HomeMy WebLinkAbout2400RESOLUTION NO. 2400
A RESOLUTION of the Bremerton City Council
amending the Comprehensive Plan Map of the City of Bremerton
in the vicinity of Riddell Road, east of Pine Road.
-- Parkhurst CPA-03-92 --
WHEREAS, Irvin Parkhurst recently obtained Kitsap County approval for the development
of a multi-family apartment complex on a four-acre parcel along the south side of Riddell Road,
and west of the present City limits of Bremerton; and
WHEREAS, the proposed project will require City of Bremerton utility services; and
WHEREAS, the proposed project exceeds the 0-7 dwelling units per acre residential
density of the Bremerton Comprehensive Plan for the subject site; and
WHEREAS, it is the City's policy to extend utility services beyond the City limits only to
projects that are consistent with the City's Comprehensive Plan; and
WHEREAS, Mr. Parkhurst formally requested an amendment to the City's Comprehensive
Plan to achieve the necessary consistency for utility services; and
WHEREAS, the Bremerton planning staff reviewed the environmental checklist for the
proposed Plan Amendment and a Determination of Nonsignificance (DNS) was issued in June
1992; and
WHEREAS, the Bremerton Planning Commission conducted a public hearing on June
16, 1992, during which it considered the information provided in the staff reports and by
interested citizens before formulating recommendations to the City Council; and
WHEREAS, the City Council, following its public hearing on July 15, 1992, and further
deliberations on July 22, 1992, approved the recommendation of the Planning Commission to
amend the Comprehensive Plan Map; now therefore
BE IT RESOLVED BY THE BREMERTON CITY COUNCIL that the Comprehensive Plan
Map designation is hereby amended for an area along the south side of Riddell Road extending
west of the present City limits to Pine Road from 'RESIDENTIAL, 0-7 DU/Ac.' to 'RESIDENTIAL,
15-30 DU/Ac.', as shown on Exhibit 'A'; and
BE IT FURTHER RESOLVED that the Findings of Fact and Conclusions of Law of the
Bremerton Planning Commission are attached hereto as Exhibit 'B' and incorporated herein as
the basis of this amendment.
PASSED by the City Council of the City of Bremerton this fifth day of August, 1992.
LYNN HORTON; President
Bremerton City Council
ATTEST:
KATHLEEN McCLUSKEY,
City Clerk
Exhibit "A"
,
PROPOSED COMPREHENSIVE .PLAN AMENDMENT:
Parkhurs't P/an Amendrr~Tt
tf approved as recommended, ~ BremerZon Comprehensive Plan would be amended
to include an area c~ high-densify residerrb'al (RESIDEN77AL 15-30 DU/Ac.) as illusfra~ed
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Exhibit "B"
FINDINGS OF FACT
and
CONCLUSIONS OF LAW
tithe
Bremerfon Plr-'~ning Commission
PARKHURST COMPREHENSIVE PLAN AMENDMENT
Prepared by:. Ron V,: Hough, Plann;ng Manager
FINDINGS
A. ADpllcant;
Irvin Parkhurst
1936 Wyoming
Bremerton, WA 98310
B. Locmlon;
South side of Rddell Road, between the Bremorton city limits
and Pine Road.
C. Reason for this Re~luest;
Mr. Parkhurst is the owner of a four-acre parcel located Just outside the c~y limits of
Bremerton. In accordance with the Comprehensive Ran of Kitsap County, he
designed a Planned Unit Development for a 70-unit apartment complex, which was
submitted to the County and approved.
Water can be provided to this area by the City of Bremerton. However, the City has a
policy to extend utility services outside the City limits only to projects that comply with
the C~y's Comprehensive Plan. In this case, the Ctty's Plan Indicates low-density
residential. Since Mr. Parkhurst's development proposal falls into our high-density
category, It Is not consistent with our Plan and cannot recelve City utility services.
Mr. Parkhurst had some options. He could (1) do~,'n-size his project from 70 units to
28 units; (2) find a different water purveyor; or (3) reque.~t an amendment to the City's
Comprehensive Ran. Because he believes the Riddell Road corridor In this area is
especially suitable for higher density residential development, end his project is well-
suited to Its site and the general area~ he decided to request the Plan Amendment.
D, Land Use Inventory;,
The 'Existing Land Use Map' shows the various uses that currently exist along the
Riddoll Road corridor. The following is a summary:
The eastern half of the corridor bobNeon Pine Road and Wheaten Way is
predomlnantly commercial. Redwood Plaza Shopping Center is on the north
sldo of Riddoll and the Bag-&-Sevo/Pay-N-Pak complex is to the south.
The western portion of the corridor Is predominantly Iow-dens~ residential. A
single-family .home subdivision is located northeast of the Pine/Riddell
Intersection. The south side of Riddell is less dense, Includes a mixture of old
and new homes and mobile homes, and includes a number of large lots. The
applicant's lot is the largest and is adjacent to four other vacant lots.
Immediately south of the Parkhurst property is a slnglo-famlly home
subdivision along David Drive. This Is e stable neighborhood that Is oriented
Inward. AJl. hough the Parkhurst development is adjacent, It has been designed
with features intended to minimize any conflicts with Its neighbors, including:
1. A 15 ft. wide landscaped buffer along the property lines.
2. A 30 ft. building setback.
Parking on the Interior of the development rather than adjacent to
neighboring properties.
i
Between the western resldenUal and the eastern commercial portions of the
Riddell corridor is a Lutheran Church (north side) and a large vacant
commercial property inside the City limits (south side). These properties
currently provide a convonlont separation between the commercial and
residenUal uses.
Beyond Pine Road to the west is a variety of land uses and parcel slzes. A
cluster of mobile homes line the north side of Riddell, adjacent to a large
vacant parcel. South of Riddell along Pine Road are the Canyon Park
Apartments, a large complex of more than 50 units. Immediately south of that
is the Holy Trinity Parish, a large church.
In summary, this is an area that has been developed primarily for low-density
resldenUal uses, interspersed w'rth churches and large albartment complexes. A
number of vacant and underdeveloped lots remain in the area and It has been the
County's policy to allow higher-density multi-family developments along the arterlals,
as demonstrated by Canyon Park and ParkhursL
E, Cornprehenslve Plan:
K)lsap County;
'Parkhurst' was designed and approved under the County's Comprehensive Plan
designation for ~is area of 'SEMI URBAN'. This category allows both commercial
and residential development and residential dens~es to 30 units per acre. The
density of Parkhurst is approximately 18 DU/Ac.
Bremenon:
The Bremerton Comprehensive Plan, adopted in 1958, goes beyond our City limits to
cover areas that are likely to annex to the City In the future. It designates all areas
between the City limits and Pine Road 'RESIDENTIAL 0-7 DU/Ac.' (low-density).
Most of the exisUng development in that area is low-density and conforms to that
deslgnatlon, with some exceptions.
F. Zoning;
The CIty has no authority to admlnlster zoning outside Its CIty Ilmlts and has not pre-
zoned the subject area.
I~sap County had zoned the Riddell corridor 'R-5' (5 units per acre). However, when
Mr. Parkhurst's PUD was approved, the zoning of his property was changed to 'R-1B'
(18 DU/Ac.) to accommodate his development.
Access & CIrculation;
1. Virtually all properties along the south side of Riddell. Including the Parkhurst
lot, have direct access to Riddell Road.
Riddell Road currently has the following characteristics:
FUNCTIONAL CLASSIFICATION:
RIGHT-OF-WAY WIDTH:
PAVEMENT WIDTH:
NUMBER OF LANES:
SURFACE TYPE:
SURFACE CONDITION:
CURBS & SIDEWALKS:
TRAFFIC ADT COUNT:
Collector Arterial
60ft.
20to30ft.
2
Asphalt
Fair/gc>od (2.8)
NONE
6,929 (1989)
Traffic on Riddell Road Is increaslng. Residential growth Is continulng to the
west and commercial development is continuing along Wheaten Way. Riddell
is a major link between the two. Recent major commercial developments
Include Fred Meyer, Eagle Hardware, and smaller stores in this vicinity.
H, Comments Received;
Water and sewer services v,~lt be available to the slle with no problems,
provided this Plan Amendment is approved, according to the City Utility.
Riddoll Road has no sidewalks and the County is not requiring the developer
to make any off-site Improvements. We can comment but have no control
over the Plan Review process and actual development.
The County's Comprehensive Plan Is very general. It doesn't specify basic
categories, such as 'residential' or 'commercial'. Thus, developments are
considered and approved as they come along, one at a time, rather than as
pad of a larger land use plan for the area.
I. Neighborhood MeetIn{3:
A nelghb0rhood meeting was conducted by City Planning staff at the Sheridan
Community Center on May 14, 1992, for the purpose of explalnlng this proposal and
to answer questions of the public. Property owners within a radius of ~ feet were
notified by mail.
Primary concerns of those attending the neighborhood meeting were:
Traffic and congestion on Riddell Road. Traffic is already heavy and it
getting dangerous.
(b)
The neighborhood is primarily Iow-denshy single-family and the
proposed multi-family complex will be an unwelcome intrusion.
(c) Property values may suffer.
J, Comprehenslve Plan Alternatives:
In the analysis of the Riddell corridor, several a~tem~tjve Plan Amendments were
considered. Since the CIty doesn't plan one lot at a time, we needed to look at a
larger area to see if a hlgh-denshy 'district' might be established In this area.
Frye a~lernatlves were consldered, the 'proposed' Amendment and four others:
Allematlve 'A':
A small hlgh-denshy area exlendlng westward from the City lim~ to Include
most of the undeveloped lots along the south side of Riddoll Road,
Artemative 'B':
This would include the same area that was included in "A' and would also
Include the Lutheran Church and large undeveloped parcels north of Riddell
Road.
Attematlvo "C":
This proposal would reach beyond Pine Road to include the existing Canyon
Park Apartments and large undeveloped lots suitable for higher-density
development, while avoiding existing subdivisions.
This Is slmllar to 'C' but slops at PIne Road.
westward to Pine Road.
It is Alternative 'B', oxlonded
Proposed Amendment;
The alternative being recommended by staff is similar to Allemative 'A' but
extends the designation all the way to Rne Road. It will allow higher denshy
now development and Inrill development on underutilized lots ~ithout adversely
Impacting stable subdivisions In the vicinity.
Comprehensive Plan Amendment Criteria;
Three crllerla are contained in the Land Use Element of the Bremerton Comprehensive
Ran to be used in the evaluation of Plan Amendment requests:
1, Adoption of the Amendment will malntaln consistency between the different Plan
elements with the Ran MaD. and conformance between the Plan MaD and its
imDlementinO technloues;
;>. Adoption of the Amendment will oremote the overatl aoals and Denies of the Plan
end the Interests of the entire community.
3, The ootential effect of the Amendment on the natural. economic. and social
environment of the City will be beneficial.
(a)
(c)
(el
Consistency between Plan "policies' and the "Plan Map" are important to its
Implementation. The policies of the Comprehensive Plan promote a variety of
houslng opportunities for all segments of the community while also preserving
stable existing neighborhoods.
The Plan policies also promote the location of higher-density residential In
dose proximity to shopping, employment, transit routes, etc., to encourage
walking or shod trips, and to minimize traffic impacts in lower-density suburban
areas. Such goals and policies were adopted to be in the best interests of the
community.
The relationship of the Plan to its Implementing techniques is. in this case,
between the Ctty's Comprehensive Plan and Kjtsap County's zoning and
development codes since the Parkhurst development must be consistent with
the City's Ran while in the County's jurisdiction.
If approved as recommended, the Parkhurst property will recek'e a high-density
CIty Plan designation and will be developed in accordance with the Clty's
planned donstry and to the County's codes. The high-density designation will
help maxlmlze the residential development potential of the vac~_.nt and
underdeveloped lots along the Riddell corridor without signScant adverse
Impacts to surrounding low-density neighborhoods.
The combination of 'in-fill' development, Its location on an arterial, Its close
proxlmlty to a major commercial district, and its back-to-back re!atlonshlp to
the adjacent single-family neighborhood w~ll have positive economic end social
benefits to the community and for the future residents who v,~:l reside there.
CONCLUSIONS
Riddell Road ts an arterial and, although It Is currently only a two-lane road
without full Improvements, 11 is expected to be improved eventually to carry its
traffic safely and efficiently.
Traffic signal improvements were recently made at the Riddell/VVheaton
intersectjon and a new signal was placed at the Riddell/Pine Road intersection.
Increasing traffic on Riddell will make II less desirable for single-family home
development and will make the remaining vacant and underdeveloped lots
more attractive for multi-family development.
All~ough there are a couple single-family home subdivisions in the area, mull. i-
family development along Riddell need not adversely affect those
neighborhoods and can be effectively buffered, as demonstrated in the plans
for 'Parkhurst'.
Five different Plan Amendment proposals were reviewed. The proposal found
1o be most acceptable to staff and which is being recommended, would
provide a high-density residential designation along only the south side of
Riddell Road from the present CIty limits to Pine Road.
The future high-volume nature of Riddell Road makes adjacent lands less
suitable for single-family home development but more suitable for higher
density residential development. Protecting this location for low-density
development did not prove to be a viable option.
The Ctty's Comprehensive Ran Is bolng revised end a new Ran Is expected to
be adopted in e year or two. During that planning process, the Riddell corridor
will be reviewed again and additional changes may occur.
RECOMMENDATION
The aremarion Rannlng Commission, after considering oral and written comments
and information provided in the staff report at Its June 16, 1992 pubic hearing,
recommends Ctty Council APPROVAL of a Comprehenslv0 Plan Amendment to add
the doslgnation 'RESIDENTIAL, 15-30 DU/Ac.' along the south side of Riddell Road
from the existing City limits to Pine Road, as depicted on the map en'jtled
· PROPOSED COMPREHENSIVE PLAN AMENDMENT'.
~ ~. ~, ~~--.
vIR~IN~Mc RIDE, Vice-chair
Date
DONALD L PRA'I'I', Secretary
EXISTING LAND USE MAP:
Parkhursf Plan Amendment
· Single-family Dwellings
(E~) Multiple-family Structures/Complexes
////~/General Commercial
CnMPRFHENSIVF PLAN MAP:
Parkburst P/an Amendment
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