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Home My WebLink About5025 ORDINANCE NO. 5025 AN ORDINANCE of the City Council of the City of Bremerton, Washington, amending the Comprehensive Plan by adding the Wheaton - Riddell Sub-Area Plan, and amending Chapter 20.80 of the Bremerton Municipal Code 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 area known as the Wheaton - Riddell District Center; and WHEREAS, the City of Bremerton zoned the Wheaton - Riddell District Center a combination of District Center Core (DCC) and interim Low Density Residential (R-I0), with the express intention of revisiting development standards for the area in conjunction with the preparation of a sub-area Plan; and WHEREAS, during early 2006 the landowner of a 20 acre portion of the Wheaton - Riddell District Center referred to in the plan as City Villa approached the City requesting to lead a sub-area plan process for the area, and the City allocated staff resources to partner with the landowner on the creation of the sub-area plan; and WHEREAS, extensive public participation was integrated into the sub-area plan process including duly advertised and noticed public workshops and public open houses, and the sub-area plan demonstrates full consistency with Comprehensive Plan policy; and WHEREAS, the sub-area plan includes a schematic design concept for eventual right-of-way upgrades to the State Route 303 corridor (Wheaton Way) that are consistent with the Washington State Department of Transportation (WSDOT) SR303 corridor study, but will require more detailed traffic analysis in partnership with WSDOT in advance of an extensive right of way upgrade project; and WHEREAS, on September 6, 2007 the City of Bremerton issued a Mitigated Determination of Non-Significance (MDNS) finding the environmental impacts ofthe sub-area plan and associated development standards to not have significant adverse impacts; and WHEREAS, on August 21, 2007 the Planning Commission held a public hearing on the sub-area plan and concluded deliberations and made a recommendation for the City Council's consideration; and 1 Wheaton - Riddell Sub-Area Plan WHEREAS, on October 3, 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, 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 Wheaton - Riddell 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 20.80.020 ofthe Bremerton Municipal Code entitled "Applicability" is amended to read as follows: 20.80.020 APPLICABILITY. The provisions of this Chapter shall be applied to land located within Public Sector Redevelopment Site (PSRS)~ ef Employment Center (EC), District Center (DC), Neighborhood Center (NC), or Downtown Regional Center Comprehensive Plan designations. SECTION 3. Section 20.80.080 of the Bremerton Municipal Code entitled "Sub- Area Plans" is amended to read as folloWs: 20.80.080 SUB-AREA PLANS. The following are identified sub-area planning areas where sub-area plans may be created and unique development regulations may be created for each: (a) Westpark Sub::area-Area Plan (adopted by Ordinance No. 4998); (b) East Park Sub::area-Area Plan (adopted by Ordinance No. 4962); (c) Wheaton-Riddell Sub..aArea Plan (adopted by Ordinance No. 5025); ~(d) Austin Drive Sub~Area Plan; ~ e) Harrison Employment Center; ~f) Northwest Corporate Campus Employment Center; ffi(g) Port Blakely Employment Center. Those sub-area planning areas listed above having adopted sub-area plans are identified with the corresponding adopting ordinance number.^.. specific subarea plan has been adopted and is in effect when the projeetnamelisted above is follovled by an ordinance. number Jhis-This ordinance will contain the unique regulations and standards that guide development for that sub- area planningproject area. Subsequent amendments to adopted sub-area plans need not be identified in this section by the amending ordinance number. SECTION 4. The City Council accepts and adopts the Findings and Conclusions of the Planning Commission dated August 21,2007 as presented in Attachment II, attached hereto and incorporated by this reference as if set forth in full herein. SECTION 5. Severability. If any provision of this ordinance is held invalid or unconstitutional, such invalidity or unconstitutionality shall not affect the validity or 2 Wheaton - Riddell Sub-Area Plan constitutionality of the remainder of this ordinance. Provided however, that if any provision of this ordinance is held invalid or unconstitutional, then the provision in effect prior to the effective date of this ordinance shall be in full force and effect for that individual provision as if this ordinance had never been adopted. SECTION 6. 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 \..ud ' day of (f~~.A j ,2007 Approved this ~ day of 1,f--'--4-b-t..JJ ,200 ~ CARY BOZEMAN, Mayor ATTEST: APPROVED AS TO FORM: ~ct.~ CAROL E GEN, City erk PUBLISHED the /Y;,() day of ~j EFFECTIVE the / i;:/-~) day of ORDINANCE NO. ~c:l5 , 2007 ,2007 R:\Legal\Legal\Ordinances\Community Development\ Wheaton Riddell Sub"Area Plan. doc 3 Wheaton - Riddell Sub-Area Plan .---------.~---l I I I I I i I I I I I I I I I I ! I I Wheaton Sub Area ,----- I I' i i i + Riddell i. I I I Plan 1, , ! . Planning Commission: Recommended Draft September 19, 2007 i ' Attachment I City of Bremerton Eberharter Architects I I 1 ~' i_._~___"._.______.__~,_~_~__,_ I I I i i i i i i J I i i i I I I I i i I I I I I I I " I ! ! Wheaton - Riddell Sub Area Plan Wheaton - Riddell Sub Area Plan Planning Commission Recommend Draft September, 2007 The Wheaton - Riddell Sub Area Plan was created in partnership between the City of Bremerton and Eberharter Architects, a project proponent for the City Villa development. The Wheaton - Riddell Sub Area Plan is an amendment to the City of Bremerton Comprehensive Plan, and contains City development standards for the planning area. September, 2007 Wheaton - Riddell Sub Area Plan TABLE OF CONTENTS Section I. INTRODUCTION Sub Area Plan Vision Sub Area Plan Structure Section II. OVERALL SUB AREA PLAN Study Area History & Background Comprehensive Plan Consistency Public Design Process Sub Area Plan Guiding Principles Land Use Pattern Circulation Open Space / Non-Motorized Circulation Section III. WHEATON WAY CORRIDOR Background SR 303 Transportation Planning Existing Conditions Preferred Urban Design Guiding Principles For SR303 Improvements Overall Organization Within District Center Typical Midblock Configuration Focus Intersection Configuration Wheaton Way Sense of Place Transit & Wheaton - Riddell Section IV. FOCUS AREAS IV. WF - Wheaton Frontages Wheaton Frontages Preferred Urban Design Concept Illustration Setback Options Development Standards (WF) /V.S/- Site Interiors Site Interiors Preferred Urban Design Development Standards (SI) IV.FA - East Edge East Edge Preferred Urban Design Development Standards (EE) September, 2007 Wheaton - Riddell Sub Area Plan Section V. CITY VILLA City Villa - A Future Vision Guiding Principles Conceptual Site Plan Development Standards Low Density Residential (LDR) Medium Density Residential (MDR) High Density Residential (HDR) Mixed Use Core (MXC) Design Standards Parking Standards Street Standards Streetscapes Landscaping Standards Parks & Open Space September, 2007 Page left intentionally blank. September, 2007 Wheaton - Riddell Sub Area Plan I. INTRODUCTION SUB AREA PLAN VISION A vision of a new District Center is being created for the area located near the intersection of Wheaton Way and Riddell Road in East Bremerton. Totaling approximately 106 acres, the Wheaton - Riddell District Center will provide a regional focus as well as services for residents within the center, surrounding neighborhoods in East Bremerton, and residents of unincorporated areas farther to the north. The Wheaton - Riddell District Center is envisioned as an urban mixed-use, mixed income, pedestrian oriented community. Potential features of the Wheaton-Riddell District Center include a range of desirable housing types, a wide range of business opportunities, as well as entertainment and leisure. The center will become a destination spot where people live, work, shop, dine and enjoy life together. SUB AREA PLAN STRUCTURE The identification of Wheaton-Riddell as a District Center grew out of the City of Bremerton's 2004 Comprehensive Plan Update. The Sub Area Plan must demonstrate how it fits with the larger goals and policies set forth in the Comprehensive Plan. Section II demonstrates Comprehensive Plan consistency. Sub Area Plans must also be based on public participation and input from the Community. The project team conducted an extensive public participation process. Input is integrated throughout this SubArea Plan, and is documented in Section II. The Wheaton - Riddell Sub Area Plan is unique because the process was driven by a design team with development interest in a specific location within the SubArea (City Villa). However, because SubArea urban design must function for an entire District Center, the design team was required to partner with the City to review and plan for the District Center as a whole. An overall urban design concept for the Sub Area Plan is laid out in Section II. In addition, to accommodate different conditions on the various areas within the District Center, the Sub Area Plan is broken into separate focus areas. These are: - Wheaton Way Corridor - (Section III) - Wheaton Frontages - (Section IV- WF) - Site Interiors - (Section IV - 51) - East Edge - (Section IV - EE) - City Villa - (Section V) The Plan includes a Section specifically on the Wheaton Way roadway corridor (Section III) since it is such a significant factor in the Plan. The City Villa portion of the Sub Area Plan where there is near term development interest, is planned to a higher level of detail than other areas of the Center and is included as its own section of the Plan. The City Villa section includes development standards and also achieves concept level planning for infrastructure, specific roadway sections and a detailed open space configuration. The other focus areas, the Wheaton Way Frontages, Site Interiors, and the East Edge contain preferred urban design concepts plus modifications to existing development standards, but are not planned to a detailed site-specific level. All focus area concepts fit within the Overall Sub Area Plan articulated in Section II. (Focus areas are displayed on the following page.) 1-1 Wheaton- Riddell Sub Area Plan .'-~' 0510: - o~f'" 0 The vicinity of the Wheaton - Riddell Sub Area within the City of Bremerton is shown at left. Separate focus areas within the SubArea plan are shown above. SUB AREA PLAN REVIEW & ADOPTION The Wheaton - Riddell Sub Area Plan is approved by the City's Planning Commission and by the City Council as a Legislative Action. The Sub Area Plan becomes an element of the Bremerton Comprehensive Plan. Where the Sub Area Plan presents deviation from base City Zoning, streetscape or other code standards, these unique standards are also adopted legislatively as a part of the Sub Area Plan. To the extent that codified development standards are included, these are located within the Development Standards subsection of each focus area. 1-2 September, 2007 Wheaton - Riddell Sub Area Plan II. OVERALL SUB AREA PLAN STUDY AREA The Wheaton - Riddell District Center was established in the 2004 Bremerton Comprehensive Plan. It is bounded by Riddell Rd. to the north, Almira Dr. to the east. Hollis St. and private property lines to the south, and the 2007 Bremerton City Limit to the west. (See map below.) Although the Comprehensive Plan envisions this area as a compact, walkable destination, these conditions are generally not present in the Wheaton - Riddell area today. Currently the center is characterized by box retailers, including K-Mart, Rite Aid and Goodwill that have large streetfronting parking lots with little vegetation. Some box retail spaces are vacant, including the former Lowe's site on the east side of the District Center. Wheaton Way is a five lane State arterial (SR 303) running through the middle of the district. Wheaton way carries high volumes of commuter traffic. It is a busy urban arterial roadway with few pedestrian amenities. The future treatment and configuration of Wheaton Way is a key factor in this Sub Area Plan. Both the east and west halves of the District Center contain opportunities for infill development and redevelopment. The west half contains a sand, gravel. and topsoil yard that is in non-conforming land use status. The proposed City Villa development would replace this yard. The eastern flank contains an undeveloped forested area with heavy vegetation and environmental sensitivities. The site is well located with proximity to many urban services. Medical facilities are nearby in the Harrison Hospital District. Fire and emergency services, the regional library and post office are nearby. Both Wheaton Way and Riddell Road are serviced by existing bus routes. Downtown Bremerton employment centers and ferry access to Seattle are within a five minute drive to the south. The site is currently served by all public and private utilities. September, 2007 11-1 HISTORY & BACKGROUND Until the 1960s and 1970s the Wheaton - Riddell district was used for agriculture and pasturelands. Before 1904 the land was owned by Emil Urban who operated the Bremerton Dairy. In 1904 the 208 acre farm centered on the present alignment of Wheaton Way was purchased by Samuel Clare and his family. The area became known as Clare's Marsh. Every winter the pasture along the current Wheaton Way would flood and then freeze. Clare's Marsh was a popular spot for iceskating during the winter. Aerial photos taken at different times of the year during 1956 and 1963 (right) show the marsh and pasture lands along the current Wheaton Way allignment. A Bremerton Sun newspaper article included a photo of iceskaters enjoying the frozen Marsh in 1968. During the 1960s and 1970s the lands on the east side of the district were developed with retail. For a period, the area served as a retail hub for East Bremerton. The Wheaton - Riddell District was considered, but not selected as a potential site for the regional mall. Eventually the west half of the district developed in the mid 1980's with additional box commercial (present day Goodwill and adjacent buildings.) With the maturation of the Kitsap Mall in Silverdale, also built during the mid 1980's, the Wheaton - Riddell district began to struggle. Off price tenants predominate, and some spaces are currently vacant. Iceskaters on Glare's Marsh. A Bremerton Sun Newspaper article " on the area was pub- lished in 1976 at the tim(J commercial develop- ment plans were being considered. 11-2 Wheaton - Riddell Sub Area Plan Today the Wheaton - Riddell District faces several challenges. As noted, during recent years the area has struggled to retain commercial viability. Several commercial vacancies continue, most notably the former Lowe's site in the northeastern section of the district. A sand, gravel and topsoil yard along the western edge of the district is in non- conforming use status. Another complicating factor is that ownership of land within the Sub Area is spread among more than 25 peroperty owners according to 2007 Assessor records. Also, property owners in the area have differing levels of interest in a Sub Area Planning effort. The dispersed ownership makes coordinated redevelopment difficult. The visual character of the district is generally not held in high regarded by residents and the public. Many structures are aging. Expansive parking areas were not designed to current standards for landscaping and vegetation. A proliferation of pole signs from different time periods does not project any coherent image. High traffic volumes, and a generally uncoordinated circulation pattern within the district make for challenging vehicle and pedestrian circulation. Roadways in the area were designed in an era when pedestrian circulation was not regarded as an important factor. Piecemeal development over time of circulation driveways, curb cuts and entries complicates vehicle circulation. September, 2007 11-3 COMPREHENSIVE PLAN CONSISTENCY The City of Bremerton completed a Comprehensive Plan update in December of 2004. A City's development pattern and zoning must be consistent with the Comprehensive Plan. The following demonstrates how the Wheaton - Riddell Sub Area Plan fits the framework ofthe 2004 Bremerton Comprehensive Plan. The 2004 Comprehensive Plan Land Use Map (below) represents how the City should grow and develop over a 20 year period. The land use map designates the Wheaton - Riddell District Center, and describes the intent of the District Center designation as follows: -District Centers are the larger Center type. They are sized and designed to provide a focus as well as services for several neighborhoods. Commercial and professional uses are more plentiful and of larger scale than those in Neighborhood Centers. Residential uses are also focused in more dense patterns. ... Distinguishing characteristics of the Center type are: alternative circulation to and from nearby arterials, parking immediately outside the pedestrian core, and, opportunities for locating medium intensity employers. District Centers will typically have several key "focus amenities". In the larger District Centers, focus amenities may be needed on either side of major arterials to minimize pedestrian/ traffic conflicts." Comprehensive Plan map showing District Center designation. Descriptive statements from page 55 and 56 of the Comprehensive Plan for District Centers include the following. East Portion - Wheaton-Riddell District Center . "High density mixed use node that provides open space or public plaza as a community focus" · "Frontage parking lots may be redeveloped to provide both on-street mixed-use structures and the needed pedestrian, bicycle and transit spaces." . "Mixed-Use structures may be up to five stories" . "Strategic parking areas can be provided away from Wheaton Way and accessed from alternative circulation routes" . "Some small parking areas along Wheaton may remain" West Portion - Wheaton-Riddell District Center . "As in the eastern portion of the Center, a secondary circulation loop should be introduced behind existing structures or their replacements." . "More intense commercial uses and employment sites" · "Street fronting commercial structures should be introduced along Wheaton Way." · "Significant levels of parking may continue immediately behind street-side buildings here." 11-4 Wheaton - Riddell Sub Area Plan The Sub Area Plan includes numerous elements called for specifically in the Comprehensive Plan such as: a proposed retrofit of Wheaton Way to transform it into a pedestrian and auto friendly thoroughfare; a coordinated secondary circulation network; and public open spaces in each half of the district. The Sub Area Plan also meets many of the more generally stated Goals and Policies of the Comprehensive Plan as follows: LU1C - Focus on central organizing features in planning communities, Centers and neighborhoods. The Sub Area Plan includes a Bouleveard Concept for Wheaton Way as a central organizing feature. The east and west portions of the sub area plan also have civic central organizing features. LU11-lntegrate Centers and transportation corridors with surrounding neighborhoods. The Sub Area Plan design concept seeks to better integrate Wheaton Way with neighborhoods on both sides of the LU2D - In order to facilitate a linked system of open space; integrate parks, schools, trails, and other open space features in a wide variety of land use designations. The Sub Area Plan proposes a network of green and open spaces throughout the Center including a heritage tree park, plazas and green streets, and calls for an enhanced connection to the nearby IlIahee Preserve. LU3C - Encourage increased density with development incentive and zoning flexibility. The Sub Area Plan process allows a development interest to tailor their own zoning standards as seen for the City Villa site. On the eastern half of the Center, incentives and density bonuses are proposed to balance preservation of natural features. LU4 - Provide for walkability throughout Centers and neighborhoods. The Sub Area Plan proposes street design for both the major arterial, Wheaton Way, and interior circulator streets to improve and enhance walkability. LU9D -In general, the intensity of land uses should be varied, with more intense uses nearer the core of the Center and less intense at the edge. The Sub Area Plan tapers density and intensity from Wheaton Way (high) down towards the edges of adjacent neighborhoods (medium/ low). CC2E Buildings should demonstrate efforts to accommodate a human scale and urban livability. CC2F Create and improve urban open spaces. CC1 Demonstrate excellent urban design qualities in new development. The entirety of the Sub Area Plan calls for human scale, urban livability, and high quality urban design. These goals are embodied throughout the Plan in street and boulevard design, in the scale of buildings and their orientation to the street, and through the inclusion of public gathering spaces, plazas and trails. T1 - Encourage the development of an integrated multi-modal transportation system, that provides a variety of convenient transportation choices to improve the movement of people, goods, and freight. T1 0 - Coordinate with WSDOT to ensure state facility improvements meet the goals of th eBrmerton transportation vision and Comprehensive Plan, and minimize the negative impacts to the local transportation system. T1 OB - Expand opportunities for public involvemetn in the identification, design, and implementation of transportation related improvements within Bremerton. The Wheaton Way Corridor section of the Sub Area Plan calls for integration of multi-modal transit, lays out a plan for coordination with WSDOT and Kitsap Transit, and the Plan involved citizens in the design concept. E10B - Encourage dense development around designated Centers, which incorporate open space. E3C - Encourage developers of new projects in Bremerton, including public projects, to provide improvements that reduce the use of single occupancy vehicles. E11C - Encourage streetscapes taht are human-scale, enable walking, and bicycling, and are aesthetically pleasing. E8e - Promote alternatives to traditional storm wa ter practices for new construction, encourage onsite filtration, and require the use of current Best Management Practices. September, 2007 11-5 PUBLIC DESIGN PROCESS The design process for the Wheaton - Riddell Sub Area Plan was a collaborative community based process. The design team held community workshops and open houses as listed below. Guiding principles and an overall urban design concept were created through the public design process. Public Open House #1 - 9/5/2006 This meeting was intended to raise public awareness and provide information. The meeting included background presentation on Sub Area Planning and urban design principles. The meeting included an exercise where residents indicated example images that they liked and didn't like using red and green dot stickers. The exercise indicated strong general support for mixed use and new urban design concepts. Participants appeared to prefer northwest and craftsman design cues to sleek or modern design cues. Participants also supported tapering of density, so edges have smaller scale residential structures. Public Workshop #2-10/14/2006 This meeting was in workshop format and was held on a Saturday. Participants worked from the input and direction provided during Open House #1. After general presentations and background review, the meeting broke into three working groups. Each working group was provided a base map and teams translated urban design ideas and concepts onto paper. The urban design concepts from all three teams had many commonalities. These urban design concepts, drafted by stakeholders and residents contribute significantly to the overall sub area plan design concept. Public Open House #3 - 10/24/2006 At the third open house participants were invited to review, comment. and build on the work created during the workshop. Participants provided feedback on the draft urban design concepts. The level of consensus was again very high. Residents made further suggestions on elements such as the type and nature of the open spaces, the mix and nature of commercial development. and the boulevard concept for Wheaton Way. Transportation Stakeholders Meeting - 11/30/2006 This meeting was a targeted meeting in Bremerton with key agency stakeholder representatives including the Washington State Department ofTransportation (WSDOT), Kitsap Transit. and the City Engineer. During the meeting the design team presented concepts for Wheaton Way (SR 303) and transit. City / WSDOT Coordination Meeting - 03/05/2007 This was a follow up meetings between the City of Bremerton and WSDOT regarding improvments and future configuration of Wheaton Way. The City and WSDOT reviewed concepts and signalization options for the Wheaton Way Corridor in the sub area planning area. A primary outcome was the central intersection with a right-in fright-out fleft-in configuration. Property Owner Stakeholder Meetings Throughout the Sub Area Plan process the design team held a series of meetings and conversations with major property holders in the Distirct. Meetings wtih property owners stakeholders were intended to generate support and consensus for the Wheaton - Riddell District Center concept. Public Open House #4 - 7/31/07 A final public open house was held to present the draft plan to the public. The design team recieved comments and feedback on the plan proposal. Comments and feedback are incorporated into the final plan document for review by City of Bremerton legislative bodies. 11-6 L-II 'ueJd eaJIt qnS aLlJ uo snsuasuo:J Pl!nq pue seap! aJeJauafj OJ pJaLl aJaM sdOLlS)jJOM pue s6ufJaaw :J!Jqnd JO safJas It ueld eaJ'if qnS lIapP!~ - uOlea4M LOOl 'Jaqwaldas During the public design process members of the public created hands-on urban design concepts for the District. Workshop sketches are shown at right. Many of the ideas, and the overall layout and configuration shown in the workshop sketches are similar. The design team worked with and built from these common ideas in creating the Sub Area Plan. 11-8 Wheaton - Riddell Sub Area Plan SUB AREA PLAN GUIDING PRINCIPLES The Principles below summarize key points from the Public Design Process. These principles guide the development of the overall Sub Area Plan. Vibrant / Livable / Walkable Mixed Use District · Add a compact mix of housing to the district ranging from single family town homes to apartments, condominiums. · Encourage a vibrant mix of shops and services to serve resident of the distirct, surrounding neighborhoods, and to foster a lively and active street atmosphere. · Consolidate parking within central interior lots, and in structured garages within or below new buildings. · Improve pedestrian and bicycle connections within and outside of the district. Enhance Wheaton Way Corridor · Upgrade Wheaton Way as an attractive boulevard that moves automobiles, transit, pedestrians and adds to the character of the district and the City of Bremerton, and is consistent with State Route 303 corridor plans. · Improve transportation efficiency of Wheaton Way with techniques including access control, and consolidation of curb cuts over initially adding more travel lanes. · Work with WSDOT to phase-in SR 303 improvements in accord with this Sub Area Plan. · Create a frontage road configuration where a quiter local-serving frontage Rd. within the District Center improves ciculation patterns in the corridor. Taper Density & Intensity From Wheaton Way (high) to Neighborhoods (low) · Promote highest intensity on surface parking lots adjacent to Wheaton Way. Allow ample zoning envelopes. · Encourage redevelopment of existing box stores with added density and stories. · Allow medium scale mixed residential and commercial at back edges of existing box stores. · Blend west of edge of distirct with adjacent neighborhood, with single family and town home structures. · Maintain natural buffers at the east and west edges of the district. Green & Re-Green the District · Create a network of green pathways and linking trails and walkways within the District. Include a clear trail connection into the nearby lIIahee Preserve. · Balance development with preservation and enhancement of natural features such as wetland or streams especially on the forested area using clustering techniques. · Use Low Impact Development techniques especially for stormwater management within City Villa and elsewhere. · Create a heritage tree park along the District's west edge and maintain a forested buffer along the east edge. Promote high performance/sustainable building practices. Clear & Logical Interior Circulation Network · Create a network of interior circulator streets within the District. · Establish a frontage road system in conjunction with the upgraded Wheaton Way boulevard. · Consolidate curb-cut entry points on Wheaton Way and focus entry onto circulator streets from other roadways. · Establish a primary east / west connection within each half of the District. · Add designated bicycle lanes in the north south direction within the frontage road. September, 2007 11-9 Enhance The Civic Realm & Create More Usable Open Space · Create a civic plaza area as a focus within City Villa. · Create a public gathering area that accentuates existing natural features wtihin the east edge area. · Establish a streetscape amenity zone in conjunction with the Wheaton Way frontage roads. · Ensure all interior streets include ample street trees, sidewalks, pedestrian lighting and other features. · Establish linking trails within the east and west edge buffers. · Reserve space and incorporate features to accommodate future transit stations at Riddell Rd. Reconnect With Area History . Include cues within public spaces remembering the history of the district as Clare's Marsh. Include connections to history when naming new streets and public places - especially Clare's Marsh. . GROWTH PROJECTIONS The 2004 Comprehensive Plan calls for buildout of the full district center with up to 3,800 residents, 660,000 GSF of commercial space, and up to 1,850 employees. About half of this development is anticipated to occur within a 20 year time horizon according to the Comprehensive Plan. This Sub Area Plan enables buildouts to meet these targets. Development of City Villa and the East Edge for example according to this plan will create a total of about 700 housing units, or 1,700 residents. Proposed zoning envelopes in the Wheaton Frontages and Site Interiors allow for substantial infill to provide the remain- der of the growth. However, since that development could happen with a wide range of mixed uses including residential, office and retail, it is difficult to predict exact amounts of GSF or housing units within those areas. A DCD technical memorandum on file documents full potential buildout to compare with planned growth targets. 11-10 Wheaton - Riddell Sub Area Plan CONCEPT SKETCH The rendering below displays the overall concept for the Wheaton - Riddell Sub Area. Specific Sub Area Plan items are detailed in the Land Use, Open Space and Circulation figures on the following pages. This is a general concept sketch only for how the area could potentially build out according to the Sub Area Plan. Wheaton Way Interior Circulation City Villa Potential Future Infill Development Potential Future Infill Development Riddell Rd. September, 2007 11-11 LAND USE PATTERN The Land Use Pattern figure below illustrates the preferred overall pattern of development for the Wheaton-Riddell District Center. At the center, along Wheaton Way lies a dense core of commercial, retail, and mixed use. This area includes an ample maximum height. Site interiors also include dense commercial and mixed use, and include the primary vehicle parking areas. A range of residential building types taper to lower density on the site's western edge, and clustered development is encouraged on the site's eastern edge. Each half of the center includes a feature public gathering place. Specific elements of the Land Use Pattern are noted on the figure below. ~- .... CJ Wheaton Frontages . Focus Central Intersection . L0 .~, (Development Standards Per Section IV.wF) .... ,.# C] Site Interiors p Consolidated Parking Area (Development Standards per Section IV.SI) City Villa (Development Standards per Section V) East Edge Vegetation & Slope Preservation I Forest Buffer __._ _.1 (Development Standards per Section IV.EE) . Public I Open Space Feature , Buffer 11-12 Wheaton - Riddell Sub Area Plan 1 - Wheaton Frontages Intill- Encourage and allow for intense infill development on surface parking lots at the Wheaton Way frontages including mixed use and residential structures. Practice careful siting of buildings to accommodate a frontage road boulevard concept along Wheaton Way. 2 - Focused Interior Parking - Concentrate and consolidate parking in interior parking lots, or structures. Re- duce the overabundance of parking in the district center for more efficient use of land. 3 - Clustered Forested Development - Encourage and allow for clustered mixed development on the forested parcel on the east edge of the Center. Seek to preserve trees and natural features by clustering dense, inten- sive forms of development away from natural features and slopes. 4 - Green Gathering Area - Create a public gathering place around natural green features on the forested area. Accentuate natural features such as the significant 'rock' located on the site, or the natural marsh or wet area. Seek to reconnect with the history of Clare's Marsh. 5 - Slope and Vegetation Preservation - Avoid extensive grading and retaining walls in this area. Work with existing natural features. 6 - East Buffer - Seek to retain a forested natural area at the edge of the study area to protect the adjacent residential neighborhood, and the pleasant 'green' character along Almira Dr. 7 - West Buffered Edge - Create, and enhance a natural buffer along the west edge of the district adjacent to single family neighborhoods. 8 - City Villa Development - Create a coordinated infill development called City Villa on the sand and topsoil yard at the west edge of the Center. Include a mix of residential densities ranging from single family at the edges to townhomes, and multi story apartments or condominiums at the center. Focus the City Villa develop- ment around a central civic plaza. 9 - Civic Plaza - Include a civic plaza within City Villa, around which some retail and mix of uses is allowed. 10 - Site Interior Intill - Encourage and allow for intense infill and refill development of the site interiors, where existing box stores are located. Redevelopment might include additional stories and retrofits of existing struc- tures. 11 - Focus Central Intersection - Create a significant entry identity and feature at the central intersection to the district. Focus landscaping, signage or feature vegetation to direct visitors into the District from Wheaton Way at the central location. September, 2007 11-13 CIRCULATION The figure below illustrates the preferred overall circulation pattern for the Wheaton-Riddell District Center. The primary goal is to create a coordinated and organized circulation system within the district. The diagram indicates preferred locations and connections for future roadways and driveways within the Sub Area. (Pedestrian and non-motorized circulation is depicted separately in Open Space.) Infill and refill development must be coordinated to allow for the proposed circulation system. The system will ensure an efficient and orderly pattern of circulation with increased density in the area. It also contributes to a safe and attractive environment. /' ;; ~ // // Wheaton Way Boulevard Upgrade Frontage Roads Mid-Site Circulator o Connection I Alignment to Adjacent Roadway or Driveway Site Interior Circulator Focus Central Intersection (Right-In I Right-Out I Left-In) Neighborhood Collectors Signalized Intersection - Synchronize Neighborhood Street 11-14 Wheaton - Riddell Sub Area Plan 1- Wheaton Way Upgrade - Upgrade Wheaton Way with a boulevard configuration and transit consistent with the WSDOT 303 corridor study, and Kitsap Transit long term plans. Emphasize access control and streetscape improvements. (See Section III Wheaton Way Corridor.) 2 - Frontage Roads- Create a system of frontage roads adjacent to Wheaton Way. Frontage Roads create a slower, neighborhood scale roadway for access to businesses and reserve space for potential long term right of way expansion associated with a WSDOT SR 303 corridor imrovements. (See Section 111.1 Wheaton Way Corridor.) 3 - Alignment With Adjacent Roads & Driveways - Align new interior circulation routes with existing roadways and major driveways adjacent to the study area. 4 - Mid-Site Circulator - Create a continuous north I south circulation route in front of existing box stores. (See Sections 111.2 Wheaton Frontages, and 111.3 Site Interiors.) 5 - East/West Connector - Create a primary east I west connector road that begins at the central intersection and connects to both halves ofthe District. 6 -Interior Circulator- Create a continuous north I south circulation route behind existing box stores. 7- Neighborhood Collectors - Create neighborhood scale collector roads within the City Villa infill development. All roadways within City Villa will be dedicated as City right of way. (See Section V City Villa) 8 - Wheaton / Riddell Intersection- Coordinate signalization of Wheaton I Riddell and Hollis St. intersections. Allow space for transit at the northbound and southbound approaches to the Wheaton I Riddell intersection. Implement these steps in conjunction with the SR 303 corridor upgrade. 9 - Neighborhood Streets - Create small scale neighborhood streets within the City Villa infill development. All roadways within City Villa will be dedicated as City right of way. (See Section V City Villa) 10 - Central Intersection - Consolidate curb cuts to this central intersection. The central intersection will be a right-in I right-out I left-in intersection in the near term, but could be converted to a signalized intersection at some future time, or if the signal light at Hollis St. were relocated. 11- Hollis St. - Coordinate and synchronize signalization of the Hollis St. and Wheaton - Riddell intersections. At a future time, the Hollis St. signal light could be relocated to the central intersection if there were a desire for a signal light at the central intersection. September, 2007 11-15 OPEN SPACE I NON-MOTORIZED CIRCULATION The figure below illustrates the preferred overall configuration of public open spaces and non-motorized circulation within the district. Key features include a pleasant 'amenity zone' adjacent to Wheaton Way in conjunction with the boulevard upgrade and infill development. Focus open space features are located in each half of the district. A pedestrian connection to the lIIahee preserve is emphasized. And vegetative buffers at both the east and west edges of the district are retained and/or improved. T Transit Station Area It Clare's Marsh Public Space L.I.D. Low Impact Development /' Streetscapes Upgraded Stormwater Techniques 0 ./ Bicycle Lane Civic Plaza Area /./ ",- Public 'Amenity Zone' 0 Pedestrian Connection / /,/) Streetscape / "/ Gathering Area ,,/ , /~~" Pedestrian Trail or Pathway Heritage Tree Plantings /,\ . ..-' ~ / 11-16 Wheaton - Riddell Sub Area Plan 1 - Transit Station Areas - Reserve and enhance space for distinctive transit station areas at the southeast and northwest corners of the Wheaton - Riddell intersection. Transit stations accommodate future Bus Rapid Transit in the SR 303 corridor. 2 - Amenity Zone With Bike Lane - Create a public I civic amenity zone along the frontage roads adjacent to infill developments. The amenity zone includes wide sidewalks, landscaping and streetscape elements in new developments. Include a dedicated bicycle lane within the frontage road in each direction. 3 - lIIahee Preserve Connection - Seek to create a linked pathway connection to the lIIahee Preserve. The lIIahee Preserve is a great natural amenity and recreation area immediately northeast of the study area. 4 - Greenbelt - Preserve a forested greenbelt in the sloped area at the east edge of the district. Work with natural features by implementing tree retention, and limiting the amount of grading. 5 - Gathering Area - Locate a public gathering area in a natural setting near the center of the forested area. The gathering area should include and enhance existing natural features such as the large rock in the vicinity and native vegetation. The gathering area should have public places for sitting and pathways for walking, and should reconnect with the history as Clare's Marsh. 6 - Linked Trail System - Develop a linked system of trails running through the greenbelt, and connecting to the lIIahee preserve. 7 - Clemens St. Connection - Include a pedestrian-ollly connection from the Clemens St. right of way to improve the linkage of the neighborhood to the district center without generating cut-through vehicle traffic. 8 - Heritage Trees - Plant a series of 'heritage' trees in the buffer at the west edge of the district. Plantings and species will depend on soil and light conditions. Worlk with Kitsap Trees on the heritage tree plantings. 9 - Green Buffer - Reserve a green buffer at the west edge of the district center. 10 - Low Impact Development (LlD)- Require aggressive use of LID techniques for stormwater within City Villa. Sandy soils in the vicinity provide strong opportunity for use of LID. LID areas should double as naturally planted amenity features. Encourage future use of LID in other portions of Sub Area during site plan review. 11 - Amphitheatre - Include an amphitheatre or public sitting on the hillside at the east terminus of the central street. 12 - Linking Trail- Include a linking trail or walkway within the green buffer from Riddell Rd. to the south edge of the City Villa site. 13 - Civic Plaza- Create a civic plaza area at the center of City Villa. 14 - Streetscape- Require all interior streets or new private circulation routes to be upgraded with streetscape elements such as trees, and continuous walkways. September, 2007 11-17 B~-II ">/ue/q Mwuo!JuaJu! Jja/ a6ed III. WHEATON WAY CORRIDOR BACKGROUND Wheaton Way (State Route 303) is a five-lane principal arterial roadway that bisects the Wheaton - Riddell District Center. The long term configuration of the roadway has important implications for the District Center and east Bremerton as a whole. It is generally accepted that at some future time a substantial roadway improvement to the SR 303 corridor will be required. Section III of the Sub Area Plan provides guiding principles for Wheaton Way's reconfiguration from the City's perspective as developed during the Wheaton - Riddell Sub Area Plan. The focus is on urban design and transportation needs. The Sub Area Plan for Wheaton - Riddell seeks a coordinated and efficient future development pattern in one of the City's District Centers. Without careful consideration of Wheaton Way the Sub Area Plan would not be complete. SR 303 Transportation Planning In 2002 the Washington State Department of Transportation (WSDOT) completed a study of long term transportation needs in the SR 303 corridor. WSDOT produced an evaluation of impacts for a range of alternatives for north I south circulation in a study area extending from downtown Bremerton to Silverdale. The study arrived at a concept level preferred alternative for future circulation improvements in the Wheaton Way corridor. The State selected a preferred alternative focused on extensive Right of Way(ROW) Improvments on Wheaton Way rather than dispersed improvements to other north I south arterials in the vicinity. The preferred alternative calls for access control and widening of the roadway to six lanes with additional turn lanes at key intersections such as Wheaton - Riddell. The State's preferred alternative calls for the outer lane in each direction to be dedicated rapid transit I HOV lanes during peak periods, and open to all vehicles during non peak periods. City of Bremerton electeds and other agencies participated in the study. However, at the time the City had not yet adopted its 10 year Comprehensive Plan Update and did not have a recently prepared planning framework to evaluate the State's proposals. During roughly the same timeframe Kitsap Transit conducted a study of long term public transit potential in the SR 303 corridor. It is likely that SR 303 from Bremerton to Silverdale (along with SR 305 from Poulsbo to Winslow) will be among the first corridors in Kitsap County to receive substantial investment in an improved system of rapid transit. Kitsap Transit contracted consultant Nelson Nygard to study various modes of rapid transit and made recommendations for SR 303. The Nelson Nygard study concluded that Bus Rapid Transit (BRT) would be the most effective solution for future transit in the corridor based on cost, physical configuration and other factors. BRT is a system of upgraded high capacity busses running on frequent intervals, that receive advantages to move the busses past traffic (such as HOV lanes), with stops at select stations only. The Nelson Nygard study included a review of intersection queue jumping for BRT as a potential method to advance buses through traffic. The queue jumping option is pursued as in interim measure in this Sub Area Plan. The Sub Area Plan works within the framework of the WSDOT SR303 corridor study and Kitsap Transit's study. Generally the Sub Area Plan accommodates conclusions of both. However, it is important to note that neither of the previous studies detailed upgrades to a site specific or design level. The Sub Area Plan takes steps towards a future physical design concept for SR 303 within the study area and by extension for other urbanized sections of the corridor in Bremerton. The design principles articulated in Section III ofthe SubArea Plan will help guide City policy as plans for the SR303 corridor move into the design and implementation stages in the coming years. 111-1 Wheaton - Riddell Sub Area Plan EXISTING CONDITIONS Wheaton Way in the vicinity ofthe area is the primary north / south circulation route in Central Kitsap. It is configured with 5 lanes, two northbound and two southbound, with a center turning lane. At major intersections there are additional right hand turn pockets. In the study area there is not currently a dedicated right hand turn pocket in the northbound direction at Riddell Rd. Just north of the study area boundary (In Kitsap County) there is a dedicated right hand turn pocket in the southbound direction at Riddell Rd. Wheaton Way is a high volume through corridor for commuter traffic to employment and the ferry terminal in Downtown Bremerton. Southbound volumes are greater in the morning peak period and northbound volumes are greater in the afternoon peak period, evidencing the importance of this route as a communter corridor. At the time of the WSDOT study the Average Weekday Daily Traffic (AWDT) volume on Wheaton Way just north of Riddell Road was 33,500; at Sheridan Road 31,100; and on the Warren Avenue Bridge 41,900. The WSDOT study suggested that in year 2030 under a no action alternative traffic volumes in the corridor would increase to 49,700 at Riddell Rd; 45,600 at Sheridan; and 67,200 on the bridge. Under the preferred alternative volumes were projected to increase to 58,000 at Riddell Rd; 56,300 at Sheridan; and 77,300 on the bridge. That marks an increase of about 16% more vehicles in the corridor at Riddell Rd. with the proposed improvements compared to without them. Further, the study estimated a'mode split' between the number of travellers in Single Occupancy Vehicles vs. those using transit at 84% to 16% in 2030 with no improvement, and 74%/26% under the preferred alternative. When proposing concept level design variations to the WSDOT preferred alternative, the City of Bremerton acknowledges that a review of how the improvements perform compared to these WSDOT projections will be required. PREFERRED URBAN DESIGN The following are the general design principles arrived at during the Sub Area Plan process for the redevelopment of Wheaton Way. Ideas and preferences for the Wheaton Way Corridor are based on collaborative discussion and work sessions with the public, property owners and transportation agencies during the fall and winter of 2006. The public expressed a strong desire for the Wheaton Way corridor to be more visually appealing and attractive. Most members of the public do not like the roadway's current character and do not view it as a place they like to go to. The Sub Area Plan design team also held meetings with a transportation stakeholders working group including WSDOT and Kitsap Transit regarding the Wheaton Way reconfiguration and design. City meetings with WSDOT were highly productive, and arrived at a concept for improvements that may phase in over time. Phasing and careful design can allow for achievement of throughput transportation goals as well as a dramatically improved character and ambience for the corridor. The City will establish building setbacks and ROW improvement requirements to mesh with the phased Wheaton Way ROW improvements. (See IVWF Wheaton Frontages) 11I-2 September, 2007 GUIDING PRINCIPLES FOR SR 303 IMPROVEMENTS See also illustrations on following pages. 1. Enhance the visual character of the Wheaton Way Corridor to create a strong sense of place. · Create a boulevard that makes a gateway to Bremerton. · Use plantings medians, and amenity strips along the roadway edge of sufficient size to enhance the visual character of the roadway. · Upgrade pedestrian features such as sidewalks, paving, signage/wayfinding, street furniture bus shelters, and crosswalks. · Underground the overhead utilities with redevelopment of the SR 303 corridor. · Insert distinctive lighting fixtures at both the pedestrian and vehicle scale. 2. Maintain and improve traffic flow to meet future transportation needs of Central Kitsap. · Implement access control and consolidate curb cuts to facilitate flow. · Add dedicated turning pockets at key intersections including at Riddell northbound. · Create a locally scaled frontage road adjacent to the principal roadway. · Seek to accommodate WSDOT traffic volume and through-put goals. 3. Enhance the secondary circulation network to improve traffic flow. · Encourage interior circulation and locally scaled frontage roads in the blocks fronting Wheaton Way. · Locate the north I south bicycle route within the secondary circulation routes rather than adding bicycle lanes directly onto Wheaton Way. 4. Facilitate and integrate Bus Rapid Public Transit (or other transit) in the corridor. · Accommodate Bus Rapid Transit (BRT) · Install a system of queue jumping at signalized intersections for BRT within right turn pockets. · Integrate BRT station upgrades with shelters and amenities. · Route local serving busses through the Center on frontage and interior circulation roads. 5. Include a focus entry I exit intersection at the middle of the District Center. · Include a right-in I right-out I left-in, turn pocket intersection at a central location. · The central intersection could transition to a signal intersection at a future time. (Options include relocation of the existing light at Hollis St., or a future new signal light after substantial infil!.) · Align the entrance I egress easements at the focus intersection within the District. · Include attractive and highly visible amenity features at the focus entry I exit. · Explore creation of at least one pedestrian crossing at a location between Hollis St. and Wheaton. 6. Phase-In ROW Improvements Beginning With Access Control · As a first step create a planted center median, and implement curb cut consolidation. · New development contributes to ROW sidewalk upgrades as consistent with first phase. · Access control measures must double as urban design features. · Create a neighborhood scale frontage road initially within private setbacks. · In the long term frontage road can transition to additional travel lanes if necessary. 6. Minimize eminent domain takings to respect private property and manage project costs. · If volume and throughput goals can be met with access control and phased improvements, avoid addition of more lanes, which requires property acquisition. · Work with WSDOT on the 'phasing in' concept to avoid eminent domain and to minimize cost. 11I-3 Wheaton - Riddell Sub Area Plan WHEATON WAY ORGANIZATION WITHIN DISTRICT CENTER "t"'.~ ..,., 111-4 ,~) ,,'I'" September, 2007 OVERALL ORGANIZATION WITHIN DISTRICT CENTER The figure at left summarizes the preferred overall organization of traffic flow through the District. Detailed depictions are on the following pages. A. Wheaton Way I Riddell Intersection Existing - Signalized intersection. Striped center turn lane becomes designated left hand turning lane. Proposed -Improve signalized intersection. Median planter strip I access control tapers to a designated left hand turning lane. Upgrade signal light to allow BRT queing and synchronize light with Hollis St. light. mechanism (See also 8.). B. Right Turning and Transit (BRT) Existing - Currently no right turn lane or dedicated lane for transit. Proposed -Add right hand turn lane that doubles as a Bus Rapid Transit Zone. . Busses advance ahead of northbound traffic with queue-jumping. BRT station is located here with shelters and amenities. C. Access Control (Throughout Corridor) Existing - Too many existing curb cuts (14 total). Interrupts flow, and is dangerous and confusing. Proposed - Consolidate curb cuts with access control I planter strips. Planted center median and planter strips at sidewalks edges. Create a netwok of interior circulators including small scale frontage road within private setback. D. Mid Block lane Configuration Existing - 2 northbound and 2 southbound lanes with striped center two way turn lane. Proposed - 2 northbound and 2 southbound lanes with center planter strip I access control. Planter strip tapers to left hand turn pockets at focus entry, Riddell Rd. and Hollis St. E. Easement and lot line Adjustments Existing - Major access easements on opposite sides of Wheaton Way do not allign. Proposed - Work with property owners to adjust easements and lot lines for alignment at focus entry in the middle of the District. F. Create Focus Entry at the Middle of the District Center Existing - No focus entry to the shopping center, many curb cuts. Proposed - Create a focus entry where access to both halves of the District is consolidated. Remove all curb cuts in the Center, except for here. Focus entry is right-in I right-outl left-in. Include measures to ensure safe and pleasant pedestrian connection between the two halves at this location, or another location between Hollis and Wheaton. G. Hollis Street Intersection Existing - Signalized intersection. Striped Center turn lane becomes designated left hand turning lane. Proposed -Improve signalized intersection. Median planter strip I access control tapers to allow for designated left hand turning lane. 111-5 Wheaton - Riddell Sub Area Plan TYPICAL MIDBLOCK CONFIGURATION This proposal is to a concept level and will require future study and design, ~istin~ \ \ ~~l'" \ '.:x-' ' 'x:r. Existing The existing configuration of Wheaton Way between Hollis St. and Riddell Rd. includes two 11' northbound and two southbound travel lanes with a 12' striped center turning lane. The total existing ROW width is 72'. There are numerous curbcuts (15) between the two cross streets. On both sides of the roadway there are narrow 5' sidewalks. Overhead utilities are located on the west side of the street. I n most locations there are asphalt parking areas immediately behind the sidewalks. Most existing largescale com- mercial structures are set back several hundred feet from the ROW, but several smaller structures are located within 50 feet of the ROW. Existing ~~ 'Existing Proposed Concept Two 11.5' northbound and southbound travel lanes and an access control median are proposed. Extensive access control is implemented. A center median I planter strip is added to consolidate left hand turning at key locations (intersections and the central focus entry). Access control is also implemented on the sides ofthe Right of Way. The total right of way width would have little or no expansion in the interim phase. A secondary circulation network is created with the additional of a neighborhood scale frontage road that would be located in the front setback on private property. In the long term, if WSDOT required additional lanes for the full extent of the roadway, the frontage road could be converted to ROW. Through Sub Area planning the City will add requirements and standards for interior circulation on private property. A privately owned 'frontage road' is proposed on each side of the ROW. The City will require or incentivize development of the frontage road to a standard. The frontage road provides access to businesses, and functions as a secondary network for north-south circulation. (Other interior roadways within the sub area will also assist with north-south circulation). Parking at storefronts on the frontage road will be allowed and encouraged. Bicycles will be routed through the frontage roads rather than directly on the Wheaton ROW. 111-6 September, 2007 PROPOSAL CONCEPT: MIDBLOCK CONFIGURATION \ .....^''t t PROPOSAL CONCEPT: MIDBLOCK CONFIGURATION L . .~ ~~;:4'~('.M~.b:t . /". . .. . .. ;-"\ ~Te. T ..'1. ./. ~ r~T(D/J~,.- T '~. .~~ 111-7 Wheaton - Riddell Sub Area Plan FOCUS INTERSECTION (WHEATON IIRIDDELL) Design is to a schematic level only and will require future study and design. Existing Existing The existing configuration of the Wheaton I Riddell intersection is shown at left. Note that there is no existing right turn pocket in the northbound direction at the intersection. The left turning lane is a striped center lane that continues as a center two way turning lane. PROPOSAL CONCEPT The proposal suggests a dedicated left-hand turn pocket at the intersection, which emerges from the center planted median. The center median would be narrower at mid-block locations. The planted median would 'fan out' as it approaches the intersection to have adequate width for a vehicle turn lane, and would then taper back to allow space for the left hand turn lane. The proposal also includes a dedicated multi purpose right hand turn lane and SRT Transit lane before the light in both the northbound and southbound directions. The signal light is programmed to allow Transit bus advancement. At these locations space and amenities for a SRT Station are included. The necessary length of both the right hand and left hand turn pockets would need to be studied. Entrances to the frontage road after the intersection are provided. These entrances are right-in only. They also allow additional space after the signal light for transit busses to merge back into traffic. 11I-8 September, 2007 PROPOSAL CONCEPT: INTERSECTION This concept shows SRT transit plaza areas before the signal light. Kitsap Transit indicated a preference for direct rider access between the SRT bus on Kitsap Way to a locally circulating bus through the frontage road. The concept also explores entries and exits to the Frontage Rd. directly onto Wheaton Way. 111.9 Wheaton - Riddell Sub Area Plan 'E.~firi'. ~ , .,": >~:. ',.' . ~~~Jt-" . ...\: '\'- ~~ ~;'~ ~~ro~o~" .~~ ----rr' .; , c' l.. ~ ,. '" 11I-10 September, 2007 WHEATON WAY SENSE OF PLACE The figures at right demonstrate the existing and proposed visual character and sense of place within the Wheaton Way corridor in Bremerton. Existing A number of features detract from the visual character of the corridor, and are not conducive to future development of the area as a District Center: Narrow Sidewalks F ew Trees or Vegetation Intrusive Overhead Utilities No pedestrian scale lighting Expansive Asphalt Parking Areas Directly Adjacent to ROW Buildings set back hundreds of feet from the ROW Signage tailored to auto traffic only Proposed The proposal creates a visual character and sense of place befitting of a District Center by including the following features: Heavily planted medians and planting strips Generous sidewalks at multiple locations Neighborhood scale Frontage Roads Undergrounding of intrusive utilities Pedestrian scale lighting Infill development creates street 'enclosure' Activities in building enliven the streetscape Traffic on Wheaton flows better due to access control 11I-11 TRANSIT & WHEATON I RIDDELL The SR303 corridor from Bremerton to Silverdale is likely to be one of the first corridors in Kitsap County to receive substantial investment in transit. The preferred transit technology according to Kitsap Transit and recent momentum is Bus Rapid Transit (BRT). BRT is a regionally scaled bus system, where busses are larger, faster, and make fewer stops. BRTs should be designed to advance past other traffic and can be powered by alternative fuels such as biodiesel, fuel cells or other fuels. The City of Bremerton strongly supports the development of BRT in the SR303 corridor to Silverdale. It is likely that a BRT would have select stops at 'station areas' spaced at intervals similar to those shown at right. Each station area would have linkages to locally serving bus connections or park and rides. Bremerton would like to partner with Kitsap Transit so City land use planning can accommodate and facilitate BRT transit station areas. The City supports the inclusion of a BRT station area at the Wheaton - Riddell District Center. Other likely locations for BRT stations may include Olympic College, Wheaton I Sheridan (with proximity to Harrison Hospital), McWilliams Road; Fairgrounds Rd; Ridgetop Blvd.; and Downtown Silverdale. 11I-12 Wheaton - Riddell Sub Area Plan ~ Potential BRT. Schematic, for illustrative purposes only based on preliminary discussions with Kitsap Transit. Devel- opment of system by Kitsap Transit in coming years. Routing of BRT system through the Bremerton core to be determined. Either a Warren Ave. or a Mannette Bridge option are possible. September, 2007 IV.WF - WHEATON FRONTAGES FOCUS AREA WHEATON FRONTAGES FOCUS AREA The Wheaton Frontages extend from the Wheaton Way ROW to the east and the west for a depth ranging from 285' to 315'. The interior edges (those furthest from Wheaton Way) follow parcel lines where they are present, and the approximate location of an existing or potential mid-site circulator where no parcel lines are present. (See figure below.) Detailed development standards that will function as zoning within the Wheaton Frontages are also included in this subsection. Tal!'P~!"l:lljs .510 -Fee' ,~ IV.WF -1 Wheaton- Riddell Sub Area Plan PREFERRED URBAN DESIGN The preferred urban design for the Wheaton Frontages seeks to accommodate the preferred roadway improvements on Wheaton Way (Section III). Existing zoning for the area (District Center Core (DCC)) already fits fairly well with the vision for Wheaton I Riddell Sub Area as expressed in this planning process. Therefore, the DCC designations is used as a starting point and only minor modifications are made. The following are the key concepts for how the DCC designation needs to be modified and refined in order to meet the intent of the overall Sub Area Plan. Most important within this focus area is the need to craft appropriate setbacks and improvement requirements for the front (Wheaton Way) setback. The following principles layout the urban design strategy for the Wheaton Frontages. Accommodate Wheaton Way Right of Way (ROW) Improvements: Wheaton Way will receive improvements over time in a phased manner, beginning with access control, turn pockets and streetscape upgrades within the existing ROW. Later the roadway may be expanded with additional lanes per WSDOT studies. The following objectives seek to integrate land use setbacks with future Wheaton Way improvements: · Right of Way Upgrades: Development in the Wheaton Frontages should contribute to and frame phased improvements to the Wheaton Way corridor. Since Wheaton Way (SR 303) is a state highway, many of the roadway upgrades will be funded by state sources pursuant to the SR 303 improvements. However, development must also contribute to frontage improvements within the edge of the Raw. New development should provide targeted streetscape features that will be added to later during the larger phased WSDOT project. · Curb Cut Consolidation: Curb cuts directly onto Wheaton Way should be consolidated to one main entry I exit at the midpoint of the Center (See Section III). This is a part of the preferred urban design strategy for Wheaton I Riddell as a whole. Curb cut consolidation is also an access control measure that streamlines circulation. Other entries and exits onto Wheaton will be made via the existing signalized intersections at Riddell Rd. and at Hollis St. No new curb cuts onto Wheaton should be allowed, and new development should consolidate existing curb cuts. Incorporate Frontage Road & Interior Circulation: The Wheaton Way Improvements detailed in Section III of this Plan call for an interior circulation network, including a neighborhood scaled frontage road. · Frontage Road Within Setback: A calm, neighborhood scale frontage road should be created within the required front setbacks of properties within the Wheaton Frontages. A space allowance, plus parking lot striping should be provided to enable the creation of the frontage road. In the long term, if WSDOT requires ROW expansion for additional travel lanes, the frontage road may be converted to ROW at a future time. · Amenity Zone: In addition to frontage road circulation, an amenity zone adjacent to the base of new infill buildings should be provided. The amenity zone will 'look and feel' like a public sidewalk zone, but it will be located on private property associated with the new development. · Mid-Site Circulator: New development in the Wheaton Frontages will back up to a Mid Site circulator. Development in the Wheaton Frontages should not preclude creation of the mid site circulator. The City should review site design to ensure adequate space is provided to accommodate the mid-site circulator. IV.WF -2 September, 2007 Intill Development on Surface Parking Lots: Long term redevelopment of existing surface parking lots is a critical element of the Sub Area Plan. Redevelopment of surface lots helps to achieve numerous Plan goals such as: activation of the streetscape, densification of development, meeting growth targets, and creating a more human scale to the Wheaton Way. (See Section II). The current land use and zoning scheme (DCe) takes steps to encourage Infill on surface lots but it must be modified. Modifications are needed to make sure the unique conditions of Wheaton Way are addressed, and to provide more options for infill development. . Flexibility of Building Setbacks: The DCC zone setback (Maximum 10') is too restrictive for development and does not accommodate a frontage road or Wheaton Way ROW upgrades. The.Sub Area Plan proposes a flexible setback range: Minimum 30' and Maximum 55'. Infill buildings should have their front fa<;ade within that setback range. Within the setback there are options for varied configurations of frontage road, storefront parking and amenity zone. . Buildings Oriented 'Inward' or 'Outward': Developers placing infill on surface lots may wish to face buildings towards Wheaton Way, or they may wish to face buildings inward to the center of the site. When a building faces outward it should contribute to an attractive Wheaton Way streetscape befitting of a center district. When buildings face inward, their 'backs' facing Wheaton Way must be attractively screened and designed. . Storefront Parking: Retail businesses often prefer to have storefront parking that customers can see from the main roadway. The DCC zone does not allow parking in front of a business on Wheaton Way. Through the Sub Area Plan, some storefront parking should be allowed facing Wheaton Way. With the addition of the frontage road, a row of strorefront parking can be added without detracting from the pedestrian experience. A single row of parking can even contribute to a protective buffer for pedestrians. . Most Intense Building Scale: Since the Wheaton Way frontages are adjacent to an arterial street, the area may accommodate a high level of building scale and intensity. The Wheaton Way frontages should allow for buildings up to 65' high, and other limitations on the scale of buildings within the focus area should be minor. Contribute to Pedestrian and Nonmotorized Circulation Network: The preferred urban design for Wheaton Way frontages calls for a system of frontage road, storefront parking and amenity zone. Features should be provided within this strategy to ensure a coherent and efficient pedestrian and non motorized circulation network. . Bicycle Lane: A striped bicycle lane within the front setback adjacent to the Wheaton Right of Way. . Amenity Zone Improvements: Include specific improvement standards for the amenity zone adjacent to new buildings that contribute to pedestrian circulation and connections. This will include standards for 'hardscape', plantings, and building fa<;ade treatments. . Crosswalks to Amenity Zone: Since the sidewalk in the public ROW will be located across the frontage road from the amenity zone, crosswalk connections should be provided at intervals to ensure safe pedestrian circulation. . Through Corridors: Where frontage buildings are wide or oriented to the interior, periodic through corridors for pedestrians to reach the site interior should be provided. . Contribute to ROW Improvements: Any new development within the Wheaton Frontages, or in the site's interior (if on a contiguous parcel) should contribute to sidewalk improvements in the public right of way. IV.WF -3 Wheaton- Riddell Sub Area Plan WHEATON FRONTAGES CONCEPT This illustration shows the concept for how Wheaton Way could be reconfigured and a neighborhood scale frontage road could be added. The sidewalk and planting strip at the edge of Wheaton Way would be in the public ROW, and some of the improvements would be a part of the WSDOT phased improvement project. The frontage road, storefront parking and amenity zone adjacent to new building would be located in the front setback. In the long term, if additional lanes on Wheaton Way are required the frontage road and storefront parking could be converted to public ROW. WHEATON FRONTAGES SETBACK DIAGRAM .. C I>> E a. o 'i > I>> Q '"'N . . . . >:'~: < .~~ '; : ::Fl'ontage Ita'~; ,,) .Cart"";Sy .;;r~ . ,",-,.,_.d. ... ~equired , c o , ".. ca I>> .c Bike, ~ Lane.' · The diagram depicts how the front setback. The overal setback ranges from 30' to 55'. The setback must ~ include a striped bicycle lane and a 2 frontage road cartway (space for ~. cars to drive). Storefront parking is ~ optional and it may be parallel, angled or parallel. An amenity zone adjacent to new buildings is required. The amenity zone must provide a sidewalk and it may also include landscaped area. - - ;;: c - Required Front Setback Min. 30' Max. 55' IV.WF -4 September, 2007 MINIMUM SETBACK OPTION Public ROW I Private Setback I I I '-....' . ,I' MINIMUM SETBACK OPTION ORIENTATION TO INTERIOR I Public ROW r Private Setback " I I ! i_.~ _ 15' MAXIMUM SETBACK OPTION Public ROW [ Private Setback ! I I I I , I' :..:.. -. ;,,' 5' ./ 20' 18' LONG TERM POTENTIAL CONVERSION OF FRONTAGE RD. TO RIGHT OF WAY Public ROW .' lp' I f1vate I Setback , ".. ~:'d_'_"':;" . -~,... ...---/-.t- 12' 7' 5' 16' , '_/ r6 - / This example uses the minimum setback. There is no storefront parking, the vehicle cartway is 15', a 10' hardscape amenity zone is provided next to the new building, a 5' bicycle lane is provided. Streetscape improvements includ- ing pedestrian lighting and plantings are made in the ROW. This example also uses the minimum setback, but the building is oriented to the site interior (Not Wheaton Way.) In this case the amenity zone facing Wheaton must include attractive screening. This exmple uses a maximum setback. The vehicle Cartway is the maximum 20', perpen- dicular storefront parking at 18' is provided, and the amenity zone is 12'. This exmple shows how the frontage road could be converted to ROW in the long term. The building is in the same position as the first example. Even With ROW expansion an ample amenity zone would remain. IV.WF .5 Wheaton- Riddell Sub Area Plan Page left intentionally blank. IV.WF -6 September, 2007 Wheaton-Riddell Sub Area Plan DEVELOPMENT STANDARDS - WHEATON FRONTAGES (WF) The following development standards apply to the Wheaton Frontages as zoning for this focus area. The standards below are supplemental to the BMC. Topics not explicitly regulated below remain subject to all provisions of the BMC. Where topics explicitly regulated below diverge from those of the BMC, the development standards below supersede. A. Outright Permitted Uses BMC Section 20.70.020 shall apply, except that 20.70.020 (u) is modified to read ~'Residential uses of all types". B. Prohibited Uses Section 20.70.050 shall apply. C. Wheaton Way Building Setbacks - (See Also Figures In This Section) Setbacks from the (2007) Wheaton Way Right of Way shall be as follows: (1) Minimum building setback: 30' (2) Maximum building setback 55' (3) 80% of the building falfade facing Wheaton Way must be within the minimum - maximum setback range (4) Awnings, canopies, stoops and porches may protrude into the Wheaton Way building setback by 5' D. Frontage Road & Amenity Zone Requirements - (See Also Concept Figures In This Section) The applicant is responsible for providing features to create a neighborhood scale frontage road with an amenity zone at the base of new buildings fronting Wheaton Way. The amenity zone and frontage road features must be provided for the full width of the parcel facing Wheaton Way, except that when a development occupies a small portion of the parcel width the required amenity zone improvement may be reduce to only that portion at the base of the new building: (1) Bicycle Lane: A 5' bicycle lane shall be provided adjacent to the Wheaton Way ROW. On the east side of the District the lane is for northbound travel, on the west side for southbound travel. The bicycle lane must be striped with standard roadway striping techniques and standard symbology for bicycle lanes. (2) Cartway: A vehicle cartway with a minimum width 15' and a maximum width of 20' for locally circulating two-way traffic shall be provided adjacent to the bicycle lane. This shall function as the frontage road. (3) Storefront Parking: A single row of parking may be, but is not required to be, located within the Wheaton Way building setback adjacent to the Cartway. Parking may be perpendicular, angled, or parallel and shall have a maximum depth of 18'. (4) Amenity Zone: The amenity zone may be expanded beyond 10' in width by any amount, provided the maximum building setback is met. a. Sidewalk: At least 5' of the amenity zone's width must be sidewalk. Sidewalk may be concrete, or decorative paver materials. Sidewalk may not be non-decorative asphalt paving. b. Plantings: All of the amenity zone not comprised by sidewalk shall be attractively planted per the landscape requirements below. (5) Amenity Zone Expansion: For every foot of width beyond 10' the amenity zone is expanded, the maximum building setback may be increased 1 foot, to a maximum increase of 10'. (6) Pedestrian Lighting: Pedestrian scale lighting of the amenity zone shall be provided with fixtures at intervals not less than 25'. Pedestrian lighting may be achieved with streetlamps, lit bollards, building mounted lamps, or other similar pedestrian oriented lighting techniques. All pedestrian lighting in the district shall have high cut-off fixtures. (7) Pedestrian Connection: Crosswalk connections from the Wheaton ROW across the frontage road to the amenity zone shall be provided at intervals not exceeding 250'. Crosswalks must be constructed of a material with different texture or color from the surface of the frontage road. Allowable techniques include gridded or colored concrete, or textured pavers. E. Parking (1) Parking Quantity: Parking quantities are per District Center Core zone 20.70.080 (a), (b) and (g). September, 2007 WF-7 Wheaton-Riddell Sub Area Plan (2) Storefront Parking: Parallel, angled or perpendicular Storefront Parking located adjacent to the Frontage Road shall count toward the parking requirement. F. Development Standards (1) Maximum Building Height: 65' (2) Maximum Residential Density: None (3) Side & Rear Setbacks: No minimum or maximum, provided requirements for the mid-site circulator and secondary falfade screening area met. (4) Building Coverage: No minimum or maximum, provided frontage road, amenity zone, design and landscaping standards are met. (5) Development Coverage: No minimum or maximum provided frontage road, amenity zone, design and landscaping standards are met. G. Design Standards New development must include design features to contribute to the public realm and the overall unity and vitality of the Center. Because buildings may be oriented to either Wheaton Way or to the site interior, a building must have at least one designated Front Facade that meets the full range of design standards befitting of a Center. All other building facades must meet standards for Secondary Facades that also contribute to the Center environment and pedestrian experience, but are not as stringent. Any building may be designed with multiple Front Facades. (1) Front Fac;ades: a. Window Fenestration: For ground floor commercial uses, large windows with transparency allowing views into interior spaces or onto displays must comprise 65% or more of the falfade between the height of 2' and 10' above sidewalk grade. b. Ground Floor Residential: For ground floor residential uses, ground-related housing units are required, and an entry feature to each ground related unit such as a porch or stoop must be included. c. Building Entrances: Commercial building entries shall be easily identifiable from the street and sidewalk. This may be accomplished by: a recess or protrusion of at least 3'; or a significant architectural detail or feature around the door. d. Awnings and Canopies: For commercial structures an overhang awning or canopy shall be provided for at least 40% of the building's Front Falfade width between the height of 8' and 20' above grade. (2) Secondary Facades: a. Blank Facades: No Secondary Falfade may be blank. Secondary facades must be variegated with a combination of changes in plane, changes in color and material, windows or architectural features, decorative signage, or other devices to add interest. Variegating features must be included at horizontal or vertical intervals not exceeding 20 feet. b. Landscape Screening: Landscape screening must be placed at the base of all secondary facades per the landscape requirements below. c. Facing Wheaton Way: Where a secondary falfade faces Wheaton Way either: a pedestrian through corridor 10' in width from the Amenity Zone to the interior of the site; or a public building entry, must be located at horizontal intervals not exceeding 125'. (3) North I South Oriented Buildings a. When a building is oriented in a north / south direction so that longer facades face north and south, and a short falfade faces Wheaton Way, the City shall apply Amenity Zone and Front Falfade Standards to one north / south facing falfade. This is in addition to the amenity zone requirements for the Wheaton Way fronting falfade. H. Landscape Requirements Landscaping requirements are per BMC Chapter 20.50 with the following exceptions. (1) Street Trees: Street trees shall be planted as follows. Averaging may be used to allow clustering. a. In Amenity Zone: One tree of DBH 2.5 inches each 25' on center. September, 2007 WF-8 Wheaton-Riddell Sub Area Plan b. In Wheaton ROW: One tree of DBH 2.5 inches or greater each 25' on center. (2) Amenity Zone: Those portions of the Amenity Zone not comprised of sidewalk shall be planted as follows: a. Shrubs, flowers, natural grasses, ferns, hedges, or similar thick vegetative covering shall comprise at least 60% of the area. Turf grasses (lawn) do not fulfill this requirement, and native vegetation is preferred. b. If drought resistant landscape treatments are used, the Department may reduce the vegetative coverage requirement below 60%. (3) Secondary Fa~ade Screening: Secondary facades shall be landscaped as follows. Where a secondary faQade faces Wheaton Way, these standards supersede H(2) above. a. Landscaped Area: A landscaped area at least 5' in width at the base of the secondary faQade shall be planted with shrubs, flowers, natural grasses, ferns, hedges or similar thick vegetation. Vegetation must cover at least 80% of the area. b. Planting Screen: A thick vegetative sight barrier a minimum of 5' high shall be located within the landscaped area for the width of the secondary faQade. I. Mid-Site Circulator New construction must not preclude the creation of a principal north I south mid-site circulation road. The mid-site circulator roadway shall be located in the general vicinity as indicated on the circulation figure (Section I) at the interface between the Wheaton Way frontage, and Site Interior zones. The mid-site circulator shall provide a vehicle cartway not less than 24' wide. The City may perform site plan review to ensure that location of buildings do not preclude the creation of a mid-site circulator. The mid-site circulator shall enable connections to the mid-site circulator on adjacent parcels. J. Ownership & Construction Standards Both the frontage road, and the mid-site circulator are located on private property. The following construction and maintenance standards apply in addition to those of the BMC engineering division. (1) Construction: The frontage road and mid-site circulator are not required to be constructed to standards of a City roadway. The surfaces of the frontage road and mid-site circulator must be constructed to the standard of a commercial parking lot. (2) Striping: Striping of the bicycle lane, the frontage road, and the mid-site circulator shall be per the methods and standards of a City roadway. Striping shall demarcate clear circulation and shall be of a readily visible and durable material. The City may require periodic maintenance of the striping to ensure safe and efficient circulation. K. Signage Standards of BMC Chapter 20.52 shall apply as follows: (1) Downtown and Centers Sign Regulations per (BMC 20.52.140) shall apply to the Wheaton Frontages focus area. (2) For the Wheaton Frontages area, BMC 20.52.100 Shopping Center or Professional Office Complex Signs shall apply with the modification that such Complex Sign to a maximum size of 400 square feet is allowed within each half (as divided by Wheaton Way) of the Center. The Complex Sign must be located at the central focus intersection as denoted within this Sub Area Plan. L. Wheaton Right of Way Improvements (See Also Section II Wheaton Way Corridor) The following standards, in addition to the requirements of the Bremerton Engineering division shall be applied in conjunction with new development in the Wheaton Frontages focus area. These standards are intended to accommodate and mesh with the Wheaton Way Corridor improvements articulated in this Sub Area Plan. (1) Applicability: Requirements to upgrade the Wheaton Way streetscape shall be applied to any new development adjacent to Wheaton Way, except that when an existing development is located between the project proposal and Wheaton Way, the Department may deem Wheaton Way ROW Improvements not applicable. (2) Configuration: Wheaton ROW Improvements shall include the following: a. Curb cuts shall be consolidated per this Sub Area Plan. b. A landscaped planter strip not less than 5' in width shall be provided immediately adjacent to the roadway. The planter strip must be densely planted with vegetation comprising not less than 80% of surface area. Turf grasses do not count towards the planting requirement. September, 2007 WF-9 Wheaton-Riddell Sub Area Plan c. A sidewalk not less than 5' shall be provided adjacent to the planter strip. c. Pedestrian scaled street lamps shall be provided within the sidewalk or planter area at intervals not less than 50 feet. The Department may condition the selection of streetlamp model, to ensure durability and/or to promote a consistent style throughout the District Center. d. Street trees per the Landscape Requirements (H) above shall be provided. September, 2007 WF-IO IV.SI-SITE INTERIORS FOCUS AREA SITE INTERIORS FOCUS AREA The Site Initeriors Focus Area extends from the back edge of the Mid Site Circulator. The Site Interiors begin at a setback ranging from roughly 285' to 315' from Wheaton Way as shown below. This is the approximate location of the mid-site circulator as depicted in Section II of this Sub Area Plan and the front of the existing box stores. The Site Interiors focus area extends on the west to the edge of City Villa, and to the east, the edge of the current forested area. IV.SI-1 Wheaton- Riddell Sub Area Plan PREFERRED URBAN DESIGN The preferred urban design for the Site Interiors allows for intensive infill and refill development and accommodates an improved interior circulation network. The existing District Center Core (DCe) designation is used as a starting point and only minor modifications are made. The following are the key concepts for how the DCC designation needs to be modified and refined in order to meet the intent of the overall Sub Area Plan. Most important within the focus area is the need to accommodate interior circulation. Accommodate Interior Circulation: The sub area plan calls for a network of circulation routes to make a more efficient and orderly overall circulation network. The Site Interiors are framed by the proposed interior circulator routes. . Accommodate Mid-Site Circulators: The Sub Area Plan calls for mid-site circulators in a north I south direction between the Wheaton Way Frontages and the Site Interiors focus areas. New Development must not be located to preclude the mid-site circulator. The Mid-Site circulator can be dedicated as a public ROW or it can remain a private driveway. Mid-Site Circulators should connect to adjacent properties and Riddell Rd. at the north and to Hollis St. at the south where possible. Wherever possible the Mid-Site Circulator should be a continuous straight drivelane. . Accommodate Site Interior Circulators: The Sub Area Plan calls for site interior circulators in a north I south direction at the back edges of this focus area. New Development must not be located to preclude the Site Interior circulator. The Site Interior circulator can be dedicated as a public ROW or it can remain a private driveway across properties. The Site Interior circulator should connect to adjacent properties and Riddell Rd. at the north and where possible to Hollis St. at the south. Wherever possible the Mid-Site Circulator should be a continuous straight drivelane. · Sreet Treatments of Circulators: Some streetscape and roadway elements should be included along the Mid-Site Circulators and Site-Interior Circulators to give them the quality of attractive roadways. Parking lot plantings should be located to frame the edges of the circulators. Striping can be used to clearly identify the circulators. Where possible curb, and sidewalk elements can be added to make the circulators function more like streets. Intill & Refill Development: Much of the focus area contains existing buildings, but there is opportunity for infill redevelopment of. Densification including construction of new, mixed use and multiple story building in the area, or addition of upper stories to existing buildings is encouraged. · Building Scale: Since the Wheaton Way frontages are in an interior site location, and area generally buffered from small scale residential neighborhoods the area may accommodate a high level of building scale and intensity. The Wheaton Way frontages should allow for buildings up to 55' high. Other limitations on the scale of buildings within the focus area should be minor to allow flexibility in redevelopment. · Flexibility of Building Setbacks: Setbacks in the Site Interiors are flexible. Buildings should be located with one frontage along either the Mid-Site or the Site-Interior Circulator. A maximum setback from a designated frontage is 40'. (See also Quality Building Design Below). IV.SI-2 September, 2007 Quality Building Design & Street Activation New development must have building form and design quality befitting of a center. New development should help activate the streetscape along streets and private circulators, and add to the overall harmony of the District Center. . Building Orientation and Citing: Developers placing infill or redevelopment in this area may wish to face buildings towards either the Mid-Site Circulator, or they may wish to face buildings towards the Site Interior Circulator. Buildings must have one frontage within 40' of either of the circulators to contribute to an enclosed street environment. . F a~ade Treatments: New development should have at least one attractive primary front facade treatment. No facade should be blank or unscreened as it faces a public ROW or private circulator. Pedestrian and Non-motorized Connections Features should be provided within this strategy to ensure a coherent and efficient pedestrian and non motorized circulation network. . Contribute to ROW Improvements: Any new development within the Site Interiors Focus area that does not have infill development between it and Wheaton Way should contribute to Wheaton Way Right of Way improvements. Redevelopment in the Site Interiors area should reserve space for interior circulation via the mid-site circulators and the site interior circulators. IV.SI-3 Wheaton- Riddell Sub Area Plan Page left intentionally blank. IV.51-4 September, 2007 Wheaton - Riddell Sub Area Plan SI- SITE INTERIORS DEVELOPMENT STANDARDS The following development standards apply to the Site Interiors as zoning for this focus area. The standards below are supplemental to the BMC. Topics not explicitly regulated below remain subject to all provisions of the BMC. Where topics explicitly regulated below diverge from those of the BMC, the development standards below supersede. A. Outright Permitted Uses Section 20.70.020 shall apply, except that 20.70.020 (u) is modified to read "Residential uses of all types". B. Prohibited Uses Section 20.70.050 shall apply. C. Building Frontage All setbacks in the zone are from the edges of the Site Interiors Focus Area. (1) Maximum Building Setback: 40' from either the Mid-Site Circulator or the Site Interior Circulator at the applicant's discretion provided: a. No more than one row of storefront parking is located within the Maximum Building Setback. b. 80% of the building fa<;ade must meet the maximum building setback. b. Where a secondary fa<;ade is positioned to meet the maximum building setback, all screening requirements per H(2) of this section must be met. D. Improvements to Circulator Routes The applicant is responsible for accommodating the Mid-Site Circulator and the Site Interior Circulators as depicted in this sub area plan. (1) Circulators: Development may not be located to preclude the citing of the Mid-Site Circulator or the Site Interior Circulator. A vehicle cartway of at least 22 feet shall be maintained for both circulators. Wherever possible circulators shall be continuous and straight roadways with connections onto adjacent city ROWs or private properties. When dedicated as public ROW, the roadway shall meet City of Bremerton engineering standards for construction. Where maintained as a private roadway, the surface shall meet applicable standards for commercial parking lot construction. (2) Continuous Walking Surface: With new development, one continuous north / south walking surface shall be provided at both the Mid-Site Circulator, and the Interior Circulator. The continuous walking surface is not required to be immediately adjacent to the circulator if it is provided at the base of a building fa<;ade. The continuous walking surface may be concrete or decorative paver materials, but may not be plain asphalt. E. Parking & Loading (1) Parking Quantity: Parking quantities are per District Center Core zone 20.70.080 (a), (b) and (g). (2) Storefront Parking: Up to one row of parallel, angled or perpendicular storefront parking may be located in the maximum building setback. (3) Loading: Loading areas and docks may be located within maximum building setback. All loading areas must be screened per the landscaping requirements in H of this section. (4) Parking Location: On street parking, storefront parking, and parking associated with a development within the Site Interiors but located within another Focus Area count towards the parking requirement. F. Development Standards (1) Maximum Height: 55' (2) Maximum Residential Density: None (3) Side & Rear Setbacks: No minimum or maximum, provided requirements for the Circulator and landscaping, and building frontage setback are met. September, 2007 IV.SI- 5 Wheaton - Riddell Sub Area Plan (4) Building Coverage: No minimum or maximum, provided setbacks, design and landscaping standards are met. (5) Development Coverage: No minimum or maximum provided setbacks, design and landscaping standards are met. G. Design Standards New development must include design features to contribute to the public realm and the overall unity and vitality of the Center. A building must have at least one designated Front Facade that meets the full range of design standards befitting of a Center. All other building facades must meet standards for Secondary Facades that also contribute to the Center environment, but are not as stringent. Any building may be designed with multiple Front Facades. (1) Front Fa~ades: a. Window Fenestration: For ground floor commercial uses, large windows with transparency allowing views into interior spaces or onto displays must comprise 65% or more of the fa({ade between the height of 2' and 10' above sidewalk grade. b. Ground Floor Residential: For ground floor residential uses, ground-related housing units are required, and an entry feature to each ground related unit such as a porch or stoop must be included. c. Building Entrances: Commercial building entries shall be easily identifiable from the street or circulator driveway. This may be accomplished by: a recess or protrusion of at least 3'; or a significant architectural detail or feature around the door. d. Awnings and Canopies: For commercial structures an overhang awning or canopy shall be provided for at least 40% of the building's Front Fa({ade width between the height of 8' and 20' above grade. (2) Secondary Facades: a. Blank Facades: No Secondary Fa({ade may be blank. Secondary facades must be variegated with a combination of changes in plane, changes in color and material, windows or architectural features, decorative signage, or other devices to add interest. Variegating features must be included at horizontal or vertical intervals not exceeding 20 feet. b. Landscape Screening: Landscape screening must be placed at the base of all secondary facades per the landscape requirements below except where loading areas are located. c. Loading Areas: Where a secondary fa({ade includes loading areas or docks, landscape screening is required per the standards below, but is not required to be at the base of the building. (3) North I South Oriented Buildings a. When a building is oriented in a north / south direction so that longer facades face north and south, and a short fa({ade faces either of the Circulator roadways, one of the north south facades must meet front fa({ade standards. H. Landscape Requirements Landscaping requirements are per BMC Chapter 20.50 with the following exceptions. (1) Street Trees: Street trees shall be planted as follows along both the Interior and Mid-Site Circulators. One tree of DBH 2.5 inches each 25' on center. Trees located within parking lot 'island' planters may count towards the street tree requirement provided they are adjacent to the Circulator. (2) Secondary Fa~ade Screening: Secondary facades shall be landscaped as follows. a. Landscaped Area: A landscaped area at least 5' in width at the base of the secondary fa({ade shall be planted with shrubs, flowers, natural grasses, ferns, hedges or similar thick vegetation. Vegetation must cover at least 80% of the area. b. Planting Screen: A thick vegetative sight barrier a minimum of 5' high shall be located within the landscaped area for the width of the secondary fa({ade. September, 2007 IV.SI- 6 Wheaton - Riddell Sub Area Plan c. Loading Areas: Where a loading area or dock is located on a secondary fa(fade, the landscape requirements per (2)a and (2)b above may be removed from the base of the building. J. Ownership & Construction Standards When the Mid-Site and Interior Circulator roads are maintained as private driveways the following construction and maintenance standards apply in addition to those of the BMC engineering division. When roadways are dedicated as ROW, they shall meet BMC engineering standards for roadway construction. (1) Construction: The surfaces of the Mid-Site and Interior circulator must be constructed to the standard of a parking lot when not dedicated as ROW. (2) Striping: Clear and permanent striping to indicate the route of the Circulators shall be per the methods and standards of a City roadway. Striping shall demarcate clear circulation and shall be of a readily visible and durable material. The City may require periodic maintenance of the striping to ensure safe and efficient circulation. K. Signage Standards of BMC Chapter 20.52 shall apply as follows: (1) Downtown and Centers Sign Regulations per (BMC 20.52.140) shall apply to the Site Interiors focus area. September, 2007 IV.SI-7 Page Left Intentionally Blank. September, 2007 IV.SI- 8 Wheaton - Riddell Sub Area Plan IV.EE - East Edge Focus EAST EDGE FOCUS AREA The East Edge Focus Area extends from the back edge of the Site Interiors to the Sub Area Plan boundary at Almira Drive. The East Edge is clearly identifiable from the aerial photographs. It is a undeveloped forested area and includes just two tax parcels, currently with the same owner, comprising a total of about 20.2 acres. ,Sub ~rea'Bo!lrt~liry '~iWll.iiTiits 1:8XPl!.rce!$ '510 ;FoiIt .f't IV.EE -1 Wheaton- Riddell Sub Area Plan PREFERRED URBAN DESIGN The preferred urban design for the East Edge area seeks to meet goals for both infill density, and preservation of natural features and greenery. Both of these concepts were supported strongly duringthe Sub Area planning process, and are emphasized in the Comprehensive Plan. Both goals can be achieved through site design that emphasizes clustering. The following principles structure the preferred design for the East Edge. Currently, an interim zoning designation of R-1 0 (Low Density Residential) is placed on the area. The proposed urban design and development standards for the East Edge are significant departures from R-10. Even with these changes, the City recognizes that at a future time owners of the East Edge parcels may wish to partner with the City on a more detailed design for this focus area. If so, the City would work with owners to amend this subsection of the Sub Area Plan. Green Space Preservation The sub area plan calls for greening and re-greening of the area. · East Edge Forest Buffer: Development should be clustered away from a substantial forest buffer at the east edge of the site. An average buffer of 85' is proposed. This buffer size protects the steepest topography, retains the leafy green character of Almira Dr., and protects the adjacent single family neighborhood from the impacts of intense land uses in the center, in keeping with Comprehensive Plan goals and policies. Developers may also use averaging and tree preservation tools for flexibility in reducing the size of the buffer. . Green GatheringArea: The SubArea Plan and the Comprehensive Plan call for a sizeable green gathering area within this half of the District. A green area that preserves natural features and reconnects with the history of Clare's Marsh is proposed. For consistency with goals for neighborhood scale park spaces, the minimum size of the green area is proposed at 1 acre. · Flexibility: Tools to allow a developer flexibility in site design while still meeting base requirements for green space preservation should be included. Linking Trails A system of connecting public pathways and trails is called for in the Sub Area Plan and the Comprehensive Plan. · IIlahee Preserve Link: A pathway, preferably through the forest buffer, which provides a public linkage to the vicinity of the lllahee preserve should be included. This meets City and County goals for public access to a network of green spaces. · Clemens St. Link: A public pathway, which may include sidewalk andlor more natural trails, should link from the Site Interior portion of the District, through the Green Gathering area and make a connection to Clemens St. This allows for a pedestrian connection to Clemens St., without introducing cut-through vehicle traffic to the neighborhood. Clustered Intill Density Substantial infill density should be allowed within the East Edge to meet growth goals and add vitality to the Distrct. Such infill density can be achieved, while natural features are preserved if clustering techniques are used. · Residential Density: A clustered residential density equal to 20 units per acre is proposed. The allowable density sghould be applied to total gross site area before buffer and critical area deductions. . Commercial Development: Commercial development consistent with allowable forms of commercial development in a center District should be allowed, provided buffers and other requirements for green space are met. · Ample Zoning Envelope: To achieve clustered density, an ample zoning envelope must be allowed. Since roughly 30' of topography and a sizeable forest buffer will separate the Almira Dr. residential neighborhood, an ample height limit of 55' will not have neighborhood impacts. Other limitations on the form of development should be minimized. IV.EE - 2 September, 2007 . Parking Reductions: To achieve the desired amount of clustered density, site area must be used efficiently. To reduce the amount of area needed for building footprints, and to reduce cost of construction, techniques to reduce the amount of parking are proposed. . Hollis S1. Alley: Ensure that access to the alley at the rear of existing single family homes on Hollis St. is maintained. Provide continue ability by residents to use alley from Maple, provided alley does not infringe on usable area of adjacent property. Quality Building Design & Street Activation Standards for a high quality of building design and street activation as consistent with other subsections of this sub area plan should be applied to the East Edge. - '-1*-.~~", "'ll'r:~,-:';~~ J ~- ~ '~'" I'. I :;;J,;t "- :.~!~::%:,:'-~.. ...~: l~.., ,." ~.,t.. ~ . ~1. !e..'....I!I!!I>t..,..~!.i'~I!~~lefmai-~t.i.i.:,.j! .w. ~~~ ~ ;$i~_.. . ~. .~-- - ,- '._"h ~. __~:~~~;g~~~~.c~,\:';___ ~"'~I/tl.J!' ~4i~ r- .. .~ ~ " . . '.';",\ ' ,~ ~ ;';:-., r, ~!^:-+- ,1't ~" ~f!i!f ~ ~ ~ " ..~. '- , " .~' ~",.. ~;~,~ ;...:,.-..br I '<1'1"'''' ~:;. ~. S' Contour Parcels ~:l. ~~ rt?:2~~~ The SubArea Plan calls for a forest buffer atAlmira Dr., a public green gathering area, and a system of linking trail connections. If these are provided, a developer is allowed ample clustered density on the remainder portions of the site. The configuration of the buffer, gathering area and trails are subject to site design. The figure at left depicts them with the minimum sizes as called for in this SubArea Plan. o IV.EE -3 Wheaton- Riddell Sub Area Plan Page left intentionally blank. IV.EE -4 September, 2007 Wheaton-Riddell Sub Area Plan DEVELOPMENT STANDARDS - EAST EDGE (EE) FOCUS AREA The following development standards apply to the East Edge as zoning for this focus area. The standards below are supplemental to the BMC. Topics not explicitly regulated below remain subject to all provisions of the BMC. Where topics explicitly regulated below diverge from those of the BMC, the development standards below supersede. A. Applicability The Development Standards stipulated per C - L of this subsection shall apply only if a proposal meets the criteria per A(1) and A(2) below. If a proposal in the East Edge does not meet A(1) and A(2) criteria, development standards per BMC Chapter 20.60 Low Density Residential shall apply. (1) Forest Buffer Preservation: Retain a forested buffer along the length of adjacent residential street, Almira Drive with an average depth of 85'. Buffer may meander to include wider portions where slopes extend further into the site, and narrower portions where slopes are less severe. Preserve existing vegetation and trees within the buffer, and execute no substantial grading. Forested buffer must be dedicated as an open space tract, or transferred to ownership by a public Parks & Recreation agency. (2) Public Features: Provide the following public features in addition to the Forest Buffer: (a) Green Gathering Area: Provide a natural green space accessible to the public for gathering in the center of the forested parcel as depicted within this Sub Area Plan. Maintain and enhance natural features such as streams, wetlands, or the large rock located in the vicinity. Provide furniture for use by the public including benches, picnic tables, and/or child's, play equipment. Total size of the green gathering area must be at least one acre. Undeveloped critical areas found in this vicinity of the site may contribute to the size requirement for the Green Gathering Area. The Green Gathering area must be dedicated as an open space tract, or transferred to ownership by a public Parks & Recreation agency. (b) Trail Connections: Provide a pathway or walkway open to the public connecting at a minimum: Riddell Rd. providing linkage to the IlIahee Preserve; the Clemens St. terminus; and the Green Gathering Area. The trail connection may be an improved walkway constructed of concrete or asphalt, or if within the forested buffer the trail may be a forest trail of gravel or compacted dirt. B. Future Sub Area Planning Applicants representing ownership of the full 20.2 acres contained in the East Edge may work actively with the City to create amendments or revisions to these development standards provided the amendments meet City standards for Comprehensive Plan consistency and public participation as consistent with other City Sub Area Plans. C. Outright Permitted Uses BMC Section 20.70.020 shall apply, except that 20.70.020 (u) is modified to read "Residential uses of all types". D. Prohibited Uses Section 20.70.050 shall apply. E. Residential Development The following standards shall apply to residential developments in the East Edge. Residential development may combine with commercial development in a mixed use development. (1) Maximum Density: 20 units per acre of gross site area before exclusion of space for Forest Buffer, public features or other critical areas. (2) Maximum Height: 55' (3) Building Setbacks: None, except that a 15' minimum setback shall be maintained where a lot line is shared directly with a lot in the R-10 zone. (4) Development Coverage: No maximum provided landscaping, design and other standards are met. September, 2007 EE-5 Wheaton-Riddell Sub Area Plan (5) Building Coverage: Non macimum provided landscaping, design and other standards are met. F. Commercial Development The following standards shall apply to commercial developments in the East Edge. Commercial development may combine with residential development in a mixed use development. (1) Maximum Height: 55' (2) Building Setbacks: None, except that a 15' minimum setback shall be maintained where a lot line is shared directly with a lot in the R-10 zone. (3) Development Coverage: No maximum provided landscaping, design and other standards are met. (4) Building Coverage: No maximum provided landscaping, design and other standards are met. G. Design Standards New development must include design features to contribute the overall unity and vitality of the Center. A building must have at least one designated Front Facade that meets the full range of design standards befitting of a Center. All other building facades must meet standards for Secondary Facades that also contribute to the Center environment and pedestrian experience, but are not as stringent. Any building may be designed with multiple Front Facades. (1) Front Fa~ades: a. Window Fenestration: For ground floor commercial uses, large windows with transparency allowing views into interior spaces or onto displays must comprise 65% or more of the fa<;:ade between the height of 2' and 10' above sidewalk grade. b. Ground Floor Residential: For ground floor residential uses, ground-related housing units are required, and an entry feature to each ground related unit such as a porch or stoop must be included. c. Building Entrances: Commercial building entries shall be easily identifiable from the street and sidewalk. This may be accomplished by: a recess or protrusion of at least 3'; or a significant architectural detail or feature around the door. d. Awnings and Canopies: For commercial structures an overhang awning or canopy shall be provided for at least 40% of the building's Front Fa<;:ade width between the height of 8' and 20' above grade. (2) Secondary Facades: a. Blank Facades: No Secondary Fa<;:ade may be blank. Secondary facades must be variegated with a combination of changes in plane, changes in color and material, windows or architectural features, decorative signage, or other devices to add interest. Variegating features must be included at horizontal or vertical intervals not exceeding 20 feet. b. Landscape Screening: Landscape screening must be placed at the base of all secondary facades per the landscape requirements below. H. Parking (1) Parking Quantity Residential: The minimum parking requirement for residential uses is one-half off street parking space per 1,000 square feet gross floor area. (2) Commercial Parking: Non-residential uses shall provide at least one but not more than 3 off street parking spaces per 1,000 square feet gross floor area. (3) Shared Parking: The following shared parking techniques may be used to reduce the amount of required parking: a. Time Shared Parking: Any parking stall the applicant can demonstrate to be shared by users during complimentary hours, such as residential user after 5PM, and employee user between 8AM and 5PM may count towards the parking requirement for both uses. b. Satellite Parking: Required parking may located in any satellite location within the Wheaton - Riddell District Center pursuant to the Satellite Parking requirement per BMC 20.48.220. September, 2007 EE-6 Wheaton-Riddell Sub Area Plan I. Landscape Requirements Landscaping requirements are per BMC Chapter 20.50 with the following exceptions. (1) Street Trees: One street tree of DBH 2.5 inches each 25' on center shall be planted at the site interior circulator where a proposed development is adjacent to the Site Interior Circulator. Averaging may be used to allow clustering. (2) Secondary Fa~ade Screening: Secondary facades shall be landscaped as follows. a. Landscaped Area: A landscaped area at least 5' in width at the base of the secondary fa(fade shall be planted with shrubs, flowers, natural grasses, ferns, hedges or similar thick vegetation. Vegetation must cover at least 80% of the area. b. Planting Screen: A thick vegetative sight barrier a minimum of 5' high shall be located within the landscaped area for the width of the secondary fa(fade. (3) Residential Setback Screening: Within the required setback from lot lines shared by the R-10 zone a planted landscaped area not less than 10' in width shall be provided. At lest 80% of the area shall be planted with dense vegetation. Within the planted area trees of DBH 2.5 inches each shall be 25' on center. Preservation of existing trees and vegetation within the setback may substitute for these requirements. J. Site Interior Circulator New construction must not preclude the creation of a principal north / south site interior circulation road. The site interior circulator roadway shall be located in the general vicinity as indicated on the circulation figure (Section II) of this Sub Area Plan. (1) Cartway: The site-interior circulator shall provide a vehicle cartway not less than 24' wide. The City may perform site plan review to ensure that location of buildings do not preclude the creation of a site-interior circulator. The site-interior circulator shall enable connections to adjacent parcels and/or roads. (2) Continuous Walking Surface: With new development, one continuous north / south walking surface shall be provided at both the Mid-Site Circulator, and the Interior Circulator. The continuous walking surface is not required to be immediately adjacent to the circulator if it is provided at the base of a building fa(fade. The continuous walking surface may be concrete or decorative paver materials, but may not be plain asphalt. (3) Hollis St. Alley: Require new development to maintain access to the alley at the rear of the homes fronting on Hollis St. via Maple Ave. Infill development may not be cited to impede adjacent residents' use of the alley, provided the alley does not encroach onto the east edge parcels. K. Ownership & Construction Standards . The Site Interior Circulator may initially be located on private property. The following construction and maintenance standards apply in addition to those of the BMC engineering division. (1) Construction: The Site Interior Circulator is not required to be constructed to standards of a City roadway. The surfaces of the circulator must be constructed to the standard of a commercial parking lot. (2) Striping: Striping of the mid-site circulator shall be per the methods and standards of a City roadway. Striping shall demarcate clear circulation and shall be of a readily visible and durable material. The City may require periodic maintenance of the striping to ensure safe and efficient circulation. L. Signage Standards of BMC Chapter 20.52 shall apply as follows: (1) Downtown and Centers Sign Regulations per (BMC 20.52.140) shall apply. September, 2007 EE-7 Page left intentionally blank. September, 2007 EE-8 Wheaton-Riddell Sub Area Plan V. CITY VILLA FOCUS AREA PLAN City Villa - A Future Vision Guiding Principles Conceptual Site Plan Development Standards Low Density Residential (LOR) Medium Density Residential (MDR) High Density Residential (HDR) Mixed Use Core (MXC) Design Standards Parking Standards Street Standards Streetscapes Parks and Open Space CV-1 City Villa - A Future Vision ~-- Aerial computer perspective of the proposed City Villa community ~ The vision for City Villa is a new urban vil- lage complete with commercial and residen- tial elements. Homes and condominiums incorporate green spaces to provide an enjoyable place to live. Commercial buildings will surround a central plaza, with condominiums on the top floors The City Villa site design includes shared parking designed to enhance an efficient and desirable neighborhood. Parks, Plazas and Green Streets are a focus . and destination. Proposed City Villa site plan in the context of the District Center Core CV- 2 Guiding Principles Guiding Principles . Area. City Villa is a planned 22 acre community averaging 15 dwelling units per acre. The project will have a maximum of 329 residential units and 80,000 sq. ft. commercial space. Residential units will include a range of housing types and sizes. Seven commercial buildings are central to the community, each with a 6,000 sq. ft. footprint. Shops and restaurants will be on the ground floor facing main streets, and offices on the second floor. Urban condominiums are planned for the 3rd and possibly 4th floors. . Area Amenities. An identifiable central area and public parks. Incorporated are a public green street, a hillside park, a north hill park, pocket parks, an outdoor amphitheater, a central plaza with a rotary, along with clean sheltered sitting areas, water fountains, and restroom facilities. It will share transportation connections, like a main street, and secondary streets with neighbors. Vehicle traffic will be provided with vibrant streetscapes and pedestrians will enjoy sidewalk canopies. Back alleys have private garages. Open space preservation buffers land uses and provides common grounds. New planning approach creates a downtown village area with mixed uses at varying levels of intensity encouraging residents to get out and walk their community. . Buffer. City Villa will be a transitional community between an existing residential neighborhood to the west and the redeveloping urban center to the east. West Hill Park will buffer the western edge of the site. Building height increases from detached single family homes at the western perimeter to four story Mixed Use Core buildings that will border the District Center. Natural and landscaped open space becomes progressively more open toward the outer edges of the City Villa community, away from the District Center. . Building Types. Mixed use, mixed value housing types, including small-lot single family homes with accessory dwellings, three story town homes, brownstone walk-ups, and mid sized apartment or condominium buildings. Commercial buildings may be four stories, with offices and dwellings on upper floors, with ground floor shops and basement parking below. . Character. This community is designed to be a desirable place to live, work, learn and play, for all age groups and all physical abilities. This pedestrian scaled, mixed use - mixed income community allows for a variety of people to share a community, incorporates diverse interests and provides an attractive neighborhood with many things to see and do. . Plan Vision. A walkable "new town" development with a high quality urban-like center that provides pedestrian oriented services to surrounding neighborhoods. . Goals. Adhere to District Center Core codes for the City of Bremerton. Ensure a coherent, well-functioning, predictable and organized development pattern that is guided by public comments that have been made in stakeholder meetings and workshops, and directed by professional planners, engineers, and architects. Provide safety for pedestrians while meeting transportation needs. Providing live/work opportunities to community residents, thereby potentially increasing their income, and decreasing auto dependence. CV-3 Conceptual Site Plan Conceptual Site Plan . Streets and Walks - 8.62 acres (not highlighed) . Parks and open space - 4.77 acres (green) . Single Family and T ownhome - 5.18 acres (yellow) · Multifamily and Mixed Use - 3.55 acres (orange - multi and pink - mixed) . Total Area- 22.12 acres Zoning Exhibit Legend ~ Mixed Use Core Ell! High Density Residential ~~ Medium Density Residential , " " ::: low Density Residential _ Parks and Open Space CV-4 Development Standards The following development standards apply to the City Villa Site focus area. The standards below are supplemental to the BMC. Topics not explicitly regulated below remain subject to all provisions of the BMC. Where topics explicitly regulated below diverge from those of the BMC, the development standards below supersede. A. General Development Standards 1. Building Heights. a. Building height shall be measured in number of stories, excluding a raised basement or inhabited attic. b. Basements below grade may be multilevel. c. Commercial. The following shall apply to all structures designated 'mixed use' (1) A commercial structure may have a maximum of four (4) stories. (2) first story floor to floor height may be from a minimum of 13 ft. to a maximum of 16 ft. All stories beyond the first must be 11 ft. floor to floor. d. Residential. The following shall apply to all buildings designated low, medium and high density. (1) A residential structure may have a maximum of three (3) stories. (2) All stories may have a maximum height of 11 ft. floor to floor. 2. Parking Requirements. To encourage parking sharing, reduce impervious areas, and to reduce the environmental impact of on site automobiles, total site parking is provided at a minimum of 1.3 stalls per unit and 1 stall per 400 sq. ft. of commercial space. All on-street and off-street parking contributes to this total. 3. Density. a. Maximum Commercial Density. A maximum 80,000 gross square feet of commercial floor area may be built on the City Villa Focus Area site. Maximum area may be increased if City Villa total site parking provides 1 stall per 400 sq. ft of commercial space, less 1.3 parking stalls per actual total residential units. b. Maximum Residential Density. A maximum 329 dwelling units may be built on the City Villa Focus Area site, except Accessory Dwelling Units are not counted. One Accessory Dwelling Unit is permitted with each single family residence in the LOR and MDR zones. 4. Lighting a. Adhere to minimum safety standards, illumination shall be adequate for pedestrian walkways and for people to be seen at intersections by drivers for safety purposes. b. Exterior light fixtures should match the architectural style of the building. Street lighting should be achieved with streetlamps, lit bollards, building mounted lamps, or other similar lighting techniques. c. Subdue, screen, and direct lighting away from dwelling windows. d. Provide building security lighting and address identification for fire departments. 5. Fences. Cyclone fencing not allowed. Front yard fencing a maximum height of 3' with a minimum of 10% open. 5' high fence allowed on sides and rear of lot with 50% open above 3'. 6. Wireless Facilities. Facilities are allowed as a conditional use. CV-5 Low Density B. City Villa (LOR) Low Density Residential 1. Building Coverage. No maximum coverage, see maximum density. 2. Setbacks. No minimum yard setbacks. Basements and structures below grade have no setback from property lines. 3. Homestead. Low Density Residential zoned, detached single family residences with attached and detached garages. 4. Hill Homes. Low Density Residential zoned, medium single and duplex family residences with open parking or carport or attached garage parking. 5. ADU's. One ADU per lot is allowed, with a maximum area of 500 sq. ft. (interior) a. A separate ADU entrance is allowed. It may be on any fa~ade including that of the principal structure b. There is no parking requirement for an ADU. 6. Permitted Uses. Home based businesses, not exceeding 30% of the total living area. Low Density highlighted in yellow Plan view of Hill Homes Computer model of Hill Homes Precedent image CV-6 Medium Density C. City Villa (MDR) Medium Density Residential 1. Building Coverage. No maximum coverage, see maximum density. 2. Setbacks. No minimum yard setbacks. The maximum front yard setback is twenty (20) feet. No more than eighty percent (80%) of a building front facade shall be at the maximum front yard setback. Basements and structures below grade may be built to property lines. 3. Townhomes. Medium Density zoned row housing, a walk up type home with some underground parking. 4. ADU's. One ADU may be added to the lot, with a maximum space of 500 sq. ft. a. A separate ADU entrance is allowed. It may be on any fagade including that of the principal structure b. There is no parking requirement for an ADU. 5. Permitted Uses. Home based businesses, not exceeding 30% of the total living area. ,. .r " LID" ,,' jJ [J . Dr I - II ,Iii:", -ll-jl P. " .t : - L:_ ; 1 , r r I _ ..'. 'I iI'~.1 ~'ii.~;,-;:'Ii Plan view of Townhomes J , ",' .'. .', .,' .~ --.'\" ....~..:...~:~~~~O~~.~ ,,' . . ':if> , .-. . O. . ~a~.~ .~,. Computer model of Townhomes CV-7 Medium Density highlighted in yellow High Density D. City Villa (HDR) High Density Residential 1. Building Coverage. No maximum coverage, see maximum density. 2. Setbacks. No minimum front or side yard setbacks. Five (5) foot min. rear yard setback unless facing open space. The maximum front yard setback is twenty (20) feet. Basements and structures below grade may be built to property lines. 3. Permitted Uses. Home office not involving in-person contact with customers on the premises. Office space cannot exceed 25% of the total living area. ,~ .~~~~~~:);~~ High Density highlighted in orange Precedent image Computer model of High Density housing volumes cv- 8 Mixed Use Core E. City Villa (MXC) Mixed Use Core 1. Building Coverage. No maximum coverage, see maximum density. 2. Building Minimum Glazing. Ground floor commercial glazing shall cover at least 60 percent of the street facing fa{:ade; calculate percentage of glazing with ratio of area to floor-to-floor height. 3. Setbacks. No minimum yard setbacks. The maximum front yard setback is twenty (20) feet. No more than eighty percent (80)/0) of a building front facade shall be at the maximum front yard setback. Basements and structures below grade may be built to property lines. 4. Condominiums. Multifamily units may be above commercial or on any level. Continued on next page. Mixed Use Core highlighted in light red Plan at high density mixed use core Precedent image CV-9 Mixed Use Core Mixed Use Continued. 5. land Use. a. land Uses Permitted (P). (1) BMC Section 20.70.020 shall apply, except the following: (a) 20.70.020 (e) is modified to read "Restaurants using wine and beer beverages." (b) 20.70.020 (u) is modified to read "Residential uses of all types" (2) land Uses Conditional (C). Inside or outside building setbacks: (a) Care facilities, other community service or religious institutions over 28 attendance. (b) Factories with limited sensory pollution and use of hazardous materials. (c) Neighborhood commercial and cottage Industry. (d) Radio transceiver towers. (e) Transient occupancy like a hotel, motel, assisted living, nursing home, or shelter. (f) Utility pump or substation. (g) Ground floor residential may be allowed under BMC conditional use process. (3) land Uses Not Permitted (N). (a) Adult only establishments. (b) Animal boarding kennel, or shelter. (c) Automobile or motor vehicle sales, service, or repair. (d) Drive through facility. cv- 10 Design Standards F. Building and Community Design Standards Intent. The goal of the 22 acre City Villa project is to create a new urban neighborhood following traditional residential community design. The Growth Management Act of WA State has provided the framework to encourage urban infill as a method to reduce the environmental impact of increased growth facing our communities. This new urban development will meet the intent of the GMA by encouraging mixed uses and mixed incomes by creating places to work, live and play; enjoyed by residents and visitors. Finding a balance between automobiles and pedestrians that favors safety and the walking experience is one of the major goals for the design for City Villa. On-street parking provides a buffer between the sidewalk and cars in the street, and is a traffic calming feature. It also efficiently uses the space of the street for maneuvering and access to parking. Shared parking throughout the site also encourages walking to a destination, depending on where parking is available. The architecture of the buildings is envisioned to have a transitional look and feel that combines traditional favorites such as streetfacing front porches with modern window shopping around the corner in the village square. A strict '1raditional" appearance will not be enforced, but quality architecture with traditional elements will be fostered to create feelings of comfort and safety for all who will know this neighborhood as a good place to go to and as a good place to be. 1. General site a. Anticipated block configurations are as outlined in proposed site plan. b. Sidewalks and street trees shall be provided throughout the site as shown. c. Commercial signage shall meet the BMC unless more restrictive requirements are adopted by the City Villa Owner's Association (to be formed) d. The developer anticipates that City Villa will be built in 6 or more phases over a period of 5 years. 2. Streets a. Streets, including sidewalks, and alleys shall be deeded to the City with the exception of selected alleys and drives specifically for the access to one or more buildings, and not acting as a through-way b. All street lamp posts, trees, utilities and landscaping shall be approved by the City prior to City's acceptance of ownership. c. Street names have not been selected yet. It is proposed that street names will use the names of US Navy ships that are associated with the PSNS. Proposed names will be coordinated with the City of Bremerton and Kitsap County to meet regulations. 3. Parks a. It is intended that the public open spaces and parks, with the exception of the Green Streets, shall be offered to the City for ownership. If the City declines one or more of the offered parks, the CV Owner's association shall determine the policy for the parks and restrictions on public use, if deemed necessary. cv- 11 Design Standards 1. Architectural Standards a. Residential. Moderate roof slopes with shingles or metal standing seam roofing, and the use of modern materials with coordinated colors is generally acceptable. An ADU is exempt from zoning density calculations in order to promote affordable housing. B. Commercial. Flat or moderate [5:12 -7:12] roof slopes with heavy shingles or standing seams, and use of modern materials with coordinated colors is generally acceptable. c. Commercial Buildings. Provide pedestrian oriented facades, and enhance top floor views: (1) Articulation. Vary building facade dimensions, heights, widths, and depths. (2) Artwork. Decorate with textures, tiles, moldings, brackets, wrapped framing and lattice where possible. (3) Building Apron. Where a building base meets a sidewalk, provide a 18" minimum washable vertical surface of smooth tile, or sealed concrete; compliment sidewalk materials. (4) Entry. Provide human-scaled recessed or covered entries with sheltered outdoor tables and chairs. (5) Features. Include at least two of the pedestrian oriented following design features: (a) Large display window below eye level, at least 60% of ground floor street facade. (b) Outdoor space with a canopy, trellis or planters, and decorative lighting. (c) Subtle lighting, like softly backlit facade signage and landscaping. (d) Traditional siding materials, and appropriate trim. (6) Occupant Privacy. Offset neighboring windows, and provide screening for outdoor activities with landscaping. (7) Roof. Pitched roofs shall be symmetrically sloped, except porches and shed roofs may be flat. Flat roofs shall be enclosed by parapets and guardrails where required. Mechanical equipment shall be walled or screened from view, except where the equipment housing is determined to be compatible with the building appearance. Mansard roofs allowed only if penetrated by occupied dormers. (8) Signage. Provide code approved, sign, or banner on street facades. (9) Commercial Building Types. (a) Office Space. - 40 to 60,0000 sq. ft. professional or administrative, preferred location above ground floor. (b) Retail Space. - 20 to 30,0000 sq. ft. center ground floor shops, restaurants, and services. (10) Franchise Building Forms. Stylized corporate franchise forms shall be subtle, not to alter significantly the character of the neighborhood. Signage and lighting may be lively and enticing, but may not disturb residents with bold or animated colors, lighting, reflections or shadows. Franchise designs must be conditionally approved prior to installation. (11) Entrances. A primary entrance may be installed on any exterior building face. (12) Service Windows. Pedestrian walk-up customer service windows permitted all sides of all commercial buildings. CV- 12 Parki n9 Standards H. Parking & Loading standards 1. City Villa (CV) Focus Area Minimum Required Parking Stalls. The required number of on street and oft street parking stalls for all occupancies within the City Villa Focus Area site have been determined in advance. The following table defines the parking stall requirements. The site plan provides predetermined parking locations. Focus Area Parkinq Requirements Residential - 1.3 stall/unit Commercial - 1 stall/400 sq. ft. Total DU's 329 Total Commercial Sq. Ft. 80,000 sq. ft. Total DU 'Stalls Req'd 428 Total Commercial Stalls Req'd 200 Total Required Stalls - 628 Total Stalls Available 671 Parkinq provided Public On Street Stalls 284 Private Oft Street Stalls 387 2. Service Drive. Permanently and clearly define drives or frontage with curbs, barriers or markings. 3. Residential Garages. Garages may front streets. Driveway aprons may be asphalt or concrete. 4. ALLOWANCES. The required number, size, location and use of parking stalls may be adjusted: a. Bicycle Stalls. 1 of 20 required stalls may be replaced by a bicycle stall. Each bicycle stall shall be approximately 24 by 72 inches, and include vandal-resistant racks, firmly anchored and of durable construction; exterior racks shall be weather-resistant. Bicycle racks or enclosures may be located on a sidewalk within the public right-of-way, as long as it does not significantly obstruct the public way. b. Compact Car Stalls. One of three required oft-street parking stalls may be compact. c. Handicap Parking. Reasonable quantities of handicap parking stalls shall be placed near the entrances to commercial buildings, as well as throughout the City Villa site. Approximately 1 per 50 standard stalls shall be provided. d. Delivery Loading Zones. Delivery Loading Zones may count as required commercial parking. Provide Delivery Loading Zones within reasonable distance to Mixed Use Core building, each with permanent signage clearly designating "Loading Zone", and time during which it shall be available for delivery trucks. e. Site Plan Review. Parking requirements may be reduced if it is shown by permit applicant that less parking is needed than required by this section. f. Motorcycle Stalls. 1 of 30 required stalls may be replaced by a motorcycle stall. Motorcycle stalls shall be 40 by 96 inches minimum dimensions. g. Shared Use. On street public parking shall be available to all users on site. No public parking shall be reserved except for handicap parking and loading zones of limited duration. h. Truck Loading Zones. Two or more in-line 9 by 24 foot parallel parking spaces may be used for truck loading zones. Street center turn lanes may be used for truck loading zones. i. Valet Parking. Required commercial parking may be fulfilled by valet parking services: Provide valet service to and from a passenger loading area within 150 feet of the main entrance of each proposed use; operators shall have valid driver licenses. Conspicuously post valet availability inside and outside establishment served. Valet service area may be located within the public right of way with City approval. cv- 13 Street Standards G. Street Standards 1. Circulators (a) Curbs. General use for curbs is to direct storm water runoff to a drain, and to contain vehicle traffic (1) Vertical Curb. 6 inch height prevents damage beyond the wheel stop. (2) Vertical Curb. 4 inch height allows large trucks to mount a reinforced apron beyond; short curbs allow crossing over tight corners at street intersections and roundabouts. (3) Rolled Curbs. 4 inch height allows all vehicles to mount a reinforced apron beyond; these curbs are not encouraged for domestic use with the exception of designated alleys. A curb cut for a driveway is preferred. (4) Bollards. Provide concrete or steel bollards where pedestrian safety is indicated (b) Crosswalks. Contrast crosswalks with street materials, score paving or use paving patterns and/or color, scoring and paving patterns should be consistent with the prevailing architectural style. At green street crossings, pervious paving is to be used. (c) Furnishings. Commercial sidewalks are encouraged to have movable planters and seasonal plants. Planters are allowed on public sidewalks as long as they do not significantly impede pedestrian access. (a) Road Right of Ways. Road right of ways will meet requirements of Bremerton Public Works, Bremerton Fire Department, Kitsap Transit and Bremerton garbage collective service. (b) e. Sidewalks. Sidewalks shall be 60 inches continuous clear width, or minimum 36 inches clear width with 60 inch by 60 inch clear passing spaces at 200 foot maximum intervals where serving 6 or less D.U.'s. (c) Pave commercial use sidewalks from building face to curbs. (d) Street Names and Addresses. To be posted at roadways, readable from both directions. Building street-address to be coordinated throughout the site. 2. Bike Lanes. Low speed traffic flow within City Villa combined with alleys, green streets, park trails and large sidewalk space are conducive to bike traffic without the formal integration of bike lanes. 3. Transit Stops. City Villa Mixed Use Core will provide areas for two sheltered transit stops. Other stops may be designated by the City or Kitsap Transit. 4. Main Street. The City Villa main street may continue through the Wheaton-Riddell District Center properties west of Wheaton Way to intersect with Wheaton Way. 5. Street Trees. Planting strips will provide consistent small leaf variety trees, ground cover and irrigation in conjunction with BMC Standards.. 6. Fire Lanes. To be identified per Bremerton Fire Code 7. Fire Hydrants. Street curbs to accommodate fire hydrants per Bremerton Fire Code. CV- 14 IN-OUT PAF<KI~ DOES NOT 6LOo:. 6OTI-I LANES STALLS, OvER CURB DIMS FER 6MC ==t. 8' -~~------ ~ TYPICAL SUB. COLLECTOR PARALLt=:L PARKING Street Standards (Y. ~ ~ ~ ~ =i ~ S ill j ~ ~ I I I I I 146'-1'. I I t. ~ I i I I, --- II \ I I'" '- RI5' I 1 I~"'I, I, ~~j'H/ :mI=:U~;~ ) 1\ / I I I~"I / I _/ -rA I I .....1/ '- '- , I I ~ - - ~ -- _1_ '" I I I :OCL:J B : --'" \: : r 18' 1~'-3' \~\; J I -Silo ~'j - ~ -- " : : QUIET RESIDENTIAL LANE 8 ' - __ I i-PARALLEL PARKING !- '- I I T ____ r" ~__-j_____::=- ________ ______ _ -- _ 0>.. _ _1_ " - , " ~l \ i l ~ 24' PARALLEL PARKING TYPICAL , I I I I I (Y. I o ~ I I ti Z I I ~~ U ~ ~ I <t 1..') I I ~ ~ I ~ ~ : II 'i0~1 i0~1 CITY VILLA INTERSECTION-ROAD STANDARDS SCALE I' : 2~' . LETTER SIZE cv- 15 Streetscapes ,,"s r~l v.. )fl 0/ f~ j;r'(; \~~ ~) ,0 t? (, S, r, ~ /:5) "1~ 1~4,1. 10' 24' ROW .1 5' I, COMMUNITY MEDIAN PARK I 71'1 81' .1 Village Square Street Section - Precedent Image Village Square . Precedent image of small urban park . Plan view of Village Square plaza park with one way streets . Streets can be closed to connect both sides for special events . Heights of buildings may vary. Two one-way drives with central pedestrian space. CV- 16 Streetscapes <>=0 ~. J. 10' .J. .~ IS' ROW 60UL.EV ARC) Entry Boulevard . Two-way, parallel parking two sides. Median planting strip at center and between sidewalk and street. cv- 17 Streetscapes I I I C=D I I 5' 4' 8' 20' 54' ROW 8' 4' 5' COLLECTOR Northern E-W Street . Two-way, parallel parking both sides, landscape strip and sidewalk. ~4'1. I- 3(2)' 48' ROW _I I---.J 4' 5' ..I 6ROWN5TONE 5TREET 20 MFH MAX Brownstone Street . Two-way, parallel parking both sides, landscape strip and sidewalk. CV-18 Streetscapes bb' ROUJ TOUJNI-IOME-FARK "... Townhome Park Streets · Two-way, parallel parking townhome side, pull in parking on green space side. 5' 16' 5' 26' ESTATES ROW Homestead Street · Two-way, one-side on-street parking allowed, sidewalks. cv- 19 Streetscapes 1:;' 20' 30' ROW E-W HILL HOMES STREET 1:;' Hill Homes Street . Two-way, one-side on-street parking allowed, sidewalks. ,-----, ~ I I ~ L _ Brownstone J -14 ;~, it OPTIONAL ROW Commercial and Brownstone Alley · Two-way, one lane, some have sidewalks COMM'L BROUJN5TONE ALLEY ~ = Commercial INCLINED ALLEY UNDE~ GREEN STREET BRIDGE TO ACCESS U.G. PARKiNG cv- 20 Streetscapes 12' I~' ROW pi ALLEY Brownstone - Townhome Alley · Two-way one lane, with sidewalk one side where shown on site plan. I: 12' 2;~ NOT A ROW CiREEN & TRaET A COMMUNITY EASEMENT Green Street · Landscaped walkway space between buildings with sidewalk and green swale. cv- 21 Parks and Open Space 1. Parks. The following parks and open space will be provided in City Villa: a. Hillside Parks. This existing hillside space is preserved l:~ with trails and landscaping added. It acts as a buffer to the . housing development to the west, and provides views of ~. the mountains and City Villa as well as North-South pedestrian access. b. North Park. This park area may provide a water feature and will provide a view south along one of the main commercial streets. c. Public Plaza. The round-about provides for a central focus at the heart of the commercial area. d. Green Street Pocket Parks. Small pedestrian-only alleys ~' . provide continuous walking routes with pervious paving at;' ~ street crossings. Landscaped paths allow site storm water ~'. control. e. Village Square. Large paved and grassy median capable I-,:i,~, of hosting community events, with bollards to prevent cars ~ . from entering the space. f. Theater Park. Hardscape amphitheatre creates a link between the hillside park spaces and the village square. Available for community events and concerts. g. Community Play Field. Flat open grass field with extra parking on 2 sides. Potential for a tot-lot and playground equipment. 2. Park Buildings. Maximum building height is 20 feet at a roof peak. Only non-occupied utility and storage buildings are allowed. 3. Connections. Connect perimeter bicycle routes and walking trails through open spaces. 4. Design. Provide design by a Landscape Architect licensed A. in Washington State. B. 5. Landscaping Coverage. 100% of site open space shall C. have ground cover. D. 6. Residential Screening. Adjacent dwellings shall be E. screened from parking lots and recycling facilities with a six- F. foot fence, or six foot evergreens and cover open spaces between plantings. (should this be in design standards? G. Should fence standards be here?) 7. Accessibility. Accessible walkways will be provided except where grades are too steep. ~.. to .. ~"l W-~; 1 - .. '..~ . , . ! . .~ 'c.j I. Parks and Open Space ........ ," ...~, . I-".~ ( . , . I It'''~l . . '11 i'!;J . \;: 1I~" " . - "'~l ,.~f'4 ~t~ .~. )'~;'~J ~-" . .~. ~ ~ _ It ~ " ^",- '11>.. .. " " .... t ..~ ". .~, 1 f .j' , tt~~1 "1 ! '''~I . 'n ~ "'" ,I , ~.' - .-.-;. f ""'W , ,''''~..,~ ~ y;t ~ '.~ Open Space Leaend Hillside Parks - Approx # Acres North Park - Approx # Acres Public Plaza - Approx # Acres Green Streets - Approx # Acres Village Square - Approx # Acres Theater Park - Approx # Acres Community Play Field - Approx # Acres CV- 22 City Villa General Information Developer: City Villa LLC Architect: Eberharter Architects Inc. Staff: Paul Eberharter - Design Principal Mike Hoffman - Project Architect Site Area: 22 Acres Maximum Residential Units: 329 Maximum Requested Commercial: 100,000 sq. ft. (80,000 sq. ft. proposed in this Focus Area Plan) Website: www.aocitvvilla.com CV - 23 ATTACHMENT II FINDINGS AND CONCLUSIONS OF THE CITY OF BREMERTON PLANNING COMMISSION Summary - Proposal to include the Wheaton-Riddell Sub Area Plan in the Comprehensive Plan and Zoning Code by amendment. The Zoning Code will add reference in BMC 20.80.080 to activate the Wheaton-Riddell Sub Area Plan as development regulations for the area. I. FINDINGS OF FACT 1. Project Description The Wheaton-Riddell Sub Area covers a 106 acre site in East Bremerton containing a range of existing commercial structures, and two separate 20+ acre tracts of undeveloped land. Wheaton-Riddell was designated a District Center in the 2004 Comprehensive Plan. Extensive community and stakeholder meetings were held on the Wheaton-Riddell Sub Area Plan between the Fall of 2006 and the present. The Wheaton-Riddell Sub Area Plan was created in partnership between the City of Bremerton and Eberharter Architects, a project proponent for the City Villa development. The Wheaton - Riddell Sub Area Plan is somewhat unique because the process was driven by a design team with development interest in a specific location within the Sub Area (City Villa). However, because Sub Area urban design must function for the district as a whole the design team was required to partner with the City to review and plan for the full extent of the District Center. The Wheaton-Riddell Sub Area Plan details the 2004 Comprehensive Plan. Urban Design concepts and development regulations are included to ensure consistency with the goals, policies and descriptive statements in the Comprehensive Plan. 2. Procedural History A public participation process for the Wheaton-Riddell Sub Area Plan has been ongoing since Fall of 2006. The Sub Area Plan includes documentation of the Public Design Process (Pgs. 11-6 - 11-10). A series of public open houses, and public workshop type meetings were held during various stages of the planning process. To solicit public participation notice was mailed to residents within 1,000 ft. of the site, published in the Kitsap Sun, and publicized through other outlets. Participation for the Sub-Area Plan has met and exceeded that required per BMC 20.80. Meetings were held as listed below. Bremerton Planning Commission 2.1 Public Open House #1 - 9/5/2006 2.2 Public Workshop #2 - 10/14/2006 1 2.3 Public Workshop #3 - 10/24/2006 2.4 Transportation Stakholders Meeting - 11/30/2006 2.5 Public Open House #4 - 7/31/2007 Bremerton Planning Commission 2.6 Hearing: August 21,2007. 3. Public Comment Numerous individuals, groups, and agencies provided comments at public workshops, community meetings, and via comment cards and letters. Comments received were considered and used to develop the draft plan that was submitted to the City on August 13, 2007. Record of participants in community meetings is provided in Exhibit A to this Planning Commission Findings of Fact and Conclusion. A general summary of public participation is documented on pages 11-6 - 11-10 of the Sub Area Plan. 4. SEPA Determination and Environmental Review Adoption of development regulations and amendments to the Comprehensive Plan require evaluation of environment impacts through the State Environmental Policy Act (SEPA). The Wheaton-Riddell Sub Area Plan is a non-project action considering general planning level items and land use regulations. A SEPA checklist has been prepared with the Sub Area Plan submittal. The City issued a determination of non- significance (DNS), which is in the public comment and appeals process at the time of Planning Commission review. Since development is within the parameters set forth in the 2004 Comprehensive Plan no additional environmental impact was found with adoption of the more detailed Plan element and development standards. Amendments to the Comprehensive Plan and development regulations also require a 60 day State Agency Review and Comment Period. The document has been forwarded to state agencies and the review period commenced on July 18th, 2007. At the time of preliminary plat application and building permits for the City Villa project a project level SEPA review will be required. The project level review considers project level impacts such as grading and stormwater conveyance etc. 5. Comprehensive Plan Consistency Amendments to the Comprehensive Plan Amendments to the Comprehensive Plan shall meet the decision criteria outlined in BMC 20.10. The Planning Commission may recommend, and the City Council may adopt or adopt with modifications, an amendment to the comprehensive plan if the criteria outlined below are met. The proposal is to add the Wheaton-Riddell Sub Area Plan to the Bremerton Comprehensive Plans as an amendment, providing more specific and detailed planning for the area. 2 5.1 BMC 21.06.080(A) allows amendments to the Comprehensive Plan if there is an obvious technical error.- Not applicable to this project. 5.2 BMC 21.06.080(B) allows amendments to the Comprehensive Plan if the following criteria have been met. 5.2 (1) The amendment is consistent with the Growth Management Act (GMA): This amendment is consistent with the GMA by meeting the criteria of the Comprehensive Plan which was created to achieve the 13 goals of the GMA. The Sub Area Plan meets the housing goal by providing a mixed use, mixed type dense housing stock. It meets the open space and recreation goal by creating green streets, and a coordinated open space system. It will reduce sprawl and promote urban growth by creating a dense mixed use environment. 5.2 (2) The amendment is consistent with the comprehensive plan or other goals or policies of the City: The Wheaton Riddell Sub Area Plan is consistent with the Comprehensive Plan Land Use Map designation of District Center. Pages 11-4 and 11-5 identify specific goals and policies of the 2004 Bremerton Comprehensive Plan that are met by this proposal for Wheaton-Riddell. Specific policies directly implemented are found in the Land Use, Community Character, Transportation, Housing and Environment elements of the Comprehensive Plan. 5.2 (3) If the amendment was reviewed but not adopted as a part of a previous proposal, circumstances related to the proposed amendment have significantly changed, or the needs of the City have changed, which support an amendment; This amendment supplements and implements the Comprehensive Plan. It is based on the direction of the Comprehensive Plan to develop specific area plans for Center districts, and impacts are within the thresholds of the 2004 Comprehensive Plan evaluation. 5.2 (4) The amendment is compatible with existing or planned land uses and the surrounding development pattern; The Wheaton-Riddell Sub Area Plan is compatible with adopted District Center land use and the surrounding development pattern. 5.2 (5) The amendment will not adversely affect the City's ability to provide urban services at the planned level of service and bears a reasonable relationship to benefitting the public health, safety and welfare. The Wheaton-Riddell Sub Area Plan will not adversely affect the City's ability to provide urban services at the planned level of service. The amendment will benefit the public health, safety and welfare by achieving numerous City goals and policies, especially in the areas of Community Character (CC) and Land Use (LU), by promoting vibrant, cohesive neighborhoods, that are transit supportive. 3 6. Amendment to the Zoning Code An amendment to the Zoning Code, BMC 20.80.080 Master Development, is proposed to accompany adoption of the Wheaton-Riddell Sub Area Plan. This amendment adds a reference to the Ordinance adopting the Sub Area Plan, thereby activating the development standards contained in the Plan as the zoning for the site. Zoning code text amendments shall meet the decision criteria outlined in BMC 20.18.020 (d). The Planning Commission may recommend, and the City Council may adopt or adopt with modifications, an amendment to the zoning code text if the criteria outlined below are met. 5.3(1) 20.18.020 allows amendments to the Zoning Code if it is consistent with the goals and policies of the Comprehensive Plan. See discussion in 5.2 above for consistency with the Comprehensive Plan, and pages ii-4 and ii-5 of the Sub Area Plan. The Wheaton-Riddell Sub Area Plan is fully consistent with the Bremerton Comprehensive Plan. 5.3(2) 20.18.020 allows amendments to the Zoning Code if it does not conflict with other City, state and federal codes, regulations and ordinances. The Wheaton-Riddell Sub Area plan does not conflict with any other regulations. II. CONCLUSIONS & RECOMMENDATION Based on the findings above, the Planning Commission concludes that the Wheaton- Riddell Sub Area Plan has met the requirements for 1) amendment to the Comprehensive Plan and 2) text amendments to the zoning code as detailed in BMC 20.80. Therefore the Commission recommends the amendment to the Comprehensive Plan to include the Wheaton-Riddell Sub Area Plan and an amendment to the zoning code text in BMC 20.80 to include the Ordinance number of the Wheaton-Riddell Sub Area Plan. Respectfully submitted by: Executive Secretary Approved by: John Cockburn, Chair 4 EXHIBIT A To Planning Commission Findings & Conclusions Wheaton - Riddell Sub Area Plan ..... y" Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation Olympic Region Headquarters 5720 Capitol Boulevard, Tumwater P.O. Box 47440 Olympia, WA 98504-7440 360-357-2600 Fax 360-357-2601 TTY: 1-800-833-6388 www.wsdot.wa.gov September 12, 2007 Geoffrey Wentlandt City of Bremerton 345 6th St, Suite 600 Bremerton, W A 98337 RE: City of Bremerton - Wheaton-Riddell Sub Area Plan Dear Mr. Wentlandt: Thank you for allowing the Washington State Department of Transportation (WSDOT) the opportunity to review and comment on the proposed Wheaton-Riddell Sub Area Plan. We recognize the substantial investment of time, energy, and resources that this document represents, and we appreciate the opportunity to comment. We are impressed by improvements being proposed in the sub-area plan to improve traffic circulation. As noted in the plan, SR 303 (Wheaton Way) is a major commuter route, as such it is important to WSDOT that traffic mobility and safety are maintained. We support the plan's ideas of strong access management, interconnectivity of adjacent neighborhood roadways, transit queue jumps, and bicycle lanes built off the state highway, all of which would appear to be consistent with the objectives of the 2002 SR 303 Corridor Study. Bremerton is proposing to create a system of frontage roads adjacent to SR 303, the concept of developing frontage roads is one that WSDOT supports. However, no traffic analysis has been done to demonstrate its capability. We have reviewed the traffic impact analysis for the City Villa portion of the plan and have no issues with the analysis results; however, it addresses only the City Villa portion. While WSDOT is supportive of the frontage roads concept, we would like to see the analysis conducted to determine how well SR 303 along with the frontage roads will accommodate traffic demand. Reference page Ill-8, we recommend that the term "suicide lane" be deleted and replaced with "two-way turn lane". WSDOT does not feel the use of such jargon is appropriate and could raise legal issues for the department. Mr. Wentlandt 9/12/2007 Page 20f2 . . ., l~.h: '. . {',' Again, thank you for the opportunity to participate in the study process as well as review and comment on the proposed sub area plan. If you have any questions related to this letter, please contact George Kovich of my office at (360) 704-3207. Sincerely, 2 Robert E. Jo s Transportatio lanning Manager WSDOT, Olympic Region REJ:dlm gk cc: Tom Washington (WSDOT) TB55-130 Bill Wiebe (WSDOT) 47370 David Anderson (CTED) 48350 HI-Isa. R..:.~'.~.~;ii' I"'" ~;:; 1;'1' /:nPJ(r'B,lri-ISt:;' ; !~,,'>, ,'< (~, l '.~ ";~.\ .... ,';$~?';> ,,';r:' \1:~.~~;i:::~,~, .:t~J~'~:'vr .... . " REceiVED AUG 282007 Bremerton ~ Community Deve~ ;~{S:~~4>~~~,::;>\: ,;-~} '~:;~~;:o\ ':; :',,~':;:f~: (i,~S' Aufq~f 17, 2007 City ofBremerton Planning Commission 345 6th Street Bremerton, W A 98337 Re: Wheaton-Riddell Sub-Area Plan Dear Sirs and Madames, Kitsap Transit (KT) has been involved in the sub-area planning related to the Wheaton-Riddell area, among others, and we would like to take this opportunity to indicate that KT is in agreement with and supports this planning effort. We are particularly pleased with the incorporation of some of the specific transit needs for our Bus Rapid Transit (BR T) corridor servIce. This is a somewhat future-Oliented plan, but the development of BRT stations, which your plan would greatly facilitate, is quite dependent on supportive land-use, which this plan provides. Again, we are happy to support this planning eH()rt Sincerely, ~m~ Richard M. Hayes Executive Director (360) 478-6230 cc: Geoffrey Wentlandt 60 Washington Avenue · Suite 200 · Bremerton, Washington 98337 Phone: 360.479.6962 . fAX: 360.377.7086 . Website: www.kitsaptransit.org Geoffrey Wentlandt From: Andy Kosusko [AKosusko@rfmarch.com] Sent: Monday, August 06, 2007 11:41 AM To: Geoffrey Wentlandt Cc: Pam Ransier Subject: Wheaton-Riddell Sub-Area Plan Geoff- I've read through the draft Sub-Area plan. It looks great! I have a couple of comments though. 1. In Section II, under Comprehensive Plan Consistency (11-5), you list goals for land use and community character but not transportation, environment, etc. I know, at least for transportation that there were some very specific goals regarding this area. I'm sure for others that there were too. We should add these to show the full breadth of Comp Plan goals that this Sub-Area plan fulfills. 2. Page 11-9 discusses Green and Re-Green the District. How about adding a bullet point saying "Promote high performance/sustainable building practices"? 3. Page 11-17, No. 10 LID: It looks like we're requiring LID for City Villa but not in the rest of the district. We should at least promote (if not require) in the rest of the district. The status quo as far as impermeability is not acceptable for the redevelopment of this area. 4. Page 111-5, F. Focus Entry: The idea of providing a "safe and pleasant pedestrian connection" is a good one. I'm not sure how this actually happens though unless we add pedestrian over or underpasses or at least a substantial island refuge in the center of Wheaton Way. Is DOT going to allow the stoppage of traffic necessary to allow a pleasant and safe cross-walk? " 5. Page WF-7, D. Frontage Road: In the first paragraph it says that these requirements apply to the building facade length. Shouldn't this apply to the parcel length? Otherwise, I think we'll get bike paths, for example, that don't reach parcel lines. Right? 6. Page WF-7, D. (6) Ped Lighting: In general, I think that we should add a dark sky requirement calling for at least partial cut-off if not full cut-off fixtures in the whole district. 7. General comment on development standards - Are these subject to Design Review or is this all administrative? As a district center, I would think that we'd want to have some Design Review/Guidelines. 8. General comment on signage requirements - Multiple choices are given. How do you know which one applies? 9. Page IV.SI-2, Infill & Refill: Height discussed at 50' but is shown as 55' in F(1) later. 10. Page IV.SI-3: What does the note on the figure mean? 11. Page IV.SI-5, D. Improvements: In WF the private pavement was listed as per commercial standards but "commercial" is not included here or later in the document. Is that intentional? 12. General Comment - Who is responsible for the Mid-Site and Site Interiors roads? They are listed for all three areas. 13. Page CV-12, 5 Allowances: How about adding preferred parking for Carpools and alternative fuels vehicles? That's it. Thanks for putting together a great plan! Andy Andrew Kosusko, Architect. NeARS, LEED AP Senior Associate Rice Fergus Miller Architecture & Planning 262 4th Street Sremerton WA 98337 Direct. (360) 362-1420 Main. (360) 377-8773 x 101 Fax. (360) 792-1385 8/14/2007 Wheaton-Riddell Sub Area Planning COlluIrunity Open Ilouse Tuesday, July 31, 2007 5:30 pm - 7:00 pm Norm Dicks Government Center, Bremerton Street Address City & Zie Code Emai! . :.....~~~:~~1~~:~..~~~>_9::a~~~~~~i~~~~~~~~~-~.-.---~~~::::~-~~~;-_. - - ._,A.';:I_ -. -.-.:_]~'L:-[~~~\:.J~:~~~..~_...~...'-~~_J-3~~~\1~~~~~~;~__.._. ___ ________LiL'c_c.'_0__.\i~,,\,cd 5-4~:'LjJ:?~J~'L--_--- _ __________'2 Of j~~'!'0!:!.t'c/'-:-. __ __./5 ':"r::'.,/,,:,~:,~~:!_~~,~,/,! 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C /'1 r: It- 7 () AI' State lJ /I, ZIp ':7 e1 ) I D Please share your comments about the Wheaton-Riddell Sub Area Plan. Thank you for your time and participation. Phone Emall "360" 286 - 0 '.5 3 3 c~ OC.LOIl.1 pleas~ print legibly --1"'1'\\';, PLAAJ 1)0(,) NO-( ioucH o.,.} ---(hE \1Y\P,f.\LJ {)rJ -{hC (3/2.(:{>.,(j,Mo!.'(L v/UI/\(..[ ,on-Ie f'fI.OjE.i..( WILL Lo^J.JCCI AN \5oLA7CO Yl{)/Yle Ol.jrJC(L (VIVI."-vJAl,-7'/ 'IL) /~ /\ILtA W1'1(1 ^ S1(1.[['(', 7f-tlS 5/((1..,,;(;'7 Wt-LL LGA() -(e> f)i[t-sS f(2./\r--tIC fVf.lG.-rlflx.(tHoc,1J 1.1$\'11-1 cor'::, 6r \1:.\ Os ,,}1i\f PL..A"1 ve{L'7 r(Let~<.J,{i/'lrU, F~) {l. -r f1 Ul /VI {l (L. t. 'I .t11 J r L/\'0 t' f t rJ > A rV .f:>.. I;,') C> (, /.4'7-' GAl Ol..; IV t VJ f/l j2 v_ 70 'f N C H()f'1C OL.J,....CJLS ,'1.1uST \,vS.;{L[ Lv'I'/J1 rfO(\'\c DL.),.,(~(l. {J...Jf5, t , _~ tJ <"Oll.-ll'1v''-' I I ( '(Ju {I; L I L I-I c .j.s j ,y \ ,J A 0..;1(;: 1 jVt. A(L ~rl-t I) {lOt\!), f",,1 f~ L Ie- L;j1 f c l1 1/1 I.:' l/.'.......---~, ~/</) ,~-~ . :,~' GOODSTEIN LAW GROUP PLLC 1001 Pacific Ave, Ste 400 Tacoma, W A 98402 Fax: (253) 779-4411 Tel: (253) 779-4000 Carolyn A. Lake Attorney at Law clake@qoodsteinlaw.com July 27, 2007 Registered Mail and Regular Mail Geoffrey Wentlandt Department of Community Development City Planner 345 6th Street Suite 600 Bremerton W A 98337 Re: Open House - July 31, 2007 Comments on the Wheaton - Riddell Sub Area Plan Dear Mr. Wentlarrdt: Thank you for your letter invitation to the City's Planned July 31,2007 Open House for Wheaton - Riddell Sub Area Plan. My client is a property owner within the boundaries of the Sub Area Plan. We understand that after the Open House, the Planning Commission and City Council will review and consider the Plan for possible action. Please include these offered comments in the record for this matter. My client owns the property including the site identified in the Plan as the "East Edge Focus Area," consisting of two tax parcels of about 20.2 acres. The site has undergone significant regulatory shifts, in the recent years, which the Sub Area plan appears to continue. The property owner has the following concerns. 1. Raises Unrealistic Public Expectations. The Plan's emphasis for depressed development activity within the site ignores that the majority of the property is currently vested to the former General Commercial zone designation. The North 13 of the 20 acres is the subject of a commercial Planned Unit Development, which the property owners have every intention of completing. The Plan's emphasis of extensive forest buffers and public green gathering places sets up a public expectation that will not be met in light of the owner's planned and vested commercial use, and invites' unnecessary active public opposition to the owner's lawful use. 2. Substantia! Down Zone. The Sub Area Plan is a substantial down zone of the site. Before the City's recent interim zone change, the site was zoned General Commercial. Commercial uses border the entire City of Bremerton Open House - July 31, 2007 Comments on the Wheaton - Riddell Sub Area Plan July 24, 2007 - 2 - length of the site to the West. By recent action, the area was given interim zoning designation of R-lO (low density Residential). The proposed Sub Area extends the property's down zone even further by imposing design and development standards intended to "green and re-green" the area, and greatly limits active development. 3. Disproportionate Public Green Space & Trail Contribution By One Property Owner. The Plan itself aptly describes its design and development standards for this area as a "significant departure" from the existing interim R-l O. My client questions the legality and policy decision of requiring one lone property owner to bear the burden of providing the area's intended public green spaces and trail development. For example, via the Sub Area Plan, the City seeks an "East Edge Forrest Buffer" with an average forest (perimeter yard) buffer of 150 feet. The setback standards for this focus area are vastly disproportionate to the vested setback standards, and even for the balance of properties within the Wheaton - Riddell Sub Area: ' PUD setback: 15-20 feet per former BMC 21.02.490 Wheaton -Riddell Sub Area: No setback except 15 feet where the site is adjacent to R-IO zone, per Review Draft 6/07 EE Development Standards, Section E and F. While it may be suggested that the amount of open space required under the PUD approximates the square footage encumbered by the proposed Forrest Buffer, this argument overlooks the fact that the property owner retains a degree of flexibility when designing the Open Space areas under the PUD scheme; while the site's unusable area if designated as Forrest Buffer is fixed, to the detriment of marketable site design and use. The Sub Area Plan also burdens this one site with a proposed "Green Gathering Area," to be a minimum size of 1 acre, to include "furniture for use by the public", and to be "dedicated as an open space tract or transferred to ownership by a pubic Parks and recreation agency". See Review Draft 6/07 EE Development Standards, Section A (2) (a). In addition, the Sub Area Plan calls for this site to provide a "pathway or walkway open to the public connecting at a minimum Riddell Road, providing linkage to the Illahee Preserve, the Clemens St. terminus, and the Green Gathering Area." See Review Draft 6/07 EE Development Standards, Section A (2) (b). Washington Courts have repeatedly held that public trails and green spaces are amenities the costs of which costs are to be borne by the public at large, and not by anyone particular property owner. The exception is where the imposing jurisdiction can establish through an individualized analysis that the requested amenity is "reasonably necessary as 070724 Itr Bremerton planner (3).doc City of Bremerton Open House - July 31, 2007 , Comments on the Wheaton - Riddell Sub Area Plan July 24,2007 - 3 - a direct result of the proposed development or plat," Vintage Constr, Co" 83 Wash.App, at 611-12, 922 P.2d 828, opinion adopted in Vintage Constr, Co., 135 Wash.2d 833,959 P.2d 1090; Trimen, 124 Wash.2d at 275,877 P.2d 187; Henderson Homes, 124 Wash.2d at 242-44,877 P.2d 176. Without the required individualized development assessment, the Washington Supreme Court rejects that broad legislative enactments, such as requirements for the Green Gathering Place, the 150 forrest buffer or the Trail Linkage requirements contained in the proposed Sub Area Plan are a valid means to impose public amenities. Isla Verde Int'l Holdings v, City ofCamas, 146 Wn.2d 740,751-52,49 P.3d 867 (2002) (rejecting 30 % open space set asides), and Benchmark Land Co. v. City of Battle Ground, 146 \Vn.2d 685, 694, 49 P .3d 860 (2002). 4. Planned Amenities and Field Conditions Don't Mesh. . Even if the onerous Sub Area development requirements equId withstand legal scrutiny, the planned amenities are inconsistent with actual field conditions. The area of the planned trail contains significant grade differences, making a public trail system impracticable. Thank you for the opportunity to comment. We welcome continued dialogue with the City to achieve realistic, fair and progressive development standards for this site. ~'.v" ')S:- .~: '. -. .?~;. Sincerely, Goodstein Law Group PLLC . , Carolyn A. Lake CAL:dkl cc: Carl Zarelli, Merit Company 070724 Itr Bremerton planner (3).doc Page 1 of 1 Dept. of Community Development Geoffrey Wentlandt, AICP City Planner July 24, 2007 I will not be attending your meeting on July 31. However, I am submitting a few concerns and comments for your consideration. 1. Can you address the e-gress and in-gress from your project to Almira Drive? 2. How will this impact the traffic at the misalignment that exists at the intersection of Riddell Road and Almira Drive, N.E ? This is A dangerous intersection. It's posted at'35 mph but I am sure most traffic moves much faster. There have been numerous accidents here two of which were injury accidents. On two different occasions one of the vehicles crashed through my fence into my yard. There are no barriers of any sort to prevent this from happening again. Close calls happen regularly. At times I feel as though they will crash into the house, especally at night. my wife and I have lived here for 39 years. We have seen a lot of consruction over the years. But when it was all said and done we ~were left with this u~planned mi~ali~~ed in~ersection. May I hear from you? ; ."-, " , " ,.-~ ... /~:"". -r-:::. ) ,<I:...,.~'J. -1-.....1.....l:"u.......- ~-" ,.J_J.=.- .{..1 ,.'1/....(. {~'1.... Bernie E. Stanton ' 4460 Almira dr. Bremerton, wa. 98310 - WSDOT Olynlpic Region Developn'tent Services SIGN-IN SHEET Subject: 17 rzft'f\E.J2TO)J J lv liE: A--TIJ AI - }Zl OV)fLL S;y{) ;J-f?EA Date: / .' .- ./ " , , / .:;.,~ <~> --r- Time: :-:;1. ~.-' r..,-.-... Location: v' ../ '-. -"-'. ,. ,,_.'~' '",- ; ," Name Organization Ph on e/E-Mail .~ "-~..-. ..' ':~-~~'; ._,[:~, - (//~;, ~- \ ,; u.... , (.:;_~ '1':1 _'~~..J Vj !)-: < .'7"'-' .- .'.;:1 !:~~.\t ') ) 7. .--...,. ; .,/ ~"'':':'~.~! ~ ';; , '-,.~.",,' '. - ') 9-/:':: ;-?- '~t ,L~- (~ .~I.'~' .;;:tT'"/" ~ J...../.-! ..~) j . . ;-..' f JI?.fZ'-! (L1H'/~L C.6 r;P CvJ'''''-t/~; ( ~w) L 1+ /2.,2. 'I. fV!,~~Ti,j J)G'. 13,. t. '::t I \./ . 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I ~ -~~~~~""~- -- ~:'4 {,/ S. lv'l , ::"i; Rev.! :2: 17.'200 1 DEPARTMENT OF COMMUNITY DEVELOPMENT MEMORANDUM To: Wheaton - Riddell Sub Area Plan Project Team From: Geoff Wentlandt Date: December 11, 2006 Re: Transportation Meeting Summary This memorandum summarizes the meeting with Transportation Stakeholders held on November 30,2006 on the Wheaton - Riddell Sub Area Plan. Present at the meeting were George Kovich of WSDOT, Dick Hayes of Kitsap Transit, members of the Eberharter Design team, the Bremerton City Engineer and DCD. The primary topics of conversation were the long term configuration and improvements to Wheaton Way, and the possibility of a signalized intersection in the center of the Wheaton - Riddell District Center. . On WSDOT SR 303 Corridor Study Generally a The Study will guide WSDOT long term improvements for Wheaton Way. a The Corridor study Was not an EIS. a No preliminary design was done as part of Corridor study. a Additional funding is needed to bring the Corridor study up to a preliminary design level and to conduct an EIS. (Funding request has been made, but no funding for the study is in the pipeline.) . On SR 303 Corridor Characteristics a SR 303 Corridor is overwhelmingly a commuter corridor with higher volumes of trips going southbound in the AM (to ferry terminal) and northbound in the PM (from ferry terminal). a Because it is a commuter corridor, WSDOT will emphasize the need for throughput. e On SR 303 Corridor Improvements a Corridor Plan calls for extensive access control, six lanes, with the outer lanes as Transit only during peak hours. DRAFT o Corridor improvements are likely to be phased in over time. (Eg. not implemented as one large capital improvement project.) . On A Center Signalized Intersection o The center intersection may be allowable, but might be a challenge because it is close to the existing intersection at Hollis. o Impact of the center traffic signal on flow will have to be evaluated to determine if the light is allowable. o To some extent the decision about whether to allow a traffic light at the center intersection is up to the City, since it is within City Limits. o Any center intersection would have to meet WSDOT safety standards, which are slightly more stringent than ASHTO. (Eg. a turn pocket without a traffic signal may not meet safety standards.) (;. ...;: . Kitsap Transit o Kitsap Transit will implement a first class Bus Rapid Transit (BRT) system in the corridor in the long run with a station at Whe?ton / Riddell. o Kitsap Transit will likely run local connector buses (east / west) from the station location. ' o. BRT busses could include innovative features to work with the station design such as: buses that unload on both sides to accommodate frontage Rd. loading / unloading. 0" Kitsap Transit will seek to implement the same technology in the SR303 corridor that will be implemented in the SR305 corridor, which is currently under review. o Kitsap Transit will seek to support transit oriented development at the station location. . Feedback on Design Team Proposals o WSDOT can support consolidation of curb cuts and the center median since these features are consistent with the long term improvement plan per the SR 303 Corridor Study. o Kitsap Transit is supportive of design alternatives allowing for bus loading and unloading zones that provide refuge from traffic flow and allow for ,easy re- entry into traffic. (This could include the frontage roads, dedicated transit / turn lanes, and/or queuing lanes.) o Since transportation improvements will be phased in over time - WSDOT may support the frontage road proposal as an interim phase in the long term improvement of the corridor. The frontage road (on private property) could reserve space in the interim which may at some future time be converted to Right of Way if necessary. Therefore the frontage Rd. concept could feed into WSDOT's long term plan for the corridor. o Center median and access control features could be the earlier stages of . Page 2 DRAFT roadway improvement. . Next Steps o WSDOT and City of Bremerton engineer will review the traffic impacts of adding a signalized center intersection and get back to the team with the findings. o WSDOT traffic personnel will review the team's design proposal for frontage roads and access control and provide feedback and suggestions to the project team on design and configuration. o The project team will revise the design proposals, and bring the proposal to a more refined and comprehensive level based on input from WSDOT and the City engineer in the final Sub Area Plan. o WSDOT will inquire about the concept of allowing for an interim phase of corridor improvement, that would accommodate the frontage road concept as an interim phase that could at some future time transition to Right of Way. . Outcomes I Products o City adopts a preferred design concept for' phased Wheaton I Riddell improvements that have received 'buy-in' from WSDOT and Kitsap Transit. o WSDOT makes formal comments documenting support for design concept at the time of Sub Area Plan approval. o Kitsap Transit makes formal . comments documenting support for design concept at the time of Sub Area Plan approval. o In a future phase Kitsap Transit may assist with a transit oriented development at the Center - including potential requests for funding in partnership with development. o WSDOT incorporates design concept from Sub Area Plan in the next phase of design (EIS) for the SR 303 Corridor. . Page 3 Wheaton-Riddell District Center Sub Area Planning Community Workshop #2: October 24, 2006 Public Comments Transcribed from Flip Charts The community workshop was held on October 24) 2006 from 6:00 pm to 8:00 pm at the Norm Dicks Government Building in Bremerton. This was the third in a series of public meetings focused on sub area planning for the Wheaton-Riddell area. Twenty-five citizens joined with ten members from the City of Bremerton) Eberharter Architects, Jones & Stokes, and Larson Casteel Landscape Architects to review site plan concepts developed at the October 14 community workshop. The following comments were gathered from two flip charts at the meeting: '.' -~,(,' . . . . . . . . . . . . . . . II No development in Merit Corp. green space on east side Concerned about location of Wheaton Way crossing Would like to see a trail system similar in scope to Silverdale's Clear Creek Trail Large publicly-owned plaza surrounded by buildings not parking and streets Concern about traffic impact to residential area if Riddell Road is widened (even if only for a short distance) Pursue conservation zone for Merit Corp. parcel Preserve views for people in existing residential areas Observe height limits; residents don't want to look at the backs of houses and commercial buildings Comprehensive Plan - adhere to CCIB (fit the neighborhood, keeping new buildings .: 'ala similar scale) Buffers should be comprised of mature trees Concern about traffic impacts on west neighborhood streets, especially Monarch Lane and Pine Road going north and south Beware of traffic by-pass routes Adequate tree buffer between mixed-use area and residential on west border Duplication of facility amenities already in existence (ice rink, Y~ICA) Consider middle-age youth needs as well , Wheaton-Riddell Sub Area Plan October 24,2006 Workshop Sign In NAME STR_ADDR CITY STATE ZIP BROWN SUSAN 1333 E HOPE ST BREMERTON WA 98310 Friedberg, Judy 1600 Madrona pt Drive Bremerton WA 98312 Jahaske, Don 4818 Fir Drive NE Bremerton WA 98310 KOLLARS Bob 4119 PETERSVILLE RD BREMERTON WA 98310 Mathiasen, Christina 1853 NE Rustic Lane Bremerton WA 98310 Munie, Jean 1460 NE Vena Ave Bremerton WA 98311 NESS THOMAS 1111 E RIDDELL RD BREMERTON WA 98310 Roman, Tom 1180 NW Huckle Bremerton WA 98310 Shannon, Mike 1518 Vue Ct (SP?) Bremerton WA Caldwell, Sekou Dorsey & Whitney, 1420 Fifth Ave, Suite 34 Seattle WA 98101 Lundberg, Tim Mille'r, Tracey Rutherford, Charles 4214 Wheaton Way Bremerton WA 98310 Chapman, Osa 2219 Riddell Rd Bremerton WA 98310 Crabtree, Carolyn 4443 Audree Lane NE Bremerton WA 98310 Ward, Harold 1315 Bradley Street Bremerton WA 98310 Trull, Jim Trull. Karman Cooper. Tracey 520 Burwell Street Bremerton WA 98337 James, Holly 1423 Marlow Ave B remerton VVA 98310 Traner, Jim 3651 Loretta Ln NE Bremerton WA 98310 Cappuccino, Pierre 2955 Delphi Loop NE Bremerton WA 98310 Marasco, Bill PO Box 3085 Bremerton WA 98310 Nunez, Syd 611 NE Monarch Ln Bremerton WA 98310 Nunez, Joyce 611 NE Monarch Ln Bremerton WA 98310 BLACK CAPS: indicates folks on original 1 ,000ft mailing list RED: indicates folks on Oct 14 sign-in sheets GREEN: indicates new folks who attended Oct 24 workshop (i.e., they weren't on 1 ,oaott mailing list. Sept 26 or Project Team Participants Bannon, David Bannon Engineering, 23789 Brixton Place NPoulsbo Cappucino, Rene 11003 NE CALIFORNIA STREET KINGSTON Cockerill, Jim 11003 NE CALIFORNIA STREET KINGSTON Eberharter, Paul 11003 NE CALIFORNIA STREET KINGSTON Hoffman, Mike 11003 NE CALIFORNIA STREET KINGSTON Larsen, Laurie Larson Casteel Landscape Architects Kingston O'Leary, Meg 711 CAPITOL WAY S, SUITE 504 OLYMPIA Pugh, Brad Larson Casteel Landscape Architects Kingston Rennick, Ann 11820 NORTHUP WAY, SUITE E300 BELLEVUE Spencer, Andrea 345 6th Street, Suite 600 Bremerton Wendtlandt, Geoft 345 6th Street, Suite 600 Bremerton WA 98370 WA 98346 WA 98346 WA 98346 WA 98346 WA WA 98501 WS WA 98005 WA 98337 WA 98337 Wheaton-Riddell District Center Sub Area Planning Community Workshop #1: October 14,2006 Public Comments Transcribed from Flip Charts The community workshop was held on October 14,2006 from 10:00 am to 2:00 pm at the Norm Dicks Government Building in Bremerton. This was the second in a series of public meetings focused on sub area planning for the Wheaton-Riddell area. Seventeen citizens joined with twelve members from the City of Bremerton, Eberharter Architects, Jones & Stokes, Larson Casteel Landscape Architects, and Bannon Engineering to brainstorm ideas and approaches to creating a walkable, dense center that supports the residents in the surrounding neighborhoods and auto-oriented commercial uses. The audience broke up into three teams to focus on four main topics of transportation, landscape, commercial area, and housing areas. The objective was to work together to see how different ideas for each of the focus areas could be fit together to meet the ultimate goal of a walkable, dense district center. Each team created a conceptual site plan and captured ideas and concerns. The following are the ideas and concerns neted on flip charts at each group station: Group #1 · Concern pedestrian/bike underpass - safety · Create connection pedestrian/bike across Wheaton Way · Consider commercial clusters and provide parking nearby · Street trees, green buffer between roadway and pedestrian path II Consider sky bridge enclosed and attached to buildings with elevators · Proximity /walking distance to grocery store · Walkable community · Awnings for buildings - protecting from elements · Widen Riddell Road to provide access to commercial or new residential · Create new street along west edge of green space (Merit Corp) · Create new street between City Villa site/gravel pit and mall area · Consider U-turn lanes along Wheaton Way · Commercial building with varied entries/placement/ footprints to create non-linear street edge along Wheaton Way · Incorporate plazas/ open spaces to create 'breaks' between structures · Mix of assisted living, commercial and office - housing for elderly located near services and shops '" Consider pedestrian path along creek/critical area in green/Merit Corp parcel · Increase building height if a sloped roof is used · No large neon signs · Create mixed-income housing .. Use existing water on/ near site for water features - runoff, creeks, ete. · Multi-use plazas - events, relaxing, ete. · Buffer in front of Chips Casino · Public transit stops along Wheaton Way . Pedestrian pathways through site to connect both sides of Wheaton Way Group #2 · Transportation · Landscape - parks, trails, open space · Commercial areas · Housing · Elderly gathering spaces · Teenage gathering spaces · Access point consolidation · Two halves connected - bridge? Pedestrian · T opo - Recognize topography · I\lerit Company forest as conservation land · Incorporate street grid · Bus stops throughout · High density along Wheaton Way · Rapid transit along Wheaton Way · Merit forest - park at stream and mixed-use housing · Stoplight - improve pedestrian access across Wheaton Way · Long park at Westside · Taller building and based - west park · Keep hill on west Ness property · City Villa side - mixed-use with residential on top · Wheaton "boulevard" with street trees · City Villa pocket parks · Commercial pocket parks by parking · Plazas at street intersections Group #3 · Connection to Illahee Park - trails, green space · Clustering to allow retention of wetland, green space · Landmarks to remember Clare's Marsh . Major transit stop along Wheaton with public space around, including senior center · Connection between east and west halves · Consider business access off of major arterials · Potential trail connection to Pine Road · Respect hillside and west - facing views · Greenbelt along east edge/Almira · Support height/intensity along Wheaton Way · Housing more viable away from Wheaton Way · Mixed-use along secondary access routes · Buildings face to interior/ secondary street · Wetlands/natural open space plus urban/built open space at transit center · Trail connection east/west from transit stop to neighborhoods outside of sub area · Recreation areas o Bicycle trails o Destination . Buffer single family residences Question about how to connect to dense housing to south West buffer could be heritage tree area Trees along major arterials "re-greening" the area History should remember Native American heritage "Tot lot" recreation area or possibly a series of areas Potential round-about on Wheaton at center - provide entrances to secondary streets; distinguish with pavement type/landscaping to encourage traffic to slow down Use low-impact development standards - rain gardens, regeneration of Clare's Marsh Cluster residential in wooded area to preserve vegetation - consider increased heights and density to allow clustering Edges are less architectural, more organic, reduce hard edges in transition Bike access on secondary routes, not on Wheaton Continue mixed use to west, transition to residential at edges Public space should be less manicured, lower maintenance Senior housing options; flexible living spaces Community center by Clare's Marsh or western end Need lighting to make public spaces safe and attractive "0 Recycle water, green building program, solar technology 1-10del green development - pilot project Technology center Inclusive for all ages, provide affordability for all incomes Riddell history as Skid Row Ice skating rink in recognition of Clare's Marsh history "Appreciating the Past, Looking to the Future" . . . . . . . . . . . . . . . . . . . . . . Wheaton - Riddell Sub Area Plan October 14, 2006 Workshop Sign In NAME STR_ADDR BROWN SUSAN 1333 E HOPE ST GOBLE KATHY 1808 CLEMENS ST NE KOLLARS ROBERT D & EILEE 4119 PETERSVILLE RD NESS THOMAS B 1111 E RIDDELL RD Baker, C. 4462 Forest Drive Deitch, Don 5500 IlIahee Rd Friedberg, Judy 1600 Madrona pt Drive Jahaske, Don 4818 Fir Drive NE Krigsman, Irwin 5171 IlIahee Rd NE Krigsman, Judith 5171 lIIahee Rd NE Mathiasen, Christina 1853 NE Rustic Lane McConnell, Cecil 3245 Alrmira Drive Munie, Jean 1460 NE Vena Ave Nere, Richard 1600 Madrona pt Drive Ness, Jessica 1107 Riddell Rd Roman, Tom 1180 NW Huckle CITY BREMERTON BREMERTON BREMERTON BREMERTON Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton Bremerton STATE WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA ZIP 98310 98310 98310 98310 98310 93710 98312 98310 98311 98311 98310 98310 98311 98312 98310 98310 BLACK CAPS: indicates folks who were on original meeting postcard mailing list BLUE: indicates new folks who attended Sept 26 open house (i.e., they weren't on the meeting postcard mailin PURPLE: indicates new folks who attended Oct 14 workshop (i.e., they weren't on the meeting postcard mailin Project Team Participants Bannon, David Bannon Engineering, 23789 Brixton Pia Poulsbo Cahoon, Troy 11003 NE CALIFORNIA STREET KINGSTON Cappucino, Rene 11003 NE CALIFORNIA STREET KINGSTON Cockerill, Jim 11003 NE CALIFORNIA STREET KINGSTON Eberharter, Paul 11003 NE CALIFORNIA STREET KINGSTON Hoffman, Mike 11003 NE CALIFORNIA STREET KINGSTON Larsen, Laurie Larson Casteel Landscape Architects Kingston Munkberg, Deborah 11820 NORTHUP WAY, SUITE E300 BELLEVUE O'Leary, Meg 711 CAPITOL WAY S, SUITE 504 OLYMPIA Pugh, Brad Larson Casteel Landscape Architects Kingston Spencer, Andrea 345 6th Street, Suite 600 Bremerton Wendtlandt, Geoff 345 6th Street, Suite 600 Bremerton WA 98370 WA 98346 WA 98346 WA 98346 WA 98346 WA 98346 WA WA 98005 WA 98501 WS WA 98337 WA 98337 Wheaton7"Riddell District Center Sub Area Planning Community Open House: September 26, 2006 Public Comments Received Comment Card 1 (received at the open house) Cynthia Brakstad 4419 Merlie Ave NE Bremerton, WA 98310 I think the idea of a multi-use development is very exciting. I agree that there should be a variety of housing, but please let's have architectural types other than neo-Victorian. This is a change to do something really creative. Comment Card 2 (mailed in after the open house) Phil and Trish Carpenter 4115 Westview Dr NE Bremerton, WA 98310 pcrpntr@comcast.net We were disappointed that the Merit Company did not have a representative at the meeting. Our backyard faces Almira and we are concerned about the 'woods' and the increased traffic on"Hollis and Almira. Over the past several years we have heard various plans for the Merit Property but it remains an eyesore. We certainly hope there will be trees left as a buffer to the business development. Except for the uncertainty of what will happen along Almira. We felt the tn,eeting was informative and we look forward t? seeing a positive change for our area. Itls 'g'<;od to know that we are a part of the New Bremerton. Comment Card 3 (mailed in after the open house) Christine Mathiasen 1853 NE Rustic Lane Bremerton, WA 98310 First I would like to commend you for making a planning commitment. That Wheaton Way is in the middle of the area is a big drawback. Would a pedestrian overpass be desirable? There was no mention of the Open House in the [Kitsap] Sun, so more efforts on publicity would be good. Personally I would like to see a real square a la Europe and Mexico. The Zocalo in Oaxaca would be perfect! Telephone Comment Alfred & Carolyn Mercer 1308 Hollis Street Bremerton, WA 98310 Please make sure that residents on Hollis Street (north side) behind K-Mart can still have alley access to the back of their homes. Several of the homes here rely on regular use of this alley. Wheaton-Riddell Suh Area Planning COffilnullity Open House Tuesday, September 26,2006 6:00 pm - 8:00 pm Norm Dicks Government Center, Bremerton Name Street Address City & Zip Code Ernail 1, "---',~ ~\I'~o.J. 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'0>1-1 <-cut ~6i 12. ~~flWr,=",-_----2~'\."'UQ,..ldt:lIM1e &.~ ~--,@'.ovvod-, M 13. ws,,\,> 1'I\~v ,. - I. bJll& MS'. Q 1~ 14. cJD~uJ ()~J~\()lL~ tJS-( dtKoS~oJ ~(Vt.;0 -(jD4A~6 15. -v:~" (v>r J C I-fAV~z. ~'ig'3 >v!rAfI"- 5~ ~. _ Wheaton-Riddell Sub Area Planning Community Open House Tuesday, September 26, 2006 6:00 pm - 8:00 pm Norm Dicks Government Center, Bremerton Nal1le S1reet Address City & Zip Code Eman ~~ ~. C~G1{~ 3'.62 &~AJ;1M_' L-y f>rN,~/.~, WA ~1n.Io 2. ~\L-I ~ C\Y\.eJ r7-K....chD( 1? o.~ 100,0 (VC((~ 98~~ ~ /~ ~f.;rP'VJfjl ~}11f1 tUt1 tt6'if/ 4. uJ ILL MADf?{ N 4"~D lVtARlklE V(GW PL '6C{(84ERlD"l IV/A ~Q31 z. 5. 6. 7. 8. " 9. 10. 11- 12. 13. -~._--- 14. 15. DRAFT FOR APPROVAL ON 9/18/07 Minutes for City of Bremerton Planning Commission Regular Meeting August 21, 2007 I. Call to Order II. Roll Call The meeting was called to order by Chairman Cockburn at 5:31 p.m. -*-~ Those present were: Chairman Cockburn, Commissioner H9~1JCorinnissione .~.;~ edy, Commissioner ".-Jf?<<, "-!> -,-<_.~-~, Kosusko, Commissioner Mosiman, Commissioner Strei"ssguth, and Commissionei'i\l:Wheeler. Quorum certified.. ~* - ,,~""-""<; \\ >-;1,..,-"';' ;',';:c;.i/iV ~h Also present: Andrea Spencer, GeoffWentlandt, and Pam Ransier q~CD staff) and Mike Mecham (City Engineer). - . .' i'1{{- :.'~~~~:; III. -~PP~ila.l~~Agenda _~_ '~~-t:;!~< _ , ",> Chairman Cockburn introduced the agenda. Staff askeg-to"~~!ld.the'agenda to include two additional items under Section VI., Busi1J~ss_Meeting, D, NiiwBu&fness, ElectIon of Vice-Chairman and Planning Commission Bylaws. It was~~~e(d!9Y general con~nsus to approve the agenda as amended. -,- - ,~--: ~..,.,,- -,-;-) IN. Approval;;QfMinutes ._~ &'r-".' (~?--'h t- The minutes of.%l~e Regular M~eting .rU:~l~~;$~rbpiil 17, 2007 were presented for approval by Commissione_;_QSE1~.. A miffjon was ma{J~-by Commissioner Streissguth and seconded by Commissit) er Hoeil~'fo--:approve t!i~ Regular Meeting Minutes of April 17, 2007 as presented. Called fo(a vote: Comffils~l~JJer Ho~ll:Ii;.Y ~s; Commissioner Kennedy: Yes; Commissioner Kosusko: Y es;-fCorrWi~sioner Mosinlalif',,:, Abstai~{Commissioner Streissguth: Yes; Commissioner Wheeler: Abstain; Cllllmnan Cockburn: y,-es. The motion carried. :'?!\c.:"', , The minutes of t1(e:.~Recial Meefjng held on June 26, 2007 were presented for approval by Commissioner Cockburn. Staff a~~.tto amendCthe minutes to correct the omission of Commissioner Mosiman from the roll call. A motion wasmade by Commissioner Streissguth and seconded by Commissioner Hoell to approve the Special ME;~ting Minutes of June 26, 2007 as amended. Called for a vote: Commissioner Hoell: Yes; Commissi6her Kennedy: Abstain; Commissioner Kosusko: Yes; Commissioner Mosiman: Yes; Commissioner Streissguth: Yes; Commissioner Wheeler: Abstain; Chairman Cockburn: Yes. The motion carried. VI. Public Meeting A. Call To The Public (public comments on any item not on tonight's agenda). Planning Commission Meeting April 17 , 2007 Page 1 of5 DRAFT FOR APPROVAL ON 9/18/07 Commissioner Cockburn asked if there were any comments from citizens. Seeing none, he closed this portion ofthe meeting. B. 1. Public Heann!! - WheatonlRiddell Sub-area Plan: Using a Power Point slideshow, Geoff Wentlandt, City Planner, presented the WheatonlRiddell Sub-area Plan which included the proposed Comprehensive Plan amendment, an amendment to BMC Chapter 20.80, as well as development standards/zoning for the 106-acre area located south of Riddell Road and east and west of Wheaton Way. Paul Eberharter, Eberharter Architects, Inc., gave a presentation of tjle proposed "City Villas" development. His slideshow gave a detailed description of the l,!)fotft~oJ this residential/mixed use neighborhood. This development is located south of Ri"~deff Road and west of Wheaton Way.' ". ,_ e. ~;'!'..' ,. e ~ 'c-'" q -,,~/ Commissioner Hoell asked Mr. Eberharter what wereAhe lllJmbers OfJQw-, medium-, and high- density residential units are. Mr. Eberharter did nOL~Vbtl1e"ilUmbers ~ith h4n, but thought they could be found in the presentation brochure dl$tnbuted to each commis~ii>ner prior to this meeting'~*'(;';;d;::f' ~ -~-:. -:-. - ~ '.~...~.,,/ Chairman Cockb~fD."h6t~m.e1,Tors in Section:'!I, page 13,"#3 and #7 (the words "east" and "west" <"" .,~~,.ft) ~ were transposed).~~_0- :, ~--;::-~_A~_ -~-e..,,--" -5;-;;oi.~~1f-~- ~"'-':/ Commissioner St~i;~gutb W<p1te<! to know iJthe "Next Steps" for traffic improvement from -"".",",_",~_ F -=-,,-::"'i-.- __0: .'C~ WSDOTj1adbeen follq:~eg lip'on{4i!dinco.rporated into this sub-area plan. The first item was -e- -. -.-__ - c' " ,_. ~J%.f'~(f, -- -<-- SigI!llizatio~!!fjJw Centefin!~rsection. Mike Mecham, City Engineer, discussed the options ~fyiewed in tnefmeeting wit1f~\VSDOT; the decision was to leave the signal at the intersection of ^:ljollis Street and Wheaton \Vay'''2;<U;ld to add "right in, right out" and a left turn lane off of -, -Wifs,~!on Way into either side oflW; commercial areas. ~;~~. ~~' Thesefoild item from. ,the WSDOT meeting was Frontage Roads and Access Control. CommissioD,~r StreissgtIth wanted to know how viable a frontage road would be in the long run in the eventWSDO'I!,~ndemned the frontage setback to make room to make Wheaton Way six- lanes wide. Geof(:Wentlandt explained that WSDOT realized that, although their goal is to have a six-lane route;:from Bremerton to Silverdale, budget restraints dictate that this type of improvement would have to be accomplished in phases over time. WSDOT has a level of comfort with the proposed sub-area plan's design for a frontage road with larger setbacks. Commissioner Streissguth expressed concern with WSDOT's response, especially the possibility that the frontage road could be condemned to make way for another state route lane shortly after the improvements to Wheaton Way had been completed. Mike Mecham explained that WSDOT is aware that budgeting for a major improvement like widening a state route can take ten to twenty years and therefore are comfortable with the frontage road concept to mitigate the potential increase in traffic as a result of additional commercial and residential development. Geoff added that the design would ensure an ample sidewalk area in front of the businesses even if WSDOT were to condemn the frontage road for additional traffic lanes. He explained that the Planning Commission Meeting April 17 , 2007 Page 2 of5 DRAFT FOR APPROVAL ON 9/18/07 frontage roads were not intended to mitigate traffic; the commercial buildings can be accessed from the interior of the development, thus reducing the amount of traffic entering and exiting in front of the buildings. Andrea Spencer, Director of Community Development, added that the frontage roads were included into the development design with the prior knowledge that WSDOT plans on increasing the number oflanes along that stretch of Wheaton Way, but would not be able to implement that improvement for many years; the frontage roads would act as a place holder for that future development. Commissioner Cockburn asked why parking for the Accessory Dwelling Units (ADUs) was not included in the parking plan. Geoff acknowledged that the parking rfltio was on the low side, but explained that the plan for this development was to be proactive il1:~effeouraging the residents and customers to own fewer vehicles and to use public transportatiqy. Qr other forms of transportation. He used urban areas such as Capitol Hill in Seattle as 'lp.trJ(~Rle of multi-unit residential structures with no off-street parking. ;;11' ~~'~'~, ~~- ~~;'~ ;1;;:;-, ~" ~t~t;_:" ' Commissioner Streissguth expressed concern regfltding"tht::' language~!{~i!, report from Kitsap Transit outlining their plan for future bus service, t~he Wheaton/Riddell a;6a5~(]eoff pointed out a clause in the City Villa's development plan otitliIling the ability for the devergM1~nt to convert area set aside for townhomes to surface parking i5il1e need aases during a phase:Wconstruction. The City can also the development to provide t~[~ ~{fig~if it becomes apparent that the parking ratio is too low. This would be a condition of~ ilding permits for future phases of the development. 'I=;'~.~"" Commissioner Kosusko asked aboti:-t~destrian access acrJ~~ Wheaton Way if no signal is installed midway between Riddell Roa~and HollisfStreet. Geoff'explained that there would be signals at both Riddell and Hollis alld~;proposecfll~lll,dil}g. r note in the plan regarding a ,-- ---'"-x--,- --- pedestrian crossing near the mid-block pdinLMike Me~lllffn spoke on the possibility of using , _- -', O_"-~__' :1@.- overpasses or ung~fpasses~'blJt explained that the cost tould be prohibitive as well as how a --"-';'$'- "'~.,..P -~~~.,. crossing at mid- ",c'ck could"i~J~rrupt the flow of traffic. ~ ::-~c,~t. ~. ,1 Commissioner Streissguth. aske~~ staff is the jegal department had seen a letter written by an attorney representing a proQertyO:Wl}t!f}ll1llthe""6'ast edge of the development. There was concern _~~ _ _, -'_. ". _, __~_' " ,._ ;~~.i'" re;~dmg,;tlr~~~~~~lopmeiit~tandards:"si)ebffically r~quired ~uffering, i~ the proposed sub-area p~. Staff met ~Jth the property owner, Carl Zarelh of Ment CorporatiOn, after the draft of the i}.g-area plan was. rdeased. · Merit Corporation's application for development was submitted ~~9fe any changes Were made dtthe zoning and is therefore vested under a different set of deveT9pment standards but will still have to have their PUD go through a review process and be approve<;! by the Hearin~E~xaminer and City Council. ~L _ Ii:;' Chairman Cc:-~N)UryZasked, since the east side of Wheaton Way used to be a marsh, were there any water probf~h1wF~d if so, were they resolved? Paul Eberharter explained that when the existing building;;was originally built, the stream that flowed into the marsh was redirected into a two-foot diamef~r culvert and moved downhill toward the bay. Currently, there are stormwater measures in place. Chairman Cockburn's concerns stemmed from a recent development in Northgate (North Seattle) where the developer is being pressured to reopen a stream that had been covered by a past development. Commissioner Streissguth asked why a Determination of Non-significance was issued if the increased traffic could affect the surrounding neighborhoods. Geoff explained that the sub-area plan used the Comprehensive Plan's projection of acceptable increased traffic for that area. A SEP A will be required when a plat plan is submitted for permitting. Planning Commission Meeting April 17, 2007 Page 3 of5 DRAFT FOR APPROVAL ON 9/18/07 Chairman Cockburn commented that several citizens had expressed concern at the Open House for this sub-area plan regarding the traffic that will increase on Riddell Road. Mike Mecham said that it would be addressed at the time of permitting with a traffic analysis. Geoff said that a traffic study had already been completed and was included with the sub-area plan and it called for an additional left-hand inbound lane from Riddell Road into the development. Echoing Chairman Cockburn's concerns, Commissioner Streissguth stressed the importance of traffic mitigation. Commissioner Wheeler suggested looking at other jurisdictions that may have had the same situation with the need for additional pedestrian crossings in a redevelopment area. Paul Eberharter and several commissioners agreed that pedestrian crossings, are an integral part of the success of this redevelopment. Andrea suggested additional langp.ag~":iI1 the motion to address the need for pedestrian connectivity in the sub-area plan. .''7 . A motion was made by Commissioner Kennedy and seconded'Jl)r COIll~issioner Kosusko for the Planning Commission to approve the Findings & Conclqsjon~' presellie~ ig. Attachment III; to recommend !O City Council to add the WheatonlRi~~isu!>-Area PlaD:,.~an eleme~t of the ComprehensIve Plan per Attachment I; to amendzottmg code Chapter 20~~O to activate the development regulations of the WheatonlRiddell Sub-Area Planp~r Attachment "fittoemphasize in the plan that there is a long term need for a capital improvem~>>t project for pede~trian crossing between district center halves and have that pedestrian~rossitrg""'ife located soml'Where between Riddell Road and Hollis Street; and to correct items #3 alf44tlon Section II page 13. Called for a vote: Commissioner Hoell: Yes; COniplissioner Kennedy:' .. .~s; Commissioner Kosusko: Yes; Commissioner Mosiman: Yes; Commissioner~~S'ttei~~guth: Yes; Co i~:Ssion~r Wheeler: Yes; Chairman C kb . Y Th t' , d ',:;','" "':0....;.4 ..;'i' oc urn. es. e mo Ion carne .:c.., .~.,;.(if;; .0' 'rJ:~- Chairman Cockburn closed the Public :tVt.~eting; A. Chairman's' . e VI. Bus'iness Meeting' B. Director:s .Report: Mdre{~i!!~{<w llpqai~ of the new condominium projects along the _'''''~<_' - .,e' "~~.~""~ '__~__-_ 0_ -__~___-';.-. -e'__~_~ downtown'Witetfhmt, tW. ::est Hills Aht}€xation vote, the UGA association template created to gesignate unassodated areas :U~ the appropriate city, the "Neighborhoods Now" program, and ;~l).~;:arks plan.>~'tt":{ ",,;~ ,*_0 C. Old'Business: Staff It(ddistriblited copies of the last official copy of the Planning Commission Bylawsw~i!h proposed amendments. The commission was asked to review the bylaws and they -f~ _ '., will voteo.~~h~m at the"next meeting. D. New BusinesS;~1!;SlDmissioner Kennedy has agreed to be the Planning Commission's representative torilfe Community Development Block Grant advisory committee. Election of a Vice-Chairman. Commissioner Kosusko nominated Commissioner Mosiman for the office of Vice-Chairman. Commissioner Streissguth seconded. It was unanimously voted in favor. Joint meeting with Parks Commission. The Parks Commission would like to have a joint meeting with the Planning Commission to discuss their Open Space Plan. The Parks Commission's next regular meeting will be on September 25,2007. Staff asked the Commissioners to check their schedules for September 25 as well as October 2 and staff will coordinate with the Parks Commission to schedule the meeting. Planning Commission Meeting Apri117, 2007 Page 4 of5 DRAFT FOR APPROVAL ON 9/18/07 VII. Adjournment Meeting was adjourned at 7:23 p.m. The next Regular Meeting is scheduled for September 18, 2007. Respectfully submitted by: Andrea Spencer, Executive Secretary Approved by: John Cockburn, Chairman \ Planning Commission Meeting April 17, 2007 Page 5 of5 AFFIDA VIT OF PUBLICATION Account # 42742/ Ad # 213910 STATE OF WASHINGTON COUNTY OF KITSAP I, Christy Moffitt, being first duly sworn on oath, deposes and says: That she is now, and at all 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 date, to wit: October 8, 2007 and that such newspaper was regularly distributed to its subscribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $33.56 which amount has not been paid in full. (' nAfltA t mOW (Signature of Principal Clerk) Subscribed and sworn to before me this day of October 12, 2007 .~ ,). MOA, "." ~yV .. f) ~ . .. ' v)': o .' \~S\ON 1:;;;:,' . k ~ ..'l-~ ~.O N t P bl d .. th St t f W h t K t C t - .:'.'~~o If ~)_'t>": 1)1 o ary u ic in an lor e a e 0 as ing on, i sap oun y. '" )"i '~_ .-, o PU"'.)" \'0 . ORDINANCE NO. 5025 ~ o. 1, "')\-,c:~: 05::- ....,~ o. (>,fji~"\). 0 :<.::: / L' . "v . r~ ,... .. If .~ .~\;.I AN ORDINANCE of the City Council of the City of Bremerton, Washington, amending the Or WAS'0-\ Comprehensive Plan by adding the Wheaton - Riddell Sub-Area Plan, and amending Chapter 20.80 of the Bremerton Municipal Code to activate the development standards for dwelling unit density, setbacks and road standards as detailed in this ordinance. PASSED by the City Council the 3rd day of October, 2007 The full text of this ordinance is available from the City Clerk's Office, 345 Sixth Street, Suite 600, Bremerton, W A 98337. October 8, 2007..........................Ad#20052476