HomeMy WebLinkAbout4998
ORDINANCE NO. 'f 918
AN ORDINANCE of the City Council of the City of
Bremerton, Washington, amending the Comprehensive Plan by
adding the Westpark Sub Area Plan, and amending the Zoning
Code Section 20.80.080(a) to activate the development standards
for dwelling unit density, setbacks, and road standards as detailed
in this ordinance.
WHEREAS, the Washington State Growth Management Act authorizes the
preparation of sub area plans; and
WHEREAS, the City of Bremerton has adopted a comprehensive plan under the
provisions of Chapter 36.70A RCW that includes policies for the creation of sub area plans, and
specifically for the site known as Westpark; and
WHEREAS, the City of Bremerton has zoned the Westpark site a Master
Development (MD) Zone, which promotes the creation of public-private partnerships to create
large-scale planned developments that provide a clear community benefit and satisfy unique
community needs; and
WHEREAS, the City of Bremerton worked with the Bremerton Housing
Authority (BHA), the site's owner, to conduct an extensive public participation and review
process for preparation of the Westpark Sub Area Plan and development regulations; and
WHEREAS, on January 24,2006 the City of Bremerton issued an addendum to
the 2004 Bremerton Comprehensive Plan Supplemental Environmental Impact Statement (SEIS)
determining the environmental impacts of the Westpark Sub Area Plan to be within the
thresholds evaluated, and
WHEREAS, before approval of a preliminary plat for the Westpark
redevelopment a full Environmental Impact Statement (EIS) on the project-level impacts of the
proposed development will be completed; and
WHEREAS, on October 17, 2006 the Planning Commission held a public
workshop to discuss the proposed Sub Area Plan and development regulations, and on November
21,2006 the Commission conducted a public hearing on the plan and concluded their
deliberations and made a recommendation for the City Council's consideration; and
WHEREAS, on February 7,2007 the City Council conducted a public hearing so
that the public had a further opportunity to comment on the sub area plan and development
regulations; NOW THEREFORE,
1
Westpark Sub Area Plan
THE CITY COUNCIL OF THE CITY OF BREMERTON, WASHINGTON,
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The Comprehensive Plan is amended by the addition of the
Westpark Sub Area Plan as presented in Attachment I, attached hereto and incorporated by this
reference as if set forth in full herein.
SECTION 2. Section 20.80.080 of the Bremerton Municipal Code entitled "Sub-
Area Plans" is hereby amended to read as follows:
20.80.080 SUB-AREA PLANS.
The following are identified areas where sub-area plans may be created and unique
development regulations created for each:
(a) Westpark Sub Area Plan; (adopted by Ordinance No. 'IWf{);
(b) East Park Sub Area Plan (adopted by Ordinance No. 4962);
(c) Austin Drive Sub-Area Plan;
(d) Harrison Employment Center;
(e) Northwest Corporate Campus Employment Center;
(f) Port Blakely Employment Center.
A specific sub-area plan has been adopted and is in effect when the project name listed above is
followed by an ordinance number - this ordinance will contain the unique regulations and
standards that guide development for that project area.
SECTION 3. The City Council accepts and adopts the Findings and Conclusions
of the Planning Commission dated November 21,2006 as presented in Attachment II, attached
hereto and incorporated by this reference as if set forth in full herein.
SECTION 4. Severability. If anyone or more sections, subsections, or
sentences of this ordinance are held to be unconstitutional or invalid, such decision shall not
affect the validity of the remaining portion of this ordinance and the same shall remain in full
force and effect.
SECTION 5. Effective Date. This ordinance shall take effect and be in force ten
(10) days from and after its passage, approval and publication as provided by law.
PASSED by the City Council the 7~.A)
day of \ jJ.pj~ .L.L ~ .1.Lr ,2007
2
Westpark Sub Area Plan
Approved this /~ l day of
ATTEST: APPROVED AS TO FORM:
GER A. LUBOVI
PUBLISHED the /~ ~~) day of \f:~.n t:J .1 , .I
EFFECTIVEthe da..uL~ dayof \I1.b1..1..1iJ.A4
ORDINANCE NO. J/i/9f
,2007
,2007
R:\Legal\Legal\Ordinances\Community Development\Westpark Subarea Plan.doc
3
Westpark Sub Area Plan
AFFIDAVIT OF PUBLICATION
Account # 42742 / Ad # 191735
ST ATE OF WASHINGTON
COUNTY OF KITSAP
I, Sarah Weller, being first duly sworn on oath, deposes and says: That she is now, and at aU times
embraced in the publication herein mentioned was the principal clerk of the printers and publishers of
KITSAP SUN; that said newspaper has been approved as a legal newspaper by order of the Superior Court
of the County of Kitsap, in which County it is published and is now and has been for more than six months
prior to the date of the publication hereinafter referred to, published in the English language continually as
a daily newspaper in Bremerton, Kitsap County, Washington, a weekly newspaper in Kitsap County,
Washington and is now and during all of said time, was printed in an office maintained in the aforesaid
place of publication of said newspaper; that the following is a true text of a legal advertisement as it was
published in regular issues (and not in supplement form) of said newspaper on the following dates, to wit: ,
February 13,2007 and that such newspaper was regularly distrihuted to its subscribers during all of said
period. That the full amount of the fee charged for the foregoing publication is the sum of $32.56 which
amount has not been paid in full.
~.~
(Signature of Principal Clerk)
Subscribed and sworn to before me this day of February 21, 2007
~/(
Notary Public in and for the State of Washington, Kitsap County.
ORDINANCE NO. 4998
AN ORDINANCE of the City Council ofthe City of Bremerton, Washington, amending the
Comprehensive Plan by adding the Westpark Sub Area Plan, and amending the Zoning Code Section
20.80.080(a) to activate the development standards for dwelling unit density, setbacks, and road standards
as detailed in this ordinance.
PASSED by the City Council the 7th day of February, 2007
The full text of this ordinance is available from the City Clerk's Office, 345 Sixth Street, Suite 600,
Bremerton, W A 98337.
February 13, 2007....................AD #20030233
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TABLE OF CONTENTS
I - INTRODUCTION
Page
A. Site Location & History
B. Sub-Area Plan Vision
C. Organization of Sub-Area Plan
3
3
3
II. WESTPARK SUB-AREA PLAN-
Purpose, Process, and Consistency with the Comprehensive Plan
A. Local Planning Framework 5
Overview 5
Public Sector Redevelopment Site (PSRS) 5
B. Consistency of the Sub-Area Plan with Bremerton's Comprehensive Plan 6
C. Public/Stakeholder Process 9
D. SEPA/NEPA Environmental Review 11
E. Westpark Design Review 12
Ill. WESTPARK SUB-AREA PLAN
A. Existing Site Conditions
Critical Areas
Summary of Opportunities and Constraints
B. Sub-Area Plan Vision, Goals and Objectives
C. Sub-Area Plan Elements
1. Land Use
2. Housing
3. Open Space and Parks
4. Roads and Infrastructure
D. Future Changes to the Sub-Area Plan
13
14
14
16
18
20
23
24
25
25
IV: ZONING & DEVELOPMENT REGULATIONS
Land Use Zones
General Development Standards
Streets, Sidewalks, Driveways
Parking
Landscaping
Signs
Glossary
27
41
48
54
59
66
68
v: DESIGN GUIDELINES
General Site Layout and Building Orientation
71
April 19, 2007
WESTPARK
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='fI= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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1 - INTRODUCTION
A. Site Location & History
The 82-acre Westpark site is located in West
Bremerton, bounded by Kitsap Way on the north,
Oyster Bay Way on the east, and State Route 3 on
the west.
The existing Westpark public housing community
was built in 1941 and is owned and operated by
the Bremerton Housing Authority (BHA). The
community is the remnant of a larger World War
II -era housing project that was built as temporary
housing for shipyard workers. The site currently
contains 631 residential units, primarily one-
story duplex and four-plex in design, and a 60-
unit apartment building for elderly and disabled
residents. A 72- unit assisted living facility (the
Firs II) is currently under construction. Ninety
percent or more of existing units are for low
income families and individuals. The site also
provides community functions (a community
center, senior center, teen center, and head start
facility) and some local services (laundry, storage
facilities, maintenance shop, and administrative
offices
The surrounding neighborhood contains a mix of
residential, commercial and industrial land uses,
including auto-oriented and larger retail uses
along Kitsap Way. Kitsap Way in this area serves
as a "gateway" to the City of Bremerton, though it
is currently lacking in definition.
B. Sub-Area Plan Vision
Thevision for Westpark was created in consultation
with stakeholders, residents and neighbors. It
used an intensive design charrette process and
numerous community meetings, which are
summarized in Appendix A. It is also using
environmental analysis, including preparation
of an environmental impact statement (EIS), to
master plan the site consistent with environmental
constraints and opportunities.
The Sub-Area Plan concept is built upon four
major goals:
1. Promoting a mixed-use, mixed-income
traditional neighborhood.
2. Creating a pedestrian-oriented environment.
3. Maintaining/enhancing view corridors and
landscaping.
4. Enhancing the civic realm and creating more
usable public open space.
The new Westpark is envisioned as an urban
mixed-use, mixed-income pedestrian oriented
community. It will be characterized by a variety
of types and styles of housing to meet the needs of
a range of income groups. Accommodating these
groups will help to de-concentrate low income
housing in Bremerton. Retail and commercial uses
will provide for some of the everyday shopping
needs of residents, as well as provide some job
opportunities for residents. The quantity and
type of commercial uses will complement plans
for the Oyster Bay Neighborhood Center.
The site will be sensitively designed to maintain
significant open space and existing trees, to
preserve and enhance views, and to carefully
manage stormwater and other natural features.
New parks, civic spaces and outdoor amenities
will be created. Proposed development standards
and design guidelines, and covenants, conditions
and restrictions (CC&Rs), will establish high
standards for the quality of redevelopment, yet
provide flexibility to respond to market changes
and opportunities. The plan will provide high
quality infrastructure and services to residents.
The Westpark site will relate to the surrounding
neighborhood in terms of activities and scale,
and provide a catalyst and model for future
redevelopment.
C. Organization of Sub- Area Plan
The Sub-Area Plan is organized in five major
sections. Following this Introduction, Section
II describes the major objectives of the Plan,
and the planning regulatory context it has
been created within. The public/stakeholder
process and SEPA/NEPA compliance for the
April 19, 2007
WESTPARK
plan are also described. Section III describes
existing site conditions, and the vision, goals
and objectives for redevelopment of Westpark.
The major elements of the sub-area plan -- land
use, housing, parks and open space, roads and
infrastructure are described in narrative and
graphics. This section will become an element of
the Bremerton Comprehensive Plan. Section IV
contains the zoning and development standards
that will apply to Westpark, including regulations
for uses, density, building heights, setbacks and
similar components of development. Section V
proposes design guidelines, which will be used by
the Design Review Committee and the City to
ensure that Westpark achieves the sub-area plan's
VISIOn.
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VICINITY MAP
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II. WESTPARK SUB-AREA PLAN-
PURPOSE, PROCESS. AND CONSISTENCY WITH THE COMPREHENSIVE PLAN
The Westpark Sub-Area Plan is intended to
provide a road map for future redevelopment
of the site. It articulates the vision, goals and
objectives for redevelopment of Westpark, and
embodies the policies of the City of Bremerton
Comprehensive Plan, which it supplements. The
Plan also establishes zoning standards and design
guidelines which will guide the preparation of
future site development plans, subdivisions and
building permits by applicants; installation of
infrastructure, by Bremerton Housing Authority
(BHA) and individual developers; and review of
these plans by the City of Bremerton (City) and
the Westpark Design Review Committee (DRC).
The Sub-Area Plan reflects many elements of the
Redevelopment Master Plan for Westpark that
is being prepared by the Bremerton Housing
Authority. It is also responsive to the identification
of environmental impacts contained in the
Westpark EIS.
A. Local Planning Framework
Overview
The Westpark site has been the subject of several
City legislative actions over the past few years, and
was also addressed specifically in the City's recent
adoption of its updated Comprehensive Plan and
zoning code in 2004. These actions have provided
a framework for planning redevelopment of the
site.
In September 2003, the City amended its
Community Renewal Plan, pursuant to the
state Community Renewal Law (RCW 35.81),
to incorporate the Westpark site as a "blighted"
area for purposes of community renewal efforts
(Ordinance No. 4830 and 4870). The designation
was supported by findings thatthe site was isolated
from adjacent areas that building size and design
were deficient, and that physical deterioration
was a contributing factor to disinvestment in
the area. These actions also reaffirmed the City's
intent to cooperate and assist the Bremerton
Housing Authority in the redevelopment of
Westpark, (pursuant to RCW 35.83), and to
provide a framework for redevelopment in the
Comprehensive Plan and zoning regulations.
This framework is described below.
Public Sector Redevelopment Site (PSRS)
The Comprehensive Plan Land Use Map designates
Westpark as a Public Sector Redevelopment
Site (PSRS). These are special, large-scale sites
with high potential for development that is
innovative or that meets a unique community
need. They should be developed consistent with
specific district planning efforts that address the
site, compatibility with surrounding uses, and
consistency with the Compo Plan. A PSRS must
have a clearly defined community benefit, such as
meeting a public housing need. They may include
mixed type residential development with an open
space component and secondary commercial or
office development.
Oyster Bay Neighborhood Center
The Comprehensive Plan also designated a
neighborhood center for the Oyster Bay Area
adjacent to the Westpark site, on both sides
of Kitsap Way. This 37-acre center is seen as
redeveloping over time -- in conjunction with,
but slower than Westpark -- into an urban,
pedestrian-friendly area connected with the
surrounding area by trails and open space,
including access to the shoreline. The Center
would include a core, with mixed-use (residential
and commercial) buildings. The Center would
receive support from Westpark's residents and
workers; on-site land uses should be planned to
complement redevelopment of Oyster Bay.
Specific Area Plans
The Comprehensive Plan anticipates that more
detailed area-specific plans will be developed to
implement Public Sector Redevelopment Sites,
such as Westpark. Key aspects of these plans
include: a process that involves the community,
April 19. 2007
WESTPARK
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consistency with the Comprehensive Plan goals
and policies, and inclusion of development
standards and design guidelines. The Westpark
Sub-Area Plan is such a specific area plan and has
been developed to meet these requirements. The
relationship to the Comprehensive Plan goals is
discussed below.
B. Consistency of the Sub-Area Plan with
Bremertons Comprehensive Plan
Bremerton Comprehensive Plan - Centers
Concept
The city's updated Comprehensive Plan is based
on a "Centers" concept, in which a significant
portion 5?f the City's future growth will be guided
to numerous Centers designated throughout the
City. Centers vary in scale, function and character,
and each is intended to be a distinct district or
"village" with a unique character. Designated
centers range from the City Center, which provides
a wide range of activities that serve the entire City
and the region, to smaller neighborhood centers,
which provide goods and services and amenities
to residents within a neighborhood. In general,
centers are intended to be mixed-use, pedestrian-
friendly, well designed areas, with open space,
public gathering places, access to transit and
adequate infrastructure.
Shaping Bremerton Themes
1. Distinctive Growth, with Viable Neighborhoods
and Centers that Provide Greater Choice and
Convenience.
Redevelopment of Westpark would help to
revitalize an existing neighborhood that is
characterized by outdated, deteriorated housing .
and infrasfructure, and has been designated as
"blighted!' The new Westpark neighborhood
would be characterized bymixed- use development,
a wide range of housing options affordable
to a mix of income groups, ample open space
and amenities, pedestrian accessibility, quality
design, imp'roved infrastructure and enhanced
environmental resources. Some everyday goods
and services, and local employment opportunities,
would be provided on-site.
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2. Enticing New Development, with a Focus on
the Downtown Regional Center.
The Bremerton Housing Authority is working
closely with the City and the broader community
to shape a plan for Westpark that fits the site
and is responsive to the City's requirements and
needs, including economic development, housing
opportunities and compatibility with the nearby
Oyster Bay Neighborhood Center. The City's
updated Comprehensive Plan and development
regulations provide guidance and flexibility for
large public parcel development proposals like
Westpark.
3. Supportive Transportation, with Seamless,
Efficient and Varied Choices.
Regional transportation facilities bounding the
Westpark site include SR 3, Kitsap Way and Oyster
Bay Road. SR 3 is a four-lane, north-south freeway
serving Central Kitsap County. Kitsap Way is a
five-to-seven lane, limited access principal arterial
that connects West Bremerton to Central Kitsap
County (via SR 3). SR 3 and Kitsap Way intersect
just northwest of the Westpark site. Access to the
site is provided by Oyster Bay Avenue, Russell
Road (a portion of which is currently closed for
construction), Arsenal Road and McNeal Avenue.
Kitsap Transit provides public transit service to
the City of Bremerton. Routes No. 24 and 26
serve the Westpark site, with stops along Kitsap
Way (Route 24) and at the Firs Apartments on
Oyster Bay Avenue (Route 26). Service on both
routes has one-hour headways.
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and
painted crosswalks with pedestrian call buttons.
A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes
raised sidewalks on one side of the street.
Two intersections of Kitsap Way - at Oyster Bay
Avenue and Pershing Avenue -- have relatively
high accident rates (based on the last three-year
average) .
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Existing levels of service at major intersections
meet City of Bremerton standards. Those
experiencing the highest delays are Kitsap Way
at Marine Drive, and Kitsap Way at the SR 3
southbound ramps.
4. Improved Accessibility, especially for the
Pedestrian.
The Westpark site is being planned to support
multiple transportation modes, including
vehicles (through adequate access and parking);
transit (through higher urban densities and access
to the regional road system); and pedestrians (by
integrating trails and pedestrian amenities in a
mixed-use development pattern).
5. Quality Housing, with Broader Choices.
Existing housing at Westpark is old and deficient;
the Comprehensive Plan and several City
ordinances have identified the site's housing as
substandard and in need of revitalization. The
redeveloped Westpark would provide between
600 and 800 housing units in a variety of types
and styles, including single family attached
and detached (duplexes, townhouses, clustered
cottages), condominiums and apartments. Units
would be for sale and for rent, market-rate and
public housing. All existing public housing units
would be replaced either on-site (190 units) or
off-site, which would be consistent with the City's
desire to disperse public housing.
6. Business Support, with Increased Opportunity.
Westpark would contain approximately 50,000
square feet of retail, commercial and office
development, much of it located in mixed-use
buildings. These businesses would provide local
jobs and goods and services for residents of
Westpark and the surrounding neighborhood.
Westpark's residents would also provide market
support for existing and new commercial
development in the Oyster Bay Neighborhood
Center.
7. Environmental Management, Integrating
Natural Systems.
The plan for Westpark includes 28 acres of
parks and open space, and retains many existing
significant trees; disturbed areas of the site will
be landscaped. This open space and vegetation
provides habitat for species of urban wildlife,
as well as recreational opportunities for local
residents. Environmentally critical areas located
on and adjacent to the site (such as wetlands)
will be protected consistent with City regulations.
Stormwater will be controlled and treated
consistent with City requirements.
8. Community Service, Focusing on Assets
Westpark will install new infrastructure on the
site; facilities will be provided concurrent with
development. The Westpark EIS will evaluate the
service demands of the new population and help
ensure that any adverse impacts are addressed.
9. Design Review: Advancing quality urban
development.
The WestparkSub-Area plan includes development
standards and design guidelines that will apply
to all future development on the. site. These
standards, and City review of future applications,
will ensure that future development is of high
quality and meets expectations. The BHA will also
develop Covenants, Conditions and Restrictions
(CC&Rs) that will also apply detailed design
requirements to land and buildings throughout
the site.
Community Character Goals
CCI Demonstrate excellent urban design
qualities in new development.
Redevelopment of the site will replace old,
substandard housing with modern dwelling units
and mixed-use buildings. The Sub-Area Plan
contains design guidelines that are intended to set
high standard for site and building design.
CC2 Assure that new development relates
to surrounding uses and provides
for urban livability.
The Westpark site is being master planned and
provides compatibility between land uses through
careful siting, use of open space and buffering,
April 19, 2007
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and transitions between uses of different
intensity. Westpark will function as a traditional
community, with a mix of activities that meet
the needs of daily life, connected by streets and
trails, and enhanced open space, urban amenities
and high quality design. The Master Plan also
considers land use and scale relationships to the
surrounding community, including the Oyster
Bay Neighborhood Center.
CC3
Provide for a safe, pleasant and rich
pedestrian experience.
provides a source of beauty and
enjoyment for all residents.
The Westpark plan includes 28 acres of parks and
open space that is integrated into the land use
pattern. Trees would be retained or replaced to
the greatest extent feasible. The open space plan
includes areas for active recreation - including ball-
fields, pocket parks, tot lots and gathering places
-- and for gathering and passive enjoyment.
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Westpark would contain 57,000 linear feet of
pedestrian walkways and trails. Streets are
designed to accommodate pedestrians and to
make walking safe, pleasant and convenient.
Pedestrian amenities include landscaping,
benches, open space, pocket parks and lighting.
CC4 Promote the development of areas of
special character, encouraging a diversity
of communities within the city.
Westpark is a large site that presents unique
redevelopment opportunities. Its history and
status as a 1940's era public housing project with
aging and substandard facilities sets the stage for
its transformation into a modern, well-designed
urban mixed-use community located at a major
entrance to the City.
Land Use Goals
LU 1 Identify and enhance distinctive
neighborhoods, communities and
centers throughout the City.
As noted above, Westpark will be transformed
into a modern, well-designed urban mixed-use
community. It will be distinct in appearance
and character in the City's existing fabric. It
will also support development of the Oyster Bay
Neighborhood Center planned adjacent to the
site.
LU2 Integrate an open space system into
the land use pattern that increases .
the amount of open space, protects
Bremerton's natural resources, and
LU4
Provide for walkability throughout
Centers and neighborhoods.
Westpark is intended to be a walkable community,
and has integrated the needs of the pedestrian
into its land use pattern and transportation
system. The plan includes 57,000 linear feet of
pedestrian paths and trails, connecting areas of
the site with one other and with the surrounding
neighborhood.
LU5 Designate neighborhood, district, and
employment Centers on the Land Use
Map that provide mixed-use
environments which serve as the
primary focus for growth.
Westpark is adjacent to the designated Oyster
Bay Neighborhood Center and would provide
a resident population to support the center's
planned growth.
LU7 In order to encourage new development
to occur in locations and patterns
consistent with the Vision(s), Goals and
Policies of this Plan - specifically
in Centers - remove or revise existing
land use designations that would site
multi-family uses in locations that do
not support the Centers Concept.
Westpark includes a mix of multi-family and
single-family housing. The proposed location
of multi-family housing adjacent to Kitsap Way
would support commercial activities anticipated
in the Oyster Bay Neighborhood Center.
LU 11 Provide for the viability of communities,
neighborhoods, and Centers through
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strategic land use designations and
infrastructure provisions.
The Comprehensive Plan Land Use Map designates
Westpark as a Public Sector Redevelopment Site
(PSRS). This designation recognizes its public
ownership and the public interest in innovative
redevelopment that meets community needs.
The master plan has been developed through
a sub-area planning process, will be compatible
with adjacent uses, and will provide a variety of
housing types and ownership options that will
meet the needs of a variety of economic needs.
LU12 Support community-wide access to
amenities and services.
Westpark will provide open space and recreational
amenities that are available to all community
residents. The site has also been planned to
maintain and enhance views of the water.
LU17 Adopt and implement appropriate
standards and regulations for stormwater
management. The City of Bremerton
should adopt and implement regional
plans, strategies, and standards as
appropriate, including but not limited to
the Seattle/King County Storm Water
Manual, FEMA maps, and the
Puget Sound Action Team's 2000 Water
Quality Plan.
Stormwater will be managed in a manner
consistent with city standards. Water quality
treatment will be implemented prior to discharge,
and the existing outfall to Oyster Bay will be
modified to accommodate flows from Westpark
and off-site sources.
C. Public/Stakeholder Process
The Westpark Sub Area Plan reflects the efforts
of many people - city leaders and staff, the many
citizens and Westpark residents who turned out for
the community meetings and week-long public
design charrette: urban designers, architects,
traffic planners, civil engineers, environmental
specialists, and market consultants to name a
few.
Community meetings were advertised through
a combination of mailed and published notices,
posted signs, and newsletters. Westpark residents,
neighbors within 300 feet, and the community at
large were invited to participate in the process. All
residents of Westpark and within 300 feet of the
site received written notices and invitations
The public process conducted for the Sub Area
Plan included the following outreach efforts and
comment opportunities:
. Four public community meetings:
o March 16,2006
o May 12,2006
o June 22, 2006 (EIS scoping included)
o September 14,2006
. A week-long design charrette:
o May 8-12, 2006
. Two stakeholder's meetings:
o April 19, 2006
o July 13,2006
SEPA/NEPA s,coping meetings and EIS
meetings:
o June 22, 2006
. Bremerton Planning Commission workshops
and public hearings:
o October 17,2006
o November 21, 2006
. Bremerton City Council public hearings and
meetings:
o January 24, 2007
o February 7, 2007
April 19, 2007
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At each of the meetings, the current status of
the design process was presented, and attendees
were invited to comment on the design, and to
ask questions about the project and the process.
The goal of the stakeholder process was to create a
vibrant neighborhood that reflects multiple public
objectives, with the participation and support of
the community as a whole.
The content of the public meetings were as
follows:
Community Meeting #1: March 16,2006-
West Hills Elementary School Gymnasium
This meeting included presentation of the existing
conditions on the Westpark site, along with the
proposed process for redeveloping the site. Goals
and possibilities for the site were presented, and
an invitation for the public to participate in the
process of creating the Sub Area Plan document.
The timeline and process for the project were
presented, and a question and answer session
followed.
Questions from attendees, mostly eXistmg
Westpark residents, were focused on the relocation
plan, demolition, and future rent levels for the
replaced subsidized housing.
Stakeholder's Meeting #1: April 19, 2006-
Westpark Community Center
This meeting included presentation of the
existing conditions on the Westpark site, along
with the proposed process for redeveloping the
site specifically geared toward those neighboring
businesses and agencies affected by the
Westpark redevelopment. Retail and commercial
components of the project were presented, with
a discussion of potential impact to surrounding
businesses. The timeline, process and current
status of the project were also presented, with a
question and answer session following.
Questions from the stakeholders included the
following topics: project financing; whether land
will be sold as a large block, or in individual lots;
the anticipated income of future residents; use of
design standards; ability to rent units; housing
for residents not returning to Westpark; and type
of retail development that will face Oyster Bay
Avenue.
Community Meeting #2 (Design Charrette):
May 8-12, 2006 - Westpark Community
Center
At the Design Charrette, the public had the
opportunity to interact directly with the design
team over the course of a week while the design
was in process, allowing true public input. Each
night (with the exception of Thursday) during
the charrette there was a presentation and
question and answer session, outlining the day's
progress. On the final evening, all of the drawings
were presented, including the preferred site plan,
which was generated through input from each
of the agencies and stakeholders involved, along
with the many members of the local community
that participated. This final presentation served
as the "official" public meeting component of the
charrette, and was followed by a question and
answer session.
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Questions raised at the meeting addressed the
following topics: replacement of existing streets;
density of housing; noise; availability of units for
the disabled; phasing of construction; grading of
the site; storm water management; sale of lots to
individuals.
Community Meeting #3: June 22, 2006 -
Westpark Community Center
This meeting included presentation of the EIS
process, along with the proposed process for
the environmental approval process. A question
and answer session specific to the EIS was held,
followed by an update of the overall design process
for the site. There was an additional opportunity
for questions and answers after the design process
update.
Questions and comments addressed the following
topics: fill proposed for the existing ball field and
potential seismic event; timing of construction;
communication with residents about project
progress; impacts on existing wildlife; questions
about the relocation process; kinds of future
businesses; lighting; water features; BHA
ownership of housing; whether there will be
multiple builders for the for-sale housing; and
name of the new community.
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Stakeholder's Meeting #2: July 13) 2006 -
Westpark Community Center
This meeting was geared toward the stakeholders
and included an update on the design process for
redeveloping the site. Timelines for relocation of
the current Westpark residents and construction
were presented, with a question and answer
session following.
Questions from the stakeholders included the
status of the grading design; and status of the
stormwater system.
More detailed documentation of the public
process is on file with the City of Bremerton.
D. SEPA/NEPA Environmental Review
The review process for the proposed re-
development of Westpark, and adoption of
this sub-area plan, includes preparation of an
Environmental Impact Statement (EIS) to comply
with the National Environmental Policy Act
(NEPA) and the State Environmental Policy Act
(SEPA). A single EIS will be prepared to satisfy
NEPA and SEPA requirements.
The purpose of an EIS is to present information
about the environmental consequences of
proposals, including redevelopment projects,
to consider alternative courses of action, and
to mitigate environmental impacts that are
avoidable. Presentation of this information
in an EIS is intended to ensure that decision
makers are aware of impacts to the natural and
human environments, and that they consider
opportunities to mitigate impacts. The process
also provides opportunities for interested agencies,
tribes and citizens to comment on proposals and
to be involved in their consideration.
Compliance with NEPA is required because
the project will involve federal action, by the
Department of Housing and Urban Development
(HUD), to use federal funds in redeveloping
the site. A Notice of Intent to Prepare an EIS
was published in the Federal Register on June 7,
2006. The City of Bremerton, which has been
designated as the Responsible Entity (RE) for
NEPA compliance, is serving as the NEPA lead
agency.
Compliance with SEPA is also required because
the proposal could significantly affect the
environment. A Determination of Significance
and Scoping Notice -- declaring that an EIS
would be prepared and inviting comments on
the scope of the document - was published in
the Kitsap Sun on June 6, 2006 The Bremerton
Housing Authority is acting as the lead agency for
SEPA compliance. A joint SEPA/NEPA Scoping
Meeting was held on June 22, 2006 at the Westpark
Community Center. The public comment period
closed on June 27, 2006. The EIS is being prepared
as of this writing.
April 19, 2007
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E. Westpark Design Review Committee
All new development proposals will adhere to
the development review, permitting and design
approval processes of the City of Bremerton
and the Westpark Design Review Committee
(DRC). DRC planning and design guidelines
are identified in the Sub-Area Plan. Covenants,
Conditions & Restrictions (CC&R's) will also
apply to all property on the site that is sold for
redevelopment, to help ensure thai~ all proposals
meet relevant requirements.
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The Bremerton Housing Authority has contracted
with a development consultant who is responsible
for all development within the boundaries of the
project site. The development consultant will
assemble a Westpark Design Review Committee
(DRC) responsible for the review and approval
of all permit applications prior to their submittal
to the City of Bremerton. Upon approval the
DRC will issue a certificate that will be required
to be included with the submittal to the City.
Permit applications will not be accepted by the
City without the approval of the DRC. The City
will maintain its primary authority to review
and approve plans for consistency with zoning
and development standards, and building
requirements, as required by law. In particular,
the Design Review Committee will ensure that
proposed development is consistent with the
intent and specifics of adopted design guidelines,
and with any adopted Covenants, Conditions and
Restrictions (CC&R's) adopted for the Westpark
site.
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III. WESTPARK SUB-AREA PLAN
A. Existing Site Conditions
Overview
Drainage
Stormwater within the site IS conveyed by
overland flow and through a rudimentary
system of open ditches and enclosed drainage
pipes. Outside of the project area, stormwater is
conveyed away from the site in open ditches and
enclosed drainage systems. Stormwater from
the on-site area combines with stormwater from
off-site areas in the conveyance systems outside
of the project area. There are no known sources
of off-site stormwater that is routed through the
existing Westpark drainage system.
There are no known existing water quality
treatment facilities within the Westpark site.
Stormwater treatment for the redeveloped
conditions on the overall site will be provided
in accordance with Title 15.04.042 of the City's
The existing 82-acre Westpark site is characterized
by steep slopes, with site grades varying between
60 feet and 180 feet in elevation. There are stands
oflarge coniferous trees and dispersed ornamental
deciduous trees, which will be preserved where
feasible. The existing housing units are small,
antiquated, and scattered throughout the site with
very little connection to the streets, the community
or each other. The network of roads provides little
connectivity to the larger community, and within
the site, which fosters a sense of isolation from the
adjacent neighborhoods, and contributes to the
impression of Westpark as an island of poverty
within the City of Bremerton.
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April 19, 2007
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municipal code. Water quality treatment facilities
will be designed based on the King County
Surface Water Design Manual as referenced in
Division 4 - Storm Drainage of the City's Public
Works standards, using Department of Ecology
(Ecology) hydrologic simulation software to
calculate flow rates and volumes
Currently, most of the site discharges through
two existing outfalls into Oyster Bay. Peak flow
rates routed through these outfalls are expected
to increase due to increases in impervious surface,
and some possible rerouting of stormwater. Flow
control will be provided on-site to mitigate
for increases in flow rates and durations at the
outfalls into Sinclair Inlet and Ostrich Bay, and
for any portions of the on -site areas that discharge
through these outfalls. Flow control facilities are
not proposed for most of the Sub-Area because
Oyster Bay is relatively close to the Westpark site
and because the capacity of the existing outfall
will be increased as a part of the Firs II project,
which is currently under construction.
A new outfall structure is proposed near the
shoreline to mitigate for the increase in flow rates
through the existing Oyster Bay Road outfall.
Based on preliminary studies, a new outfall would
be more effective and have fewer impacts to marine
habitat than other discharge alternatives. It would
be designed to accommodate stormwater flows
from both the Westpark Sub-area and off-site
areas that are routed to the outfall.
A new storm drain would be constructed from a
nearby manhole to the new outfall structure. The
outfall structure would be designed to reduce the
velocity of discharged water (stilling basin) and
to reduce the erosion potential of adjacent soils
(riprap).
Transportation
Regional transportation facilities bounding the
Westpark site include SR 3, Kitsap Way and Oyster
Bay Road. SR 3 is a four-lane, north-south freeway
serving Central Kitsap County. Kitsap Way is a
five-to-seven lane, limited access principal arterial
that connects West Bremerton to Central Kitsap
County (via SR 3). SR 3 and Kitsap Way intersect
just northwest of the Westpark site. Access to the
site is provided by Oyster Bay Avenue, Russell
Road (a portion of which is currently closed for
construction), Arsenal Road and McNeal Avenue.
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Kitsap Transit provides public transit service to
the City of Bremerton. Routes No. 24 and 26
serve the Westpark site, with stops along Kitsap
Way (Route 24) and at the Firs Apartments on
Oyster Bay Avenue (Route 26). Service on both
routes has one-hour headways.
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and
painted crosswalks with pedestrian call buttons.
A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes
raised sidewalks on one side of the street.
Two intersections of Kitsap Way - at Oyster Bay
Avenue and Pershing Avenue -- have relatively
high accident rates (based on the last three-year
average)
Existing levels of service at major intersections
meet City of Bremerton standards. Those
experiencing the highest delays are Kitsap Way
at Marine Drive, and Kitsap Way at the SR 3
southbound ramps.
Critical Areas
The Westpark site does not contain wetlands or
streams, based on preliminary analysis. These
resources are presently adjacent to the site,
however, and on-site activities (e.g., stormwater
runoff) will need to be managed to protect off-
site water quality and habitat. The site's trees and
vegetation provide a valuable environmental and
visual amenity, but do not provide habitat for
designated threatened, endangered or sensitive
species. Critical aquifer recharge areas are not
present. Some steep slopes areas do occur and
will be addressed through site planning consistent
with City requirements.
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=~~= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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Summary of Opportunities and
Constraints
(along Kitsap Way), are within convenient
walking distance and are accessible from the
surrounding community. Westpark residents
would provide economic support for on-site
and off-site services.
. The site is not significantly constrained by
critical areas (e.g., wetlands, streams, fish and
wildlife habitat, aquifer recharge areas). It does
contain some steep slope areas that will need to
be stabilized and carefully engineered.
. Mature landscaping and significant trees are
present on the site. These features are valuable
amenities and provide opportunities for
integration into a system of parks and open
space.
The site contains a concentration oflow income
housing. The sub-area plan will replace a
portion of low income housing on-site, and
will disperse some low income to other areas
of Bremerton and Kitsap County
. Some important neighborhood services - e.g.,
police, fire, and a community center -- are
present on-site or in the immediate vicinity.
Based on natural features, site location and
expressed public and private planning objectives,
the Westpark site possesses significant
opportunities for redevelopment. There are also
a number of constraints that will be addressed
through the sub-area planning and master
planning processes.
. The site's topography is varied and dramatic.
Three high points within the site would most
likely create beautiful views towards Oyster
Bay.
. Westpark is bounded by State Road 3 and
Kitsap Way. These two primary roads carry high
volumes of traffic, which creates a perceptible
level of noise within the site.
. A five-minute walking distance (quarter-
mile radius) is often used as a benchmark for
planning traditional neighborhoods. Most of
the site, and portions of the planned Oyster
Bay Neighborhood Center commercial area
Figure 2 - Opportunities and Constraints Diagram
April 19. 2007
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B. Sub-Area Plan Vision, Goals and
Objectives
The vision of the Westpark Sub-Area Plan
is to provide a modern, mixed-use, mixed-
income, pedestrian-friendly and amenity-rich
neighborhood for residents, neighbors and
visitors. Redevelopment will create a particular
kind of place n one that provides space for the
community to gather and interact. Streets, plazas
and other public spaces will all be designed with
the care and attention to detail required to make
them function as the "living rooms" of the new
Westpark.
The pedestrian oriented design is reflected in
a clearly defined "main street", small-scaled
blocks, and pedestrian-scale buildings that front
directly on landscaped streets. Water features or
public art parks, and stands of significant trees
also contribute to this definition. In addition, a
sequence of open spaces linking Oyster Bay Road
to the retail area on Arsenal Way will contribute
to the pedestrian experience. The sub-area
plan's overall goals and objectives include the
following:
1. To promote a Mixed-use, Mixed Income
Neighborhood
. To promote a liveable, walkable community
through traditional neighborhood-making
principles
. To provide a varied set of housing and lot types
to promote a mixed income neighborhood
. To encourage development of new neighborhood
retail along Arsenal Way and at the intersection
of Kitsap Way and Oyster Bay Road
. Connect to and re- use existing infrastructure
where appropriate
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2. To Create a Pedestrian Oriented Environment
. To conceal retail parking in the middle of blocks
to enhance the public realm for pedestrians
along the street
. To place residential garages off of alleys and
encourage front porches to create pedestrian
oriented residential streets
. Improve pedestrian and bicycle connections
within and outside of the Westpark site
. Encourage the use of public transit
. Provide and enhance bike trails through existing
wooded and landscaped areas
3. To maintain and enhance existing VIew
corridors and landscape
. Take advantage of views north to Oyster Bay
. Maintain and enhance trees and landscape
along the south side of Kitsap Way and through
the center of the site
. Develop public neighborhood parks and
greens adjacent to existing landscape features
and views
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4. To enhance the civic realm and create more
useable public open spaces.
5. To integrate low impact development
approaches into the site master plan.
o Reduce street widths where appropriate to help
reduce impervious surfaces
o Maintain and integrate open space into the site
plan
o Investigate stormwater design that uses bio
swales and infiltrates stormwater where
appropriate
o Provide an enhanced area around the
community center and existing outdoor
amenities
o Enhance and integrate the existing fire station
into the neighborhood and main street concept
area
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Create smaller pocket parks throughout the
neighborhood to promote walkability and
security
o Improve and create parks and civic spaces
April 19, 2007
WESTPARK
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Open Space Goals
. Create parks that enhance the community and
encourage and support social interaction.
. Create open spaces easily accessible to
residents.
. Create parks that appeal to a wide range of age
groups. A diversity of park types should be
established to offer a diversity of passive and
active uses.
. Use the 'eyes-on-the-park' to create safe active
environments. Lighting, layout and visibility
are key factors in the design of active parks.
. Parks should have trash and recycling bins
that meet the needs of the users.
. Use resilient materials that reduce maintenance
costs.
. Increase community partIcIpation through
direct access for residents from their homes to
adjacent parks.
. Create public viewing areas.
. Provide for an Urban Trail through the natural
area and along Kitsap Way.
. Provide for wildlife through preservation and
enhancement of the natural area.
Westpark's landscape will also serve to enhance
the site's architecture and relate to the local
environment. The topography of the site allows for
varied relationships of architecture and landscape,
which will be distinguish among neighborhoods.
Open and accessible spaces, and convenient seating
will encourage human interaction and create a safe
and visible environment for children. Pedestrian
scale lighting will enhance the streetscape, alleys
and parks. Narrower streets will calm traffic and
protect pedestrians.
C. Sub-Area Plan Elements
The Westpark Sub-Area Plan addresses the
following elements:
1. Land Use, including the master site plan map
and identification of major land uses.
2. Housing, including the expected number of
for-sale, rental, market rate and low income units;
and planned densities.
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3. Open Space, landscaping and amenities.
4. Roads and Infrastructure, including vehicular
and non-vehicular circulation systems, storm
water management and site utilities.
The proposed Master Plan for Westpark IS
illustrated in Figure 3.
Westpark will be a mixed-use, mixed income
community drawing on the best of traditional
neighborhood design and the rich history of
Bremerton, while employing modern amenities
and taking advantage of the topography,
landscape and views. The intent is to build a
warm community, where neighbors interact and
walk on beautiful tree-lined residential streets,
and where pedestrian circulation is prioritized
over automobile traffic. The areas of the site
where retail is proposed will be designed to be
lively, energized and will have a "village main
street" feel about them.
The Land Use Plan is loosely based upon a grid
of interconnected streets that provide multiple
routes to any destination. This configuration
allows easy pedestrian and vehicular circulation
throughout the neighborhood by spreading
out traffic loads. Sidewalks, street trees, and
appropriately scaled street lights and furniture
will provide richly detailed streetscapes.
A unique sense of place will be created through
the arrangement of vibrant public spaces, a
clear hierarchy of pedestrian-friendly streets, a
balanced program of residences, retail services,
offices, community buildings and spaces, as well
as an architecture that responds to the northwest
vernacular. Buildings that line public spaces will
enclose and frame the public realm, and connect
to one another at the scale of the pedestrian.
Foremost, Westpark will be a residential
community, offering numerous types, styles
and sizes of residential units types, at varying
densities, to meet the community's housing needs
and to accommodate a spectrum of income
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groups. The heart and center of the community
will be the Summit Park, a large open space which
will provide opportunities for active recreation
and passive enjoyment of significant vegetation.
Residential neighborhoods will the line the park.
Smaller parks and open spaces will be located
throughout Westpark's neighborhoods, and plazas
and more "urban" spaces will be co-located .
of office), some of which will have plazas and other
urban open spaces. The site's more intensive land
uses - including larger, high density residential
buildings, and a retail/commercial village n will
be located along the site's outer edges, closer to
(but buffered from) major arterials. All of the site's
activities, however, will be within a convenient
walk or bike-ride via Westpark's system of paths
and trails.
Different land uses will be arranged compatibly
in distinct neighborhoods, and in mixed-use
buildings (e.g., residential with ground floor retail
r----
Figure 3 - Illustrative Plan
April 19, 2007
WESTPARK
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1. Land Use
Figure 4 indicates the locations of proposed land
uses by block. Block-level graphics are used in
the Sub Area Plan and Development Standards
to help tailor applicable requirements to the site's
topography and design concept.
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The general arrangement and location of land
uses in Westpark are shown in Figure 3 and
Figure 4. Figure 3 is the Westpark Master Plan.
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Mix of Land Uses
Westpark will be redeveloped in phases with a
mix of land uses that will create a community.
The types and amounts of proposed land uses
are summarized in Table 1.
Residential uses - including single family attached
and detached in a variety of designs, and multi-
family - will predominate. Retail and service uses
will also be provided to meet the everyday needs
of residents; these activities would support the
more diverse, larger scale commercial activities
occurring along Kitsap Way, in the designated
Oyster Bay Neighborhood Center. Some activities
- retail! commercial and residential would occur in
mixed-use buildings. More intensive and larger-
scale land uses (retail, commercial, and larger
multi-family buildings) will generally be located
closer to the site's boundaries, transitioning to
residential and open space uses in more central
portions of the site.
Westpark also desires to maintain the flexibility
to possibly expand on-site retail activities in
the future, in response to changes in market
conditions. Refer to page 25 for requirements for
future changes to the Sub-Area Plan.
TABLE 1. WESTPARK LAND USE
LAND USE ACRES UNlTS/SQ!]ARE FEET
Residential 759 du's (range of 600-800)
- Single family I 31.5 499 du's
_ Multi-family L 5.6 260 du's
Retail/Commercial 5 Approx. 50,000 SF
Community/Civic
Open Space/Parks/Trails ** 28 acres (excl. trails)
S treets/Infr astructur e
Notes:
1. Single family includes attached townhouses, duplexes and cottages, and detached units.
2. Multi-family includes apartments and condo units. Some multi-family units will be included in mixed-use buildings (e.g., with retail
or commercial uses).
Density
Westpark is planned as an urban community
with urban densities. The density of residential
development would range from 12 dwelling units
per acre (for detached single family) to 65 dwelling
units per acre (for the most intensive multi-
family), varying with the type of unit. Gross
density would be 9.5 dwelling units per acre, and
average net density would be 15 dwelling units per
acre. Refer to Figure 5 for recommended density
by block.
Average net density would be used as a target
to monitor the achievement of urban densities
for the sub-area as a whole. Individual projects
must be within the range that is specified for the
type of residential unit in the Sub-Area Plan's
development standards. Variations in density
are anticipated throughout the site, subject to the
limits in the development standards.
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2. Housing
will be demolished as part of redevelopment and
will include a mix of rental duplexes, townhouses
and apartments. A total of 190 replacement
low-income units are proposed on-site. All other
existing low income units will be replaced off-
site, at various locations in Bremerton and Kitsap
County; there will be no net loss of low income
units as a result of redevelopment. The BHA
is developing a detailed plan for replacement
housing. All existing Westpark residents in good
standing will be eligible for new units, either on-
site or off-site.
Housing Program
Westpark will include a mix of for sale and rental
units, and market rate and public/low income
units. The planned number of units by type is
shown in Table 2. The total number of housing
units developed could range from 600-800; the
current program is based on an estimated 759
units.
Low income units will be developed to replace
a portion of the existing units at Westpark that
Table 2. West park Housing Units
Unit Type Distribution by Phase # Units per Phase # Units
(Approximate, based on: adopted
program of
759 units total, Preferred Plan 5/12/06,
&
requirement for 25% Public Housing
Units *) II III IV V Total
Market Rate Apartments 0 110 0 0 110
Urban/Loft Condominium 0 65 0 0 65
Condominium 0 85 0 0 85
16' Townhouse 24 27 20 9 80
22' Townhouse and/or Row Home,
Alley Load 30 21 26 17 94
24' Townhouse - 2 and 3 Story 2 28 12 18 60
Duplexes (Rental) 14 50 18 18 100
Duplexes (Market Rate) 2 8 6 14 30
Cluster Cottaaes 10 18 10 0 38
Sinale Family - 3,500 sa ft Lot 17 30 12 0 59
Sinale Family - 4,500 sq ft Lot 7 27 4 0 38
Total Units 106 469 108 76 759
Lots per Phase 106 209 108 76 499
Public Housina Units 38 87 38 27 190
% Public Housing Units per Phase
iPHU / # Units) 35.8% ** 18.6% 35.2% 35.5% 25.0%
PHU's as % of Total PHU per Phase
IPHU / Total PHU's) 20.0% 45.8% 20.0% 14.2% 100.0%
April 19, 2007
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Dispersing public housing would accomplish a
number of goals, including the revitalization of
dilapidated housing and distressed communities,
creation of diverse neighborhoods, and the
promotion of housing choice.
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3. Open Space and Parks
Housing Relocation Plan
More than one-third of the Westpark site (28
acres) will be devoted to various types of parks
and open space. As shown on Figure 6, open
space and parks will be distributed across the site.
Together, they express Westpark's environmental
sensitivity, its desire to enrich the health of the
community and the individual, and to establish
the character of the neighborhood. Landscaping
and preservation efforts also offer opportunities
for education. School and conservation
programs, community work parties and
stewardship opportunities will involve residents
in preservation and enhancement of their natural
environment. Native wildlife will also provide a
vital connection with the environment.
The BHA is developing a housing relocation
plan to stage and coordinate tenant relocation,
demolition and construction. It will include
providing information and counseling to tenants
to help explain plans, timing and available choices.
In accordance with federal law, the BHA will
also offer a package of relocation options. These
may include temporary relocation on-site (in
synch with phased demolition and construction),
relocation to other BHA-owned projects, and
tenant-based vouchers.
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4. Roads and Infrastructure
Roads & Pedestrian Circulation
Westpark's thoroughfare system streets,
sidewalks and pedestrian paths, shown in Figure
6 -- is a fundamental element in site design, and
will connect areas of the community with each
other and to the surrounding neighborhood. The
grid-based street design prioritizes pedestrian
circulation, while maintaining automobile access
for residents and visitors. The grid system provides
multiple paths to each home and business, and
reduces congestion by distributing traffic across
the site.
The design and dimensions of major types of
streets are addressed in Section IV of the plan,
Zoning & Development Standards. In general,
streets emphasize narrower widths -- to reduce
impervious area and to slow vehicle speed -- and
use alleys to separate garages and automobile
traffic from pedestrians. Basic streets types
include:
Neighborhood Streets, which are one-lane or
two-lane roads (varying among neighborhoods)
with on-street parking. Sidewalks of varying
width are provided on both sides of the street.
These streets are lined with trees and include
landscaping between the street and the sidewalk.
Baer Boulevard (Street A), which will provide
access to the regional transportation system, is
designed as a wider, tree-lined street with two
traffic lanes, on-street parking and sidewalks on
both sides.
Alleys, will provide access to garages for parking
and for deliveries and services for Single Family
Attached, Single Family Detached, and other unit
types as indicated on the Thoroughfare Plan.
Pedestrian Paths are "green streets" which are
separated from vehicle traffic and provide
pedestrian-only connections between Westpark
neighborhoods, parks and open spaces, retail
activities and services. These paths will also
connect to the off-site regional trail system.
D. Future Changes to the Sub Area Plan
The Westpark Master Plan and Sub-Area Plan is
an emerging document, and will likely change
incrementally as the design process continues.
It will also be influenced by public comment,
environmental review, and the decisions of
elected officials. A degree of flexibility is desirable
and inherent in large-scale, phased master plans;
this flexibility provides the ability to respond to
changes in demographic, economic and market
patterns over time.
The Sub-Area Plan map reflects the conceptual
master plan for the site as of this writing. Some
proposed land use designations allow flexibility
in uses, and areas subject to this designation
could be proposed for modification in the future.
For example, it is possible that Westpark's on-site
population, and development of the Oyster Bay
Neighborhood Center, could support additional
compatible retail development on the Westpark
site. The Sub-Area Plan's Mixed Use designation
permits retail/commercial as well as residential
activities. Any change to the conceptual land
use map, if proposed, would entail thorough
consideration through a public review process and
appropriate environmental analysis. Any change
would also need to be consistent with the Sub-
Area Plan's goals and development standards.
Any significant change to the Sub-Area Plan or
development regulations after they are adopted
by legislative action of the City Council would
require Planning Commission recommendation
and City Council approval.
April 19, 2007
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SECTION IV -
ZONING & DEVELOPMENT REGULATIONS
Introduction
This section of the sub-area plan contains the
zoning and development standards that will
guide the redeveloplI}ent of Westpark and will
implement the requirements of the site's zoning
designation. The standards address the following
elements:
. Land uses/zones, including density, height,
setbacks, building coverage and impervious
surface coverage;
. General development standards;
. Building design;
. Streets, sidewalks and driveways;
. Parking;
. Landscaping;
. Parks and open space;
. Signs.
The Westpark design guidelines, included
in Section V, will work in tandem with the
development standards to achieve the plan's
vision and to assure high quality development.
The current zoning classification for the Westpark
site is Master Development (MD) [Chapter 20.80
BMC]. The MD zone is applied to sites envisioned
for large-scale planned development. These
proposals must meet a public need and provide
a community benefit, such as redeveloping
"blighted" areas or providing affordable housing
opportunities. Projects may be proposed by
public entities or public-private partnerships, and
should result in innovative development.
Proposals in the MD zone are required to prepare
a Master Development Plan (MDP), which
includes standards for development of the site,
including uses, density, setbacks, lot coverage and
heights. Other required components of an MDP,
which are addressed in these regulations, include
the following:
. an open space plan that protects natural
resources and provides recreational
opportunities;
. site edge design that is compatible with adjacent
uses and densities;
. streetscapes that include amemtIes, (street
trees, planting strips, benches, street lighting,
etc.) and other design features that make
streets interactive, walkable and enjoyable;
. a general landscape plan, including
preservation of significant trees; and
. adequate off-street parking, which may
modify standard requirements if a parking
study demonstrates no impact on adjacent
properties.
A. LAND USE ZONES
1. Land Use & Dimensional Standards
Land us~.~ within Westpark and applicable
dimensional standards are identified in Table A-I
and Figure A-2 Land Use Map.
2. Residential
Intent: The intent of the residential zone is to
accommodate a variety of housing types at
varying densities consistent with creation of a
mixed-income, mixed-use pedestrian-oriented
community. Housing types may include single
family attached and detached in a variety of
styles (duplexes, town homes), apartments and
condominiums. Housing may also occur in
mixed use buildings. Densities may vary within
the residential zone and are indicated by use
of a the suffix Low Density, Medium Density or
High Density
Residential standards shall be in accordance
with the standards of BMC 20.60 with the
following additions and/or revisions:
A. Permitted Uses and Density
i. Residential-Low Density.
(a) Permitted uses and density:
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(i) Single family attached and detached
units, with a maximum density of 12
dwelling units per acre, and a minimum
density of 8 dwelling units per acre;
(ii) Parks, playgrounds and open space.
(iii) Worship and religious facilities less
than 10,000 square feet subject to a traffic
and parking study and mitigation of
impacts to ensure adequate circulation
and parking;
(iv) Day care facility of 6 or greater persons
receiving care, subject to a parking study
and a mitigation of parking impacts.
(b) Prohibited uses:
(i) Group Residential Facilities;
(ii) Nursing/Convalescent Homes;
(iii) Manufactured Home Park;
(iv) Worship and religious facilities
greater than 10,000 square feet;
(v) Golf Course;
(vi) Public Utility Facilities located above
ground.
ii. Residential-Medium Density
(a) Permitted uses and density:
(i) Single family attached units, with a
maximum density of 30 dwelling units
per acre, and a minimum density of 16
dwelling units per acre;
(ii) Civic uses;
(iii) Parks, playgrounds and open space.
(iv) Neighborhood Business in accordance
with BMC 20.82.020;
(v) Worship and religious facilities less
than 10,000 square feet subject to a traffic
and parking study and mitigation of
impacts to ensure adequate circulation
and parking;
(vi) Day care facility of 6 or greater persons
receiving care, subject to a parking study
and mitigation of parking impacts.
(b) Prohibited uses:
(i) Group Residential Facilities;
(ii) Nursing/Convalescent Homes;
(iii) Manufactured Home Park;
(iv) Worship and religious facilities
greater than 10,000 square feet;
(v) Golf Course;
(vi) Public Utility Facilities located above
ground.
iii. Residential-High Density
(a) Permitted uses and density:
(i) Apartment and condominium
buildings, with a minimum density of 20
dwelling units per acre and a maximum
density of 65 dwelling units per acre;
(ii) Parks and playgrounds;
(iii) Neighborhood Business ill
accordance with BMC 20.82.020;
(iv) Structured parking;
(v) Civic uses;
(vi) Senior Housing Complex (block A
only)
(vii) Worship and religious facilities
less than 10,000 square feet, subject to a
traffic and parking study and mitigation
of impacts to ensure adequate circulation
and parking;
(viii) Day care facility of 6 or greater
persons receiving care, subject to a
parking study and mitigation of parking
impacts.
(ix) Nursing/Convalescent Homes (block
A only);
(b) Prohibited uses:
(i) Group Residential Facilities;
(ii) Manufactured Home Park;
(iii) Worship and religious facilities
greater than 10,000 square feet;
(iv) Golf Course;
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B. Dimensional Standards
Standards for height, setback, yards, building
coverage and site coverage shall be consistent with
Table AI.
C. Public Space Requirements
The following public space requirements apply
only to high density residential development
within the R zones:
i. Pedestrian-oriented spaces, amemtIes
and corridors shall be incorporated in the
overall site design. Pedestrian areas shall be
easily accessible, clearly visible and located
to take advantage of surrounding features
such as building entrances, open spaces,
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significant landscaping, unique topography
or architecture, and solar exposure.
11. Multiple buildings on the same site
shall incorporate public spaces, formal or
informal. The buildings should be integrated
with site elements such as plazas, walkways
and landscaping with pedestrian pathways,
to provide clear view to destinations and to
create a unified development.
111. Movable chairs and tables shall be utilized
in the open spaces and as cafe seating.
IV. Planters should be consistent with the
overall Westpark architectural styles.
it by a minimum of 8 inches.
3. The landing of the lead walk steps
at sidewalk should be equal to one stair
tread, and never less than 12 inches.
4. Slope of the landing and lead walks
shall not exceed 3%.
5. When two sets of stairs are separated
by a landing or lead walks both sets of
steps shall have consistent tread width.
6. Steps shall have at least two risers and
a cheekwall;
7. Cheekwall of the steps at the sidewalk
shall align with the edges of landing at
sidewalk.
ii. Garages & Integral Garages:
(a) Except In Residential-Low Density
Zone, garage doors of integral garages that
are incorporated into residential structures
should not face the street. Where garage
doors facing the street are permitted, they
should be set back from the front facade by
at least 16 feet.
(b) Integral garage units should have a
planting island between every garage and
should be planted with a tree, or tall growing
shrub.
iii. Landscaping:
(a) Landscaping shall meet the requirements
of Subsection D of these regulations.
iv. Roofs:
(a) Cornices are required on buildings with
flat roofs. They should include a projection
no less than 24" vertically above the roof
surface, and no less than 4" beyond the
Building Face. Cornices shall be sized to be
proportional to the building. Flat roofs shall
only be permitted on commercial, mixed-
use and condominium buildings.
v. Building Entrances:
(a) Service entrances should be at the rear
of the buildings.
(b) Entrances to second and third story uses
should be located along the street building
front.
(c) Secondary entrances may be located at
the rear and sides of buildings.
(d) Ground floor units of apartment and
D. Development Standards
1. Residential Frontage Standards.
(a) Lead walks, Stairways & Landings
(i) Front Yard Grading:
1. The ground should strike a horizontal
line at the building facade.
2. Single- Family- Detached homes should
transition grade a minimum of 3' from
building sides.
3. Slope of front yard shall be between
2% and 5%.
4. Change of grade of the front yards
can be accommodated with a maximum
of two sets of stairs: One attached to the
house stoop and the other at the edge of
the sidewalk.
(ii) Slope at Sidewalk:
1. Slope of the front yard at edge of
sidewalk should not be greater than 1:2
with a maximum vertical height of 30".
Slopes greater than 1:2 should be planted
with ground cover rather than turf.
2. A change in vertical height greater
than 24" requires construction of a
retaining wall.
(iii) Configurations:
1. Lead walks should provide a direct
connection to the front entry and should
be a minimum of 3' in width.
2. The edge of a landing should align
with the edge of steps, or extend beyond
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condominium buildings should have
individual entries from the street.
vi. Building Orientation and Design
Elements:
(a) High density residential:
(b) When located at block corners, buildings
shall have two primary facades (composed
of the same materials) that are oriented to
the two streets.
vii. Fire Protection Systems
(a) Due to the road widths proposed in this
plan, all residential units shall be protected
by a fire sprinkler system.
3. Mixed Use
Intent The intent of the Mixed Use zone is
to further the goal of creating a traditional,
mixed-use pedestrian oriented community by
allowing a complimentary mix of residential and
non-residential uses to locate within the same
building.
Mixed Use standards shall be in accordance with
the standards of BMC 20.60 with the following
additions and/or revisions:
Three mixed-use districts MU -1 and MU - 2 are
designated on the land use map. The desired
mix and density of uses within each district is
described below.
A. Permitted Uses and Density
i. Mixed-Use 1 (MU-1)
(a) Permitted Uses and Density: Medium
density residential, at the densities indicated
in Table 1, with ground floor commercial
uses allowed.
(b) Permitted residential uses are those
indicated for the Residential zone.
(c) Permitted commercial are those
permitted in the Village Commercial zone,
up to a maximum of 2,500 square feet per
individual use.
(d) Prohibited uses include those listed in
both the residential and village commercial
zone and freestanding commercial.
ii. Mixed-Use 2 (MU-2)
(a) Permitted Uses and Density: High
density residential, at the densities indicated
in Table AI, and live-work units, with
ground floor commercial uses allowed.
(b) Permitted residential uses are those
indicated for the Residential zone.
(c) Permitted commercial uses are those
permitted in the Village Commercial zone
up to a maximum of 2,500 square feet per
individual use.
(d) Prohibited uses include those listed in
both the residential and village commercial
zone and freestanding commercial.
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B. Dimensional Standards
Standards for density, height, setback, yards,
building coverage and site coverage shall be
consistent with Table AI.
C. Public Space Requirements
The following public space requirements apply
only to mixed-use and commercial development
within the MU zones:
i. Pedestrian-oriented spaces, amellltles
and corridors shall be incorporated in the
overall site design. Pedestrian areas shall be
easily accessible, clearly visible and located
to take advantage of surrounding features
such as building entrances, open spaces,
significant landscaping, unique topography
or architecture, and solar exposure.
ii. Multiple buildings on the same site
shall incorporate public spaces, formal or
informal. The buildings should be integrated
with site elements such as plazas, walkways
and landscaping with pedestrian pathways,
to provide clear view to destinations and to
create a unified development.
iii. Movable chairs and tables shall be utilized
in the open spaces and as cafe seating.
iv. Planters should be consistent with the
overall Westpark architectural styles.
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=~~= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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D. Development Standards
i. Building Orientation and Design Elements:
(a) When located at block corners, buildings
shall have two primary facades (composed
of the same materials) that are oriented to
the two streets.
(b) Mixed-Use Buildings longer than 60'
should be designed to look like more than
one building. Each section of building shall
be different in color than the other sections.
(c) Live-Work first floors in the MU - 2 Zone
shall have a minimum 10' floor to ceiling on
the first floor.
(d) Mixed-Use buildings along Oyster
Bay and Arsenal Way, Baer Boulevard and
Paradise Road should be clad in masonry
(stone, cast stone, or brick), stucco, EIFS,
corrugated metal, or cementitious board in
board and batten configuration.
(e) A minimum of 50% of the Live-Work
facade should be masonry, stucco, EIFS, or
metal clad.
(f) Awnings are permitted directly above
commercial uses.
(i) They should consist of a metal
structure covered with fabric.
(ii) Awnings may have a front skirt,
but the bottom of the skirt should not
be scalloped.
(iii) Awnings may include logos and
text but shall not be backlit.
ii. Roofs:
(a) Cornices are required on buildings with
flat roofs. They should include a projection
no less than 24" vertically above the roof
surface, and no less than 4" beyond the
Building Face. Cornices shall be sized to be
proportional to the building. Flat roofs shall
only be permitted on commercial, mixed-
use and condominium buildings.
iii. Building Entrances:
(a) Service entrances should be at the rear
of the buildings.
(b) Entrances to second and third story uses
should be located along the street building
front.
(c) Secondary entrances may be located at
the rear and sides of buildings.
(d) Ground floor units of apartment and
condominium buildings should have
individual entries from the street.
iv. Fire Protection Systems
(a) Due to the road widths proposed in this
plan, all mixed-use units shall be protected
by a fire sprinkler system.
4. Village Commercial
Intent Promote attractive, unified, and viable
commercial businesses. Promote pedestrian
activity, safety and security while still providing
adequate auto and truck access. Allow the
establishment of a flexible site plan that is
adaptable to market conditions and capable of
being phased.
A. Permitted Uses & Density:
i. The following uses are permitted provided
they do not exceed 10,000 square feet gross
floor area:
(a) Finance, insurance and real estate;
(b) Medical and dental;
(c) Personal service;
(d) Restaurant;
(e) A maximum of two drive-through
facilities;
(f) General office and business service;
(g) Public administration;
(h) Community facility;
(i) General retail;
(j) Residential uses in mixed-use buildings;
(k) Day care;
(1) Entertainment use;
(m) Museum and gallery;
(n) Physical fitness and health club subject
to the following criteria;
(i) When greater than 5,000 gross square
feet, consistent with parking requirements
ofBMC 20.48.080; and
(ii) When greater than 5,000 gross square
feet consistent with the design guidelines
of Section V of the Sub-Area Plan; and
(iii) When greater than 5,000 gross square
feet a traffic and parking study is prepared
and adverse impacts are mitigated per the
study.
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(iv) Shall not exceed a maximum of 10,000
gross square feet.
(0) Worship and religious facilities, subject
to the following criteria;
(i) Consistent with parking requirements
of BMC 20.48.080; and
(ii) Consistent with the design guidelines
Section V of the Sub-Area Plan; and
(iii) A traffic and parking study is prepared
and adverse impacts are mitigated per the
study.
(p) Hotel and lodging place or bed and
breakfast containing ten (10) or fewer guest
rooms;
(q) Grocery stores greater than 10,000 gross
square feet, subject to the following criteria;
(i) Consistent with parking requirements
of BMC 20.48.080; and
(ii) Consistent with the design guidelines
of Section V of the Sub-Area Plan; and
(iii) A traffic and parking study is prepared
and adverse impacts are mitigated per the
study.
(r) Fully screened, building mounted wire-
less telecommunication facilities.
B. Prohibited Uses:
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1. Adult entertainment;
ii. Stand alone or tower mounted wireless
telecommunication facilities;
iii. Check cashing and Pay Day lender
businesses as defined per section IV.
iv. Automobile sales, service repair or car
wash;
v. Work release facilities;
vi. Storage of equipment and materials;
vii. Light and heavy industrial/manu-
facturing uses;
viii. Commercial parking not serving a
permitted use;
(a) Gas station;
(b) Hotel and lodging place with greater
than ten (10) guest rooms;
(c) Drinking place not associated with a
restaurant;
(d) Group residential;
(e) Foster home;
(f) Stand alone parking structures.
C. Dimensional Standards
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i. Standards for height, setback, yards,
building coverage and site coverage shall be
consistent with Table A-I.
D. Building Height.
i. Two stories are preferred, however, one to
three stories are allowed.
ii. Minimum height 18 feet, except for
buildings bordering on Arsenal and Baer
Boulevard where the minimum height shall
be 22 feet, maximum height 50 feet.
iii. At floors above the second level, buildings
shall step back at least two feet minimum
from the first and second story building face
and include a change of material above the
second story.
iv. Building focal points do not need to be
set back.
E. Public Space Requirements
i. Pedestrian-oriented spaces, amemtles
and corridors shall be incorporated in the
overall site design. Pedestrian areas shall be
easily accessible, clearly visible and located
to take advantage of surrounding features
such as building entrances, open spaces,
significant landscaping, unique topography
or architecture, and solar exposure.
ii. Multiple buildings on the same site
shall incorporate public spaces, formal or
informal. The buildings should be integrated
with site elements such as plazas, walkways
and landscaping with pedestrian pathways,
to provide clear view to destinations and to
create a unified development.
iii. Movable chairs and tables shall be utilized
in the open spaces and as cafe seating.
iv. Planters should be consistent with the
overall Westpark architectural styles.
=~q= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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F. Development Standards
buildings or terraced parking lots.
iv. Outdoor lighting standards.
The following standards apply to all uses and
development within this zone:
(a) Except for intermittent security lighting
on motion detectors, all lights more than
seven feet above the ground shall be directed
downward. The fixture's housing must be
totally opaque. Clear or refractive lenses
shall not extend below the housing.
(b) Large areas may be lit with a number
of low-intensity sources close to the area
requiring illumination. Illumination of
a large area with a remote single source of
light shall be avoided.
(c) Lighting shall not be cast beyond the
premises and shall be limited to illumination
of surfaces intended for pedestrians or
vehicles. Illumination of landscaped areas
shall be avoided unless lighting is part of
the landscape area immediately around the
building.
(d) Pole lights shall be no taller than 20
feet above a 36 inch base in parking lots and
traffic areas and no taller than 12 feet in
pedestrian areas.
v. Site furnishings. Incorporate outdoor
furniture, fixtures, and streetscape elements
into the site design that enhances and
complements the commercial functions of
the site. Miscellaneous structures and street
furniture should be designed to be part of
the architectural design and landscape. The
following requirements will assure consistency
in site furnishing design and are applicable
to all non-residential uses. The following
standards shall apply:
(a) Utilize lighting, free standing signs,
trellises, arbors, raised planters, benches and
other forms of seating, trash receptacles,
bus stops, phone booths, fencing, or other
outdoor furniture or streetscape fixtures in
the site design to create and define public
spaces.
(b) Locate site furnishings to maximize
visual surveillance of the area by residents,
pedestrians and passing vehicles to
minimize covert activities in the space and
lessen risks to public safety.
i. Site development shall be in accordance
with the standards of BMC 20.66.060 with
the following additions and revisions:
(a) General Site Design
(i) Sites shall be developed in a coordinated
manner, complementing adjacentstructures
through placement, size and mass.
(ii) Buildings shall be arranged to facilitate
plazas, courtyards, greens, and other
pedestrian use areas.
(iii) Sites shall be designed to create an
identifiable pedestrian urban character.
Methods to achieve this concept include:
(iv) Orienting buildings to front on streets,
and placing parking lots at the rear or sides
of buildings.
(v) Providing well-defined pedestrian
walkways from parking areas, public
sidewalks, and building/shop entrances
throughout the site.
(vi) Designing the parking areas to avoid
long rows of uninterrupted parking.
(vii) Designing parking areas to be partially
screened from view from adjacent streets
and building occupants while taking
security into consideration.
1. Where possible, sites shall be designed
to provide vehicle and pedestrian
connections to adjacent sites and activity
areas.
(viii) Due to the road widths in this plan,
all Village Commercial structures shall be
protected by a fire sprinkler system.
G. Development of Lots
i. Buildings and parking lots shall be designed
to fit natural slopes rather than re-grading the
slope to fit a particular building or parking
lot design.
ii. Cuts and fills on a site shall be balanced
and finished grades shall not include any
retaining walls greater than six feet. Instead,
designs shall complement and take advantage
of natural topography.
lll. Sloped lots may require multileveled
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(c) Site furnishings should be a commercial
grade designed for heavy public use.
Lightweight resin, wire or iron furniture as
typically sold for residential use is strongly
discouraged.
(d) All umbrellas shall be made of fade-
resistant canvas or mesh fabrics or materials
which filter sunlight.
commercial area to provide shelter from the
elements.
vi. Awnings are permitted directly above
commercial uses.
(a) They should consist of a metal structure
covered with fabric.
(b) Awnings may have a front skirt, but
the bottom of the skirt should not be
scalloped.
(c) Awnings may include logos and text but
shall not be backlit.
vii. All primary building pedestrian entrances
and storefront windows must face onto the
primary street not the parking lot (secondary
entrances and windows are encouraged on
the facade facing rear parking).
viii. When located at block corners, buildings
shall have two primary facades (composed of
the same materials) that are oriented to the
two streets.
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H. Building Orientation and Design
Elements
i. Blank walls shall not face streets. Liner
buildings with primary building facades shall
be used to screen blank walls from the street.
ii. Buildings shall generally follow the
alignment of the streets they front. However,
buildings may be set back up to 15 feet from
the front property line when this setback area
is to accommodate building entries, outdoor
cafe or other pedestrian-oriented activities
and use. The IS-foot setback may be increased
by up to 5 additional feet to accommodate
additional pedestrian-oriented space.
iii. A minimum of 80 percent of the ground
floor space of each building shall consist of
pedestrian oriented retail uses or a compatible
building use drawing people. When
applications comprising more than a single
building, including mixed use buildings, are
submitted to the city simultaneously, the 80
percent requirement may be applied to the
entire development instead of on a building-
by-building basis.
iv. Multi-level buildings with commercial,
office, or residential use are strongly
encouraged to create a more clearly-defined
street edge and to provide upper-story
activities which overlook the street and
plazas. Clearly defined and convenient access
to the second story should allow economic
viability for commercial uses and/or separate
entrances for residential uses.
v. Canopies, awnings, porches, building
overhangs and arcades are required along
at least 75 percent of building fronts facing
Arsenal and Baer Boulevard streets in the
I. Architectural Building Character
i. Design Intent. To create a collection of
buildings that presents a unified character
while allowing for the individual architectural
expression of each building. The design
character of an individual building should be
compatible with (share similar features such
as color, scale, massing and height) with its
neighbors but may also include other features
or characteristics that are different.
ii. Applicants shall demonstrate how proposed
buildings are similar to or dissimilar from
neighboring buildings, including those across
the street, with regard to:
(a) Building forms and massing;
(b) Rooflines and parapet features;
(c) Special building features, such as signs,
artwork, special canopies, landscaping
elements, entries, etc.;
(d) Building fenestration, the size,
orientation, and treatment of windows
and glazed areas;
(e) Materials.
iii. Building Scale - Design Intent.
(a) To create a consistent building scale
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throughout the commercial center.
(b) To provide a consistent architectural
scale throughout which is appropriate to
a pedestrian environment.
(c) To create a concentration of buildings
near the plaza and along the street.
(d) To achieve an inviting and interesting set
of buildings with distinctive character.
(e) To ensure that the buildings present a
varied response to streets and public spaces.
(f) To create strongly identifiable elements
and civic gathering places that encourages a
sense of community.
(g) To encourage use of good quality
materials with a low life-cycle cost.
iv. Building Modulation and Articulation.
(a) In order to prevent long stretches of
monotonous facade, buildings over 40 feet
in length, as measured parallel to a street or
parking lot, shall be divided along the facade
abutting a public street or parking lot at
regular intervals.
(b) Buildings should be articulated to break
down the scale and have the varied look of a
number of buildings.
(c) Building masses and edges along the
street shall be articulated with windows,
entryways and vertical and horizontal
elements that provide interest.
(d) Modulation and articulation shall be
accomplished in several ways, including:
(i) The stepping back or projection of a
portion of the facade.
(ii) Include significant building elements,
such as balconies, porches, canopies,
towers, entry areas, etc.
(iii) Building focal points, which include
distinctive entry features, etc.
(iv) Changing the roofline.
(v) Changing materials.
(vi) Using other methods acceptable to
the city.
J. Building Elements and Details.
i. All building sides facing public streets and
plazas shall incorporate a substantive use of
building elements, such as those from the list
that follows, as approved by the city to achieve
a pedestrian scale both in the commercial
and residential areas. (Substantive in this
case means a significant contribution to the
form and character of the building. Note
that decorative shall mean exhibits special
craftsmanship or distinctive design that adds
visual interest and/or unique character.)
ii. Modulate building elements through
treatment of windows, doors, entries, and
corners with special trim, molding or
glazing.
iii. Decorative building materials such as tile
and metal work.
iv. Enhanced or articulated building
entrances (recessed or covered).
v. Pergolas, arcades, porches, decks, bay
windows, dormers.
vi. Balconies in upper stories.
vii. Multiple-paned windows.
viii. Decorative railings, grill work, or
landscape guards.
ix. Landscape trellises.
x. Decorative light fixtures.
xi. Where real or simulated brick, stone,
stucco or similar materials are used on
the primary facade(s), the material should
continue along the secondary facades a
minimum of 16" in depth measured from the
face of the primary fa<;:ade.
xii. Storefront windows with glazing over
at least 75 percent of the front facade of the
ground floor between the height of two feet
and 10 feet above the ground along main
commercial streets.
xiii. Multi-story structures with balconies
overlooking the street. Balconies not only help
to articulate the building facade and create a
sense of visual interest, they also contribute
to the liveliness of the street scene and foster
a sense of neighborhood security as people
watch the street scene below.
xiv. Other details or elements as approved by
the city.
K. Building Roof.
i. Design Intent. To unify the village center's
design character through roof design,
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materials and color.
ii. Roof designs should provide unifying
elements. It is recommended that buildings
have consistent roof slopes, details, materials
and configuration wherever possible.
iii. All roofs exposed to view from a public
right-of-way shall have a minimum slope of
six feet vertical to 12 feet horizontal, however,
portions of roofs not visible from a public
right-of-way may be flat or have a lesser
slope.
iv. Roof mounted mechanical equipment
(HVAC) shall be screened from view with
similar design as provided in the structure.
v. Cornices are required on buildings with
flat roofs. They shall include a projection no
less than 24" vertically above the roof surface,
and no less than 4" beyond the Building Face.
Cornices shall be sized to be proportional
to the building. Flat roofs shall only be
permitted on commercial, mixed-use and
condominium buildings.
L. Materials.
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i. Design Intent. To enhance the quality of
both individual buildings and the commercial
center streetscape as a whole. To encourage
the use of traditional forms, details, and good
quality materials with low life cycle costs.
ii. The materials of building elements such
as roofs (where exposed to view), exterior
walls, trim, and other miscellaneous elements,
should be durable yet should also possess a
traditional character.
iii. The use of materials which provide
textural interest is encouraged for both roofs
and walls (precast concrete, masonry, brick,
ornamental steel, metal panels, wood siding).
iv. Corrugated metal siding and plywood
siding should not be used as primary materials
for exterior walls.
v. Windows shall have clear glazing only.
Mirrored or reflective glass shall not be used.
vi. No tilt-up type (e.g., industrial building)
concrete buildings will be allowed. Exposed
concrete shall be finished with design patterns
and colors compatible with surrounding
buildings.
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M. Colors.
i. Design Intent. To create design unity, a
sense of place, and community identity.
ii. The basic building shell may be earth
tones, light green, taupe, brown, red-brown,
cream, white, natural wood, brick, stone, or
similar colors.
iii. Trim should be of contrasting tones or
colors.
iv. Accent colors shall not cover more than
10 percent of any building facade.
N. Service Areas.
i. Design Intent. To screen service and utility
elements from view while providing efficient
serVIce areas.
ii. Building service elements and utility
equipment should be contained within the
building envelope so as not to encroach on
pedestrian areas.
iii. All on-site service areas, loading zones,
waste storage, disposal facilities, transformer
and utility vaults and similar activities shall
be located in an area not visible from a public
street or open space. If this is not possible,
then the service area, loading zone, or storage
area must be screened from public view.
Acceptable screening includes:
iv. Materials matching the adjacent building
wall.
v. A solid hedge or other screening as
approved by the city. Note: Chain link fencing
with/without slats is not permitted.
vi. Service/utility areas or enclosures shall not
be located in or be visible from the public
plaza or courts.
o. Drive- Thru Facilities.
i. Drive-thru facilities proposed are subject
to the following standards:
(a) The drive thru shall be located only at
=~f.= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:U; TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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the side or rear of the building;
(b) The drive aisle serving the drive thru
shall not encircle more than 75 percent of
the building circumference to which the
drive thru serves;
(c) The drive thru, including drive aisle,
shall be screened by two-and-one-half-foot
tall solid structural wall constructed of
materials matching the building exterior
walls or solid hedge. The intent is to screen
cars queuing up and at the drive thru from
the adjacent public street.
P. Check Cashing and
Pay Day Lender Business
i. Check Cashing and Pay Day Lender
Businesses are defined as follows:
(a) Check Cashing are those businesses
primary engaged in cashing payroll,
government, personal, and other types of
checks, while taking a commission off the
face-value of the check;
(b) Pay Day Lender businesses are those
businesses primarily engaged in providing
small cash loans based on a borrower's
personal check held for future deposit or
on electronic access to a borrower's bank
account. Generally, the borrower must
include the fee for the loan in the face value
of the personal check;
(c) Check Cashing and Pay Day Lender
Businesses do not include Charter
Financial Institutions such as banks, credit
unions, mortgage lenders and savings and
loan associations.
April 19, 2007
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5. Density and Dimensional Standards
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Table A-I
Density and Dimensional Standards
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land Use/Zone Density Maximum Front Yards Maximum Maximum
(Net dwelling Height Yard Side/Rear Building Site
units per acre) (Building Coverage Coverage
Setback)
Min/Max
(ft)
RESIDENTIAL
Low Density 8-12 dulacre 35 feet 5110 5/5 60% 70%
(2.5 stories)
Medium Density Up to 30 45 feet 5/15 0/5 90% 95%
dulacre (3 stories)
High Density Up to 65 55 feet 10/15 0/5 90% 95%
dulacre (4.5 stories)
MIXED USE
MU-1 Up to 65 55 feet 10/15 5/5 90% 100%
du/acre; + (4.5 stories)
up to 2,500 SF
of non-
residential use
permitted on
the ground floor
facing public
street
MU-2 Up to 65 55 feet 5/10 3(1)/4(2) 90% 95%
du/acre; + (4.5 stories)
up to 2,500 SF
of non-
residential use
permitted on
the ground floor
facing public
street
VillAGE Up to 0.5 FAR 50 feet 12/15 515 45% 95%
COMMERCIAL
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units equals at least six (6) feet (meaning the adjacent lot has a setback of six (6) feet).
(2) Where garage is integral to the unit (underneath), and there is no rear yard, the minimum rear yard setback for
enclosed space shall be eight (8) feet except that a deck may encroach within the rear-yard setback area to within six
(6) feet of the property line and vertical supports for the deck may encroach to within three (3) feet of the property
line.
(3) Front yard setbacks are subject to the frontage occupancy requirements of subsection S.B. Development
Standards.
(4) Side and rear yard setbacks are subject to additional requirements contained in subsection S.B. Development
Standards.
(S) Where Table A-I and Figure B-2 differ, Figure B-2 shall govern.
~3 =~fI= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
Iii: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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LAND USE
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D Med. Density Residential
D High Density Residential
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D Mixed-Use 1
D Mixed-Use 2
D Public Open Space
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FIGURE A-3
DENSITY MAP
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B.DEVELOPMENTSTANDARDS
General Development Standards
General Development Standards shall be in
accordance with the standards of BMC 20.44
and 20.46 with the following additions and/or
reVISiOns:
Fenestration
i. The following standards apply additional
architectural requirements for Mixed - Use
Buildings along Oyster Bay, Arsenal Way, Baer
Boulevard and Paradise Road.
(a) Glazed surface (window surface area) for
buildings along Oyster Bay Arsenal Way, and
Paradise Road should be at least (70) percent
of the first floor fayade. On all other primary
frontages where retail is used, at least sixty
(60) percent of the first floor fayade should
be glazed.
(b) Glazing must be at least seventy (70)
percent transparent.
(c) The maximum height of the sill above
the sidewalk should be eighteen (18) inches
along Oyster Bay and Arsenal Way. All other
commercial should have a maximum height
of sill above sidewalk of thirty (30) inches.
(d) Maximum percentage of glass that may be
blocked with interior fixtures or paper signs
along Oyster Bay and Arsenal Way or other
commercial streets is twenty (20) percent.
(e) Maximum height above sidewalk that
any retail glazing may be blocked with wood
fixtures is four (4) feet from the exterior
ground line.
Building Height
i. Building height is defined as the distance
from the average finish grade to the highest
point of a flat roof or midpoint of the slope on.
Refer to Figure B-1.
ii. Tower elements may exceed the maximum
building height by 12'.
iii. Raised basements may not exceed 1/2 of a
story or 5 feet in height along the front facade.
iv. Maximum height for structured parking
(parking garages) is five stories (6 levels).
v. Figure B-2 Building Height Map identifies
areas of the site where specific building heights
are encouraged - such as along Arsenal Way and
portions of Baer Boulevard -- to help define the
street and to enliven the retail area.
Figure B-1 - Building Heights
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FIGURE B-2
BUILDING HEIGHT MAP
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D Max. 55 Feet
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1'.,= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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FIGURE B-3
BUILDING HEIGHT MAP
FRONTAGE OCCUPANCY & BUILDING SETBACKS
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D 70 - 80 % Occupancy
D 75 - 85 % Occupancy
D 80 - 90 % Occupancy
D 90 - 100 % Occupancy
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Building Setbacks
i. Frontage Occupancy
(a) Frontage occupancy is the mmlmum
amount of building face for all land uses
permitted within Westpark that is required
to be built along a building setback line.
The intent is to create a street wall that
will spatially define the streets and public
realm. The frontage occupancy requirement
increases as the setting becomes more urban
and the intended spatial definition increases.
(i) Frontage occupancy is shown by block
in Figure B-3 Frontage Occupancy Map.
(ii) Frontage occupancy requirements apply
to all floors of buildings (excluding
occupied or unoccupied space in roofs). If
an individual building is recessed from the
Building Setback Line, or omitted to
preserve a significant existing tree, that
frontage should be credited as occupied
frontage.
ii. Residential:
(a) Minimum and maximum setbacks are
established in Table A 1.
iii. Commercial/Retail:
(a) Minimum and maximum setbacks are
established in Table A 1.
iv. Encroachments at Building Setback Lines:
(a) Structures and parking areas may
encroach into required setbacks if it can
be shown that such encroachment allows
significant trees or a cluster of trees to
be retained. Encroachment shall be the
minimum encroachment necessary to protect
specified trees. In no case shall the yard be
reduced to less than five (5) feet.
(b) Stoops, porches, bay windows, trim, eaves,
arcades, balconies, major and minor focal
elements, cupolas, fire places, and awnings
shall be permitted to encroach beyond the
Building Setbacks.
Residential Yards
i. Front Yards
(a) Front yards shall be as indicated on the
Frontage Occupancy & Building Setback
Plan
ii. Side Yards
(a) The minimum side yard shall be three
feet (3') for all primary buildings - Attached
buildings shall be exempt from this
requirement on the side where attached.
(b) Zero-Lot-Lines. Single Family Detached
Homes may have zero (0) foot side yard if its
other side yard is at six feet (6') and adjacent
houses are sited such that a minimum of
six feet (6') of separation exists between
structures.
(c) For single family detached homes and
town homes, detached garages shall have a
three-foot (3') minimum side yard, except in
the case where detached garages of adjacent
units are attached to each other. Detached
garages of adjacent units that are attached to
each other shall have no minimum side yard.
(d) Zero-Lot-Lines. Detached Garages may
have zero (0) foot side yard if its other side
yard is at 6' and adjacent detached garages are
sited such that a minimum of six feet (6') of
separation exists between structures.
(e) Corner buildings (buildings fronting on
two streets) shall have two front yards along
the streets and only one side yard.
iii. Rear Yards
(a) Minimum rear yard for residential units
with detached garages is four (4) feet.
(b) Minimum rear yard for Single Family,
Duplex, Townhouse, Stacked Townhouse,
and Manor House types with integral garages
is eighteen (18) feet where tandem parking
spaces are provided.
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Utility Equipment
i. Utilities should be installed underground
to the greatest extent feasible. Utilities installed
above ground shall be screened from view.
ii. Trash storage areas shall be screened from
view, animal proof, and easily accessible to
service personnel. All trash enclosures shall be
screened with walls, wood fencing, or evergreen
plant material or combinations thereof.
iii. Window air conditioning units are not
permitted on front facades or facades visible
from any public right-of-way with the
=~lI= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:ii= TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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exception of alleys.
iv. Roof and ground mounted equipment,
including HVAC units, shall be screened from
VIew. Satellite dishes and antennas shall be
the smallest possible to receive the signal, shall
be placed in the least conspicuous location,
and shall be screened and match the adjacent
building colors as closely as possible.
Walls, Hedges and Fences
1. Fence height may not exceed six (6) feet.
ii. Front yard fences may not exceed three (3)
feet in height and shall be an 'open' style. These
must be set back at least one (1) foot from the
back edge of the sidewalk.
iii. The maximum combined height for walls
and fences is three and a half (3.5) feet.
iv. Walls or fences on slopes over 15% and
visible from the public areas, shall step with
the slope in sections.
v. Side yard fences attached to the face of the
house should be set back five (5) feet from the
front face of the house.
iv. Side yard setbacks near public areas shall be
at least 50% open.
Exterior Lighting
1. Subtle, low-level lighting of facades and
front yard landscape areas is encouraged. Light
pollution should be minimized by selection of
proper fixtures.
ii. Lighting should not spill over beyond
property lines or cast glare to surrounding
properties.
iii. Pole mounted lighting is not permitted
inside the property lines of single family
detached or attached homes. Pole mounted
pedestrian lighting should be used in the
right-of-way.
iv. Lighting in garage and utility areas should
not impact neighboring properties or common
areas. Motion sensitive wall mounted exterior
lights are required on all garage faces along
alleys.
v. All street lighting, parking lot lighting, and
porch lights shall be incandescent, halogen,
natural gas elements, or metal halide. High
pressure sodium lighting is prohibited. Light
levels shall meet City of Bremerton standards.
VI. Exterior light fixtures should match the
architectural style of the building.
vii. Lighting for commercial uses shall be
appropriately shielded so as to not impact
adjacent residential areas or residential units
in mixed-use buildings.
viii. All street lights should be comprised of
ornamental poles and fixtures; Cobra heads
and shoe box style lighting is prohibited.
Preferred lights are 12'-14' tall. 20' tall poles
may be utilized at major intersections.
lX. Street lighting should be placed in the
"furnishing zone" in Village Commercial areas
(See Glossary).
x. Parking lot lighting shall conform to the
standards in the Village Commercial zone.
Street Standards
1. Street Standards shall be in accordance
with the standards of BMC Title 11 with the
following additions and/or revisions:
(a) Westpark's circulation system - streets,
sidewalks and pedestrian paths - IS an
important element in site design and providing
connectivity on and off-site. The locations
of streets by type are shown in Figure B-4
Thoroughfare Map. Streets, driveways and
sidewalks shall be constructed using the
standards described below and shown in
Figures B-5 and B-6.
11. Street Sections
(a) Neighborhood Streets (Streets D, E, G, I,
0):
(i) Description: One or two-lane streets with
on-street parking, sidewalks and trees on
both sides. Connects neighborhoods within
Westpark.
(b) Standards:
(i) Total right-of-way: 52 feet
(ii) Travel Lane (1): 16 feet
April 19, 2007
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(iii) On-Street parking (both sides): 7 feet
(iv) Sidewalks (both sides): Shall have a
minimum with of 5 feet
(v) Planting Strips:
a. Shall have a maximum width of 6
feet.
b. Street trees shall be placed every 40'
and shall be 2.5" caliper minimum at
time of planting. Recommended species
are identified in the appendix.
(vi) Lighting:
a. Ornamental street lights shall be used,
with a 12' maximum pole height and
shall be consistent throughout the site.
(c). Baer Boulevard
Description: A tree-lined street with 2 traffic
lanes, on street parking, sidewalks and trees
on both sides. Provides access to the regional
transportation system.
iii. Standards:
(a) Total right-of-way: 58 feet
(b) Travel Lanes (2): 11 feet
(c) On-Street parking (both sides): 7 feet
each side
(d) Sidewalks: Shall have a minimum width
of 5 feet
(e) Planting Strips:
i. Shall have a maximum width of 6 feet.
ii. Street trees shall be placed every 40' and
shall be 2.5" caliper minimum at time of
planting. Recommended species are identified
in the appendix.
iv. Green/Pedestrian Streets
Description: Tree-lined pedestrian paths which
connect Westpark neighborhoods, parks and
serVICes.
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i. Total width at entry (garage face to
garage face): 28 feet.
ii. Travel lane: 11 feet
iii. Planting strip/utilities: Shall have a
maximum width of 7 feet
iv. Alley entrances should be located along
streets that do not front on a public green
space.
v. The entrance should be a minimum of
55' from an intersection measured from the
Right-of-Way.
(b) Driveway Entrances
i. Standards:
(a) Driveway entrances should be located
along streets that do not front on a public
green space,.
(b) The entrance should be a minimum of
55' from an intersection measured from the
Right -of- Way.
(c) All driveway aprons shall be paved and
are to be concrete.
Streetscapes
(a) Standards:
i. Total right-of-way: 40 feet
ii. Sidewalks: Shall have a maximum width
of 5 feet
iii. Planting strips: Shall have a maximum
width of 5 feet (both sides)
v. Alleys
Description: Alleys provide access to garages
and for deliveries and services for specified
types of units.
(a) Standards:
i. Commercial streetscapes should have a
different character than residential streets.
They should be designed to accommodate the
higher level of use and the additional activities
that typically take place on them.
ii. Sidewalks must be paved from building
face to street curb.
iii. Street trees are required on all streets at 40'
spacing and shall be 2.5" caliper minimum at
time of planting.
iv. Street trees shall be planted in tree pits
with tree grates.
v. A "furnishing zone" must be established
(see definitions and street sections).
vi. Pavement shall be scored with a pattern or
composed of pavers.
vii. Cross-walks should be a scored concrete
pattern or pavers.
viii. Outdoor dining and seating are permitted
and encouraged along commercial sidewalks.
ix. Curbs shall be vertical (not rolled).
x. Streetscapes that are primarily paved should
have moveable planters, containing plants with
seasonal color.
=''1= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
;iii: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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xi. All new walks and crosswalks along
commercial streets should use some form of
special paving. Special paving is defined as
scored concrete, stone pavers, brick pavers, or
concrete unit pavers.
xii. Parking garage access points should be
composed of pavers.
xiii. Paver selection and paving patterns should
be consistent with the overall architectural
style.
Low Impact Development
Low Impact Development Technical Guidance
Manual for Puget Sound as applied to the
1992 Stormwater Management Manual for the
Puget Sound Basin. Flow Credits may also be
calculated per the final Kitsap Homebuilders
Foundation Low Impact Development
Standards, expected for completion in 2007.
i. Inclusion of LID: Buildout of the
Westpark sub-area plan shall incorporate Low
Impact Development (LID) to the greatest
feasible extent, while also recognizing that
site, topography, soils and other conditions
may limit the inclusion of LID techniques for
stormwater. The development shall apply good
faith efforts, explore and seek to include LID
measures. In it's review of preliminary plat
engineering and design the City may impose
conditions to reasonably accommodate LID
while also recognizing site-specfic limitations.
Inclusion of all LID shall fit within the land
use framework established in this Sub-Area
Plan.
ii. Design: Design of LID techniques such
as rain gardens, pervious pavements etc. shall
be in accord with the design criteria of the
Washington State Department of Ecology's
Low Impact Development Technical Guidance
Manual for Puget Sound. Design Criteria per
the final Kitsap Homebuilders Foundation
Low Impact Development Standards, expected
for completion in 2007, may also be used.
iii. Flow Credits: LID techniques are intended
to reduce the amount of stormwater runoff
required to be handled with treatment and
conventional flow control facilities. The City of
Bremerton shall grant Flow Credits for all LID
techniques included in Westpark. Flow Credits
are reductions to the volume of stormwater
runoff the City requires to be handled with
conventionally engineered facilities. Flow
Credits shall be determined per the modeling
methods described in Chapter 7 of the
Washington State Department of Ecology's
April 19, 2007
WESTPARK
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THOROGHFARE MAP
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THOROUGHFARE PLANS
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=;;; TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE I)ERGER PARTNERSH1P-PARAMETRIX
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STREET SECTIONS
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. Curb Return Radius:
25 feet at street intersections.
. Heights of buildings along Baer Boulevard to
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vary.
. Curbs shall be vertical (not mountable).
. 2-way, park two sides.
. Fire access queuing at intervals necessary to
accommodate fire apparatus.
. Planting strips shown may be converted to
drainage swales to encourage L.I.D. through
review with City staff at the time of preliminary
plat applications.
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25 feet at street intersections.
, . Curb shall be vertical (not mountable) on
building side of street.
. No curb on park side. 18" flat concrete
edge or slotted roll curb.
. 2-way, park one side. I:
. Fire access queuing at intervals necessary to
accommodate fire apparatus.
. Planting strips shown may be converted to I
drainage swales to encourage L.I.D. through
review with City staff at the time of preliminary
plat applications.
April 19, 2007
WESTPARK
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25 feet at street intersections.
. Queuing (2-way), park two sides.
, . Fire access queuing at intervals necessary to
accommodate fire apparatus.
. Planting strips shown may be converted to
drainage swales to encourage L.l.D. through
review with City staff at the time of preliminary
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. Curb Return Radius:
25 feet at street intersections except the
intersection at street B.
. Curbs shall be vertical (not mountable).
. 2-way, park two sides.
. Planting strips shown may be converted to
drainage swales to encourage L.l.D. through "
review with City staff at the time of preliminary i
plat applications.
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=PS:= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
Iii: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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25 feet at street intersections.
. Queing (2-way), park two sides.
. Planting strips shown may be converted to I
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25 feet at street intersections.
. 2-way, park two sides.
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review with City staff at the time of preliminary
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April 19, 2007
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o Curb Return Radius:
35 feet at street intersections.
o One-way, park one side.
o No curb on park side. 18" flat concrete edge
or slotted roll curb.
o One-way loop only.
o Planting strips shown may be converted to
drainage swales to encourage L.I.D. through
review with City staff at the time of preliminary
plat applications.
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building face.
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drainage swales to encourage L.I.D. through ,
review with City staff at the time of preliminary I,
plat applications.
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=~fI= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:i;1 TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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IS feet or as approved by The City of'
Bremerton.
. Planting islands shall be provided between
every unit.
. Tree Placement:
': Every island.
. Shall be used with integral garage units and
detached garages.
· All alleys shall be public right of way.
. All alleys are 2-way.
General Notes
. Street Tree Placement:
40 foot spacing.
. Street Tree Location:
Centered in the planting strip.
. Street Light Placement:
Coordinated with The City of Bremerton.
. Final design coordinated with The City of
Bremerton.
. Maintain fire access way on Little Berma Road,
with bollards for access control.
. Where L.l.D. storm water detention techniques
are used outside of the R.O.W., they shall be
maintained by the BHA or a private homeowners
association.
. Any planter strip may be converted to
accommodate LID techniques. Minor deviations
from sidewalks and on-street parking as shown
in this section are allowable provided cartway
width is maintained, and the deviation is the
minimum necessary, subject to final approval by
the City Engineer.
. Where LID is located in the ROW it shall be
maintained by the City of Bremerton.
April 19, 2007
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General Standards
Parking shall be provided in accordance with
BMC 20.48 with the following exceptions and
modifications:
1. Off-street parking spaces and driveways
shall be used for the temporary storage of
motor vehicles used by persons visiting or
having business to conduct on the premises for
which the parking is provided.
ii. Parking space required and intended for
use by occupants or users of specific premises
shall not be leased or rented to others, nor shall
such space be made unavailable through other
means to the users for whom the parking spaces
are intended. This, however, does not preclude
shared parking arrangements or other activities
approved by the city
111. Except where specifically permitted in
certain zoning designations, off-street parking
spaces shall not be used for loading or unloading
of commercial vehicles larger than those vehicles
for which the parking spaces are intended.
iv. Structured parking shall not be allowed
with the exception of the high density apartment
and condominium parcels.
v. Off-street parking space dimensions shall
be as follows:
(a) Compact spaces shall be a minimum of
7.5 feet wide;
(b) Standard spaces shall be a minimum of
8.0 feet wide;
(c) Standard spaces shall be a maximum of
8.5 feet wide;
(d) Standard and compact spaces shall be a
minimum of 14.5 feet and a maximum of
18.0 feet in length;
(e) Exceptions to the above maximum
dimensions shall be granted for handicapped
spaces.
vi. Parking and loading areas shall be graded
for proper drainage and provided with a suitable
surface, as approved by the city engineer.
vii. All driveways and areas used for loading,
parking and maneuvering motorized vehicles
shall be paved. Gravel surfaces are not allowed.
viii. Each parking or loading space must be
usable and readily accessible.
ix. Required parking and loading areas shall be
provided with designated entrances and exits
located so as to minimize traffic congestion and
avoid undue interference with public use of
streets, alleys and walkways.
x. Parking and loading areas provided in
accordance with the requirements of these
standards and shall not be used for the sale,
repair, assembly or disassembly, storage or
servicing of vehicles or equipment. Unlicensed
and inoperable vehicles shall not be stored in
any required parking or loading space.
xi. If existing parking lots are re-striped, then
the new layout of the parking spaces shall be the
same as the previous layout or, if changed, then
the changed layout shall conform to the existing
dimensional requirements of this chapter.
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Compact Car Allowance
i. A maximum of30 percent of the total required
off-street parking stalls may be permitted and
designated for compact cars in commercial and
retail areas.
ii. Each compact stall shall be designated as
such.
iii. Dimensions of compact parking stalls shall
conform to the standards as depicted in this
chapter.
iv. The maximum compact car allowance
may be exceeded if an applicant submits a
vehicle composition study, relevant to the type
of development, which demonstrates that a
greater number of compact vehicles should be
accommodated.
Bicycle Parking Requirements
i. Applicability. Bicycle parking requirements
shall apply to all commercial, office, mixed-use
and multi-family residential developments.
ii. General Requirements for Bicycle Facilities.
(a) In any development required to provide
10 or more parking spaces, bicycle parking
shall be provided.
(b) For each bicycle parking space required,
a stationary rack shall be provided which can
accommodate bicyclists' locks securing the
frame and wheels, or a lockable enclosure in
which the bicycle is stored.
[f4l
=~f1= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
;ii; TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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PARKING STANDARDS
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April 19, 2007
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Parking Requirements
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Intent: Assure that sufficient space is provided
for the parking, loading and unloading of motor
vehicles. Provide minimum and maximum
standards of space and parking arrangements, and
for the movement of motor vehicles into and out
of such spaces. Enhance safety for pedestrians and
motor vehicle operators. Encourage the creation
of an aesthetically pleasing and functionally
adequate system of off street parking and loading
facilities.
i. Parking for the land uses permitted and
anticipated in Westpark shall be consistent
with the standards in Table C-I below. Any
uses not listed below shall be consistent with
the off-street parking requirements of BMC
20.48.
Table C-1
Parking Requirements
Automobile Spaces Bicycle
Spaces
Land Use Category Minimum Maximum
Residential:
Single Family/Duplex 1 :du 2:du
Single Family ADU 1 :du 1:du
Multi-Family 1:du 2:du
Apartment/Condominium 1 :du 2:du 1: 1 0 du
Business/Commercial:
Retail 10,000 SF or less 3:1,000 Qsf 4:1,000 Qsf 1: 5,000 Qsf
Retail larger than 10,000 4:1,000 gsf 5:1,000 gsf 1 :2,500 gsf
SF
Offices 3:1,000 gsf 3:1,000 gsf 1 :2,500 gsf
RestaurantIT avern/F ast 3:1,000 sf 3:1,000 sf 1 :500 sf of
Food/Drive-in of seati ng of seati ng seating area
area area
Personal Service 3:1,000 gsf 4: 1,000 Qsf 1:1,500 gsf
Medical/Dental 4:1,000 gsf 6:1,000 Qsf 1 :2,500 gsf
Library 2.5:1,000 3: 1,000 gsf 1:1,000 gsf
gsf
=~fI= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:ii= TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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ii. Bicycle parking shall have direct access to
both the public right-of-way and to the main
entrance of the principal use.
lll. For facilities with multiple buildings,
building entrances or parking lots, bicycle
parking shall be located in areas of greatest
use and convenience to bicyclists.
iv. Bicycle parking facilities shall be sep-
arated from motor vehicle parking and
maneuvering areas by a barrier or sufficient
distance to prevent damage to the parked
bicycles.
v. If any motor vehicle parking is covered,
required bicycle parking must also be
covered.
vi. Each required bicycle parking space
should be at least two feet wide and six feet
long and, when covered, provide a vertical
clearance of seven feet. An access aisle of at
least five feet wide should be provided and
maintained beside or between each row of
bicycle parking. Vertical clearance may be
four feet in an enclosed bicycle locker.
vii. Each required bicycle parking space
must be accessible without moving another
bicycle.
Vlll. All bicycle racks, lockers, or other
facilities shall be securely anchored to the
ground or to a structure and must hold
bicycles securely by means of the frame. The
frame must be supported so that the bicycle
cannot be pushed or fall to one side in a
manner that will damage the wheels.
ix. Lighting shall be provided in a bicycle
parking area so that all facilities are
thoroughly illuminated and visible from
adjacent sidewalks or motor vehicle parking
lots during all hours of use. Bicycle parking
shall be at least as well-lit as motor vehicle
parking.
x.Areas set aside for required bicycle parking
must be clearly marked and reserved for
bicycle parking only.
xi. Where bicycle parking facilities are not
directly visible and obvious from the public
right(s)-of-way, entry and directional signs
shall be provided to direct bicyclists from the
public right-of-way to the bicycle parking
facility. Directions to employee parking
facilities may be signed or supplied by the
employer as appropriate.
xii. Outdoor bicycle parking facilities
shall be surfaced in the same manner as the
automobile parking area or with a suitable
surface (i.e., asphalt, concrete, pavers, or
similar material) maintained in a smooth,
durable, and well-drained condition.
xiii. Bicycle parking may be provided within
the public right-of-way in zoning districts
where no front setback is required, subject to
approval of the planning official.
Bicycle Parking:
i. The required minimum number of bicycle
parking spaces for each use category is shown
on Table C-l. Bicycle parking spaces are
meant to accommodate residents, employees,
visitors, customers, messengers, and other
persons.
ii. Bicycle parking shall be located on site
within 50 feet of well- used entrances and not
farther from the entrance than the closest
motor vehicle parking space. Bicycle parking
may be located within city right-of-way in
areas without building setbacks, subject to
approval of the director and provided it meets
the other bicycle parking requirements.
iii. Bicycle parking for multiple uses, such as
a commercial center, may be clustered in one
or several locations but must meet all other
requirements for bicycle parking.
iv. For buildings with multiple entrances,
required bicycle parking shall be distributed
proportionally at the various public
entrances.
v. Employee and residential parking should
offer a high level of security, i.e., bicycle
lockers or a locked cage or room with locking
facilities inside. If stationary bike racks are
used, the parking facility must be monitored
to ensure security.
vi. For buildings with multiple entrances,
required bicycle parking shall be distributed
April 19, 2007
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near the vanous public entrances, while
employee parking shall be located at the
employee entrance, if applicable.
Other Required Parking Spaces
1. Motorcycle Parking Requirements.
Motorcycle spaces shall be required in non-
residential areas only at a rate of one (1) per 100
automobile spaces with a minimum of one (1)
motorcycle space provided.
Drive- Through Stacking Requirements
i. A stacking space shall be an area measuring
eight feet by 20 feet with direct forward
access to a service window of a drive-through
facility. A stacking space shall be located to
prevent any vehicles from extending onto the
public right-of-way, or interfering with any
pedestrian circulation, traffic maneuvering, or
other required parking areas. Stacking space
for drive-through or drive-in uses may not be
counted as required off-street parking spaces.
ii. For each drive-up lane of a financial
institution, business service, vendor stand, or
other drive-through use not listed, a minimum
of three stacking spaces shall be provided.
iii. For each service lane of a drive-through
restaurant, a minimum of seven stacking spaces
shall be provided.
iv. Stacking spaces serving businesses that are
located adjacent to a less intensive zone than that
in which the business is located, or are located
adjacent to a public use area such as a street,
sidewalk, park, or trail, shall be landscaped to
provide a buffer between the stacking spaces
and the adjacent zone or public use.
Structured Parking
i. Structured parking shall be located behind
the block perimeter buildings.
ii. Structured parking shall not be visible from
the street, except at the actual vehicular entry
points
iii. Vehicular and service entries to garages shall
be designed to look like a part of the building.
iv. No portion of the public garage shall be
visible from any street within Westpark, except
at the actual vehicular entry point.
v. Parking garages
vi. Parking garages with flat roofs may not
exceed the height of the shortest building on the
block when a flat roof is present on any building
on the block, and parking garages with pitched
roofs may not exceed the height of the shortest
building on the block by more than one story.
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On-Street Parking
i. On-Street parking shall count as visitor
parking.
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=~tt= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:ii;: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHI P-PARAMETRIX
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D. LANDSCAPE STANDARDS
Intent: In addition to the significant parks and
open space included in the Sub-Area Plan, the
Westpark site will include significant landscaping
with retained and new trees and vegetation.
Landscaping will be focused along streets to
enhance the pedestrian environment, along
the site's boundaries with arterials to provide
screening, and adjacent to the commercial area to
provide land use transitions. In some areas, such
as the retail village and the neighborhood square,
hardscape and green features will be mixed.
The overall objective oflandscaping is to preserve,
protect and enhance undisturbed areas within
Westpark. Major stands of significant trees will be
preserved in the site's park and open space system.
Individual land uses will be sited to balance the
preservation of significant trees and vegetation
with the need to accommodate intensive urban
redevelopment. Landscape design will also
encourage and promote water conservation.
General Development Standards
Landscaping shall be provided in accordance
with BMC 20.50 with the following additions
and/revisions:
i. Landscaping shall be constructed using
the standards described below and as shown
in Figures D-l Landscape Plan and Figure
D-2 Planting Plan.
Parks and Open Space
General Requirements
The following types and amounts of parks and
open space will be provided in Westpark:
i. Active Open Space:
(a) Approximately 12 acres of land should
be allocated for active open space and could
include:
(i) 1 large park,
(ii) A dog park and
(iii) Open corridors connecting the entire
community
(iv) Play structures
(v) Open fields. Park areas will provide
for both group and small athletic activities.
ii. Passive Open Space:
(a) Approximately 4.5 acres of land should
be allocated for passive open space, with
a natural/preservation area as the central
element. A proposed park is leveraged
on these features and will create a sense of
arrival from two edges of the development
as well as a view corridor of the greater
Bremerton area.
iii. Tree Preservation Open Space:
(a) Approximately 11.5 acres of land should
be allocated for tree preservation, which will
protect a large expanse of second growth
trees and a steep slope. This large forested
area will provide an anchor to the natural
environment, a regionally sensitive context
for the neighborhood, and a signature
identity for the community.
iv. Public Ways:
(a)A network of approximately 57,000
linear feet of sidewalks and paths should be
allocated which will create a pleasant and
convenient pedestrian environment.
Location and Design of Parks & Open Space
i. The general locations of open space are
shown on Figure B-1 Land Use Map. The
design concept and development standards
for on-site parks are described below
ii. The Summit Park will be a large, multi-
faceted green space located in the center of
the site and should to contain the following:
(a) A plaza, bicycle trails and walking
paths.
(b) Recreation and community space
including a lawn area and perennial beds.
(c) A view corridor allowing views out over
Oyster Bay and Dyes Inlet.
(d) Defined by the large existing stand of
trees and homes at its perimeter.
(e) The center of the park will be main-
tained as a mown grass recreation area with
picnicking facilities.
(f) The Plaza area in the southern portion
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will include enhanced paving, landscaping
and a combination of fIxed benches and
movable furniture.
iii. The Neighborhood Square located in the
southwest area of the site off Baer Boulevard
will provide a green space in the heart of the
neighborhood. This space should offer the
following amenities:
(a) A more "formal" layout that references
traditional neighborhoods.
(b) Primarily open lawn to accommodate a
variety of functions;
(c) Occasional shade trees and/or orna-
mental trees may be planted along the edges
of the open lawn.
(d) A perimeter will be defIned by street
trees.
Tree and Vegetation
Preservation Requirements
i. Provide or review a tree survey prior to
building permit application to identify and
designate all trees and vegetated areas located
within lots and yards that can be retained.
Designated trees shall be subject to preservation
requirements at the time of building permit.
ii. Provide adequate protection for retained
vegetation.
iii. Identify how retained trees will be pro-
tected both during and after construction.
iv. Buildings, retaining walls, utilities and paved
surfaces must be far enough away from retained
trees to allow room for construction activities
and to assure a proper growth environment
after construction.
v. Construction activities shall not take place
within the drip line of the tree unless extra
precautions are recommended by a certifIed
arborist. A tree's drip line is the most extreme
reach of its branches beyond its trunk diameter
as measured 4.5 feet above grade, whichever is
greater.
vi. Provide a tree well or other form of pro-
tection where the surrounding grade must be
raised.
vii. SignifIcant vegetation to be retained must
be protected during construction by installation
of a protective barricade. This will required
preliminary identifIcation of the proposed
area of disturbance for staff inspection and
approved, then installation of a protective
barricade before major excavation with heavy
equipment begins.
viii. The barricade must be made of four-
inch by four-inch post with chain-link fence
attached. Fence height must be a minimum of
four feet high.
ix. Any tree proposed or required to be
retained and which is subsequently lost or
destroyed must be replaced with at least three
six-foot trees or one 18-foot tree or one 12-foot
tree plus one six-foot tree of the same species.
x. Topping or trimming trees in a manner
that alters the natural symmetry of a tree is not
allowed unless necessary for safety reasons as
certifIed by an ISA certifIed arborist.
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Parking Lot Design & Landscaping
Parking lots shall meet the Parking Lot Design
and Landscaping requirements of BMC 20.48 and
20.50, with the following changes:
i. Surface parking lots shall be located behind
buildings wherever feasible.
ii. Screening with evergreen plantings shall
be provided for parking lots in the following
locations:
(a) Any parking lots visible from Kitsap Way,
SR 3, or from internal streets;
(b) Parking lots abutting residential/mixed-
use uses or zones;
(c) Landscape requirements are one plant
unit per twenty spaces with a minimum of
one island for every ten spaces;
(d) Where a tree planting island occurs,
the entire length of a bay, there shall be a
minimum of one tree planting island every
fIfteen spaces and a large shade tree every
fIfteen spaces in a tree planting island;
(e) Where a tree planting island occurs, the
entire length of a bay, the entire length shall
be planted with large shade trees every forty
fIve feet.
=,.,= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
Iii: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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Additional landscaping requirements include
the following
1. Maximize privacy between residences while
encouraging community interaction;
ii. Minimize visibility of utilities and other site
necessities;
iii. Reduce and mitigate disruptions of natural
drainage patterns and contain runoff from
impervious surfaces;
iv. Provide habitat with a diversity of trees,
shrubs and ground cover;
v. Protect and enhance and maintain the dense
natural forested area;
vi. Landscaping should define outdoor living
spaces, enhance the architecture, and maintain
off-site views;
vii. Trees and shrubs, at maturity, should not
interfere with view corridors, utilities, or solar
access for adjacent properties;
viii. Trees shall be appropriately sized and
located so as to avoid blocking views from
adjacent and/or uphill residential homes and
public areas;
ix. Tree species should not require ongoing
homeowner maintenance to maintain view
covenant limitations;
x. Planting on slopes in open space and
commercial areas;
(a) 4:1 to 2:1 mass plantings of trees and
shrubs are suggested.
(b) Slopes over 2: 1 require erosion control
measure such as jute matting with ornamental
grasses or groundcovers.
xi. Neighborhood parks, squares or plazas
should be designed to reinforce the civic nature
of these spaces and provide the appropriately
scaled amenities. The design of these spaces
should vary one from another with the largest
tending toward more "natural" in appearance
and the smallest receiving a more urbane
treatment.
Plant Selection
i. Planting Materials. A general planting list
is included at the end of this section.
(a) Other plant materials may be considered
that have these characteristics and similar
maintenance requirements;
(b) Additional species and varieties may be
selected if authorized by the Westpark Design
Review Committee;
(c) Plants suitable for planting on slopes are
identified in appendix.
(d) Trees and shrubs should provide a varied
canopy for functionality. The lists reflect the
intent to emphasize evergreen species within
the landscaping plan.
(e) Scattered plantings of deciduous species
can be featured fortheir seasonal color, interest,
biodiversity, and habitat contribution.
(f) Plants should provide year round interest
- e.g., fall color, flower, foliage, branching
structure, and branch color.
(g) When used in combination with walls
or rockeries, plant materials should all be a
minimum of 80% native and/or drought
tolerant evergreen varieties.
(h) Avoid trees that tend to be shallow-rooting
and susceptible to wind and snow load.
(i) Maximize the frequency and sizing for
new trees based on species characteristics
and health parameters for new trees. No
new tree shall have a DBH of less than 2.5".
Responsibility for tree maintenance and
health shall extend through full landscape
bonding.
ii. Recommendations for Slope Plants:
(a) Slope plants should be selected for their
ability to develop deep roots and thereby knit
the soil into a cohesive mass.
(b) Plants should consist of native and
adaptive species that can withstand drought
in summer as well as continually wet soil in
winter.
(c) Younger plants in the correct growing
medium establish more readily and have
a better "top to root" balance than larger
specimens; therefore the roots of younger
plants become established before the foliage
outgrows its root support.
(d) Plants smaller than 1 gallon in size are
difficult to establish without an automatic
sprinkler system and continual hand-
weeding. Appropriately sized plants should
be selected to establish quickly with the least
April 19, 2007
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LANDSCAPE PLAN
FIGURE 0-1
LANDSCAPE PLAN
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maintenance.
(e) Ornamental or native plants that require
extensive irrigation should not be planted
within 10 feet of the top of slope.
Ill. The use of native vegetation at West Park
is strongly encouraged in locations where
appropriate, and where the survivability of the
native vegetation is most likely. These areas
include understory areas in native woodlands
or created woodlands, gardens with Eastern
and Northern exposures and, depending on
the individual plant, in irrigated Southern and
Western exposures.
(a) Native plants prefer soil rich in organic
matter so some soil amendment might be
required to meet the needs of these plants.
(b) Using native plants, especially evergreen
trees, care must be taken in locating them in
garden areas. Some plants may outgrow their
site if not placed with anticipation of their
mature size.
(c) Native plants, properly located, can be
drought tolerant once established. For at least
the first two years of growth supplemental
watering will be required.
Irrigation
i. All irrigation systems, with the exception
of residential systems, shall be designed by a
licensed landscape architect.
ii. Irrigation on sloped areas shall be tem-
porary and shall be removed 24 months after
installation or after the establishment of the
landscape materials, whichever comes first.
Suggested Plant List
DECIDUOUS TREES
Small:
Acer circinatum - Vine Maple*
Acer japonicum - Full Moon Maple
Acer griseum - Paperbark Maple
Acer palmatum - Japanese Maple
Amerlanchier alnifolia - Serviceberry *
Amelanchier var. - Serviceberry varieties
Cornus - 'Eddie's White Wonder Dogwood'
Cornus kousa - Kousa Dogwood
Cornus mas - Cornelian Cherry
Cornus nuttallii - Pacific Dogwood *
Corylus corn uta - Western Hazelnut *
Magnolia kobus - Kobus Magnolia
Malus fusca - Western Crabapple *
Malus sp. - Crabapple (some)
Oxydendrum arboreum - Sourwood
Prunus cerasifera var. - Purple Leaf Plum
varieties
Prunus virginiana 'Canada Red' - Canada Red
Choke Cherry *
Stewartia
Styrax japonicus - Japanese Snowbell
Medium:
Acer rufinerve - Redvein Maple
Acer truncatum x platanoides "Warren red"
-Pacific Sunset Maple
Acer truncatum x platanoides" Keithsform"
- Norwegian Sunset Maple
Malus sp. - Some Crabapples
Parrotia persica - Persian Parrotia
Pyrus calleryana var. - Flowering Pear Varieties
Prunus sp - Flowering Cherry
Prunus s. 'Shirotae' - Shirotae Cherry
Columnar Narrow:
Carpinus betulus pyramidalis - Pyramidal
Hornbeam
Fagus sylvatica 'Cockleshell' - European Beech
Gingko biloba 'Princeton Sentry' - Maidenhair
Tree
Parrotia persica 'Vanessa'
Prunus sargenti columnaris - Columnar Sargent
April 19. 2007
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FIGURE D-2
PLANTING PLAN
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BOTANICAL NAME COMMON NAME
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Liquidambar styracitlua 'Moraina Moraine Sweetgum
Fraxinus pensylvanica 'Marshalls' MarshaUs Ash
Acer Fremanii 'Morton'
Morton Maple
Akebono Flowering Cherry
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ProBUS x yedoensis 'Akebone'
Camus 'Eddie's White Wonder'
Eddie's White Wonder Dogwood
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Cercidiphylluffi Japonicum
Katsura Tree
Corn us controversa 'June Snow'
June Snow Dogwood
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Acer fremanii 'llowhall'
BowhalJ Maple
Ulmus 'Accolade'
Accolade Elm
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Quercus ilex
Holly Oak
Acer rubrum 'October Glory'
October Glory Maple
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Quercus coccinea
Scarlet Oak
Acer rubrum 'Red Sunset'
Red Sunset Maple
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Ginkgo biloba 'October Gold'
October Gold Maidenhair Tree
Fragus sylvatica 'Atropupurea'
Purple Beech
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Carpinus betulus 'Asplenifolia'
Asplen-Ieaved Hornbeam
Quercus palustrus
Pin Oak
Oavidia involucrata
Dove Tree
Zelkova serrata
Zelkova
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Liriodendron tulipifera
Tulip Tree
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Existing Landscape to be Retained
& Supplemented
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=~p.= BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
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Cherry
Pyrus calleryana 'Glen's Form' - Chanticleer
Pear
CONIFERS
Abies grandis - Grand Fir *
Abies koreana - Korean Fir
Calocedrus decurrens - Incense Cedar
Chamaecyparis nootkatensis 'Pacific Arrow'
- Alaska Cedar
Juniperus scopulorum (var.) -Juniper
Picea omorika - Serbian Spruce
Pinus monicola - Western White Pine *
Pseudotsuga menziesii - Douglas fir *
Taxus baccata - Yew
Thuja plicata 'Excelsa' - Western Red *
Tsuga heteropylla - Western Hemlock *
SHRUBS
Smaller shrubs and Ground Cover:
Arctostaphylos columbiana - Hairy Manzanita *
Arctostaphylos uva-ursi - Kinnikinnick varieties *
Berberis (var.) - Dwarf Barberry varieties
Camassia quamash - Common Camas *
Fothergilla sp.
Fragaria chiloensis - Sand Strawberry *
Gaultheria shallon - Salal *
Hex crenata 'Helleri' - Helleri Holly
Hex crenata 'Green Island' - Green Island Holly
Linnaea borealis - Twin Flower *
Lupinus arcticus - Arctic Lupine *
Lupinus polyphyllus - Large-Leaved Lupine *
Mahonia aquifolium 'Compacta' -Compact Oregon grape *
Mahonia nervosa - Long Leaf Mahonia *
Oxalis oregano - Redwood Sorrel *
Polystichum munitum - Western Sword Fern *
Potentilla (var.) - Potentilla varieties
Prunus laurocerasus 'Otto Luyken' - Otto Luyken Laurel
Rosa nutkana - Nootka Rose *
Rosa pisocarpa - Cluster Rose *
Spirea douglasii - Hardhack *
Spirea (var.) - Spirea 'Mt Vernon'
Symphoricarpos albus - Common Snowberry *
Trillium ovatum - Western Trillium *
Vaccinium ovalifolium - Evergreen Huckleberry *
Vaccinium membranaceum - Black Huckleberry *
Vaccinium parvifolium - Red Huckleberry *
Viburnum davidii - David Viburnum
Viburnum (var.) - Viburnum varieties
Medium/Large:
Abelia x grandiflora - Glossy Abelia
Arbutus unedo (compacta) - Strawberry Tree
Berberis (var.) - Barberry varieties
Ceanothus velutinus - Tobacco Brush *
Cornus sericea - Red Osier Dogwood
Enkianthus -
Euonymus (var.) - Winged Euonymus varieties
Holodiscus discolor - Oceanspray *
Hydrangea quercifolia - Oakleaf Hydrangea
Hydrangea paniculata - Peegee Hydrangea
Hex crenata "Convexa" - Convexleaf Holly
Lonicera involucrata - Black Twinberry *
Mahonia aquifolium - Tall Oregongrape *
Myrica californica - Pacific Wax Myrtle *
Oemleria cerasiformis - Indian Plum *
Osmanthus delavayii - Osmanthus
Osmanthus heterophyllus - Hollyleaf Osmanthus
Osmarea burkwoodi - Burkwood Osmarea
Philadelphus lewisii - Mock Orange *
Physocarpus capitus - Pacific Ninebark *
Prunus lusitanica - Portugese Laurel
Ribes sanguineum - Flowering Red Currant *
Rhododendron macrophylum or R. albiflorum
- Western Rhododendron *
Rhododendron (var.) - Rhododendron
Rubus parviflorus - Thimbleberry *
Rubus spectabilis - Salmonberry *
Symphocarpus alba - Snowberry
Taxus baccata - Irish yew
Viburnum vars. -Viburnum varieties
HEDGES
Hedges:
Buxus microphylla 'Winter Gem' - Winter Gem
Boxwood
Buxus sempervirens.- Common Boxwood
Buxus suffruticosa - True Dwarf Boxwood
Hex crenata 'Helleri' - Helleri Holly
Hex crenata 'Green Island' - Green Island Holly
Hex crenata 'Convexa' - Convexleaf Holly Laurel
April 19, 2007
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Ligustrum japonicum - Japanese Privet
Mahonia aquifolium - Oregongrape *
Osmanthus heterophyllus - Hollyleaf Osmanthus
Prunus laurocerasus 'Otto Luyken' Otto Luyken
Prunus lusitanica - Portugese Laurel
Taxus sp. - Yew species
Taxus cuspidata (var.) - Yew varieties
Thuja occidentalis vars. - Arborvitae varieties
Thuja occidentalis 'Smaragd' - Emerald Green
Viburnum vars. - Viburnum varieties
GROUND COVER
Groundcover:
Arctostaphylos uva-ursi - Kinnikinnick varieties
Ceanothus - Wild Lilac
Cotoneaster vars. - Cotoneaster varieties
Evergreen flowering vines
Fragaria vars. - Strawberry varieties
Ivy (non-climbing varieties)
Juniperus (var.) - Juniper varieties
Lawn Grass (Puget Sound Turf Grass varieties
- sod or seed)
Mahonia nervosa - Longleaf Mahonia *
Mahonia repens - Creeping Mahonia
Ornamental grasses
Thymus - Thyme
Vinca minor - Periwinkle
ACCENT PLANTING
Accent Plantings:
Annuals
Bulbs
Ornamental grasses
Perennials
OTHER
Lonicera ciliosa - Western Trumpet Honeysuckle *
PROHIBITED PLANTS
Halls Honeysuckle
Clematis all types
Violets all types
* Denotes native plant. Refer to "Plant Selection"
on page 63 for Native Planting Guidelines.
E. SIGN STANDARDS
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Intent: It is the intent of this chapter to promote
a quality visual environment by establishing
reasonable standards forthe size, placement, height
and maintenance of outdoor signs, graphics and
advertising. It is further intended to encourage
quality design and material composition which
create an attractive community and business
climate. Implementing these standards will assure
that sign age is in harmony with building designs
and the character of the surrounding areas.
Signage standards shall be in accordance with
BMC 20.52 with the exceptions and modifications
contained in this section.
Color and Materials
i. Reflective materials, brilliant luminescent or
fluorescent colors shall be permitted for sign
graphics and one logo shield per sign face only
and may not be used on the background, field,
or surface to which graphics or logo shields are
applied.
ii. Materials which give the appearance of
changing color or of movement are prohibited.
Number & Size
i. Freestanding signs shall be limited to the
following number and locations:
ii. Commercial. One freestanding sign shall be
permitted on each street frontage of property
on which the business is located. Sites on a
corner of two public streets may have one
sign on the corner instead of a sign for each
frontage, subject to approval by the City of
Bremerton. Commercial properties with more
than 1,000 feet of continuous street frontage
and with more than one entrance may install
a freestanding sign at each entrance; provided,
that no single sign exceeds the maximum
sign area described under the Freestanding
Sign subsection of this section. Where there is
frontage on more than one street, each frontage
is treated independently.
iii. Residential. One freestanding neighborhood
identification sign is permitted at each entrance
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to a residential neighborhood.
Landscaping
i. Freestanding signs must be landscaped
around the base of the sign.
ii. Each sign shall have a landscaped area
twice the size of the sign area. If a carved or
sandblasted wooden sign is used, landscaping
may be reduced by 50% for all grade level
landscaping, or by 75% if landscaping is
contained in a raised planter around the base
of the sign. Raised planters must be at least one
and a half (1.5) feet high. Planter and organic
materials shall be installed within 30 days of
sign installation. The landscaping, sign base or
planter shall be protected from vehicles by a six
inch high curb stop or sidewalk edge at least
three feet from the planter base.
iii. Landscaping shall be installed in the
planting season closest to the date of the
sign permit issuance. Signs installed after the
planting season shall be landscaped by no later
than the following planting season.
iv. These requirements may be waived if
the sign is located in an area that is part of an
approved overall site landscape plan.
Window Signs
i. Illuminated window signs shall conform to
the total wall sign area standards of the BMC
20.52.
ii. Non-illuminated window signs are allowed
in addition to the standards of the BMC 20.52;
provided, that they do not exceed 25% of the
nominal window size (i.e., the window size as
specified by the manufacturer).
Freestanding Signs
i. The sign should have design features which
reflect design elements of surrounding
structures, or the sign be incorporated into
a landscaped area with large and mature
plantings which provide a backdrop to the sign
and which are at least as tall as the sign.
ii. The sign should have the characteristics of
a monument sign rather than a pole sign (e.g.,
the base of the sign support where it meets the
ground is at least as wide as the sign face).
iii. Maximum Sign Area is twenty- four square
feet for a single side or forty-eight (48) square
feet total on all sides. If a carved or sandblasted
wooden sign is used, freestanding signs may be
thirty (30) square feet for a single side or sixty
(60) square feet total on all sides.
iv. The sign must be consistent with the intent
and general scope of the city's sign code and
the Westpark design manual standards.
Wall Mounted Signs
1. Total Sign Area:
(a) Allowed Sign age per Wall Plane. Total
allowed signage shall not exceed three percent
of the wall plane the sign is mounted to, except
that signage covering up to eight percent of a
wall plane is allowed if the wall plane conforms
to all solid/void ratio requirements specified
in the Village Commercial standards.
(b) Individual Sign Size. No single wall sign
shall exceed fifity (50) square feet.
(c) Increased Size Option. If a carved or
sandblasted wooden sign is used, the sign size
may be increased by 20% of its underlying
allowable sign area.
(d) Size Restriction. Wall signs must meet the
70% space coverage allowances described
under the surface coverage requirements in
subsection (2) of this section.
ii. Architectural Details.
(a) Signs may not cover or obscure important
architectural details of a building; they should
appear to be a secondary and complementary
feature of the building facade.
(b) Wall signs must be located within
architectural signs bands or other blank
spaces which visually frame the sign.
(c) Blank wall sections above or between
windows and doors, for example, may provide
an effective location for signage. However, to
avoid a "maxed out" appearance, signs shall
be no larger than 70% of the width or height
of the blank wall space or fascia the sign is
mounted to so as to leave reveal on all sides
of the sign and to maintain an appropriate
April 19, 2007
WE STP ARK
=,.,1 BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
:ii; TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
balance between the sign and wall. For
example, a pillar between a door and window
which is 30 inches wide may have a sign which
is 21 inches wide.
F. GLOSSARY
Definition of terms shall be in accordance with
the definitions of the BMC with the following
additions and/or revisions.
ARCADE
A colonnade with arched openings.
BLADE SIGNAGE
A vertically oriented sign hung from, and
perpendicular to, a facade so that it may be read
by pedestrians on the sidewalk.
BLOCK
A unit of land bounded by streets on sides.
BUILD-TO-LINE
The line to which buildings are required to be
built on their lot; no setback is permitted from it,
except as noted in the guidelines.
CHEEKWALL
The side wall of a flight of stairs or steps.
COLONNADE
A covered passage way supported by column,
and lintels open to the street with rectangular
opemngs.
COURTYARD
A courtyard is a space defined by a single building
on at least two sides, and a fence or building on
all other sides.
DOOR-YARD
The Door-Yard is the area between the Build-to-
Line and the public sidewalk. Planting, Porches,
Lead Walks, Stoops and fence occurs within this
area.
FOOTPRINT
The footprint is an outline showing the extent to
which a home, building, or other architectural
element covers the lot on the ground level.
architectural element covers the lot on the ground
level.
FRONTAGE OCCUPANCY
The minimum amount of primary fayade that
must be built along a build-to-line.
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FURNISHING ZONE
A continuous zone extending the entire length
of commercial and mixed-use streets parallel to
the street and delineated from the back of curb,
having a consistent width that is identified for the
placement of permanent elements such as street
trees, tree pits, tree grates, street lights, trash cans
and benches. Moveable tables and chairs are not
prohibited from this zone.
GARDEN WALL
A wall that separates courtyard, front yard, or
service area from the street to screen private
activities from the public realm. Garden Walls are
independent walls between four (4) and eight (8)
feet high.
LEAD WALK
Pavement that is intended for pedestrian travel to
and from a building entryway, or courtyard, and
the sidewalk.
LIVE- WORK
A live-work building/unit is one where the
bottom floor is designed for commercial uses and
the space above is designed for, and occupied
by, residential uses. It is also designed such that
the above residential unit could have direct
access to the commercial space below if the
residential occupant were also the commercial
tenant or commercial owner, but can be secured
(prohibiting access from the above residential
unit to the commercial space below) if resident is
not the commercial tenant or commercial owner.
LOGGIA
Similar to a porch, a loggia is a covered exterior
space, but one that is set inside a facade (as
opposed to a porch which protrude beyond the
facade of a building.
MIXED-USE BUILDING
A building with two or more uses having a
different use on the ground floor (e.g., retail on
the ground floor and residential above).
OPEN SPACE
Area that is intended to provide light, air, and/or
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views or general appearance of openness, and
is designed for scenic, recreational, private, or
environmental purposes.
PAIRED FACADES
Two facades next to each other, sitting in front of
an open space with the same architectural design
and character.
RESIDENTIAL MIXED-USE BUILDING
A mixed-use building that requires residential on
the second and higher floors.
PORCH
A porch is a covered, raised platform provided as
a level entry into one's home.
PRIMARY FACADE
All elevations (Front and Side) that are parallel
to, or are clearly visible from a street.
SCREENING
A natural or constructed barrier consisting of any
landscaping, fencing, or other barrier intended to
block a view.
SECONDARY FA<;ADE
All elevations that are not defined as a primary
fa<;:ade.
SET PIECE FACADE
A primary facade in a prominent location that
should be designed as a focal element with a
greater amount of detail than the surrounding
buildings.
STOOP
A raised, covered or non-covered, projection that
extends from a building entryway at the ground
floor of a building.
STREET FRONTAGE
The building or house facade running parallel to
a Public Street or private street.
STREET WALL & FENCE
The street wall, or street face, is the visual three-
dimensional wall that is formed by, and composed
of, the primary facades located along the build-to
line.
THRESHOLD
A passageway enclosed by buildings on both
sides and above by building or other architectural
elements, that one moves through to enter a space
or street.
WING WALL
A live-work building/unit is one where the
bottom floor is designed for commercial uses and
the space above is designed for, and occupied
by, residential uses. It is also designed such that
the above residential unit could have direct
access to the commercial space below if the
residential occupant were also the commercial
tenant or commercial owner, but can be secured
(prohibiting access from the above residential unit
to the commercial space below) if resident is not
the commercial tenant or commercial owner.Ero
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April 19, 2007
WESTPARK
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=Pfll BREMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
Iii: TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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v - DESIGN GUIDELINES
Intent The intent of the Bremerton Housing
Authority's Master Plan for the Westpark site is
to have the community follow the principles of
traditional neighborhood design. Early in the last
century communities were much more pedestrian-
friendly, street oriented and connected. Where
in a traditional neighborhood one would see
residential and commercial uses mixed, or in
close proximity to each other, newer communities
have segregated these uses, requiring residents to
use their automobiles to do anything outside of
their homes. The goal at Westpark is to encourage
resident interaction by making the streets and
buildings as pedestrian oriented as possible, and
to provide mixed uses that allow residents to walk
down the street to purchase some basic needs,
rather than leaving the community and driving to
a retail destination every time.
The look and feel of the community should
enhance the pedestrian experience, and the design
concept of a varied and interesting village that has
evolved and built up over time is a design objective.
Large buildings should be designed such that their
facades have the appearance of several smaller
buildings, using varied colors and materials, to
reduce their apparent scale. Houses and individual
townhouse units should be designed to appear as
unique buildings grouped together, rather than
repetitions of the same fayade.
Commercial and retail buildings should enhance
the window shopping experience, and create a
sense of liveliness and quality through the use of
varying materials, colors, sign age and awnings.
Commercial streets should contribute to this
effect with enhanced paving materials, and the
use of street trees, street furnishings and lighting.
Commercial and mixed-use buildings should also
appear to be composed of smaller buildings added
over time, and have a timeless character, and a
northwestern look and feel.
This document is intended to act as an extension of
Section IV Zoning and Development Standards.
The Design Standards for the Westpark site are
divided into the following topics:
A. General Site Layout and Building Orientation
B. Facades
C. Entries
D. Roofs
E. Windows
F. Walls
G. Colonnades, Arcades, Loggias
H. Columns
1. Balconies
J. Colors
K. Materials
L. Lead walks
M.Walls, Hedges & Fences
N. Landscape Design
O. Amenities
A. General Site Layout and Building
Orientation:
1. Anticipated building mix and site layouts
within Westpark are outlined in Figures A-I
and A-2.
2. Primary Building Facades should be oriented
to the street. On corner lots, both street facades
should use the primary fayade materials and
fenestration types.
3. Buildings should be located at block corners.
It is not desirable that any voids (what is left
after subtracting the minimum frontage
occupancy) be located at block corners.
4. Buildings shall meet the Build-to-Line and
minimum frontage occupancy requirements
indicated in the Zoning and Development
Standards.
5. Buildings should generally be parallel to the
right-of-way line except that special exceptions
are allowed for topographic conditions or
special urban design considerations.
6. The end units of courtyard arrangements
should comply with the frontage conditions
and building setbacks guidelines of the site
planning section.
7. Parking shall occur behind the buildings that
occupy the perimeter of the block.
April 19, 2007
WESTPARK
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Figure A-l - Building Mix Matrix
The diagram and chart on this page establish recommended building types for each individual block within
the overall Westpark site. Where more than one building type is recommended on a block, a developer
will have the flexibility to propose a layout of their choosing, provided it meets the plan's development
standards and design guidelines.
Types: The adjacent diagram and chart on this page depict the range of building types recommended in
each block.
Building Type Mix: A mix of building types is recommended throughout the Westpark site.
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Axonometric
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Name
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April 19,2007
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B. Facades
1. Residential Buildings longer than 125'
measured at the Build-to Line shall be designed
to look like more than one building.
2. Primary Building Facades shall be oriented to
the street.
3. A clear distinction between the ground floor
base treatment and upper floor levels should
be articulated (refer to Building Vertical
Composition).
4. Buildings shall be located with front facades
along Building Setbacks.
5. Buildings shall line the Build-to- Line in a
continuous edge and shall meet the minimum
frontage occupancy requirements.
6. In order to provide for facade articulation,
building facades may step back a maximum of
three feet (3') from the building setback lines
for a maximum of 30% of the building face
along a block face.
7. Townhouse strings that are designed as a
symmetrical composition with the end units
located along the building setback lines, with
the middle units recessed no more than 6', and
all the middle units having a continuous porch
that occupies the Building Setbacks, should be
permitted and should be counted as occupied
frontage for the entire length of the building.
8. Buildings may step back from the Building
Setbacks a maximum of 2' and still count
toward Frontage Occupancy, but recessed
portions of buildings may not exceed 30% of
the frontage requirement.
9. Eaves of adjacent fa<;:ade sections shall vary in
height.
1O.The ground floor and upper floor levels should
be clearly distinguished through design.
II.Buildings shall occupy the perimeter of a
block and front facades shall face the street.
C. Entries
1. Residential entries should be located at the
street building front.
2. Service entrances should be at the rear of the
buildings.
3. Entrances
should be
front.
4. Secondary entrances may be located at the
rear and sides of buildings.
5. Ground floor units of apartment and
condominium buildings should have individ-
ual entries from the street.
to second and third story uses
located along the street building
6. Stacked Town Houses and Manor Houses
should have only one set of stairs and one stoop
on the primary fa<;:ade to access all units.
7. Stacked Town House and Manor House entries,
stoops, and stairs on primary facades should be
set at an elevation that is a maximum of 1/2 of a
story in height from the sidewalk elevation.
8. All entries on primary facades should be higher
than the sidewalk elevation.
9. Front entries shall be architecturally well-
defined and visible from the street except in
cases where the lead walk and architectural
detailing make the path to the front door
obvious and where the design of a duplex
or triplex is such that ensemble is meant to
resemble one large house.
1 O.Front porches should be a minimum of 6' deep
with a 5' minimum usable depth.
D. Roofs
1. Dormers should be placed a minimum of 3'
from side building walls.
2. Roof penetrations, except cement plaster or
brick chimneys, should not be easily visible
from streets, or should be painted to match the.
color of the roof.
3. Gable ends on all roofs, stoops, porches, and
balconies should have no less than a 6 in 12
pitch.
4. Hip roofs should have no less than a 6 in 12
pitch.
5. Roof-vent penetrations should be located at
least 10'-0" from any exterior building face.
April 19, 2007
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6. All hipped or gabled roofs must have eaves.
7. Gutters and downspouts, when used, shall be
made of galvanized steel, copper (not copper
coated), or aluminum.
8. Attic vents shall be appropriate to the style.
E. Street Frontage Windows
1. Specialty windows (oval, octagonal, Palla-
dian, etc.) are restricted to one per section of
facade.
2. Triangular windows are not permitted.
3. Openings for windows and window panes
should have a vertical dimension greater than
or equal to the horizontal dimension.
4. Exterior shutters, where used, should be
sized and mounted appropriately to fit their
window.
5. It is encouraged that windows on the primary
or street fa<;:ade be "Simulated True Divided
Light".
6. Glass block is not permitted where visible from
the street.
7. Windows may be grouped, if separated by a
mullion at least 5" wide, to create a horizon-
tal composition. The maximum combined
horizontal dimension should not exceed three
times the combined vertical dimension.
8. Window sills should project a minimum of 1"
from the Building Face.
9. Doors, except garage doors, should be, or
appear to be, constructed of planks or raised
panels (not flush with applied trim).
10. Where masonry is used, all entryway and
window openings should use concrete, or
masonry lintels.
11. All window trim should be a minimum of 3
112" in width.
12. Any building utilizing masonry or cement
plaster as the exterior material shall have
windows inset at least 2".
13. Windows shall be clear glass. No reflective or
tinted glass is permitted.
F. Walls
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1. Designs and materials should be consistent on
all primary facades.
2. Accessory Buildings shall be constructed of the
same materials as the principal structure.
3. Foundation walls of stoops and porches must
be consistent with the foundation treatment
of the building.
4. Wood elements such as trim and visible
window framing should be painted or sealed
with an opaque or semi-solid stain.
G. Colonnades, Arcades & Loggias
1. The vertical dimension of the openings
between columns, piers, or posts on colonnades
or arcades should be at least 1.0 times the
horizontal dimension of the openings.
H. Columns
1. Columns may be composed of brick, stone or
simulated stone alone or in combination with
colored pre-cast concrete, and/or painted or
stained wood timbers.
2. Columns should relate to the architecture
of the adjacent structure, and of adequate
thickness relative to the scale of the building
and the material used.
I. Stoops Porches and Balconies
1. All residential buildings should have either a
covered stoop or door casing appropriate to
the style.
2. The vertical dimension of the openings
between columns, piers, or posts on a porch,
stoop, or balcony should be at least 1.6 times
the horizontal dimension of the openings.
3. Screens are not permitted on stoops, porches,
or balconies facing the street.
4. Balconies shall be structurally supported by,
or include decorative brackets or beams when
facing public streets.
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.:.~. FUMERTON HOUSING AUTHORITY-MARATHON DEVELOPMENT
;iiiiil TORTI GALLAS AND PARTNERS-RICE FERGUS MILLER-THE BERGER PARTNERSHIP-PARAMETRIX
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5. Porches and stoops should be a minimum of
12" above the adjacent sidewalk elevation.
6. Balconies are permitted to wrap around
corners.
J. Colors
1. Colors should be consistent with the style.
2. Garish, Neon, or otherwise "Loud" colors may
not be used.
3. A variety of materials and colors should be used
throughout the Westpark site. Fa<;:ade colors
shall be used strategically to create a sense of
diversity (while maintaining harmony), and
to reinforce the urban design. Interspersing
occasional dark siding colors is encouraged. It
is strongly encouraged that a color consultant
be retained by the developer or builder to assist
in overall neighborhood color palette selection
and in identifying color placement on facades
throughout the neighborhood.
4. Changes in color from one town house unit to
another are strongly encouraged, but shall only
occur when there is a break in the building wall
plane.
5. Each townhouse or stacked townhouse unit
should appear to be a separate building. A
maximum of four town houses or four stacked
townhouse units on a block or street may have
the same color fa<;:ade. Matching units should
not be adjacent to one another.
K. Materials
1. Materials that should be utilized on all facades
of buildings include:
a. Natural materials such as brick, stone and
stucco or EIFS wood siding. Metal (either
corrugated or in shingle)
b. Fiber cement siding (such as Hardiplank,
Hardishingle, and Harditrim)
c. Simulated stone that accurately mImICS
natural stone.
d. Vinyl siding and trim is prohibited.
2. Roofing materials that should be utilized on
all types of roofs include:
a. Wood shingles
b. Slate shingles
c. Metal standing seam roofs n are permitted
only on commercial buildings.
d. Architectural Grade asphalt shingles.
e. Trim materials that should be utilized
include:
1. Wood
2. EIFS
3. Synthetic Board
(synthetic wood product)
4. Fiber cement trim material
5. Extruded polyurethane (such as
Fypon) is only permitted as trim
material on buildings with a flat
roof.
3. Windows:
a. For brick and stone facades, vinyl windows
shall have an oversized moulding surround
that measures a minimum of 3 1/2" and shall be
recessed into the brick face.
b. For facade clad with siding, vinyl windows
shall have trim appropriate to the architectural
style (consistent in style, dimensions, and
placement).
1. Lead Walks
1. General Development Guidelines:
a. Lead walks should be constructed using
the standards shown in Figures Ll, L2 and L3
below.
2. Materials:
a. Special paving materials and/or patterns
are encouraged for lead walks. Appropriate
materials: stone (native or faux), concrete, (can
be colored/stamped), brick or precast concrete
pavers, decomposed granite or gravel. Clay tile
and asphalt are not appropriate materials.
b. Steps and landing lead walks shall be
constructed of the same material. Railing on
site steps (if required) shall match front porch
railings.
c. If retaining walls are necessary at the
sidewalk to achieve finished grades, they should
be brick or stone veneer and/or should match
the masonry elements of the house.
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d. Front entries should be architecturally
well-defined and visible from the street except
in cases where the lead walk and architectural
detailing makes the path to the front door
obvious and where the design of a duplex or
triplex is such that the ensemble is meant to
resemble one large house.
e. Special paving materials and/or patterns
are encouraged for lead walks. Appropriate
materials: stone (native or faux), concrete,
(can be colored/stamped), brick or precast
concrete pavers, decomposed granite or gravel.
Inappropriate materials: clay tile, asphalt.
f. Lead walks should provide a direct con-
nection to the front entry
Figure L -1 - Lead Walk Slope
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M. Walls, Hedges & Fences
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1. General: Garden walls, retaining walls, hedges,
and fences should be used to define the edge
between the public street and private yards.
2. Materials:
a. Garden walls, privacy walls, and fences in rear
yards visible from streets other than alleys shall
generally be constructed of the same material
as the first floor of the primary building, and
they shall be coordinated with the architectural
detailing of the primary facade.
b. Retaining walls shall be masonry or stone
when forward of the Build-to-Line.
c. Chain link fences shall be black.
d. Front yard fencing shall have a consistent
height of forty-two inches (42") from finished
grade.
e. The top of fence shall remain level in stepped
conditions.
f. Preferred building materials for perimeter
fencing include masonry or stone walls, or 'open'
(non-solid) fencing. Chain link is prohibited.
g. Fence designs should have a desirable
appearance from both sides except when one
side is adjacent to a critical area or not visible
from a public area.
h. The style of front yard fences and walls
should be consistent with the architectural style
of the home.
i. Side yard fences attached to a house should
have an opening or gate on at least one side of
the house to allow for access between front and
back yards.
j. Wall treatments viewed from public spaces
should be consistent in treatment with the
house.
k. Landscape walls, when used, should be stone,
brick, pre-cast concrete with corresponding
caps
1. Retaining walls, when visible from public
spaces or common areas should be constructed
of masonry.
m. Landscaping adjacent to public areas should
not create a visual "wall".
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Figure L-2 - Lead Walk and Steps
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N. Landscape Design
side yard property lines or adjacent to public
spaces/common areas shall comply with the
fence height restrictions for these same areas.
7. Courtyards, decks, and outdoor spaces should
be designed to emphasize the outdoor lifestyle
of the northwest.
8. Significant trees and vegetated areas should
be preserved in both initial and future
development work on site.
1. Design courtyards, decks, and outdoor spaces
to emphasize the outdoor oriented lifestyle of
the Northwest. Landscape design of private
lots should blend the architecture with the
natural environment.
2. Landscape structures, site walls, and outdoor
areas should use natural and indigenous
building materials. Wood, stone or simulated
stone building materials that complement both
the architecture and the natural environment
should be incorporated into the landscape
designs.
3. In the public realm fountains, and public art
and other signature landscape elements are
encouraged and shall reviewed by the Westpark
Design Review Committee.
4. At installation, all plant materials should be of
a size that visually supports the size and scale
of the architecture and the neighborhood.
5. When used in combination with walls or
rockeries, plant materials shall be a minimum
of 80% native and/or drought tolerant
evergreen varieties.
6. The height of landscaping along the front and
o. AMENITIES:
1. Seating:
a. Decorative Benches with backs to the street
shall be provided in the furnishing zone along
Arsenal Way, Oyster Bay Avenue and other
commercial streets. Benches shall be 5 to 6 feet
in length. There should be an average of 1 bench
(per each side of the street) per 240 linear feet
of street in retail area.
2. All fountains, art and built forms visible from
the public realm are subject to review by the
Westpark Design Review Committee and
should be appropriately scaled, designed and
sited.
Figure L-3 - Grade Change at Facade
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