, and
the Port Washington Narrows on the east. The
northern boundary is marked by a change in
character at Fifth Street, where the multilevel
City parking garage visually separates the area
from the rest of the CBD.
This 45 acre site includes 12 upland acres
(including 4 acres in streets) and 33 underwater
acres between the shoreline and the Outer Harbor
Line. The Washington State Ferry Terminal, Port
of Bremerton First Street Dock, and the small Port
Orchard "foot-ferry" dock are all located in the
southern part of this underwater area.
2. Topography
The land slopes gently downhill to the east from
the western Project boundary along the west side
of Washington Avenue toward the shoreline. The
waterfront gradually transitions from iow bank at
the south boundary to moderately high bluff on the
north boundary.
3. Existing Conditions
The existing uses in the Project Area are mostly
distinguished by a lack of responsiveness to the
waterfront. Except for the ferry and dock
facilities, the only water-oriented uses are two
restaurants that feature shoreline views. The
predominant use of the land area is parking, most
of which is in undeveloped dirt surface lots.
Several old buildings in various states of
disrepair also dominate the Project Area and tend
to overshadow a few notable building remodels that
hint of the potential offered by the site.
I - I
This potential has been recognized for years, and
yet the site remains blighted, a scar on the City.
The reasons are complex. The sad condition of the
Area is the compounded result of antiquated
platting, poor access into the CBD/Waterfront
area, surges of traffic flow with the arrivals and
departures of ferries, and a lack of innovation
and risk-taking by property owners. This tendency
of some owners to hold back, to avoid risks, may
have been at least in part due to a recognition
that no one development could turn the area around
by itself.
4. Plan Contents
This Urban Renewal Plan establishes development,
land/water use, building, and other controls in
the Project Area. The Plan contains a Land/Water
Use Plan which designates Land/Water Use Areas
consistent with the policies of the Bremerton
Comprehensive Plan. The Land/Water Use Plan
establishes planning criteria, permitted uses,
building controls and special controls where
applicable for each Land/Water Use Area. General
requirements related to landscaping, roofs,
parking, off-street loading, access, signs, view
corridors, and variances are specified under
Additional Controls.
Property Rehabilitation Standards, Attachment 1,
sets forth the standards which must be met in
rehabilitating any structure in the Project Area.
5. Implementatlon
This Urban Renewal Plan assumes that
implementation strategies will be designed to
ensure that redevelopment is phased to minimize
disruption within the Project Area.
The overriding intent of the City is to work
cooperatively with property owners to bring about
orderly redevelopment in a timely manner. The
City will resort to condemnation procedures only
if owners do not choose to develop or rehabilitate
I - 2
their property in conformance with the Urban
Renewal Plan.
This Plan provides the framework for accomplishing
the urban renewal objectives of developing the
downtown waterfront into a vital, attractive,
people-oriented place -- a place that will take
advantage of its unique setting, create a positive
image of the City, draw visitors from around Puget
Sound, and be a source of community pride.
B. DEFINITIONS
The following terms wherever used or referred to in
this Plan, shall have the following meanings, unless a
different meaning is indicated by the context.
Definitions related to land or water use not herein set
forth shall be the same as those contained in the
Bremerton Zoning Ordinance, as amended, and/or the
Bremerton Shoreline Management Master Program, as
amended.
Board or DRB: The Design Review Board established
within this Plan.
Building Controls: The specifications which define the
maximum height, bulk and volume permitted in each
Land/Water Use Area.
city: City of Bremerton.
Disposition Document: The agreement between the City
and the redeveloper of a designated property,
containing the terms and provisions by which the
redevelopment shall conform to and carry out the
requirements of the Urban Renewal Plan and all other
applicable laws and regulations.
Owner-participation Agreement: The contractual
agreement between the City and the owner of a property
within the Project Area who elects develop or
rehabilitate such property in conformance with the
requirements of the Urban Renewal Plan and all other
applicable laws and regulations.
I
Plan or Redevelopment Plan= The Downtown Waterfront
Urban Renewal Plan.
Planning Criteri&= The development requirements
specified for each Land/Water Use Area.
Project= The Downtown Waterfront Urban Renewal
Project.
Project Area= The area included within the boundaries
of the Downtown Waterfront Project.
Rehabilitation= To repair and reconstruct in
conformance with the Property Rehabilitation Standards,
Attachment 1.
Special Controls: Those required or permitted
additional controls set forth to guide development
unique to each Land/Water Use Area.
I - 4
II DESCRIPTION OF PROJECT
A. PROJECT BOUNDARIES
The project Area consists of the parcel of land lying
within the following described boundaries, shown on the
Boundary Map, Exhibit "B".
Beginning at the intersection of the north margin of Fifth Street and the west
margin of Washington Avenue; thence southwesterly aLc~g the ~est margin of
Washington Ave. to the north margin of First Street; thence west along said north
margin of First Street to the southeast corner of Lot L BLock 9 of the plat of the
Original To~n of Sremerton; thence south to the northeast corner of Lot 5 BLock 10
of said plat; thence south along the east Line of Lots 5, 4, ~[, and 2 of said
BLock 10 to the north margin of 14ashington Avenue; thence southeasterly to the
northwest corner of Lot 9 BLock [ of said pLat; thence southeasterly along the
west Line of said Lot ~ and its extension to the Outer Harbor Line; thence
northeasterly along the Outer Harbor Line to the easterly extension of the north
Line of Lot ~ BLock 4 of said plat; thence northwesterly along said easter-[y
extension and said north Line of Lot.~ to the east margin of Washington Avenue;
thence northwesterly to the Point of Beginning.
The easterly boundary of the Project Area follows the
Outer Harbor Line (OHL). This boundary shall be
automatically expanded if the OHL is expanded.
B. PROJECT GOALS
The five goals and their accompanying statements of
objectives below are to be taken as a whole. Together
these goals indicate the intentions of the Project.
It shall be the goal of the Downtown Waterfront Project
to:
1. Develop the downtown Bremerton Waterfront area to
its highest economic and social potential and take
advantage of the site,s unique public and natural
resources and amenities.
a. Assure development and redevelopment of
the Project Area in a manner consistent
with its market potential in order to
maximize private investment in the area.
b. Minimize public costs by encouraging
existing land owners to commit to
II - I
develop/redevelop their property within
a reasonable time in accordance with the
Plan.
c. Transfer land ownership to private sector
developers committed to carry out the Plan if
existing owners do not choose to develop in
accordance with the Plan.
d. If it is necessary to acquire property, phase
acquisition to minimize the time a parcel is
held by the City and the amount of public
funds that are committed at any one time.
2. Maintain a balanced mix of commercial, social,
cultural, residential, tourism, and recreational
opportunities within the Project Area to replace
the present blighted status of the area.
a. Encourage uses that promote the economic
potential of the waterfront.
b. Promote office, restaurant, specialty shop,
hotel/conference center, multi-family, and
marine-oriented businesses in the area.
c. Develop a fishing pier and associated
facilities.
d. Develop a transient marina with a breakwater.
e. Develop a waterfront public pathway-park
system.
f. Aid development of a naval heritage
museum/visual arts center.
3. Renew and upgrade utility systems within the
Project Area to support more intensive use.
a. Upgrade/install City utility systems so that
all Urban Renewal sub-projects can be
permitted and fully utilized.
II - 2
b. Require that all non-City utilities
completely underground all their utility
lines and services in a sizing/capacity to
serve the Project Area at full development.
4. Develop an efficient regional transportation hub
within the Projeot Area.
a. Develop a new multi-modal transportation
terminal including facilities for
intertransfers of passengers from bus,
vehicle ferry, high-speed passenger ferry,
helicopter, sea plane, etc.
b. Enhance access to public and business centers
within the area by redesign and
reconstruction of the street and pedestrian
walkway system as necessary.
c. Provide adequate parking for business,
cultural, recreational, residential, and
transportation activities in the Project
Area.
5. Increase private sector employment in the Project
Area.
a. Renew utility systems so larger projects can
be permitted.
b. Increase the private sector tax base in the
area.
c. Encourage year-round business with non-
governmental payrolls to help balance the
community,s existing large governmental
payroll.
6. Execute the Plan with the least possible
disruption to the activit~ and quality of the
existing uses.
II - 3
C. URBAN DESIGN OBJECTIVBB
The following urban design objectives set forth
commitments for the redevelopment and enhancement of
the Downtown Waterfront Project Area.
It shall be the objective of the Project to:
1. Improve the downtown Waterfront area in accordance
with the policies of the Bremerton Comprehensive
Plan and the Bremerton Shoreline Master Program.
2. Establish the downtown waterfront as an attractive
entrance to the City.
3. Improve visual and physical connections between
the Central Business District and the water
through control of building setbacks, heights,
view corridors, and public amenities.
4. Encourage increased pedestrian activity by
providing access to the water's edge, establishing
connections to the Central Business District,
providing pedestrian-oriented uses at street
level, and developing an attractive streetscape.
Provide a series of public spaces that connect
surrounding activities and enhance public
enjoyment through strategic use of materials,
scale, architectural detail, furniture and
lighting.
5. Promote building design features that express
'individual functions while contributing to the
harmony of the whole.
NOTE:
PLanning CPiteria, Building Controls a~ S~cia[ ContPoLs ape set foPth fop each
section of the Project APea to ensure realization of the a~ve Ur~n Design
Objectives. (See Chapter II! Section
D. URBAN RENEWAL POLICIRR
The City's Urban Renewal Policies are:
II - 4
1. To work cooperatively with property owners to
bring about orderly redevelopment in a timely
manner.
2. To resort to condemnation and acquisition
procedures only if owners do not choose to develop
or rehabilitate their property in accordance with
the Urban Renewal Plan.
3. To ensure that redevelopment is phased to minimize
disruption within the Project Area.
E. URBAN RENEWAL TECHNIQUER
The following are techniques and powers that will be
used to achieve the objectives of the Downtown
Waterfront Urban Renewal Project as authorized by the
Urban Renewal Statute, RCW 35.81.
The City shall:
1. Acquire real property as designated on the Land
Acquisition Map, Exhibit E.
2. Install, construct, or reconstruct public
improvements including streets and other public
rights of way, underground utilities, parks,
pathways, and viewpoints.
3. Rehabilitate designated properties.
4. Provide relocation assistance to residents and
business that are displaced by Project action.
5. Sell property, including air rights, for public
and/or private redevelopment in accordance with
provisions of this Plan.
6. Clear and replace buildings, phased to minimize
disruption of existing public and private
activities.
7. Encourage voluntary rehabilitation.
II - 5
8. Compel the repair and rehabilitation of
deteriorated or deteriorating structures.
II - 6
III. LAND/WATER USE PLAN
SECTION ONE - L~ND/WATER USE PLAN MAP
Exhibit "D" indicates the general distribution of land and
water uses and the location of thoroughfares, rights-of-way
and easements. Land uses are established on the basis of
predominant use, and are as follows:
CRT - commercial/Residential Tourist Area
FT - Ferry Terminal Area
MS - Marina/South Area
MN Marina/North Area
PP Pathway-Park Area
TR - Thoroughfares and Rights of Way
SECTION TWO - DEVELOPMENT CONTRO~.~
Development controls set forth in this Plan specify a
maximum level of development ultimately allowable in the
Project Area. In addition to all applicable codes,
regulations and ordinances, the rehabilitation and
redevelopment of land in the Project Area shall be subject
to the regulations and controls set forth herein. In cases
of conflict, the more restrictive shall apply.
A. PROJECT CONTROLS
1. Desiqn Review Board (DRB)
a. Purpose
The City shall establish a project Design
Review Board (DRB) to review development
proposals for consistency with the Goals and
Objectives of the Project.
b. Membership
The DRB shall consist of five persons. The
Mayor shall appoint, and the City Council
shall confirm, members who are knowledgeable
in matters of land use, design and aesthetic
judgement by virtue of training, education
and/or experience.
III - i
c. Duties
It shall be the duty of the Board to:
1) Review and approve plans, designs and
proposals for rehabilitation and
redevelopment;
2) Assist in the selection of
rehabilitation and redevelopment
proposals for properties acquired by the
city;
'3) Grant exceptions to height limits,
setbacks and view corridor requirements
as provided in Chapter III. Section
3.A.6. (CRT Special Controls) and
Section G.11.c. (View Corridors).
d. Appeal of DRB Decision
A decision of the DRB may be.appealed to the
City Council.
e. Rules of Procedure
The DRB shall prepare bylaws, review
procedures, and design criteria, and such
other rules of procedure as it shall deem
necessary to carry out its duties, subject to
approval of the City Council.
f. Interim Design Review Process
Until such time as the DRB is functional,
Design Review shall be conducted by the
Director of Community Development.
1) The Director's decision shall be based
on Downtown Waterfront Urban Renewal
Plan Goals, Objectives, Criteria, and
Controls.
2) The review process shall be conducted as
prescribed in Chapter 10, Section 6 of
the Bremerton Zoning Ordinance.
g. Limitation of Authority
The DRB shall be disbanded five (5) years
from the date of the ordinance forming the
DRB, unless reinstated by the City Council.
III - 2
2. Property Rehabilltation Standards
Property Rehabilitation Standards, Attachment 1,
shall be applied uniformly to all properties to be
rehabilitated in the Project Area.
B. COORDINATION WITH ZONINO/SHORELINE CONTROLS
1. The provisions of the Bremerton Zoning Ordinance
and/or Bremerton Shoreline Master Program shall
apply to the Project Area, except as may otherwise
be provided in the Urban Renewal Plan.
2. The Bremerton Zoning Ordinance and Zoning Map are
hereby amended, as shown in Exhibit G, as follows:
a. The Project Area is designated ~Downtown
Waterfront Urban Renewal District".
b. The adjacent upland area is designated
-Downtown Design Review Overlay District-.
1) Development within this area is subject
to all underlying zoning requirements:
Provided, that heights shall be
consistent with Urban Renewal Plan
requirements for the Mixed Commercial/
Residential/Tourist Area. (See Chapter
III. Section 3.A.)
2) Projects within this area shall be
subject to Design Review by the Design
Review Board (DRB) to ensure consistency
with Project Goals and Objectives.
C. COORDINATION WITH OTHER APPLICABLE CONTRO?~S
Development within the Project Area shall be consistent
with all applicable local, state and federal
regulations. In addition to City requirements, these
may include, but are not limited to, the following:
III - 3
1. Bremerton-Kitsap County Health Department:
Administers public health regulations for marinas.
2. Washington state Departments of Fisheries and
Wildlife Hydraulio Projeot Approval (HPA) Permit:
Sets conditions for construction activity
waterward of the mean higher high tide line in
salt water in order to protect fish and wildlife
habitat.
3. Washington State Department of Natural Resources=
Administers a permit process governing disposal
of dredged material removed from a marina.
4. Washington State Department of Ecology: Evaluates
marina projects for their effect on water quality.
S. U.S. Army Corps of Engineers= Administers a
permit process governing construction in
"navigable" waters and associated wetlands.
D. PROJECT REPORT
During the implementation phase of the Project, the
City shall develop a Project Report to explain and
illustrate the objectives and controls of the Urban
Renewal Plan. (See Chapter VI.A.)
1. Redevelopment proposals shall be evaluated on the
basis of their conformity to the contents of the
Project Report.
2. Design and economic criteria derived from the
Project Report shall be incorporated in all
disposition documents and owner-participation
agreements used in the implementation of the Urban
Renewal Plan..
E. LAND/WATER USES
In order to define land/water use mixes, character and
density, this Plan identifies predominant uses, and
assigns various combinations of uses to specific
Project Areas. The following categories indicate
III - 4
predominant land/water uses permitted in the Project
Area. The uses set forth below are not exclusive, but
are illustrative of the types of uses to be permitted
in each land use category.
1. Residential= Buildings or portions of buildings
used as penthouses, apartments, condominiums and
boarding houses. Additional, incidental uses which
are for the benefit and enjoyment of the residents
may be permitted on a case-by-case basis.
2. Mixed Commercial: Buildings or portions of
buildings used for the following commercial
activities:
a. Office Commercial: Professional offices and
business offices.
b. Retail Commercial: Retail shops, stores and
shopping arcades.
c. Recreational Commercial= Art galleries,
taverns, cafes, restaurants, bars, physical
fitness centers.
d. Outdoor Market: Retail business using
temporary space in an open, unroofed area,
including sidewalk cafes and street vending.
e. Hotel/Conference Centers: Establishments
that offer transient lodging accommodations
and/or meeting facilities to the general
public. Additional services for hotel/
conference center users, such as restaurants,
gift shops, beauty and barber shops, and
recreation facilities shall be permitted.
f. Cultural Facilities: Establishments of a
historic, educational or cultural nature,
such as museums and art galleries, which are
not operated commercially.
III - 5
g. outdoor Vendors~ Small retail or food
vendors using temporary space, on a case by
case basis.
3. Parking Co~merolal: Areas and structures used for
storage of automobiles as a primary use.
4. Water-Dependent/Relate~: Facilities which are
dependent on a water location by reason of the
intrinsic nature of their operations or whose
operation cannot occur economically without a
shoreline location.
a. Marina: Facilities for storing, servicing,
fueling, berthing and securing of pleasure
craft. Eating, sleeping and retail
facilities for owners, crews and guests may
be permitted on a case-by-case basis.
b. Public Fishing Pier: Public piers which
provide facilities for on-site recreational
fishing.
c. Aquariums: Facilities where collections of
live water plants and animals are exhibited
for public view.
d. Tour Ships: Ships of historical or other
special interest which are normally fixed in
place and open to the public for tours.
e. Boardwalks: Public pedestrian and bicycle
ways constructed over water or along the
shoreline.
5. Public Access Opportunities: Uses not otherwise
listed, which qualify as "water-enjoyment" uses
under Shoreline Master Program regulations.
Water-enjoyment uses are defined as those that
"provide for passive and active interaction of a
large number of people with the shoreline for
leisure and enjoyment as a general character of
the use, and which through location, design and
operation assure the public's ability to interact
III - 6
with the shoreline. In order to qualify as a
water-enjoyment use, the use must be open to the
public, and most if not all of the shoreline-
oriented space in the facility must be devoted to
the specific aspects of the use that foster
shoreline interaction,,.
6. Transportation Terminal:
a. Ferry Terminal: Facilities where transfer
between passenger or auto ferries and other
modes of transportation takes place.
b. Ferry Parking Facilities: Facilities
providing parking for walk-on ferry
passengers.
7. Public Recreation Facilities: Areas and
structures used for:
a. Parks: Areas and structures used for public
recreation, primarily of a passive nature.
b. Viewpoints: Areas and structures providing
opportunities for the public to enjoy views
of the water or other places of interest.
c. Pathway: Public pathways/boardwalks for
pedestrians and/or bicycles.
8. Water/Marina Support: Uses serving activities in
the Water/Marina Areas which cannot practically be
located further from the shoreline.
9. Thoroughfare and Right-of-Way Uses: Public
streets, walks and other spaces.
10. Accessory Uses:
a. Uses that are incidental, customary or
necessary to the functional operation of
predominant uses are permitted within the
Project Area.
III 7
b. Landing facilities for seaplanes and
helicopters may be permitted on a case by
case basis.
11. Prohibited Uses:
a. Uses shall be prohibited that are
objectionable by reason of noise, vibration,
smoke, fumes, dust or odor, provided that
construction activities, including pile
driving, are permitted within specific time
limits.
b. Uses shall be prohibited which are
incompatible with principal uses.
c. Automobile oriented uses not specifically
permitted are prohibited.
d. Prohibited uses include but are not
necessarily limited to:
1) Commercial parking facilities, (except
as specifically permitted for ferry
passengers or by Shoreline Conditional
Use Permit);
2)Heavy manufacturing;
3)Car wash;
4)Warehouses;
5) Outdoor storage (excluding offshore
boat/watercraft moorage and Marina
Support uses).
12. Shoreline Master Program Use Controls: Ail uses
in the shoreline area under the jurisdiction of
the Shoreline Master Program are also subject to
Master Program requirements that such uses are
"water-dependent", "water-related", or "water-
enjoyment" uses. This shoreline area consists of
all water areas and those upland areas within 200
feet of the Ordinary High Water Mark(OHWM).
III - 8
F. LAND/WATER AREA CONTROLS
In order to define land/water use, building controls,
and planning objectives in specific Project Areas, the
predominant land/water uses are designated as shown on
Exhibit "D" and supplemented in the following text.
The use and building controls shall apply to the
redevelopment and rehabilitation of properties within
each Land/Water Use Area indicated. The City may
establish additional controls prior to disposition of
acquired property and prior to entering into
owner-participation agreements in order to achieve
Project goals and objectives.
1. COMMERCIAL/RESIDENTIAL/TOURIST ARE~ CONTROLS (CRT)
a. Description
The CRT Area is located along the downtown
waterfront between Fifth Street extended
eastward and the south boundary of the
Washington State Ferry Terminal. The Area
slopes downhill to the east from Washington
Avenue to the shoreline. The northern
portion of the MCRT Area is separated from
the water by a steep bank, while the southern
portion of the Area is iow bank waterfront.
b. CRT Development Objectives
This area creates a connection between the
downtown core, the ferry terminal and the
water, and between the waterfront~s public,
commercial, and residential uses. Development
objectives in the CRT Area are:
1) Promote development of a high intensity,
water-oriented, diversified environment
that will be a draw to visitors, ferry
users and local people. Cultural,
recreational and commercial activities
are encouraged. Desirable uses include
office, hotel/conference center,
museum/cultural, and residential
facilities.
III 9
2) Maintain retail, service, recreation and
other "pedestrian-oriented" activities
at grade when fronting on streets and
public open spaces. On upper stories
encourage office and residential uses,
and other activities not appropriately
located on the ground floors.
3) Protect views and improve view corridors
from the CBD and the Project Area.
4) Encourage development of public open
spaces.
5) Discourage parking as a primary use.
6) Provide a land use transition between
the higher intensity uses to the south
and west and the office and residential
uses to the north.
7) Improve the streetscape along Washington
Avenue and First, Second, Fourth and
Fifth Streets.
8) Protect physical and visual access to
the water's edge.
c. CRT Planning Criteria
Development in the CRT Area shall meet the
following criteria:
1) Maintain "pedestrian-oriented,, uses at
the ground floor level with access from
the street level.
a) "Pedestrian-oriented,, uses are
"pedestrian-friendly" uses that
will draw pedestrians to and within
the area. These uses shall include
but not be limited to retail,
services, recreational, and
cultural facilities. A use may
qualify as pedestrian-oriented if
III - 10
it provides significant public open
spaces and is characterized by
"pedestrian scale" features.
b) "Pedestrian scale" is an informal
and subjective term to describe the
proportional relationship between
an individual and the environment.
It suggests that this relationship,
whether natural or constructed, is
comfortable, intimate, and
contributes to the individual's
sense of accessibility.
2) Provide pedestrian connections between
various ground floor uses.
3) Provide cover Over sidewalks along
Washington Avenue and First Street.
4) Maintain open space in the vicinity of
the Second Street View Tower that will
accommodate special events. This could
be done with plazas, parking areas, or
other joint use areas.
5) Provide adequate parking for over-water
uses.
6) Provide pedestrian access to the water
along the top of the bluff or by
boardwalk along the Shoreline.
7) Cooperate with the City to provide a
sheltered pedestrian overpass across
Washington Avenue in the vicinity of the
Municipal Parking Garage and City Hall
Park near Fourth Street.
d. CRT Permitted Uses
1) Mixed Commercial;
2) Public Recreation Opportunities;
3) Water/Marina Support;
4) Public Access Opportunities;
III - 11
5) Residential on upper floors (above
grade);
6) Parking Commercial, subject to Shoreline
Master Program criteria.
e. CRT Building Controls
1) Minimum Setbacks
a) From Washington Avenue and
First Street: None (0 feet).
b) From Second, Fourth, and Fifth
Streets: Ten (10) feet.
c) Interior Side Yards
! For Buildlngs Fronting On
Washington: Five (5) feet.
For Buildings Fronting On
First, Second, or Fourth
Street: None (0 feet).
d) From Shoreline: Twenty-five (25)
feet from Ordinary High Water Mark
(OHWM) or ten (10) feet from the
top of the bluff, whichever is
greater, to preserve the bluff line
as viewed from the water.
An exception may be granted by the
Planning Commission consistent with
the following criteria:
The burden shall be on the
developer to document, using
appropriate soil studies,
expert witnesses, and other
relevant information, that the
proposed development is
designed to:
III - 12
~ Protect and not undermine
bluff stability on or
near the site.
Not interfere with the
dynamics of bluff
erosion and associated
accretion processes.
The architectural design of
the project will require
approval by the DRB to assure
that the project blends into
and carries out the aesthetic
qualities of the bluff. This
could include such features as
tiers of building "stepping"
down the slope, fronted by
planters incorporating
vegetation that is
complimentary to the area.
2) Maximum Height:
a) South of Fourth Street: Fortyfive
(45) feet above Washington Avenue.
(See provision for exemption,
below.)
b) North of Fourth Street: One
hundred twenty (120) feet above
Washington Avenue.
c) Within View Corridors: Fifteen
(15) feet above average ground
level (as measured by the Zoning
Ordinance), subject to DRB
approval.
f. CRT Special Controls
1) The developer may choose to provide an
addition to the Pathway-Park, subject to
DRB design approval. Such space shall
III 13
be of a size and design to be adequate
for public gatherings of a significant
size.
2) In exchange for fee simple ownership of
such site, the City agrees:
a) To provide up to one hundred
percent (100%) of the cost of
construction, subject to City
Council approval;
b) To accept liability for and to
maintain such space in perpetuity.
3) In exchange for such provisions, the DRB
is empowered to grant the following
exemptions to development controls:
a) Height limits south of Fourth Street may be increased to as much
as one hundred (100) feet above
Washington.
b) Street or sideyard setbacks may be
decreased or eliminated.
c) View Corridor requirements may be ,
modified as provided in Section
2.G.11.c. of this Chapter.
2. FERRY TERMINAL AREA CONTROLS (FT)
a. Description
The Ferry Terminal Area consists of
approximately 2.2 upland and 5.0 water acres.
The upland area includes the existing ferry
terminal site, as well as the corner triangle
parcel to the northwest of Washington Avenue.
The upland portion of the site slopes gently
downhill from Washington Avenue to the
shoreline.
b. FT Development Objectives
This area provides a transportation link to
Seattle and Port Orchard. It serves as a
definitive entry to the City and establishes
III - 14
the southern boundary of the downtown and the
Urban Renewal Project Area.
The functional and aesthetic design of the
Ferry Terminal Area is a key to the success
of the Downtown Waterfront Plan. The City
intends to work with the State Ferry System
and the Washington State Legislature to
ensure that the ultimate ferry terminal
design will help mitigate parking, access,
and other impacts of the ferry terminal use.
Development objectives in the FT area are:
1) Protect convenient vehicular ferry and
passenger-only ferry service to Seattle.
2) Protect convenient passenger-only ferry
service across Sinclair Inlet.
3) Maintain up-to-date ferry terminal
facilities that create an efficient link
between the ferries, transit service,
and the State highway system.
4) Protect vehicular and pedestrian access
to terminal facilities.
5) Maintain an aesthetically pleasing
appearance of the Ferry terminal Area as
viewed from water and land areas.
6) Maintain adequate parking for ferry
users within/or convenient to the Ferry
Terminal Area.
c. FT Planning Criteria
Development in the FT Area shall meet the
following criteria:
1) Provide safe, comfortable and convenient
facilities for foot passengers, such as
enhanced crosswalks and weather
protected street overpasses and
III - 15
connections between the ferry terminal
and ferry boarding facilities.
2) Provide covered transit, taxi and
"kiss-and-ride,, parking areas on site.
3) Provide on-site incentive parking
encouraging walk-on passengers. Include
the ability to add additional parking
levels to the structure in the future.
4) Provide a buffer area along the south
edge of the terminal either to screen
the site from, or to soften views of the
Shipyard, subject to DRB approval. A
multi-level terminal with upper level
parking will satisfy this requirement.
5) Provide weather-protected waiting and
loading facilities within the Port of
Bremerton waterway lease area for the
existing privately operated passenger
ferry serving Port Orchard and Retsil.
6) Make provision for weather protected
waiting and loading facilities for
passenger-only service between Bremerton
and Seattle.
d. FT Permitted Uses 1) Ferry terminals including piers and
docks;
2) Mass transit transfer stations;
e. FT Special Controls
These special controls recognize the
long-range plans of the State Ferry System
to construct an "Ultimate" ferry terminal to
replace the "Interim" terminal constructed in
1988. The "Ultimate" terminal requirements
are based on the 1980 Bremerton Ferry
Terminal Location and Conceptual Design
Study: An Intermodal Facility, The TRANSPO
Group, Inc., Kramer, Chan and Mayo, Inc., &
III - 16
Carolyn Browne, for the Washington State
Department of Transportation. (See
Attachment 6.)
In addition to the other requirements in this
section, design of the "Ultimate Terminal"
shall include:
1) Dedication of the necessary right-of-way
for construction of a cul-de-sac at the
end of First Street in exchange for
vacation of Washington Avenue and alley
rights-of-way south of First Street.
Air rights shall be granted to permit
extension of the terminal building over
a portion of the cul-de-sac, thus
providing all-weather cover over that
portion of the cul-de-sac.
2) A multi-story terminal which includes
ample passenger parking and associated
facilities such as a large waiting area
with seating, cafe, newsstand, phones,
restrooms, vending machines, offices for
ferry personnel, ticket booth, lockers,
bicycle storage, information center,
emergency room, service elevator,
disposal room, and general storage area.
3) A weather-protected pedestrian overpass
connecting the terminal with the west
side of Washington.
f. FT Building Controls
1) Maximum Height: Fifty (50) feet above
Washington Avenue.
g. FT Circulation Requirements
1) Route circulation flow so as to minimize
conflicts between ferry users and local
traffic, and between motorized vehicles,
bicycles and pedestrians.
III - 17
2) Provide separate bike lanes for boarding
and exiting bicyclists.
h. FT Parking Requirements
1) On-site parking shall be prioritized as
follows:
a) Off-street Holding Area
! Interim Terminal: 120
vehicles, minimum;
~ Ultimate Terminal: 206
vehicles, minimum.
b) Bus Terminal Area'
~Interim Terminal: 4 buses,
minimum;
Ultimate Terminal: 10 buses,
maximum; sheltered.
c)Kiss-and-ride (Drop-off/pick-up)
Area
!Interim Terminal: 10
vehicles, minimum;
Ultimate Terminal: 50
vehicles, minimum, including
taxis; sheltered.
d) Foot Passenger Parking Area, with
priority given to handicapped and
high-occupancy vehicles:
Interim Terminal: Five (5)
handicapped stalls, minimum.
III - 18
Ultimate Terminal= One
hundred sixty (160) stalls,
minimum.
e) Off-street Overflow Area= Fifty
(50) vehicles.
f) Employee Parking= Limited to five
percent (5%) of the total number of
parking stalls (not including
holding area parking) provided on
site.
2) Inoentive Parking= Parking rates shall
be structured to promote walk-on use of
ferries; rates for foot passengers shall
be lower than for other parking users.
3. MARINA/NORTH AREA CONTROLS (MN)
a. Description
The Marina/North Area consists of the water
area between the shoreline and the Outer
Harbor Line north of Burwell Street extended
eastward. It is separated from adjacent uses
by a high bluff.
b. MN Development Objectives
The Marina/North Area provides a lower
intensity connection between the higher
intensity Marina/South Area, the Commercial/
Residential/Tourist Area, and the office and
residential areas to the north of the Project
Area. Development objectives in the MN Area
are:
1) Protect limited active and passive
opportunities to enjoy the water.
2) Protect pedestrian links along the
downtown water front that can be
extended to the Manette Bridge,
Evergreen Park and Olympic College.
III - 19
3) Protect the appearance of the downtown
waterfront.
c. MN Planning Criteria
Development in the MN Area shall meet the
following criteria:
1) Provide moorage for
recreational/pleasure craft.
2) Provide a boardwalk along the shoreline.
3) Design facilities to protect water
views.
4) Comply with Health Department
requirements.
d. MN Permitted Uses 1) Marina;
2) Private boardwalks and piers, providing
public access is not obstructed;
3) Houseboats and covered moorage are
specifically prohibited.
e. MN Building Controls
1) Maximum Height: Eighteen (18) feet
above sea level at Ordinary High Water
Mark (OMWM).
2) Piers and Floats: Construction
materials shall be designed to last at
least twenty (20) years.
f. MN Speoial Controls
1) Parking Requirements
a) Transient Moorage: One
(1)space/twenty (20) moorage slips.
III - ZO
b) Permanent Moorage: One (1) space
moorage slip.
4. MARINA/SOUTH AREA CONTROLS (MS)
a. Desoription
The Marina/South Area consists of the
underwater area between the shoreline and the
Outer Harbor Line between Burwell Street
extended eastward and the ferry terminal.
b. MS Development Objectives
The Water/Marina-South Area provides a major
link between the city and its shoreline.
Development objectives are:
1) Protect varied active and passive
opportunities to enjoy the water that
will attract visitors and local people
to the downtown area.
2) Protect pedestrian links along the
shoreline between the ferry terminal and
the Water/Marina-North Area that can be
extended to the Manette Bridge,
Evergreen Park and Olympic College.
c. MS Planning Criteria
Development in the Marina/South Area shall
meet the following criteria:
1) Provide transient moorage for
recreational/pleasure craft and
permanent moorage for tour boats and
emergency vehicles.
2) Provide a public fishing pier, including
conveniently located restrooms.
3) Provide a pathway/boardwalk along the
shoreline designed to eventually link
the ferry terminal with Evergreen Park
and Olympic College.
III - 21
4) Provide adequate nearby parking for uses
in the Marina/South Area.
5) Design height, placement and
architectural design of structures to
respect views from upland areas.
6) Include public safety features in all
facilities open to the public.
7) Comply with Health Department
requirements.
d. MS Permitted Uses 1) Marina;
2) Public Fishing Pier;
3) Aquarium;
4 Tour Ship, north of Second Street
extended eastward;
5 Boardwalk;
6 Outdoor Vender;
7 Water/Marina Support;
8 Public Access Opportunities, including
over-water restaurants and shops
consistent with Shoreline Master Program
criteria;
9 Covered moorage for emergency vessels:
e. MS Prohibited Uses 1) Houseboats;
2) Covered moorage except for emergency
vessels;
3) Permanent Moorage, including live-aboard
moorage.
f. MS Building Controls
1) Maximum Height
a) Buildings over 4,000 square feet
When second story exceeds
2,500 feet: 15 feet above the
III - 22
Ordinary High Water Mark
(OHWM).
When second story is 2,500
feet or less: Twenty-five
(25) feet above OH~TM.
b) Buildings under 4,000 square feet:
25 feet above OHWM.
g. MS Parking Requirements
1) Transient Moorage: One (1) space/
twenty (20) moorage slips;
2) Parking/loading areas for delivery and
service vehicles only may be provided
consistent with Planning Criteria.
h. MS Shoreline Master Program (SMP) Controls
Following is a summary of special SMP
controls affecting the MS Area:
1) Over-water restaurants, aquariums,
floating maritime museums and other
water-enjoyment uses may be approved,
subject to consistency with the
following criteria:
a) The use provides an opportunity for
a substantial number of people to
enjoy the waterfront area. For
restaurants and aquariums, access
to and on the seaward side of the
structure shall be provided for
patrons and the public.
b) Large ships open to the public for
tours should be located north of
Burwell Street, to prevent
degradation of views from the
downtown business core.
c) Restaurants and aquariums shall not
exceed 75 feet in width, and not
III - 23
exceed twenty-five (25) feet in
height, measured from the Ordinary
High Water Mark (OHWM).
d) All structures shall be designed to
be attractive and unobtrusive.
5. PATHWAY-PARK AREA CONTROLS (PP)
a. Description
The Pathway-Park Area follows the shoreline
from the First Street Dock to the north end
of the site at the extension of Fifth Street.
This area generally includes an open space
area between the toe of the bluff and a line
running parallel to and ten (10) feet
landward of the top of the bluff.
The Plan includes a provision to allow
buildings to encroach into the bluff area
subject to Planning Commission approval. It
also includes a provision allowing exceptions
to height limits, street or sideyard
setbacks, and view corridor requirements in
exchange for additions to the Pathway-Park.
[See Chapter III.3.A.5-6.]
The exact location of any public pathway in
relation to the bluff will be determined by a
separate shoreline public access plan.
b. PP Development Objeotives
This area is designated as a continuous
public park and pathway. Development
objectives in the PP Area are:
1) Protect visual and physical access to
the shoreline.
2) Protect the waterfront vista to visually
unify development along the shoreline
and create a pleasing entry to the
City.
III - 24
3) Protect access of tourists/visitors and
local residents and workers to the
waterfront and encourage pedestrian and
bicycle movement through the Project
Area.
4) Protect opportunities for passive and
active recreation relating to the
waterfront.
5) Protect focal points that enhance
surrounding development.
6) Protect locations for support facilities
and connections to the marina area.
c. PP Planning Criteria
Development in the PP Area shall meet the
following criteria:
1) Maintain an open area surrounding the
Second Street Viewing Platform to
accommodate public gatherings.
2) Maintain a pathway/boardwalk system
along the entire length of the shoreline
in the Project Area designed to provide
a continuous connection with a future
pathway system linking the ferry
terminal with Olympic College.
Separate foot and wheel traffic when
feasible.
3) Maintain viewing areas overlooking the
water.
4) Provide Water/Marina support facilities
on the First Street Dock or other
suitable locations if needed.
5) Design Water/Marina shoreside support
facilities to protect the pathway/park
theme.
III - 25
6) Protect the environmental and
scenic/open space qualities of the
bluff.
d. PP Permitted Uses 1) Park;
2) Viewpoint;
3) Pathway;
4} Marina Support;
5) Parking and loading screened from water
and upland views, subject to DRB
approval.
e. PP Building Controls
1) Marina Support Facilities Maximum
Height: 12 feet.
6. THOROUGHFARE AND RIGHT-OF-WAY CONTROLS (TR)
a. Description
The Thoroughfare and Right-of-way areas
comprise all the existing and planned public
rights-of-way within the Project Area.
Portions of certain rights-of-way may be
converted in whole or in part to other uses.
b. TR Development Objectives
Development objectives in the TR Area are:
1) The uses of rights-of-way in the Project
Area shall serve to set apart the
Downtown Waterfront as a special
water-oriented, pedestrian-dominated
destination for visitors and local
persons.
2) The function of Pacific Avenue, Burwell,
First Street and Washington Avenue as
major access routes between the
waterfront and other parts of the City
shall be reinforced by improving their
III - 26
traffic-carrying capacity and by clearly
identifying their functions for
motorists/bicyclists.
3) Sheltered pedestrian overpasses will be
designed to facilitate views and
security.
c. TR Planning Criteria
Development in the TR Area shall meet the
following criteria:
1) Reduce the impact of ferry traffic on
the Project Area.
2) Achieve a higher level of pedestrian
movement throughout the Project Area and
between the Area and the downtown core.
3) Provide access to short-term parking and
goods or passenger loading areas in the
Project Area.
4) Control traffic to assign priority to
pedestrians on First, Second, Burwell
and Fourth Streets within the Project
Area.
5) Provide efficient vehicular circulation
in the Project Area by supplementing
existing rights-of-way with connecting
local streets.
6) Maintain the identity of the Downtown
Waterfront as a "place" and develop
means of linking the Waterfront identity
to parking facilities within and outside
the Project Area.
7) Provide transit/ferry connections and
facilities along First Street and
encourage the use of public transit by
Waterfront Users.
III - 27
8) Require rights-of-way within the Project
Area to coordinate with the
proposed/planned one-way street system.
d. TR Controls
Each of the thoroughfares and rights-of-way
in the Project Area is assigned to one of the
following categories, and is subject to the
standards of design required by the City.
The City will provide the below listed
facilities unless otherwise stated in this
Plan.
1) Arterials
a) Washington Avenue
~ Washington Avenue north of
First Street shall continue to
serve as a through-traffic
route. The City will vacate
Washington south of First
Street in order to expand the
Ferry Terminal Area to the
northwest.
~ Unneeded right-of-way shall be
reconfigured to provide a more
appealing pedestrian
environment, through such
features as wider sidewalks,
plantings, street furniture,
etc. Bus shelters and
additional street trees shall
be provided.
A sheltered pedestrian
overpass shall be constructed
connecting the Municipal
Parking Garage and City Hall
Park with the Project Area in
the vicinity of Fourth Street.
III - 28
~ A second pedestrian overpass
shall be constructed from the
Ferry Terminal to the west
side of Washington to separate
pedestrians from ferry
traffic.
A bicycle lane, on-street
parking, wider sidewalks, and
landscaping shall be added in
unneeded right-of-way north of
Second Street if/when it is
designated for two/three lanes
running one-way north. (See
Attachment 2 - Proposed One
Way Street Plan.)
b) First Street, West of Washington
First Street west of Washington
shall become the primary access to
the Ferry Terminal and the First
Street Dock in the event it is
designated one-way east. (See
Attachment 2 - Proposed One-Way
Street Plan.)
2) Local Access Rights-of-Way
a) First Street, East of Washington
! The primary function of First
Street east of Washington
shall be to provide local
access to the fishing pier,
marina, pathway-park system
and adjacent businesses. It
shall also provide
supplementary access to the
Ferry Terminal Area.
A turnaround shall be provided
in the vicinity of the First
Street Dock, sufficient for
emergency vehicles.
III - 29
Provision shall be made for
loading areas for existing
businesses.
~ Raised planting beds will be
added in a median down the
center of the street.
The sidewalks along First
Street shall be widened to
create a pedestrian character.
b) Second Street, East of Washington
Second Street shall provide
two-way vehicle access into
the Project Area from
Washington Avenue, with
priority given to
pedestrians.
The east end of the street in
the vicinity of the Second
Street Viewing Platform shall
be designed to facilitate
pedestrian gatherings on
special occasions.
~ On-street angle parking shall
be located along both sides of
the street.
The right-of-way at the
shoreline shall be
incorporated into the
Pathway/Park Area.
c) Fourth Street, East of Washington
Fourth Street shall provide
local vehicular and pedestrian
access to the north portion of
III - 30
the Project Area, with
priority given to pedestrians.
It shall be signed for local
access only to adjacent
business and park uses to
discourage other vehicles from
entering. A vehicle
turn-around area shall be
added at the street end at the
top of the bluff. On-street
angle parking will be provided
to serve the Beach Access
Tower.
e. TR Special Controls
In order to assure adequate control over
facility development, maintenance and safety,
all thoroughfares and rights-of-way shall be
owned in fee simple by the City.
ADDITIONAL CONTROLS
In addition to the special requirements set forth above
for specific land/water use areas, the following
general requirements shall be in effect throughout the
Project Area:
1. Design Guidelines and Theme
The design of development shall emphasize the
waterfront location, be compatible with
surrounding development, and be consistent with
such Project Design Guidelines as are adopted by
the City. (See Chapter VI, Section 1.)
2. Height Limits
Height limits are as specified for each Land/Water
Area in Section 3.E. of this chapter. Figure 1,
on the following page, provides a summary of
height limits in the Project Area.
3. Landscaping
Landscaping and other design treatment appropriate
to the character and function of the space shall
III - 31
Fiqure 1. Heiqht Limits
Ferry ]erainat Area: Nax. 50 ft. above Washington Avenue.
First to FmJrth, east of Washington and Design Revie~ OverLay District - south of Fourth:
Hax. 45 ft. above Washington Ave. Up to 100 ft. with Pathway/Park addition.
Fourth to Fifth Streets, east of Washington and Design Revieu Overlay District - north of
Fourth: Max. 120 fL, above t~ashington Ave.
Linear Park/Pathaay (aLong shoreline): Hax. 12 fL, above average ground level for marina
support uses. Other uses per ORB approvaL.
Marina North: Max. 18 ft. above OHta4.
Marim South: Max. 25 ft. for bldgs, under 4,000 sq. ft. or 15 ft. for bldgs, over 4,000
sq. ft. and 25 ft. if second story is 2500 sq. ft. or less.
OoM~to~n Business Core (BC) Zone outside Design Revie~ OverLay District: Max. 120 ft.
(higher with PLanned Unit DeveLopment approvaL)
View Corridors (~ahere noted on map): 14ax. 15 ft. above average ground LeveL. ORB may
grant an exception in exchange for open space/public access/pathway park.
III - 32
be provided in all areas not occupied by
buildings.
4. Loa~ing
Adequate provision shall be made for service
access to commercial locations in the Project
Area.
a) In new development, space for parking
delivery vehicles and for movement of
merchandise, furniture, garbage, etc., shall
be provided on-site.
b) Rehabilitation proposals shall include
solutions for providing service loading in a
manner that minimizes disruption of traffic
flows.
5. Parking
a. Parking Objectives
1) The number of parking spaces within the
Downtown Waterfront Urban Renewal
Project Area shall respond to the
general goal of attracting people to the
downtown waterfront area and
accommodating their needs.
2) Vehicles shall not be accommodated in
such numbers that they dominate the
Project Area and'discourage pedestrian
utilization of the site.
3) Development of parking shall be phased
and coordinated to minimize
inconvenience to existing uses.
4) Existing parking shall be maintained
until adequate new or substitute parking
is available.
5) Parking facilities within the Project
Area shall be housed in or under
III - 33
structures or otherwise screened from
public streets and waterways.
b. Parking Controls
1) Parking supplied within the Project Area
shall be limited to that which directly
supplies the needs of the Area. The
number of parking spaces provided within
the Project Area shall be equal to no
less than 30% of the parking required in
the Zoning Ordinance for areas outside
the Central Business District, except as
otherwise provided in this Plan.
2) Except within the street rights-of-way,
parking areas and facilities shall not
be located in required front or
shoreline setbacks.
3 Parking in structures shall be allowed
at ground floor level adjacent to
streets only if such parking does not
detract from the pedestrian-orientation
of the area, except in the Ferry
Terminal Area, where such parking shall
be effectively screened from the street.
4 Parking on rooftops may be permitted on
a case-by-case basis when designed to
respect views from surrounding areas.
5) Parking facilities shall be located at
least fifty feet from the water's edge.
The City of Bremerton Department of
Community Development may modify this
requirement for lots with insufficient
space between the upland lot line and
the Ordinary High Water Mark (OHWM). In
such cases, the parking facilities shall
be located as far from the water's edge
as feasible.
III - 34
6) Screening and landscaping of parking
shall meet Zoning Ordinance
requirements. Within three(3)years from
the adoption of this plan, landscaping
shall be required in all existing
parking lots according to the current
Zoning Ordinance.
7) Safe, comfortable and aesthetic
pedestrian access in parking areas shall
be provided.
8) Commercial parking facilities may be
approved under a temporary use permit
during Implementation Phases I and II,
providing they are consistent with
Shoreline Master Program criteria for
such facilities. These criteria are
summarized as follows:
a) The parking lot is designed and
managed for use by visitors and
patrons of uses within the downtown
waterfront, and not available for
employee parking.
b) Parking stalls and drives are set
back at least twenty-five (25) feet
from the Ordinary High Water Mark
(0~).
c) The site plan features significant
amenities and access to the
shoreline.
d) The permit shall expire unless
renewed every five (5) years.
6. Public Art
Ail development and redevelopment projects shall
include public art, subject to approval by the
Design Review Board. (Also see Chapter VI,
Section 1.f.)
III 35
7. Roof
a. Mechanical and electrical equipment placed on
roofs shall be appropriately enclosed or
integrated into the design of the structure.
b. Mechanical rooms, elevator towers, and other
unoccupied building spaces msy project above
building height limitations if they are not
visible from ground levels of surrounding
streets adjacent to the property.
c. Flat roof areas of all structures shall be
landscaped or otherwise decorated or designed
to respect views from surrounding areas.
8. Security
a. "Nighttime uses", such as restaurants,
theaters and arcades, shall be encouraged to
attract people to the Project Area during the
evenings.
b. Facilities shall be designed to promote "eyes
on the street" and discourage crime.
c. Active police patrols should be provided
during high crime hours.
9. Signs
Besides the existing Shoreline Master Program Sign
controls, the following sign-related requirements
shall apply:
a. Outdoor advertising signs that direct
attention to other than the premise where
such signs are located, are prohibited.
b. Signs on rooftops are prohibited.
10. Variances (Hardship)
a. When the literal interpretation and strict
application or enforcement of the provisions
of this Plan would cause undue and
III - 36
unnecessary hardship, the City may authorize
a variance therefrom when not contrary to the
public interest.
b. Request for such variance shall be reviewed
by the appropriate City departments and/or
the Design Review Board.
c. The request shall be approved by the Director
of Community Development if it is found that:
1) The variance would not alter land use,
or adversely affect the intent, purpose,
or basic requirements of the Urban
Renewal Plan;
2) Such variance would not be materially
detrimental to the public welfare or
injurious to other property in the
Project Area;
3) Exceptional circumstances or conditions
apply to the subject property which do
not generally apply to other properties
in the Project Area.
11. View Corridors
a. View Corridors as shown on Exhibit E are
general in nature, and not to scale. The
exact width shall be determined by the DRB.
1) First Street: There shall be a view
corridor which shall be no less wide
than the width of the right-of-way.
2) Burwell Street: The primary purpose of
this View Corridor is to preserve
distant views from the crest of the hill
in the vicinity of High Street. Near
views from street level are not
necessarily required to be centered at
the Burwell/Washington intersection, but
should provide street level water views
approximately mid-way between Second and
Fourth Streets.
III - 37
3) Fourth Street: The primary purpose of
this View Corridor is to preserve near
views from Washington Street level.
Views from city Hall Park should be
protected insofar as possible. Any
structure immediately blocking water
views from the park shall incorporate
aesthetically pleasing features as
viewed from the park.
4) Fifth Street~ While there is no public
right-of-way between Washington and the
shoreline at Fifth Street, attention
should be paid to building design that
will promote views between buildings.
In the event that Fifth Street is
designated one-way eastbound (as
proposed in the 1987 Draft Arterial
Improvement Plan), views at Fifth Street
will take on increased importance.
b. Height Limit: Fifteen (15) feet above
average ground level as measured by the
Shoreline Master Program.
c. Exceptions: Exceptions to View Corridor
requirements may be granted by the DRB,
subject to one or more of the following
requirements:
1) The developer shall provide functional,'
aesthetically pleasing outdoor open
space.
2) The developer shall provide one or more
indoor and/or outdoor public areas for
visual access to the water.
3) The developer shall provide an outdoor
plaza adjacent to the Pathway-Park.
III 38
H. DURATION AND APPLICABILITY OF CONTROL~
1. Duration of Project Controls
a. This Plan shall be binding and in effect for
a period of forty (40) years from the date of
the adoption of this Plan by the City of
Bremerton unless otherwise amended through
appropriate means.
b. If any portion of this Plan is deemed invalid
by the courts, the remaining provisions shall
remain in force.
2. Applicability Of Controls
The controls and provisions of this Plan,
including the Property Rehabilitation standards,
Attachment 1, shall apply to all properties in the
Project Area, including those properties
designated "Subject to Acquisition,, on the Land
Acquisition Map, Exhibit E.
III - 39
IV PROJECT PROPOSALS
A. LAND ACQUISITION
1. Land Acquisition Map
The "Schedule of Land to be Acquired by City" map,
Exhibit F, designates real properties in the
following categories: IMMEDIATE ACQUISITION~
INTERMEDIATE ACQUISITION~ LONG-TERM ACQUISITION.
2. Properties subject to Immediate Acquisition
a. Properties designated IMMEDIATE ACQUISITION
are scheduled for potential acquisition in
the near term.
b. These properties may be acquired when the
owner of such property is unwilling or unable
to improve the property in accordance with
the Property Rehabilitation Standards, and
other Project controls established in this
Plan and/or listed in the owner-participation
agreement.
c. Following such acquisition, the City shall
dispose of the property in order that it be
improved to meet the standards established.
3. Properties Subject to Later Acquisition
a. Properties designated INTERMEDIATE
ACQUISITION are scheduled for potential
acquisition after those scheduled for
Immediate Acquisition.
b. Properties designated LONG-TERM ACQUISITION
are scheduled for potential acquisition after
those scheduled for Intermediate Acquisition.
c. Acquisition of these properties is not
mandated if the owner is willing and able to
comply with the objectives and provisions of
IV - i
this Plan, in accordance with scheduling
requirements established by the City.
d. Properties subject to later acquisition will
change to the status of "Properties Subject
to Immediate Acquisition" if their condition
substantially deteriorates.
4. Leasing Rehabilitated Sites
Preference in leasing rehabilitated sites, at fair
value, may be afforded to tenants displaced by the
Project.
B. REHABILITATION
1. Property Rehabilitation Standards
Property Rehabilitation'Standards, Attachment 1,
shall apply to all properties to be rehabilitated
in the Project Area. Compliance with all
applicable provisions of this Plan, and with all
other applicable laws, codes and regulations is
required.
2. Owner-Participation Agreement
The owner of a property to be rehabilitated shall
be required to enter into an Owner-Participation
Agreement with the City.
a. Proposals for property rehabilitation shall
be submitted to the city for review and
approval according to the terms of this Plan.
b. The owner shall submit, as required from time
to time, all proposals, drawings,
documentation and supporting data to the City
for determination of compliance with the Plan
and with terms and conditions of the
Owner-Participation Agreement.
c. The City may acquire sufficient interest in
property to be rehabilitated to accomplish
the objectives and provisions of this Plan.
IV - 2
C. REDEVELOPER'E OBLIGATIONS
The following requirements shall be included in
disposition documents in order to ensure that the
objectives and provisions of the Plan shall be carried
out:
1. The purchase of the property is for redevelopment
and not for speculation, provided that a
redeveloper may dispose of his interest subject to
the requirements, conditions, and law of Federal,
State and local entities. Nothing herein stated
shall be construed to prevent resale or lease of
property following certified completion of all
the rehabilitation, improvements or redevelopment
required.
2. The property shall be built upon or otherwise
improved by the redeveloper in accordance with
scheduling requirements established by the City.
3. The redeveloper shall submit, as required from
time to time, all proposals, drawings,
documentation, and supporting data to the City for
determination of compliance with the Plan and with
terms and conditions of the disposition
instruments.
D. UNDERGROUND UTILITY LINES
Ail utilities shall be placed underground in compliance
with requirements of the City.
E. TEMPORARY PROJECT IMPROVEMENT AND FACILTTIE~
During the execution phase of the Project, the City may
elect to utilize acquired land for construction of
temporary parks, or temporary construction or
reconstruction work on existing publicly owned streets
and utility lines. These temporary improvements and
facilities shall be carried out for the convenience of
the City in executing the Project.
IV - 3
F. PROJECT IMPROVEMENTS
The Land Use Plan and Exhibits identify those
properties and rights of way designated for Project
Improvements. The responsibility for providing these
improvements will be determined during negotiations o~
Owher-Participant A~reements with pr6perty owners. The
project improvements are summarized as follows:
1. Washington Avenue: Sidewalk landscaping "bulbs"
at intersections; sheltered pedestrian overpass in
the vicinity of the Fourth Street/City Hall Park;
widened sidewalks and new parking/bus bays if/when
street is designated one-way north.
2. First Street: Cul-de-sac at street end.
3. Gateway Park: Pocket park in Interim Ferry
Terminal landscape area at corner of Firs~ and
Washington.
4. Second Street: On-street angle parking; street
end turnaround facility, e.g. cul-de-sac or
"hammerhead,,; raised planting bed in a median
island at street end.
5. Second Street Viewing Platform: Replacement
viewing platform atop reconstructed pump station
6. Fourth Street: Narrowed street, widened
sidewalks, and automobile turnaround at street
end.
7. Fourth Street Beach Access Tower: Pedestrian
beach access tower and walkway at street end.
8. Pathway-Park: Pathway-park along waterfront,
including paving, boardwalks, exercise facilities,
benches, picnic tables and art work.
9.Marina: New marina, floats, boat slips, and
shoreside support facilities.
10.Fishing Pier: Fishing pier with fish cleaning
facilities, benches and railings.
IV - 4
10. Fishing Pier: Fishing pier with fish cleaning
facilities, benches and railings.
11. Multi-modal Ferry Terminal: New terminal facility
for Seattle and Port Orchard ferries, with bus,
taxi and kiss-and-ride parking and an overhead
foot passenger parking structure; sheltered
pedestrian overpass across First Street to the
west side of Washington.
12. First Street Dock: Marina delivery area;
connecting ramp to new marina; restrooms.
13. Landscaping: Trees and other landscaping: In
raised median island planting beds; along
sidewalks on Washington Avenue and First, Second,
Burwell and Fourth Streets; in Pathway-park, in
Marina support areas, and on First Street Dock.
14. Non-glare Lighting: Along all streets, parks,
pathways and viewpoints.
15. Emergency Services Communication System
16. Utilities: Upgraded and new sanitary sewers, pump
station, storm sewers, water lines, and electrical
services.
IV - 5
V. OTHER PROVISIONS
Other provisions necessary to meet state and local
requirements are as follows=
A. TEMPORARY USE OF ACOUIRED L]%ND OR BUILDINGS
1. During the execution phase of the Project, the
City may elect to utilize acquired land or
buildings within the Project Area for temporary
purposes such as, but not limited to: on-site
relocation of individuals, families or businesses;
storage yards; or for any other purpose
convenient or necessary to the City.
2. No provision of this Plan shall prevent such uee
by the City, or when specifically authorized by
the City, by contractors or others as deemed
necessary from time to time.
EQUALITY OF OPPORTUNITY
Ail public improvements and activities (and including
use and sale of property) shall comply with the Civil
Rights Act of 1984, as amended, and regulations
pursuant thereto~ the State law against discrimination
(RCW 49.60, as amended) the City ordinances to assure
equality of opportunity.
C. TIL~NSFERS OF FUNDS
While it is the intent of the Project to use fully
within each line item, all funds allocated to each
line item, no transfers of funds shall be undertaken
without the expressed permission of the City Council,
by ordinance.
V - i
VI. IMPLEMENTATION
Implementation of this Plan will occur in two phases:
A. PHASE I - PROGRAM PLANNING
During the initial implementation phase of the Project,
the City shall develop a Project Report to explain and
illustrate the objectives and controls of the Plan.
(See Chapter III, Section 2.C.) The Report shall
consist of various programs and tools necessary to
implement this Plan, including:
1. Development Action Plan
A plan shall be developed to designate each
property in the Project Area as subject to an
appropriate category of development action:
a. Clearance/redevelopment;
b. Rehabilitation;
c. No action.
2. Development Action Schedule
A schedule shall be developed for acquisition and
development of public and private properties.
a. Timing of Acquisition
Properties designated "Subject to Immediate
Acquisition" shall be scheduled for potential
acquisition beginning two (2) years from the
date of adoption of this Plan, according to
the Development Action Schedule.
b. Non-Compliant Properties
A "Non-Compliant property" is a property
within the Project Area for which the owner
is unwilling or unable to enter into an
Owner-Participation Agreement with the City
to comply with the objectives and provisions
of this Plan.
VI - i
c. Exception to Schedule
When acquisition of properties in advance of
schedule will measurably enhance the Project
Area, immediate acquisition may be initiated.
3. Developmen~ Incentives Program
A program shall be developed establishing
incentives, including economic incentives, to
encourage potential private developers and
owner-participants to become involved in
redevelopment of the Project Area.
4. Parking and Circulation Plan
A plan shall be developed to address parking and
circulation needs within and near the Project
Area;
5. Design Guidelines
Design guidelines, including a general design
theme, shall be developed by the Design Review
Board to provide general guidance for Project Area
improvements. (Also see Chapter III, Section
2.A.1. and Section 3.G.1.)
6. Public Art Program
A program shall be developed to ensure the
placement of works of art in the Project Area.
(Also see Chapter III, Section 3.G.6.)
7. Financial Program
a. Phase I Interim Program
During Phase I the City will target Community
Development Block Grant and other available
grant/loan programs as a priority for public
facilities within the Project Area in
accordance with the following objective:
Eliminate slums and blight conditions
along the waterfront, foster commercial
redevelopment and improve access for
area residents to the water. Capital
improvements located in the designated
VI - 2
waterfront area will have first priority
over other capital improvements.
b. Phase II Program
A sound financial program shall be developed
to finance acquisition and redevelopment
according to the Development Action Plan and
Schedule. (An initial proposal for such a
program is included in Attachment 4.)
8. Relocation Plan
a. Phase I Interim Plan
Should acquisition of property be commenced
prior to development of the Relocation Plan:
For projects where displacement is
unavoidable, the City will follow the City of
Bremerton Displacement Plan For CDBG as
applicable. (See Attachment 5.)
b. Phase II Plan
A project Area Relocation Plan shall be
developed for relocation of individuals,
families and businesses during the
acquisition and development implementation
phase of this Plan. The Relocation Plan
shall be consistent with the U.S. Department
of Housing and Urban Development (HUD)
Relocation and Real Property Acquisition
Regulations contained in HUD Handbook 1377
Dated 11/86 (24 CFT Part 42) and all
applicable updates thereto from 24 CFR Part
570 to 1377.
B. Phase II - Acquisition ..8 Developmen~
1. Initiation of Phase II
The City will initiate Phase II by ordinance after
determining that a sound financial program is in
place to finance acquisition and redevelopment
according to the Development Action Plan and
Schedule.
VI - 3
2. Schedule
The City shall implement the Plan according to the
Phasing Schedule developed during Implementation
Phase I.
VI - 4
VII. PROCEDURES FOR CHANGER
IN THE APPROVED PLAN
A. Limits to Plan Modificatlon~
The Downtown Waterfront Urban Renewal Plan may be
modified at any time by the City, provided such
modification shall be subject to such rights at law or
in equity as a purchaser, lessee, or mortgagee, or his
successor in interest may be entitled to assert.
B. Plan Modification Proces~
If such modification involves a change in a basic
concept or character of the Plan, the modification
shall be made by utilization of-the same formality and
procedures employed in the original adoption of the
Plan.
VII - i
VIII. EXHIBIT~
A - General Location
B - Boundary Map
C Existina Development
D - Land/Water Use Plan
E - Desian Concepts
F - Land Acquisition
G - Zoning Qrdinance Amendment
VIII
DOWNTOWN~
WATERFRONT
URBAN
RENEWAL
PLAN ._.~
Exhibit A
GENERAL LOCATION
~ Project Area
VXZX - 2
WATERFRONT
URBAN
RENEWAL
PLAN
Exhibit "B"
BOUNDARY MAP
Project Area Boundary
VIII - 3
DOWNTOWN~~------~------I
WATERFRONT
URBAN
RENEWAL
PLAN
"
Exhibit "C"
EXISTING DEVELOPMENT
VIII - 4
DOWNTOWN
URBAN '
PLAN
/ttt
/
//////////~'~
WATER/MARINA SOUTH
· Exhibit
LAND/WATER USE PL~
Mixed Co~ercial/
Waterfront/CBD
Transition ~ea
Ferry Te~inal
~ Linear Park/Pathway
VIII - 5
WATERFRONT ~
URBAN ~,.
RENEWAL ~" ~
PLAN ~
Exhibit "E"
DESIGN CONCEPTS
Ferry Terminal Area
Pathway/Linear Park
Interior Parking/Service
(Surface or Structure)
Public View Platforms
~Open/Undeveloped (Bluffs)
P
edestrien Access
Ferry Traffic
IIIIl"l View C°rrid°r Pr°tecti°n
Viewpoint (panoramic views
VXTZ - $
DOWNTOWN-------~
WATERFRONT
URBAN
RENEWAL
PLAN
EXHIBIT "F"
\~,~ SCHEDULE OF LAND
jj..~..~ TO BE ACQUIRED BY CITY
'~ Project Area
IMMEDIATE ACQUISITION
INTERMEDIATE ACQUISITION
-- LONG-TERM ACQUISITION
Public Rights-of-way
to be Acquired
-- Public Rights-of-way
to be Vacated
VIII - 7
WATERFRONT
URBAN
RENEWAL
PLAN
Exhibit "G"
ZONING ORDINANCE AMENDMENT
DOWNTOWN WATERFRONT
URBAN RENEWAL DISTRICT (DWUR)
DOWNTOWN DESIGN REVIEW
OVERLAY DISTRICT (DRO)
VIII
IX. ATTACHMENTS
I - Property Rehabilitation Standard~
2 - ProPosed Arterial Element ~
4 - Proposed Finance Proc~am
5 - Displacement Plan for CDBG
6 -- "Ultimate" Fe~¥ Terminal
? - Proposed Waterfront Development GuideDl~D
8 -- Urban Renewal Law
9 - Downtown Waterfront Urban Renewal Plan
IX - I
Attachment i
PROPERTY REHABILITATION STANDARDS
FOR THE
DOWNTOWN WATERFRONT URBAN RENEWAL PROJECT
Ail existing properties within the downtown waterfront shall
comply to all applicable statues, codes, and ordinances and any
amendments to said status, codes and ordinances, regardless of
the cost or amount of alteration and repairs to be done. When it
is determined by respective code enforcement officials that a
property meets all requirements of the Planning Project
Rehabilitation Standards, a certification shall be issued by the
Director of Planning or his designee.
The following codes are hereby incorporated by reference and made
part of the downtown Waterfront Property Rehabilitation
Standards:
Uniform Building Code City of Bremerton
Mechanical Code City of Bremerton
Plumbing Code · City of Bremerton
Fire Prevention Code City of Bremerton
All codes regulating City of Bremerton
Health Matters
In addition to the regulations and standards set forth in the
above mentioned statues, codes, and ordinances, properties within
the Downtown Waterfront shall comply with the following
standards:
I. Inspection an4 Correction
A careful inspection by qualified persons shall be made
of each site, building and accessory structure on each
property. Rehabilitation work shall be performed in
accordance with the established standards of trades.
Structural modification and improvements shall be
performed under supervision of qualified and experienced
personnel.
II. Appurtenances
All appurtenances, accessory structures, or equipment
which serve no useful purpose, have no visual or historic
value, or those in a deteriorated condition which are not
repairable shall be removed. Such appurtenances,
structures, and equipment includes porches, terraces,
entrance platforms, garages, walis, fences, misceIlaneous
sheds, signs, water tanks, and obsolete mechanical and
electrical equipment.
III. Exterior and Interior Finishes
1. Exterior walls, roofs, marquees, doors, windows,
trim, and all other exterior exposed surfaces, shall
IX - 2
Attachment I ¢Cont.)
have a suitable water-tight and reasonably durable
covering(s)i.e., free of holes, cracks, excessively
worn surfaces, deterioration or other defects.
2. Interior walls, partitions, floors, ceilings, doors,
windows, trim, and all other interior surfaces shall
be in sound condition and in good repair. Ail
serious defects, cracks, splits, excessively worn
surfaces, deterioration or other defects shall be
repaired, refinished or replaced.
3. Alterations and Repairs -- Ail alterations, repairs,
and other improvements shall be harmonious with
existing materials. Ail exterior surfaces, whether
painted or not, shall be clean.
IV. Design
The design for rehabilitation of all exterior areas, and
those interior areas open to the public, shall be subject
to review and recommendations by the Design Review Board.
The rehabilitation of existing structures and the desfgn
of new structures shall be coordinated to avoid aesthetic
conflict. Where practical and permitted, columns,
capitals, incandescent lighting, windows, doors, and
other familiar and identifying characteristics shall be
retained. Modifications of internal planning resulting
from use and occupancy requirements (additional stairs,
elevators, corridors, exits, environmental systems, etc.)
shall be provided with minimum disturbance to the
structure as a whole and with materials characteristic to
the immediate area. Alternate design solutions not
specifically presented by these standards are acceptable
if approved by respective code officials.
IX - 3
Attachment 2:
PROPOSED ARTERIAL ELEMENT (EXCERPT) e JULY 1987
AMENDMENT TO BREMERTON COMPREHENSIVE PLaN
5. IMPROVEMENT CORRIDOR: Downtown Circulation
BACKGROUND
1986 DaVy Traffic in Corridor: 18,000
2000 Daffy T~afflc ~n Corfldor: 24,000
Road Capacity Problems: Circulation to permit access to ferry
terminal, downtown business, into/out of area
Safety Problems: Parking movements, pedestrian conflicts.
Transports~/on Func~on: Dual function of allowing traffic flow to
major adjacent destinations plus internal circulation for busines-~
Need for Improvement: Naintain fast, convenient, safe, easy to
understand flow of traffic into, through and. out of the downtown
area.
AL'r~NATIVESAND IMPACTS
Preferred Alterna~ves: Establish one-way circulation route using
Washington northbound, Pacific southbound and 1st and 2nd
connecting the two.
Impact: Change in circulation will cause short-term confusion and
disruption. Improved circulation to one-way operation will reduc~
accidents, improve travel times and benefit downtown businesses.
Msximum Bu/ld A/terna~ve: In addition to the preferred routes, add
4th Street and 5th Street as one-way couplets between Washington
and Naval. Expand one-way operation on Washington and Pacific to
cover 1st to llth.
Impact: Additional changes will add to the initial adjustment
period when some confusion is expected. Improved circulation wil
reduce accidents, improve Gravel times and benefit downtown
business. Addition of one-waF to 4th and 5th would increase
volumes on these streets, much of this in residential
neighborhoods. Increased noise, glare and pollution will result.
Do Nothin~A]terna~ve: Nake no improvements
/mpac~: Congestion and continuation of status quo may have
depressing effects on economic development, will increase
inconveniences.
IX - 4
Attachment
O'R MAJO~
IIlIPR O VEMENT
IBaml~l[[ 0 N Ir - W AY
· NEW ALIONMEN1
ALTERNATIVE 1, PREFERED
KEY ·
IIIIIIIIII ONE-WAY
DEItGNATION
m..I~NEW ROAD ON '--
; · NEW ALIGNMEN' "~'"'~
ALTERNATIVE 2, MAXIMUM *BUILD
BUILD ALT, E RNATIVES
IX - 5
Attachment 2 {Cont. ~
ALTERNATIVE 1
KEY
CIRCULATION
(THRU T~AFFIC
4LTERNATIVE 2
IX - 6
Attachment 3
~IBLIO~P~PHy
BREMERTON COMPREHENSIVE PLAN, Adopted 1986: Includes Goals,
Policies and Objectives relating to downtown waterfront. Most
applicable are the following LAND USE ELEMENT Section: Community
Image; Shoreline Land Use; Central Business District Land Use.
Makers, BREMERTON WATERFRONT DEVELOPMENT PLAN Report, Prepared
June 1986: Includes proposed Goals & Objectives, Allowable Uses,
Regulations, Standards and Design Improvements for redevelopment
of the downtown waterfront.
1986 BREMERTON WATERFRONT ACTION PLAN,Mayor Gene Lobe: Mayor's
recommendation to designate waterfront area as Urban Renewal Area
along with related actions to begin implementation. Proposal was
endorsed by Bremerton City Council in May 1986.
ERA, MARKET RESEARCH REPORT: BREMERTON WATERFRONT DEVELOPMENT,
November 1986: A market and financial feasibility study of the
downtown Bremerton Waterfront Redevelopment Area.
CROSS SOUND CENTER, A REDEVELOPMENT PLAN FOR DOWNTOWN BREMERTON,
Jacobson/Waisman Dewar Grout Cannon, 1983: An unadopted proposal
for a covered downtown mall adjacent to the Urban Renewal Area.
Proposed L.I.D. necessary for implementation failed to get
sufficient property owners, support.
BREMERTON SHORELINE MANAGEMENT MASTER PROGRAM, Adopted 1977:
Regulates and manages uses on the shoreline consistent with the
requirements of the State Shoreline Management Act of 1971.
BREMERTON ZONING ORDINANCE, Adopted 1988 and subsequently
amended: Establishes zoning districts and regulates uses within
zones.
DOWNTOWN BREMERTON URBAN PLANNING AND DESIGN STUDY, UW Urban
Design Studio, June 1985: Recommends physical and operational
changes to improve the image and vitality of downtown Bremerton.
Includes suggestions for linking the waterfront with the CBD
visually, functionally and physically.
IX - 7
Attachment 4
PROPOSED FINANCE PROGRAM
The followlng is an inltial proposal for a program relating to
financing private projects within the Urban Renewal Project Area,
as outlined by the Cit~ of Bremerton Department of Community
Development.
INTRODUCTION
The City acknowledges the unusual burden placed on property
owners within the slums and blight area during an urban renewal
process. ?roperty owners within the area are being asked to
perform under the following conditions:
A. Pay modern rehabilitation costs in a market with
depressed rental rates;
E. Work under high quality design standards which are new to
the Bremerton market and which are not imposed on
surrounding properties;
C. Perform to an externally imposed design schedule which
seeks to set new market standards rather than follow
market standards, thereby increasing risk on behalf of
the developer;
While the City acknowledges these impa~t~ on owners within the
area, the City also recognizes the validity in establishing these
standards. The properties have been left to deteriorate to such
an extent that they are a detriment to the City and improvement
to these properties will bring benefits to the properties' owners
with the security that immediately adjacent properties will
develop to the same quality standards and with proximity to a
concentration of public amenities which will enhance the value of
the properties within the area.
In order to mitigate the development risks in the area and to
forge a meaningful partnership on both physical design and
financial responsibility, the City will undertake an effort to
identify federal, state, local, and private funds which can be
used to augment private investment within the area. The urban
renewal area will be designated the primary target area for the
application of such programs and the City will seek to develop a
public private partnership to support the financial needs of
development within the area.
POLICIES
A. The City of Bremerton will actively seek public and
private dollars to be used to mitigate private
development risks within the urban renewal area.
IX - 8
Attachment 4 (cont.)
B. While such dollars may be used in other parts of the City
the City will clearly establish the urban renewal area as
the top priority area for the application of such
programs. Such programs can only be utilized in other
areas if no worthy projects can be identified within the
urban renewal area.
C. The City recognizes that properties owners adjoining the
urban renewal area will enjoy distinct benefits from the
work of property owners within the urban renewal area.
With this recognition, the City will seek to develop
financial programs involving surrounding property owners
in order to assign costs to benefactors in a more
equitable basis.
OBJECTIVES
A. U.S. Department of Housing and Urban Development Urban
Development Action Grant applications from the Urban
Renewal Plan will have first priority from the City.
B. · U.S. Department of Housing and Urban Development
Community Development Block Grant economic development
and slums and urban blight projects will have first
priority from urban renewal area will have first priority
from the City.
c. Other public facilities grant and loan programs will be
reviewed with first priority for projects from the Urban
Renewal Area.
IX - 9
Attachment 5
DISPLACEMENT PLAN FOR CDB~
Introduotion
The 1983 Amendments to the Housing and Community Development Act
require CDBG Entitlement grantees to adopt a plan to minimize
displacement of low and moderate income persons caused by CDBG
activities and to assist displacees if displacement is
unavoidable. This Federal requirement results from situations in
other parts of the country where the cumulative effect of CDBG
improvements has generated private market activity. Rents have
gone up and older houses and businesses have been demolished to
make room for new high-rent buildings. In these situations the
improvement of low and moderate income areas has actually
resulted in displacing the low and moderate income residents
rather than benefiting them.
Plan to Minimize Displacemen~
The City of Bremerton will give priority for CDBG funds to
projects which:
- use vacant buildings on properties;
- do not demolish buildings currently housing low and
moderate income tenants;
- require no relocation or only temporary relocation;
- use properties being voluntarily sold by the owner
occupant so relocation is not the direct result of
the project;
- will not cause increases in neighborhood rents as a
result of cumulative impacts of CDBG investment in
the neighborhood.
Projects which include displacement will compete less favorably
with projects which accomplish the same purpose without
displacement.
Plan to Assist Displacee~
For projects where displacement is unavoidable, the City of
Bremerton will require project grantees to follow the Uniform
Relocation Assistance and Real Property Acquisition Policies Act
of 1970 guidelines for financial and relocation assistance.
Potential relocatees are entitled to benefits if they occupied
the property when it was identified for CDBG funding by
legislative action or 90 days prior to initiation or negotiations
to acquire the property, whichever is earlier.
IX- 10
Attachment $ (Cont.)
Displacement benefits outlined in more detail in HUD Handbook
1376.1, may include:
Residen__~ial
- Tenants - up to $4,000 housing cost supplement
plus moving costs up to $500 and help £inding
other affordable housing;
Owners - involuntarily displaced, up to $15,000
new mortgage supplement plus moving costs up to
$500.
- Tenants displaced through the actions of CDBG
activities shall be offered comparable
replacement units if available, provided such
displacees are income eligible for such
housing.
Non-Resldential
- Business or operating farm - between $2,500 and
$10,000 moving and loss of business cost;
- Non-profit agency - $2,500 moving and loss of
business cost.
CDBG applications for projects where relocation will occur must
include a budget covering the maximum benefits to relocatees and
the realistic staff and operating costs associated with helping
relocatees move.
IX- 11
Attachment 6
"ULTIMATE,, FERRY TERMINAL
Source: Bremerton Ferry Terminal Location and Conceptual Design
Study: An Intermodel Facility, The TRANSPO Group Inc.,
Kramer, Chan and Mayo, Inc., & Carolyn Brown, for the
Washington State Department of Transportation, 1980.
IX- 12
Attachment ?
PROPOSED WATERFRONT DEVELOPMENT GUIDEPL~N
Attachment ? (oo~t.)
IX- 14
Attachment 8
URBAN RENEWAL L~W
IX- 15
Attachment 8 (cont.)
IX- 19
Attachment 9
ORDINANCE NO.. 4~87
AN ORDINANCE CREATING A DOWNTOWN WATERFRONT URBAN RENEWAL
DISTRICT PROJECT AREA IN WHICH URBAN RENEWAL TECHNIQUES
AND POWERS ARE AUTHORIZED; ESTABLISHING A DESIGN REVIEW
OVERLAY DISTRICT WITHIN WHICH CERTAIN PLAN PROVISIONS
APPLY; ESTABLISHING URBAN RENEWAL POLICIES AND PROJECT
AREA GOALS AND OBJECTIVES; DESIGNATING LAND/WATER USE
AREAS; ESTABLISHING A DESIGN REVIEW BOARD; PRESCRIBING
DEVELOPMENT CONTROLS; DESIGNATING PROPERTIES SUBJECT TO
ACQUISITION; PRESCRIBING PROPERTY REHABILITATION
STANDANDS; DESIGNATING PROPERTIES FOR PROJECT
IMPROVEMENTS; ESTABLISHING AN IMPLEMENTATION PROGRAM;
ESTABLISHING PROCEDURES FOR MODIFYING THE PLAN; AND
AMENDING BREMERTON ZONING ORDINANCE NO. 4172 ACCORDINGLY.
WHEREAS, the City Council of the City of Bremerton did
in 1977 pass Resolution #1730 finding and concluding certain areas
of.the City to be a blighted area; and
WHEREAS, the City Council of the City of Bremerton did
in 1986 pass Resolution %2117 confirming and reaffirming Resolution
#1730 and directing the Mayor and his staff to prepare an urban
renewal plan and project for that area bound by Washington Street
on the west, the Outer Harbor line on Sinclair Inlet on the east,
Puget Sound Naval Shipyard on the south, and the northerly line of
Fifth Street extended easterly as a "Blighted Area" as described
in RCW Chapter 35.80; and
WHEREAS, the 1986 Economics Research Associates Market
Research Report on the Downtown Waterfront Urban Renewal Project
Area, concluded that substantial space devoted to open space,
parks~ plazas and amenities, and a high level or coordinanted
public and private action and a strategy for implementation with
joint financing of specific actions would be required to develop
a setting that would attract businesses and residents from regional
markets; and
WHEREAS, the Bremerton Department of Community
Development issued a Discussion Draft of the Downtown'Waterfront
Urban Renewal Plan in July 1987; and
WHEREAS, the Bremerton Department of Community
Development issued a Final Environmental Impact Statement (EIS) on
the Draft Downtown Waterfront Urban'Renewal Plan on March 24,1988,
in accordance with the State Environmental Policy Act of 1971 as
amended; end
'WHEREAS, the Bremerton Planning Commission held two
public hearings on the proposed Urban Renewal Plan during March,
1988, and recommended approval of the Plan in May 1988; and
IX - 20
Attachment 9 (cont.)
WHEREAS, the City Council of the City of Bremerton held
several duly advertised study meetings and two public hearings on
the proposed plan between October and December 1988; and
WHEREAS, notice was given for the City Council public
hearing of December 28, 1988 pursuant with the notice requirements
of the State Urban Renewal Statute RCW 35.81.060(2}-(6); and
WHEREAS, the proposed Plan is consistent with the Urban
Renewal Statute [RCW 35.81.060(4)] requirements for approval of an
urban renewal project as follows:
1. A workable end feasible plan exists for making available
adequate housing for the persons who may be displaced by the
project, whereby the proposed Plan provides for development
of a Project Area Relocation Plan, and for compliance with the
City of Bremerton Displacement Plan For Community Development
Block Grant (CDBG), if acquisition of property is commenced
prior to development of a Project Area Relocation Plan; and
2. The proposed urban renewal plan conforms to the adopted
Bremerton Comprehensive Plan, whereby the adopted Bremerton
Comprehensive Plan calls for redevelopment of the downtown
waterfront t6 create a focal point of the downtown and an
improved image of the City; and
3.' The proposed urban renewal plan will afford maximum
opportunity, consistent with the sound needs of the
municipality as a whole, for the rehabilitation or
.redevelopment of the urban renewal area by private enterprise,
whereby the proposed Plan: provides for a two-year period
before acquisition of non-compliant properties; and.provides
for acquisition only if owners do not choose to comply with
the Plan; and
4. A sound and adequate financial proqram exists for the
financing of said project, whereby the proposed Plan provides
for: targeting of CDBG and other available grant/loan programs
as a priority for construction of public facilities within the
Project Area; for development of a sound financial program to
finance acquisition and redevelopment during Proj6ct
Implementation Phase I; and for initiating the Phase II
Acquisiton and Development phase only after such program is
in place; and
IX - 21
Attachment 9 (cont.)
5. The urban renewal P~oSect area is ~ blighted area as defined
in RCW 35.81.010(2); whereby the City of Bremerton caused to
be prepared An Evlaution of Blight Conditions Report on the
downtown waterfront area west of Washington Avenue between the
Puget Sound Naval Shipyard and the Manette Bridge by William
B. Reems, C.C.I.M., C.R.B., C.R.S.,' Senior Certified
Appraiser, in January 1984 and an update of that report in
December 1988, finding the area in question to be in a state
of "blight"; now therefore
THE CITY OF BREMERTON DOES ORDAIN:
SECTION 1: That the document attached hereto as Exhibit
"A" and entitled "Downtown Waterfront Urban Renewal Plan" is
incorporated herein and hereby adopted, to become effective ten
(10) days from the date of passage of this Ordinance.
SECTION 2: - That the Department of Community Development
is directed to commence developing the Implementation Phase I
Project Report immediately, and to present such report to the City
Council no later than July 1, 1989.
F~,~ APP, ROVED on the first reading this ~ day of
~ , 1989.
this /~_PASSED oh second reading by the Bremerton City Council,
day of . ~-_b~~' , 1989.
y Coundil ! ,
APPROVED this ~ day of ~J [~,~ ~t~,~ , 1989. '
.OBE,. ayor
ATTEST:
KATHLEEN L. McCLUSKEY
City Clerk
PUBLICATION
ORDINANCE NUMBER
IX - 22