HomeMy WebLinkAbout5077
ORDINANCE NO. 5077
AN ORDINANCE of the City Council of the City of
Bremerton, Washington, repealing the Westpark Sub Area Plan as
adopted by Ordinance No. 4998, amending the Comprehensive
Plan by adding the Bay Vista Sub Area Plan, and amending the
Zoning Code Section 20.80.080(a) to activate the development
standards contained within the plan.
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
WHEREAS, the City passed Ordinance No.4917 designating the Westpark site as
a Public Sector Redevelopment Site (PSRS) in the 2004 Comprehensive Plan which indicates
that the site possesses significant potential for redevelopment and that it provides a unique
opportunity to benefit the community;. and
WHEREAS, the Comprehensive Plan requires that a sub-area plan be prepared for
PSRS-designated properties, which plan must involve the community in its preparation, be
consistent with Comprehensive Plan goals and policies, and contain development standards and
design guidelines; and
WHEREAS, in 2007, following extensive community involvement, public
hearings and environmental review pursuant to the National Environmental Policy Act (NEP A)
and the State Environmental Policy Act (SEP A), the City Council passed Ordinance No. 4998
adopting a sub-area plan for the Westpark site which amended the Bremerton Comprehensive
Plan and Zoning code; and .
WHEREAS, in 2008, the owner of Westpark, Bremerton Housing Authority
(BHA), renamed the proposed redevelopment project "Bay Vista"; and
WHEREAS, the BHA has continued to evaluate the site's opportunities and
physical constraints, along with changing economic and market conditions, and financial
requirements for redevelopment, and has determined that modifications to the adopted Westpark
Sub-Area Plan and development regulations are required to enable redevelopment to be
economically viable; and
WHEREAS, the BHA has undertaken an extensive public participation process by
conducting six weekly evening workshops between September 2008 and October 2008 to discuss
the amendments to the sub-area plan and gather public input on the early draft of the plan; and
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Bay Vista Sub Area Plan
WHEREAS, the Planning Commission received an overview of the proposed
amendments to the sub-area plan at its regular meeting on November 18,2008; and
WHEREAS, the draft Bay Vista sub-area plan was made available for public
review and comment on December 5, 2008; and
WHEREAS, pursuant to RCW 36.70A.106 the Washington State Department of
Community, Trade and Economic Development was provided the 60-day notification on
December 8, 2008 of amendments to the comprehensive plan and development regulations as a
result ofthe sub-area plan update and the submittal was assigned "Material ID #13792"; and
WHEREAS, the Planning Commission conducted a workshop to discuss the
proposed sub-area plan and development regulations at its regular meeting on December 16,
2008; and
WHEREAS, a legal advertisement was placed in the Kitsap Sun on January 10,
2009 notifying the public of the opportunity to provide testimony at the Planning Commission
public hearing; and
WHEREAS, on January 20, 2009 the Planning Commission held a public hearing
on the proposed sub-area plan and development regulations, considered public comment, and
made a recommendation of approval for the City Council's consideration; and
WHEREAS, on January 20, 2009 a combined Determination of Significance and
Adoption of the Westpark Environmental Impact Statement notice was issued to comply with the
requirements of the State Environmental Policy Act (SEPA); and
WHEREAS, the Comprehensive Plan amendment to include the Bay Vista Sub-
Area Plan meets the decision criteria outlined in BMC 20.10.080(b)(1) through (5): It is
consistent with the Growth Management Act, it is consistent with the Comprehensive Plan vision
for the site and other goals and policies of the City, it supports the changing circumstances since
the adoption of the Westpark Sub-Area Plan, the plan is compatible with the surrounding
development patterns, the plan does 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.; and
WHEREAS, the Zoning Code amendment to activate the development standards
contained within the Bay Vista Sub-Area plan meets the decision criteria outlined in BMC
20.18.020 (d), as the plan is consistent with the Comprehensive Plan and it does not conflict with
other City, state and federal codes, regulations and ordinances; and
WHEREAS, on January 21, 2009 the City Council passed Resolution No. 3076
finding that an emergency condition exists affecting the Bay Vista site, and this emergency
warrants an out of cycle amendment of the City's Comprehensive Plan, consistent with the
Growth Management Act and adopted City regulations pursuant to BMC 20.10.050(e); and
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Bay Vista Sub Area Plan
WHEREAS, a legal advertisement was placed in the Kitsap Sun on February 7,
2009 notifying the public of the opportunity to provide testimony at the City Council public
hearing; and
WHEREAS, on February 18, 2009 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 recitals set forth above and incorporated by this reference are
approved and adopted as if set forth in full herein.
SECTION 2. The Westpark Sub Area Plan as adopted by Ordinance No. 4998
and as set forth in Attachment I of said ordinance is hereby repealed in its entirety.
SECTION 3. The Comprehensive Plan is amended by the addition ofthe Bay
Vista Sub-Area Plan as presented in Exhibit A, attached hereto and incorporated by this
reference as if set forth in full herein.
SECTION 4. Section 20.80.080 of the Bremerton Municipal Code entitled "Sub-
Area Plans" is hereby amended to read as follows:
20.80.080 SUBAREA PLANS.
The following are subarea planning areas where subarea plans and unique
development regulations may be created for each:
(a) \Vestpark Subarea Plan (adopted by Ordinance No. 1998);
(a) Bay Vista Subarea Plan (adopted by Ordinance No. 5077);
(b) East Park Subarea Plan (adopted by Ordinance No. 4962);
(c) Wheaton-Riddell Subarea Plan (adopted by Ordinance No. 5025);
(d) Downtown Regional Center Subarea Plan (adopted by Ordinance
No. 5034);
(e). Austin Drive Subarea Plan;
(f) Harrison Employment Center;
(g) Northwest Corporate Campus Employment Center;
(h) Port Blakely Employment Center.
The subarea planning areas listed above having adopted subarea plans are
identified with the corresponding adopting ordinance number. This ordinance will
contain the unique regulations and standards that guide development for that
subarea planning area. Subsequent amendment to adopted subarea plans need not
be identified in this section by the amending ordinance number.
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Bay Vista Sub Area Plan
SECTION 5. Severability. If anyone or more sections, subsections, or
sentences of this ordinance are held to be unconstitutional or invalid, such decision shall not
affect the validity of the remaining portion of this ordinance and the same shall remain in full
force and effect.
SECTION 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 /~ day of ~~ ,2009
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c/~CIL McCONNELL, Co
Approved this d~ day of
-
ATTEST:
APPROVED AS TO FORM:
(Wflf!:JN
CAROL E EN, Cit Clerk
PUBLISHED the do':!") day of 'fi~>4;1/ if
EFFECTIVE the 7.:tIt) day of
ORDINANCE NO. L'57) 7 7
-
,2009
,2009
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R:\Legal\Legal\Ordinances\Community Development\Bay Vista Sub Area Plan.doc
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Bay Vista Sub Area Plan
BAY VISTA
ORDINANCE NO. 5077
EXHIBIT A
;~j
DECEMBER 5.2008
BAY VISTA SUB-AREA PLAN
BREMERTON HOUSING AUTHORITY
MARATHON DEVELOPMENT, INC.
AMENDMENT PRODUCED BY
BCRA
WEINMAN CONSULTING, LLC
TONKIN/HOYNE ARCHITECTURE & URBAN DESIGN
OLYMPIC ASSOCIATES COMPANY
THE BERGER PARTNERSHIP
Ross DECKMAN &ASSOCIATES
Original Westpark Sub-Area Plan, approved by the
City of Bremerton on April 19, 2007, was produced by:
The Bremerto~ Housing Authority
Marathon Development Inc.,
Torti Gallas & Partners
Rice Fergus Miller
The Berger Partnership
Parametrix
BAY VISTA
I - INTRODUCTION
1
A. Site Location & History .......................................................................................................................................... 1
B. Sub-Area Plan Vision ....................................... ...................... .......................... ........ ....... ............................. .......... 1
C. Organization of Sub-Area Plan ............................................................................................................................. 2
II - BAY VISTA SUB-AREA PLAN
5
A. Local Pia nn i ng Framework .................................................................................................................................... 5
B. Consistency of the Sub-Area Plan with Bremerton's Comprehensive Plan ........................................................ 6
C. Pu bl idStakeholder Process .................................................................................................................................... 10
D. SEPAlNEPA Environmental Review ....................................................................................................................... 13
E. Bay Vista Architectural Review Committee ......................................................................................................... 14
III - BAY VISTA SUB-AREA PLAN
15
A. Existing Site conditions ......................................................................................................................................... 15
B. Sub-Area Plan Vision, Goals and Objectives ........................................................................................................ 18
C. Sub-Area Plan Elements ......... .......... ..... ........ ............. ......... ............. .... ........ .................... ..................................... 20
D. Future Changes to the Sub Area Plan .................................................................................................................. 27
IV - ZONING & DEVELOPMENT REGULATIONS
29
A. Land Use Zones ......................... ...... ........... ...... .................. ...... .... ................... ... ..................... .... ....... .... .... ... .........
29
B. General Development Standards .............. .................................. ...................... ............... ..................... .... ... ......... 40
C. Commercial Development Standards ................................................................................................................... 43
D. Streets, Sidewalks And Driveways ........................................................................................................................ 45
E. Low Impact Development ..................................................................................................................................... 47
F. Parki ng Standards ............................................................................................................................................. ..... 47
G. Landscape Standards ............................................................................................................................................. 55
H.. Utility Equipment & Storage ................................................................................................................................. 62
I. Walls, Hedges And Fences ..................................................................................................................................... 63
J. Exterior Lighting ............ .... ......... ...... ..... ...... ...... ........... ......... .......... ... .... .... ......... .......................... .... ............. ....
... 63
K. Sig n Sta ndards ............................................................................................................................................... ........ 64
L. Glossary..................................................................................................................................... ............................. 69
V - DESIGN STANDARDS
73
A. General Site Layout and Building Orientation .................................................................................................... 73
B. Facades............................................................................................................................................ ....................... 80
C. Entries.................................................................................................................................................. ................... 82
D. Roofs.............................................................................................................................................. ......................... 82
E. Street Frontage Windows ..................................................................................................................................... 83
F. Walls........................................................................................................................................ ............................... 83
G. Colonnades, Arcades, Loggias .............................................................................................................................. 83
H. Columns ........... .... ... ...... .... .... .................... ........... .... ........ ......... ...... ... .... .... .... ........... ......... ............ ......... ................
84
I. Balcon ies .............................................................................................................................................. .................. 84
J. Colors.............................................................................................................................................. ........................ 84
K. Exterior Materials .. ................... ...... ..... ...... ...... ............... ... ...... .... ..... .... .... ......... ...... ....... .......................................
85
L. Lead walks and Front Yards .................................................................................................................................. 86
M. Walls, Hedges & Fences ........................................................................................................................................ 87
N. Landscape Desi g n .................................................................................................................................................. 87
O. Amen iti es ............................................................................................................................................. .................. 89
BAY VISTA
I - INTRODUCTION
A. SITE LOCATION & HISTORY
The 83-acre Bay Vista (formerly Westpark) site is
located in West Bremerton, bounded by Kitsap Way
on the north, Oyster Bay Avenue on the east, and State
Route 3 on the west.
The existing Westpark public housing community
was built in 1941 and is owned and operated by the
Bremerton Housing Authority (BHA). The community
is the remnant of a larger World War II - era housing
project that was built as temporary housing for
shipyard workers. The site currently contains 631
residential units, primarily one-story duplex and
four-plex in design, and a 60-unit apartment building
for elderly and disabled residents. Ninety percent or
more of existing units are for low-income families
and individuals. The site also provides community
functions (a community center, senior center, teen
center, and head start facility) and some local services
(laundry, storage facilities, maintenance shop, and
administrative offices. A new 72-unit assisted living
facility (Bay Vista Commons) was constructed and
opened in December of2007.
The surrounding neighborhood contains a mix of
residential, commercial and industrial land uses,
including auto-oriented and larger retail uses along
Kitsap Way. Kitsap Way in this area serves as a "gateway"
to the City of Bremerton, though it is currently lacking
in definition.
B. SUB-AREA PLAN VISION
The Westpark Sub-Area Plan was originally adopted in
2007. The Bremerton Housing Authority (BHA) voted
to change the name of the site and master plan to Bay
Vista in 2008. Consequently, the name of the Sub-Area
Plan has also been changed to Bay Vista as part of the
2009 amendment to this plan. The vision and Sub-Area
Plan for Bay Vista, including the 2009 amendments,
was created in consultation with stakeholders, residents
and neighbors. It used an intensive design charrette
process and numerous community meetings, which
are summarized in Section II. Development of the
Sub-Area Plan also used environmental analysis,
including preparation of a SEPA/NEPA environmental
impact statement (EIS), and two EIS addenda, to
inform master planning of the site consistent with
environmental constraints and opportunities.
The Sub-Area Plan concept is built upon six major
goals:
1. Promoting a mixed-use, mixed-income
traditional neighborhood.
2. Creating a pedestrian-oriented environment.
3. Maintaining/enhancing view corridors and
landscaping.
4. Enhancing the civic realm and creating more
usable public open space.
5. Promoting economic development through
provision of commercial activities and services
on-site and in the adjacent Neighborhood
Center.
6. Integrating low impact development (LID)
approaches into the Master Plan.
The new Bay Vista is envisioned as an urban mixed-use,
mixed-income, pedestrian-oriented community. It
will be characterized by a variety of types and styles
of housing to meet the needs of a range of income
groups. Accommodating these groups will help to
de-concentrate low-income housing in Bremerton.
Retail and commercial uses will provide for some
of the everyday shopping needs of residents, as
BAY VISTA
well as provide job opportunities for residents.
The retail center will provide financial support
for implementation of the master plan, including
construction of new infrastructure. Bay Vista's
on-site population will also provide support for
additional commercial activity in the future Oyster Bay
Neighborhood Center.
The site will be sensitively designed to maintain
significant open space and existing trees, to preserve
and enhance views, and to carefully manage
stormwater and other natural features. New parks,
civic spaces and outdoor amenities will be created.
Proposed development standards and Design
Standards, and covenants, conditions and restrictions
(CC&Rs), will establish high standards for the quality
of redevelopment, yet provide flexibility to respond
to market changes and opportunities. The plan will
provide high quality infrastructure and services
to residents. The Bay Vista site will relate to the
surrounding neighborhood in terms of activities and
scale, and provide a catalyst and model for future
redevelopment.
C. ORGANIZATION OF SUB-AREA
PLAN
The Sub-Area Plan is organized in five major sections.
Following this introduction, Section II describes
the major objectives of the Plan, and its planning
regulatory context within which it has been created.
Section II also delineates the public/stakeholder
process and SEPA/NEPA compliance for the plan
are also described. Section III describes existing site
conditions, and the vision, goals and objectives for
redevelopment of Bay Vista. The major elements
of the Sub-Area Plan-land use, housing, parks and
open space, roads and infrastructure-are described
in narrative and graphics. This section has been
adopted by the City as an element of the Bremerton
Comprehensive Plan. Section IV contains the zoning
and development standards that will apply to Bay Vista,
including regulations for uses, density, building heights,
setbacks and similar components of development.
Section V proposes design standards, which will be
used by the Architectural Review Committee to ensure
that Bay Vista achieves the Sub-Area Plan's vision.
February 11,2009 . Planning Commission Recommended Draft
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VICINITY MAP
BAY VISTA
February 11,2009 . Planning Commission Recommended Draft
II - BAY VISTA SUB-AREA PLAN
PURPOSE, PROCESS, AND CONSISTENCY WITH THE COMPREHENSNE PLAN
The Bay Vista Sub-Area Plan is intended to provide
a road map for future redevelopment of the site.
It articulates the vision, goals and objectives for
redevelopment of Bay Vista, and embodies the
policies of the City of Bremerton Comprehensive
Plan, which it supplements. The Plan also establishes
zoning standards and design standards which will
guide the preparation of future site development
plans, subdivisions and building permits by applicants;
installation of infrastructure by the Bremerton
Housing Authority (BHA) and individual developers;
and review of these plans by the City of Bremerton
(City) and the Bay Vista Architectural Review
Committee (ARC). The Sub-Area Plan reflects the
Redevelopment Master Plan for Bay Vista prepared by
the Bremerton Housing Authority. It is also responsive
to environmental impacts identified in Bay Vista
environmental documents, to financial constraints,
and to changing market conditions.
The Westpark Sub-Area Plan was initially adopted in
2007. Following additional community involvement,
public hearings and environmental review,
amendments were proposed to reflect the BHA's
ongoing planning, as well as updated information
about site constraints and market conditions. In fall
2008, the BHA received a HOPE VI grant from the
U.S. Department of Housing and Urban Development.
Conditions of the grant include a maximum 54-month
schedule for completion of construction. The
Sub-Area Plan was amended by the City Council
in 2009 to reflect this constraint and other changed
conditions noted previously.
A. LOCAL PLANNING
FRAMEWORK
OVERVIEW
The Bay Vista site has been the subject of several City
legislative actions over the past few years and was also
addressed specifically in the City's recent adoption of
its updated Comprehensive Plan and zoning code in
2004. These actions have provided a framework for
planning redevelopment of the site.
In September 2003, the City amended its Community
Renewal Plan, pursuant to the state Community
Renewal Law (RCW 35.81), to incorporate the site
as a "blighted" area for purposes of community
renewal efforts (Ordinance No. 4830 and 4870). The
designation was supported by findings that the site
was isolated from adjacent areas that building size and
design were deficient, and that physical deterioration
was a contributing factor to disinvestment in the
area. These actions also reaffirmed the City's intent to
cooperate and assist the Bremerton Housing Authority
in the redevelopment of the site, (pursuant to RCW
35.83), and to provide a framework for redevelopment
in the Comprehensive Plan and zoning regulations.
This framework is described below.
PUBLIC SECTOR REDEVELOPMENT SITE (PSRS)
The Comprehensive Plan Land Use Map designates
Westpark (now Bay Vista) as a Public Sector
Redevelopment Site (PSRS). These are special,
large-scale sites with high potential for development
that is innovative or that meets a unique community
need. They should be developed consistent with
specific district planning efforts that address the site,
compatibility with surrounding uses, and consistency
with the Comprehensive Plan. A PSRS must have a
clearly defined community benefit, such as meeting
a public housing need. They may include mixed
type residential development with an open space
component and secondary commercial or office
development.
BAY VISTA
OYSTER BAY NEIGHBORHOOD CENTER
The Comprehensive Plan designates a future
Neighborhood Center for the Oyster Bay Area adjacent
to the Bay Vista site, located on both sides of Kitsap
Way. This 37-acre center is projected to redevelop
over time in conjunction with, but slower than, Bay
Vista, and to transition into an urban, pedestrian-
friendly area connected with the surrounding area
by trails, open space, and access to the shoreline.
The Center will include a core, with mixed-use
(residential and commercial) buildings. The Center
will receive economic support from the surrounding
neighborhood, including Bay Vista's residents and
workers; land uses in Bay Vista are expected to
complement redevelopment of Oyster Bay. A Sub-Area
Plan will be prepared for the Oyster Bay Center;
however, the timing of this planning effort is uncertain.
SPECIFIC AREA PLANS
The Comprehensive Plan anticipates that more detailed
area-specific plans will be developed to implement
Public Sector Redevelopment Sites, such as Bay
Vista. Key aspects of these plans include: a process
that involves the community, consistency with the
Comprehensive Plan goals and policies, and inclusion
of development standards and design standards. The
Bay Vista Sub-Area Plan is such a specific area plan
and has been developed to meet these requirements.
The relationship to the Comprehensive Plan goals is
discussed below.
Revision of the Bay Vista Sub-Area Plan follows
the City's established process for amending the
Comprehensive Plan. This process includes public
involvement, environmental review, and public
hearings by the Planning Commission and City
Council. In cooperation with the City, the BHA
sponsored eight community meetings and workshops
in the fall of 2008 to gain input on proposed changes
to the Sub-Area Plan. An addendum to the Westpark
EIS was also prepared to address the proposed changes.
The revisions were adopted following public hearings
by the Planning Commission and the City Council.
B. CONSISTENCY OF THE SUB-
AREA PLAN WITH BREMERTON'S
COMPREHENSIVE PLAN
BREMERTON COMPREHENSIVE PLAN -
CENTERS CONCEPT
The city's updated Comprehensive Plan is based on
a "Centers" concept, in which a significant portion of
the City's future growth will be guided to numerous
Centers designated throughout the City. Centers
vary in scale, function and character, and each is
intended to be a distinct district or "village" with
a unique character. Designated centers range from
the City Center, which provides a wide range of
activities that serve the entire City and the region, to
smaller neighborhood centers, which provide goods
and services, and amenities to residents within a
neighborhood. In general, centers are intended to be
mixed-use, pedestrian-friendly, well-designed areas
with open space, public gathering places, access to
transit, and adequate infrastructure.
SHAPING BREMERTON THEMES
1. Distinctive Growth, with Viable Neighborhoods
and Centers that Provide Greater Choice and
Convenience.
Redevelopment of Bay Vista will help to revitalize
an existing neighborhood that is characterized by
outdated, deteriorated housing and infrastructure,
and has been designated as "blighted." The new
Bay Vista neighborhood will be characterized by
mixed-use development, a wide range of housing
options affordable to a mix of income groups, ample
open space and amenities, pedestrian accessibility,
quality design, improved infrastructure and enhanced
environmental resources. Everyday goods and services,
and local employment opportunities, will be provided
on -site.
2. Enticing New Development, with a Focus on
the Downtown Regional Center.
The Bremerton Housing Authority has been working
closely with the City and the broader community
to shape a plan for Bay Vista that fits the site
and is responsive to the City's requirements and
February 11, 2009 . Planning Commission Recommended Draft
needs, including economic development, housing
opportunities and population support for the future
Oyster Bay Neighborhood Center. The City's updated
Comprehensive Plan and development regulations
provide guidance and flexibility for large public parcel
development proposals like Bay Vista.
3. Supportive Transportation, with Seamless,
Efficient and Varied Choices.
Regional transportation facilities bounding the Bay
Vista site include State Route (SR) 3, Kitsap Way and
Oyster Bay Avenue. Access to the site is provided by
Oyster Bay Avenue, Sinclair Drive, Arsenal Way and
Sand Dollar Drive.
Kitsap Transit provides public transit service to the
City of Bremerton. Routes No. 24 and 26 serve the Bay
Vista site, with stops along Kitsap Way (Route 24) and
at the Firs Apartments on Oyster Bay Avenue (Route
26).
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and painted
crosswalks with pedestrian call buttons. The City
of Bremerton has recently upgraded or added new
accessible ramps at various intersections along Kitsap
Way. A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes raised
sidewalks on one side of the street.
Levels of service at major intersections will meet City
of Bremerton standards.
4. Improved Accessibility, especially for the
Pedestrian.
The Bay Vista site is being planned to support multiple
transportation modes, including vehicles (through
adequate access and parking); transit (through higher
urban densities and access to the regional road system);
and pedestrians (by integrating trails and pedestrian
amenities in a mixed-use development pattern).
5. Quality Housing, with Broader Choices.
Existing housing on the site is old and deficient; the
Comprehensive Plan and several City ordinances have
identified the site's housing as substandard and in
need of revitalization. The redeveloped Bay Vista will
provide approximately 875 housing units in a variety
of types and styles, including single-family attached
and detached (duplexes, townhouses, clustered
cottages) and apartments. Units will be for-sale and
for-rent, market-rate apartments and public housing.
All existing public housing units will be replaced either
on-site (190 units) or off-site, which will be consistent
with the City's desire to disperse public housing.
6. Business Support. with Increased Opportunity.
Bay Vista will contain approximately 181,000 square
feet of retail and office development, 76,000 square
feet of residential and 183,000 square feet of structured
parking located in an II-acre pedestrian-oriented
retail village. These businesses will provide local jobs
and goods and services for residents of Bay Vista and
the surrounding neighborhood. Bay Vista's residents
will also provide market support for existing and
new commercial development in the Oyster Bay
Neighborhood Center.
7. Environmental Management, Integrating
Natural Systems.
The plans for Bay Vista include approximately 15
acres of parks and open space, and retain the existing
preserve park; with the exception of this preserve, most
of the site and existing vegetation will be disturbed
or removed in conjunction with site grading and
construction. When complete, Bay Vista will exhibit
ample landscaping and open space. This open space
and vegetation will provide habitat for species of urban
wildlife, as well as recreational opportunities for local
residents. Environmentally critical areas located on
and adjacent to the site (such as wetlands) will be
protected consistent with City regulations. Stormwater
will be controlled and treated consistent with City
requirements.
8. Community Service, Focusing on Assets
Bay Vista will install new infrastructure on the site;
facilities will be provided concurrent with development.
The Bay Vista EIS documents evaluated the service
demands of the new population to help ensure that any
adverse impacts were identified and addressed.
BAY VISTA
9. Design Review: Advancing Quality Urban
Development.
The Bay Vista Sub-Area plan includes development
standards and design standards that will apply to
all future development on the site. These standards,
and City review of future applications, will ensure
that future development is of high quality and meets
expectations. The BHA will also develop Covenants,
Conditions and Restrictions (CC&Rs) that will also
apply detailed design requirements to land and
buildings throughout the site.
COMMUNITY CHARACTER GOALS
CC1 . Demonstrate excellent urban design qualities
in new development.
Redevelopment of the site will replace old, substandard
housing with modern dwelling units, mixed-use
buildings and a village retail center. The Sub-Area Plan
contains design standards that are intended to set high
standard for site and building design.
CC2. Assure that new development relates to
surrounding uses and provides for urban livability.
The Bay Vista site is being master planned and will
provide compatibility between land uses through
careful siting, use of open space and buffering, and
transitions between uses of different intensity. Bay
Vista will function as a traditional community, with
a mix of activities that meet the needs of daily life,
connected by streets and trails, and enhanced open
space, urban amenities and high quality design.
The Master Plan also considers land use and scale
relationships to the surrounding community, including
the future Oyster Bay Neighborhood Center.
CO. Provide for a safe, pleasant and rich
pedestrian experience.
Bay Vista will contain approximately 30,000 linear feet
of pedestrian walkways and trails. Streets are designed
to accommodate pedestrians and to make walking safe,
pleasant and convenient. Pedestrian amenities include
landscaping, benches, open space, pocket parks and
lighting.
CC4. Promote the development of areas of special
character, encouraging a diversity of communities
within the city.
Bay Vista is a large site that presents unique
redevelopment opportunities. Its history and status
as a 1940s-era public housing project with aging
and substandard facilities sets the stage for its
transformation into a modern, well-designed urban
mixed-use community located at a major entrance to
the City.
LAND USE GOALS
LU1 . Identify and enhance distinctive
neighborhoods, communities and centers
throughout the City.
As noted above, Bay Vista will be transformed into a
modern, well-designed urban mixed-use community.
It will be distinct in appearance and character in the
City's existing fabric. It will also provide long-term
population support for future development of the
Oyster Bay Neighborhood Center.
LU2. Integrate an open space system into the land
use pattern that increases the amount of open
space, protects. Bremerton's natural resources, and
provides a source of beauty and enjoyment for all
residents.
The Bay Vista plan includes approximately 15 acres of
parks and open space that is integrated into the land
use pattern. Significant trees will be retained to the
greatest extent feasible or replaced. The open space
plan includes areas for active recreation - including
ball-fields, pocket parks, tot lots and gathering
places - and for gathering and passive enjoyment. A
management plan will be prepared and implemented
for the Preserve, a large natural area. Residents will be
involved in overseeing preservation of this area.
LU4. Provide for walkability throughout Centers
and neighborhoods.
Bay Vista is intended to be a walkable community, and
has integrated the needs of the pedestrian into its
land use pattern and transportation system. The plan
includes approximately 30,000 linear feet of pedestrian
paths and trails, connecting areas of the site with one
another and with the surrounding neighborhood.
February 11, 2009 . Planning Commission Recommended Draft
LU5. Designate neighborhood, district, and
employment Centers on the Land Use Map that
provide mixed-use environments which serve as
the primary focus for growth.
The Comprehensive Plan anticipates that retail and
service uses will be provided in Bay Vista as well as
in the future Oyster Bay Neighborhood Center. Bay
Vista will provide a residential population that will
support commercial uses planned on-site and in the
Neighborhood Center.
LU7. In order to encourage new development to
occur in locations and patterns consistent with
the Vision(s), Goals and Policies of this Plan -
specifically in Centers - remove or revise existing
land use designations that would sit multi-family
uses in locations that do not support the Centers
Concept.
Bay Vista includes a mix of multi-family and
single-family housing. The proposed location of multi-
family housing adjacent to Kitsap Way will support
commercial activities anticipated on-site and in the
Oyster Bay Neighborhood Center.
LU11 Provide for the viability of communities,
neighborhoods. and Centers through strategic
land use designations and infrastructure provisions.
The Comprehensive Plan Land Use Map designates
Westpark (now Bay Vista) as a Public Sector
Redevelopment Site (PSRS). This designation
recognizes its public ownership and the public interest
in innovative redevelopment that meets community
needs. The master plan has been developed through
a Sub-Area Planning process, will be compatible with
adjacent uses, and will provide a variety of housing
types and ownership options that will meet a variety of
housing needs.
LU 12Support community-wide access to amenities
and services.
Bay Vista will provide open space and recreational
amenities that are available to all community residents.
The site has also been planned to maintain and
enhance views of the water.
LU17Adopt and implement appropriate standards
and regulations for stormwater management. The
City of Bremerton should adopt and implement
regional plans, strategies. and standards as
appropriate. including but not limited to the
Seattle/King County Storm Water Manual, FEMA
maps, and the Puget Sound Action Team's 2000
Water Quality Plan.
Stormwater will be managed in a manner consistent
with city standards. Water quality treatment will be
implemented prior to discharge, pervious pavement
and infiltration will be used, if feasible, to reduce storm
water discharge and impacts on Oyster Bay outfall.
BAY VISTA
C. PUBLIC/STAKEHOLDER
PROCESS
The Bay Vista Sub Area Plan reflects the efforts of
many people, including: city leaders and staff, the
many citizens and Bay Vista residents who turned
out for an initial program of public community
meetings and a week-long design charrette, urban
designers, architects, traffic planners, civil engineers,
environmental specialists, and market consultants, to
name a few. A second round of meetings and forums
were held to discuss revisions to the Sub-Area Plan
based on updated information about the site and
market conditions.
Community meetings were advertised through a
combination of mailed and published notices, posted
signs, and newsletters. Bay Vista residents, neighbors
within 300 feet, and the community at large were
invited to participate in the process. All residents
of Bay Vista and within 300 feet of the site received
written notices and invitations
The public process conducted for the initial adoption
of the Sub Area Plan included the following outreach
efforts and comment opportunities:
Four public community meetings:
7 March 16,2006
7 May 12,2006
7 June 22, 2006 (ElS scoping included)
September 14,2006
A week-long design charrette:
7 May 8-12, 2006
Two stakeholder's meetings:
April 19, 2006
July 13, 2006
SEPAlNEPA scoping meetings and EIS meetings:
7 June 22, 2006
Bremerton Planning Commission workshops
and public hearings:
7 October 17, 2006
November 21, 2006
Bremerton City Council public hearings and
meetings:
7
January 24, 2007
February 7, 2007
At each of the meetings, the current status of the design
process was presented, and attendees were invited to
comment on the design, and to ask questions about
the project and the process. The goal of the stakeholder
process was to create a vibrant neighborhood
that reflects multiple public objectives, with the
participation and support of the community as a whole.
The content of the public meetings were as follows:
Community Meeting #1: March 16, 2006
West Hills Elementary School Gymnasium
This meeting included presentation of the existing
conditions on the Bay Vista site, along with the
proposed process for redeveloping the site. Goals
and possibilities for the site were presented, and an
invitation for the public to participate in the process
of creating the Sub-Area Plan document. The timeline
and process for the project were presented, and a
question and answer session followed.
Questions from attendees, mostly existing Westpark
residents, were focused on the relocation plan,
demolition, and future rent levels for the replaced
subsidized housing.
Stakeholder's Meeting #1: April 19. 2006
Westpark Community Center
This meeting included presentation of the existing
conditions on the Westpark site, along with the
proposed process for redeveloping the site specifically
geared toward those neighboring businesses and
agencies affected by the Westpark redevelopment.
Retail and commercial components of the project
were presented, with a discussion of potential impact
to surrounding businesses. The timeline, process and
February 11,2009 . Planning Commission Recommended Draft
current status of the project were also presented, with a
question and answer session following.
Questions from the stakeholders included the following
topics: project financing; whether land will be sold as a
large block or in individual lots; the anticipated income
of future residents; use of design standards; ability
to rent units, housing for residents not returning to
Westpark; and the type of retail development that will
face Oyster Bay Avenue.
Community Meeting #2 (Design Charrette):
May 8-12,2006 - Westpark Community Center
At the Design Charrette, the public had the
opportunity to interact directly with the design team
over the course of a week while the design was in
process, allowing true public input. Each night (with
the exception of Thursday) during the charrette there
was a presentation and question and answer session,
outlining the day's progress. On the final evening, all of
the drawings were presented, including the preferred
site plan, which was generated through input from
each of the agencies and stakeholders involved, along
with the many members of the local community that
participated. This final presentation served as the
"official" public meeting component of the charrette,
and was followed by a question and answer session.
Questions raised at the meeting addressed the
following topics: replacement of existing streets;
density of housing; noise; availability of units for the
disabled; phasing of construction; grading of the site;
storm water management; sale of lots to individuals.
Community Meeting #3: June 22, 2006
Westpark Community Center
This meeting included presentation of the EIS process,
along with the proposed process for the environmental
approval process. A question-and-answer session
specific to the EIS was held, followed by an update of
the overall design process for the site. There was an
additional opportunity for questions and answers after
the design process update.
Questions and comments addressed the following
topics: fill proposed for the existing ball field and
potential seismic event; timing of construction;
communication with residents about project progress;
impacts on existing wildlife; questions about the
relocation process; kinds of future businesses; lighting;
water features; BHA ownership of housing; whether
there will be multiple builders (or the for-sale housing;
and name of the new community.
Stakeholder's Meeting #2: July 13, 2006
Westpark Community Center
This meeting was geared toward the stakeholders
and included an update on the design process for
redeveloping the site. Timelines for relocation of
the current Westpark residents and construction
were presented, with a question- and-answer session
following.
Questions from the stakeholders included the status
of the grading design; and status of the stormwater
system.
An additional series of informational meetings and
forums was held in September-October 2008 in
connection with proposed revisions to the Sub-Area
Plan.
Community Meeting #1: September 25, 2008-
Westpark Community Center
The kick-off meeting included a summary of the
plan revision process, the topics and schedule of
subsequent community meetings, and major changes
being considered to the sub-area plan/master plan. The
recently awarded HOPE VI grant was also described.
As summarized, the basic concepts of the master
plan for the community, recently renamed Bay Vista,
would remain the same: a mixed-use, mixed-income,
pedestrian oriented community, with ample open
space and landscaping, modern infrastructure and
high quality design. Proposed changes to the master
plan are motivated primarily by changing real estate
market conditions, and project financing needs. Major
changes to the master plan being discussed include the
following:
7 a slight increase in the number of housing
units, but the same number of low income units
dispersed throughout the community;
7 an expansion and intensification of the retail
center, potentially incorporating the existing fire
station site;
BAY VISTA
p
demolition of the existing community center and
development of a smaller community center on a
corner of the ball field;
1. Introduction
a. Why are we going through this process
2. Site Overview/Changes
a. Changes in roadway layout/alleys
b. Changes in open space
c. Changes in Stormwater Management Areas
3. Grading
a. Site constraints
b. Overall idea/slope reduction
c. Majors areas of cut and fill
4. Stormwater Management
a. Drainage Basins
b. Outfall
c. Conveyance systems
5. Low Impact Development
a. Pervious Pavement
b. Conveyance Swales
c. Roof Downspouts
d. Filterra
6. Street Sections
a. Possible Options
7. Closing
a. Next Steps
Justin Goroch from BCRA Engineering was the
featured speaker. Questions were fielded from the
audience with most of the questions centering on our
use of Low Impact Development.
Community Meeting #4: October 16, 2008-
Westpark Community Center
The fourth meeting was a presentation of what the
new replacement housing in the new Bay Vista will
look like. Presentations were made by Tonkin Hoyne
complete with a power point presentation of what the
replacement public housing would look like and Ross
Deckman + Associates with schematics of what the
multifamily apartment and manor houses would look
like.
The tenants in the audience asked questions such
as what amenities would the units have. Responses
comparing and contrasting the current housing with
the new housing were well received.
p
the same amount of parks and open space;
noise mitigation walls adjacent to SR 3; and
P investigation of additional low impact design
techniques for stormwater management.
Based on conditions of the HOPE VI grant,
construction will need to be completed by 2013 (54
month maximum from grant award).
A question and answer session followed the
presentation. Questions addressed the following topics:
location of a new fire station; whether the fire station
site be used as a maintenance facility rather than for
commercial use; how secure the HOPE VI grant funds
are in view of recent national economic events; what
the HOPE VI funds can be used for; whether there
will be a homeownership program; whether off-site
property will be condemned by the City; the new
phasing program; tree preservation; the design and
character of the new commercial center; and numerous
questions related to the on-going tenant relocation
program.
Community Meeting #2: October 2, 2008-
Westpark Community Center
The second meeting of the series focused on the
changes to the commercial piece of the redevelopment
known as Sector 5. Mel Maertz from Olympic
Associates made a power point presentation which
showed the conceptual sketches of what the new
commercial could look like. Slides also showed possible
elevations for a grocery, an inn and residential.
Two community members and a potential commercial
tenant attended this meeting.
Community Meeting #3: October 9. 2008-
Westpark Community Center
The third meeting was a discussion of the civil
engineering changes. The outline for this meeting was:
February 11,2009 . Planning Commission Recommended Draft
Community Meeting #5: October 23, 2008-
Westpark Community Center
The following agenda was used for this meeting:
Guest Introduction:
Greg Brower; Landscape Architect
of Berger Partnership
Mel Maertz; Architect
of Olympic Associates Company
Sub- Area Plan: Landscaping & Site Amenities
A. Streetscape
B. Parks
C. Open Space
D. Club House
E. Residential Landscape
The presenters showed visuals of what the new parks
and open spaces would look like. They also showed
a schematic design of a new community club house.
Audience comments were primarily about the use of
existing trees and new plantings.
Community Meeting #6: October 30, 2008-
Westpark Community Center
This final meeting was a wrap up and summary of the
previous 5 meetings. We reviewed the contents of the
previous weeks' presentations and fielded any audience
questions that may have come up over the course of
the 6 weeks.
No issues were left outstanding and no official
comments have been received.
More detailed documentation of the public process is
on file with the City of Bremerton.
D. SEPAlNEPA ENVIRONMENTAL
REVIEW
The review process for the proposed re-development
of West park, and the initial adoption of the Sub-Area
Plan, included preparation of an Environmental
Impact Statement (EIS) to comply with the National
Environmental Policy Act (NEPA) and the State
Environmental Policy Act (SEPA). The City also
prepared an EIS Addendum for the initial adoption of
the Sub-Area Plan. The purpose of an EIS is to present
information about the environmental consequences
of proposals, including redevelopment projects, to
consider alternative courses of action, and to mitigate
environmental impacts that are avoidable. This analysis
helps ensure that decision makers are aware of impacts
to the natural and human environments, and that
they consider opportunities to mitigate impacts. The
process also provides opportunities for interested
agencies, tribes and citizens to comment on proposals
and to be involved in their consideration.
A single EIS was prepared to satisfy NEPA and SEPA
requirements. The City of Bremerton, designated as the
Responsible Entity (RE) for NEPA compliance, served
as the NEPA lead agency. Compliance with NEPA was
required because the project involved federal action, by
the Department of Housing and Urban Development
(HUD), to use federal funds in redeveloping the site.
The Bremerton Housing Authority acted as the lead
agency for SEPA compliance. Scoping occurred in
June 2006. A Draft SEPA/NEPA EIS was published in
March 2007. Public meetings on the Draft EIS were
held in April 2007. A Final EIS, responding to public
and agency comment, was published in May 2007. Ail
meetings were advertised consistent with state and
federal requirements. Notices of the publication of EIS
documents were similarly published consistent with
SEPA and NEPA requirements. An Environmental
Review Record (ERR) was prepared to comply with
NEPA and is on file with the City of Bremerton. An
addendum to the EIS was prepared in 2008 to address
changes to the Sub-Area Plan.
BAY VISTA
E. BAY VISTA ARCHITECTURAL
REVIEW COMMITTEE
All new development proposals will adhere to the
development review, permitting and design approval
processes of the City of Bremerton and the Bay Vista
Architectural Review Committee (ARC). ARC planning
and design standards are identified in the Sub-Area
Plan. Covenants, Conditions & Restrictions (CC&R's)
will also apply to all property on the site that is sold for
redevelopment, to help ensure that all proposals meet
relevant requirements.
The Bremerton Housing Authority has contracted
with a development consultant who is responsible for
all development within the boundaries of the project
site. The development consultant will assemble an
ARC responsible for the review and approval of all
permit applications prior to their submittal to the City
of Bremerton. Upon approval the ARC will issue a
certificate that will be required to be included with the
submittal to the City. Permit applications will not be
accepted by the City without the approval of the ARC.
The City will maintain its primary authority to review
and approve plans for consistency with zoning and
development standards, and building requirements, as
required by law. In particular, the Architectural Review
Committee will ensure that proposed development
is consistent with the intent and specifics of adopted
design standards, and with any adopted CC&R's
adopted for the Bay Vista site.
February 11,2009 . Planning Commission Recommended Draft
III - BAY VISTA SUB-AREA PLAN
A. EXISTING SITE CONDITIONS
OVERVIEW
The existing 83-acre Westpark site is characterized
by steep slopes, with site grades varying between
60 feet and 180 feet in elevation. There are stands
of large coniferous trees and dispersed ornamental
deciduous trees, which will be preserved where feasible.
The existing housing units are small, antiquated,
and scattered throughout the site with very little
connection to the streets, the community or each other.
The network of roads provides little connectivity to the
larger community, which fosters a sense of isolation
from the adjacent neighborhoods and contributes to
the impression of West park as an island of poverty
within the City of Bremerton.
DRAINAGE
Stormwater within the site is conveyed by overland flow
and through a rudimentary system of open ditches and
enclosed drainage pipes. Outside of the project area,
stormwater is conveyed away from the site in open
ditches and enclosed drainage systems. Stormwater
from the on-site area combines with stormwater from
off-site areas in the conveyance systems outside of the
project area. There are no known sources of off-site
stormwater that is routed through the existing drainage
system.
There are no known existing water quality treatment
facilities within the Bay Vista site. Stormwater
treatment for the redeveloped conditions on the
overall site will be provided in accordance with Title
15.04.042 of the City's municipal code. Water quality
treatment and flow control facilities will be designed in
accordance with the City of Bremerton Public Works
and Utilities Standards, using Department of Ecology
(Ecology) hydrologic simulation software to calculate
flow rates and volumes
Currently, most of the site discharges through two
existing outfalls into Oyster Bay. Small portions
in the Southeast and Northwest corners of the site
discharge to existing Washington State Department
of Transportation storm drainage systems ultimately
flowing to the Sinclair Inlet and Ostrich Bay Creek.
Low Impact Development (LID) techniques, including,
but not limited to, pervious pavement, rain gardens,
bioswales, and roof drain dispersion will be utilized to
the greatest extent feasible to treat stormwater and help
control flows from the site.
TRANSPORTATION
Regional transportation facilities bounding the Bay
Vista site include SR 3, Kitsap Way and Oyster Bay
Avenue. SR 3 is a four-lane, north-south freeway serving
Central Kitsap County. Kitsap Way is a five-to-seven
lane, limited access, principal arterial that connects West
Bremerton to Central Kitsap County (via SR 3). SR 3
and Kitsap Way intersect just northwest of the Bay Vista
site. Access to the site is provided by Oyster Bay Avenue,
Sinclair Drive, Arsenal Way and Sand Dollar Drive.
Kitsap Transit provides public transit service to the
City of Bremerton. Routes No. 24 and 26 serve the Bay
Vista site, with stops along Kitsap Way (Route 24), at
the Firs Apartments on Oyster Bay Avenue (Route 26)
and within the Bay Vista site. Service on both routes
has one-hour headways.
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and painted
crosswalks with pedestrian call buttons. The City
of Bremerton has recently upgraded or added new
accessible ramps at various intersections along Kitsap
Way. A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes raised
sidewalks on one side of the street.
Two intersections of Kitsap Way - at Oyster Bay Avenue
and Pershing Avenue - have relatively high accident
rates (based on the last three-year average)
Existing levels of service at major intersections meet
City of Bremerton standards. Those experiencing the
highest delays are Kitsap Way at Marine Drive, and
Kitsap Way at the SR 3 southbound ramps.
BAY VISTA
1 - Relief Map
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CRITICAL AREAS
SUMMARY OF OPPORTUNITIES AND
CONSTRAINTS
The Bay Vista site does not contain wetlands or streams,
based on preliminary analysis. These resources are
presently adjacent to the site, however, and on-site
activities (e.g., stormwater runoff) will need to be
managed to protect off-site water quality and habitat.
The site's trees and vegetation provide a valuable
environmental and visual amenity, but do not provide
habitat for designated threatened, endangered or
sensitive species. Critical aquifer recharge areas are
not present. Some steep slopes do occur and will be
addressed through site planning consistent with City
requirements.
Based on natural features, site location and expressed
public and private planning objectives, the Bay
Vista site possesses significant opportunities for
redevelopment. There are also a number of constraints
that will be addressed through the sub-area planning
and master planning processes.
7 The site's topography is varied and dramatic.
Three high points within the site will most likely
create beautiful views towards Oyster Bay.
7 Bay Vista is bounded by State Road 3 and Kitsap
Way. These two primary roads carry high volumes
of traffic, which creates a perceptible level of noise
within the site.
Figure 2 - Opportunities and Constraints Diagram
BAY VISTA
7 A five-minute walking distance (quarter-mile
radius) is often used as a benchmark for planning
traditional neighborhoods. Most of the site, and
portions of the planned Oyster Bay Neighborhood
Center commercial area (along Kitsap Way), are
within convenient walking distance and are
accessible from the surrounding community. Bay
Vista residents will provide economic support for
on -site and off-site services.
B. SUB-AREA PLAN VISION, GOALS
AND OBJECTIVES
The vision of the Bay Vista Sub-Area Plan is to provide
a modern, mixed-use, mixed-income, pedestrian-
friendly and amenity-rich neighborhood for residents,
neighbors and visitors. Redevelopment will create a
particular kind of place, one that provides space for the
community to gather and interact. Streets, plazas and
other public spaces will all be designed with the care
and attention to detail required to make them function
as outdoor public "living rooms" of the new Bay Vista.
7 The site is not significantly constrained by critical
areas (e.g., wetlands, streams, fish and wildlife
habitat, aquifer recharge areas). It does contain
some steep slope areas that will need to be
stabilized and carefully engineered.
The pedestrian-oriented design is reflected in a
clearly defined "main street", small-scaled blocks,
and pedestrian-scale buildings that front directly on
landscaped streets. Water features or public art parks,
and stands of significant trees also contribute to this
definition. The Sub-Area Plan's overall goals and
objectives include the following:
7 Mature landscaping and significant trees are
present on the site. These features are valuable
amenities and provide opportunities for
integration into a system of parks and open space.
The site contains a concentration of low-income
housing. The Sub-Area Plan will replace a portion
of low-income housing on-site, and will disperse
some low-income to other areas of Bremerton and
Kitsap County
,1. Promote a Mixed-use, Mixed-income
Neighborhood
Promote a livable, walkable community through
traditional neighborhood-making principles
7 Some important neighborhood services (e.g.,
police, fire, and a community center) are present
on-site or in the immediate vicinity.
Provide a varied set of housing and lot types to
promote a mixed-income neighborhood
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February 11,2009 . Planning Commission Recommended Draft
7 Encourage development of new neighborhood
retail along Arsenal Way and at the intersection of
Kitsap Way and Oyster Bay Avenue
4. Enhance the civic realm and create more
useable public open spaces.
7 Provide an enhanced area around the community
center and existing outdoor amenities
Connect to and re-use existing infrastructure
where appropriate
Create smaller pocket parks throughout the
neighborhood to promote walkability and security
2. Create a Pedestrian-oriented Environment
7 Conceal retail parking in the middle of blocks to
enhance the public realm for pedestrians along the
street
Improve and create parks and civic spaces
5. Promote economic development through
provision of commercial activities and services.
7 Place residential garages off of alleys and
encourage front porches to create pedestrian-
oriented residential streets
Develop a Village Center that will provide local
jobs, help finance redevelopment of the site, and
generate revenue to the City.
7 Improve pedestrian and bicycle connections
within and outside of the Bay Vista site
7 Provide a full range of services to meet the
everyday needs of local residents.
7 Encourage the use of public transit
7 Integrate on-site retail and commercial services
and residential uses in a conveniently located,
accessible, and well-designed center.
7 Provide and enhance bike trails through existing
wooded and landscaped areas
3. Maintain and enhance existing view landscape
and corridors
6. Integrate low impact development approaches
into the site master plan where possible and
practical.
Take advantage of views north to Oyster Bay
Maintain and enhance trees and landscape along
the south side of Kitsap Way and through the
center of the site
Reduce street widths where appropriate to help
reduce impervious surfaces
7 Maintain and integrate open space into the site
plan
7 Develop public neighborhood parks and greens
adjacent to existing landscape features and views
Investigate stormwater design that uses bioswales
and infiltrates stormwater where appropriate
Use pervious asphalt where soil conditions permit
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BAY VISTA
OPEN SPACE GOALS
7 Create parks that enhance the community and
encourage and support social interaction.
7 Create open spaces easily accessible to residents.
Create parks that appeal to a wide range of age
groups. A diversity of park types should be
established to offer a diversity of passive and
active uses.
7 Use the 'eyes-on-the-park' to create safe active
environments. Lighting, layout and visibility are
key factors in the design of active parks.
Provide trash and recycling bins for the parks that meet
the needs of the users.
7 Use resilient materials that reduce maintenance
costs.
7 Increase community participation through direct
access for residents from their homes to adjacent
parks.
7 Create public viewing areas.
7 Provide for an urban trail through the natural area
and along Kitsap Way.
7 Provide for wildlife through preservation and
enhancement of the natural area.
Bay Vista's landscape will also serve to enhance the
site's architecture and relate to the local environment.
The topography of the site allows for varied
relationships of architecture and landscape, which will
help distinguish sub-neighborhoods from each other.
Open and accessible outdoor spaces and convenient
seating will encourage human interaction and create a
safe and visible environment for children. Pedestrian
scale lighting will enhance the streetscape, alleys and
parks. Narrower streets will calm traffic and protect
pedestrians.
C. SUB-AREA PLAN ELEMENTS
The Bay Vista Sub-Area Plan addresses the following
elements:
1. Land Use, including the master site plan map
and identification of major land uses.
2. Housing, including the expected number of for-
sale, rental, market-rate and low-income units;
and planned densities.
3 Open Space, landscaping and amenities.
4. Roads and Infrastructure, including vehicular
and non-vehicular circulation systems, storm
water management, and site utilities.
The proposed Master Plan for Bay Vista is illustrated in
Figure 3.
Bay Vista will be a mixed-use, mixed-income
community drawing on the best of traditional
neighborhood design and the rich history of
Bremerton, while employing modern amenities and
taking advantage of the topography, landscape and
views. The intent is to build a warm community, where
neighbors interact and walk on beautiful tree-lined
residential streets, and where pedestrian circulation
is emphasized. The areas of the site where retail is
proposed will be designed to be lively and energized.
The Land Use Plan is loosely based upon a grid of
interconnected streets that provide multiple routes
to any destination. This configuration allows easy
pedestrian and vehicular circulation throughout the
neighborhood by spreading out traffic loads. Sidewalks,
street trees, and appropriately scaled street lights and
furniture will provide richly detailed streetscapes.
A unique sense of place will be created through the
arrangement of vibrant public spaces, a clear hierarchy
of pedestrian-friendly streets, a balanced program of
residences, retail services, offices, community buildings
and spaces, as well as an architecture that responds
to the northwest vernacular. Buildings that line public
spaces will enclose and frame the public realm, and
connect to one another at the scale of the pedestrian.
February 11,2009 . Planning Commission Recommended Draft
Figure 3 - Illustrative Plan
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BAY VISTA
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February 11,2009 . Planning Commission Recommended Draft
Figure 5 - Landscape Plan
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JJ II
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LEGEND
.' Screening / Buffer
o
Existing Landscape
to be Retained &
Supplemented
Slope Planting
Areas
D
D
Retail Street Tree
Planting & Hardscape
-
Bioswale
_ Existing Building
BAY VISTA
Foremost, Bay Vista will be a residential community,
offering numerous types, styles and sizes of residential
units types, at varying densities, to meet the
community's housing needs and to accommodate
a spectrum of income groups. The heart and center
of the community will be the Bay Vista Preserve, a
large open space that will provide opportunities for
active recreation and passive enjoyment of significant
vegetation. Residential neighborhoods will line the
park. Smaller parks and open spaces will be located
throughout Bay Vista's neighborhoods and plazas, and
more "urban" spaces will be co-located.
arterials. All of the site's activities, however, will be
within a convenient walk or bike ride via Bay Vista's
system of paths and trails.
1. LAND USE
The general arrangement and location of land uses in
Bay Vista are shown in Figure 3 and Figure 4. Figure
3 is the Bay Vista Master Plan. Figure 4 indicates the
planned, general locations of proposed land uses.
Block-level graphics are used in the Sub-Area Plan and
Development Standards where useful to help tailor
applicable requirements to the site's topography and
design concept.
Different land uses will be arranged compatibly in
distinct neighborhoods, and in mixed-use buildings
(e.g., residential with ground floor retail or office),
some of which will have plazas and other urban open
spaces. The site's more intensive land uses including
larger high density residential buildings, and a retail!
commercial village - will be located along the site's
outer edges, closer to (but buffered from) major
Mix of Land Uses
The planned mix of land uses will create a vibrant,
attractive and functional community.
Residential uses including single-family attached and
detached in a variety of designs, and multi-family
Table 1 - Bay Vista Land Use
Land Use Zone Acres Units/Square Feet (Gross)
Residential 875 du's
- Single Family (1) 30.6 649 du's
- Multi-Family (2) 8.0 358 du's (5)
Retail/Commercial
- Village Center 8.0 (3) Approx. 183,000 S.f'(4)
- Mixed-Use Buildings Approx. 10,000 s.f.
- Office Building 0.9 18,000 sJ.
Community Facility 0.5 4,000 sJ.
Open Space & Parks 15.0 Parks, open space and the Preserve
Sidewalk, pedestrian streets and trails 30,000
Streets/I nfrastructure 20.0
TOTAL ACREAGE 83.0
Notes:
1. Single-family includes attached townhouses, duplexes and cottages, and detached units.
2. Some multi-family units will be in mixed-use buildings (e.g., with retail or commercial uses).
3. Exclusive of R.O.W. Includes the site of existing fire station which would relocate to a site on Oyster Bay
Avenue.
4. Proposed mix is 183,000 s.f. retail/commercial, 34 dwelling units (included in 875 total), plus structured parking
(183,000 s.f.)
5.60 existing units in The Firs /72 existing units in Bay Vista Commons (3.2 acres).
February 11,2009 . Planning Commission Recommended Draft
will predominate. Retail and service uses will also
be provided to meet the everyday needs of residents;
these activities will support the more diverse, larger
scale commercial activities occurring along Kitsap Way,
in the designated Oyster Bay Neighborhood Center.
Retail/commercial and residential will occur in mixed-
use buildings. More intensive and larger-scale land uses
(retail, commercial, and larger multi-family buildings)
will generally be located closer to the site's boundaries,
transitioning to residential and open space uses in
more central portions of the site.
Average net density will be used as a target to monitor
the achievement of urban densities for the sub-area as
a whole. Individual projects must be within the range
that is specified for the type of residential unit in the
Sub-Area Plan's development standards. Variations in
density are anticipated throughout the site, subject to
the limits in the development standards.
2. HOUSING
Housing Program
Density
Bay Vista will include a mix of for-sale and rental units,
and market-rate and public/low-income units. The
planned number of units by type is shown in Table 2.
The total number of housing units developed will be
approximately 875 units.
Bay Vista is planned as an urban community with urban
densities. The density of residential development will
range from 12 dwelling units per acre (for detached
single-family) to 65 dwelling units per acre (for the most
intensive multi-family), varying with the type of unit.
Gross density will be 10.5 dwelling units per acre, and
average net density will be 15 dwelling units per acre.
Low-income units will be developed to replace a portion
of the existing units at Bay Vista that will be demolished
as part of redevelopment and will include a mix of
rental duplexes, tri-plexes, four-plexes, townhouses and
Table 2 - Bay Vista Housing Units
Land Use Zone # Units
Low-Density Residential (1) 123
Medium-Density Residential (2) 450
Mixed-Use 1 (3) 233
Mixed-Use 2 (4) 35
Village Commercial (3) 34
Total Units 875
.
Public Housing Units (5) 190
(1) Single-family attached/detached, duplexes
(2) Manor Houses, townhouses, duplexes, triplexes, fourplexes, cluster cottages
(3) Multi-family apartments
(4) Live / work units
(5) Public housing units are included in the number of "Total Units."
BAY VISTA
apartments. A total of 190 replacement low-income
units are proposed on-site. All other existing low-income
units will be replaced off-site, at various locations in
Bremerton and Kitsap County; there will be no net loss
oflow-income units as a result of redevelopment. The
BHA has developed a detailed plan for replacement
housing. All existing residents in good standing will be
eligible for new units, either on-site or off-site.
Dispersing public housing will accomplish a number
of goals, including the revitalization of dilapidated
housing and distressed communities, creation of diverse
neighborhoods, and the promotion of housing choice.
Housing Relocation Plan
The BHA has developed a housing relocation plan to
stage and coordinate tenant relocation, demolition and
construction. It includes providing information and
counseling to tenants to help explain plans, timing and
available choices. In accordance with federal law, the
BHA is also offering a package of relocation options.
These include relocation to other BHA-owned projects,
and tenant-based vouchers.
3. OPEN SPACE AND PARKS
Approximately 15 acres of the Bay Vista site will be
devoted to various types of parks and open space.
As shown on Figure 5, open space and parks will be
distributed across the site. Together, they express Bay
Vista's environmental sensitivity, its desire to enrich
the health of the community and the individual,
and to establish the character of the neighborhood.
Landscaping and preservation efforts also offer
opportunities for education. School and conservation
programs, community work parties and stewardship
opportunities will involve residents in preservation
and enhancement of their natural environment. Native
wildlife will also provide a vital connection with the
environment.
The Bay Vista Preserve is an approximately 8 acre
natural open space that will be preserved in a natural
condition. The BHA will conduct a tree survey to
identify all significant trees. A Preserve Management
Plan will be prepared to address vegetation
management, selective thinning to remove unhealthy
trees, removal of invasive species, and a planting plan.
Low impact trails and limited improvements will also
be considered. A community-based committee will be
appointed to oversee ongoing management activities.
The BHA will also explore possible conveyance of the
Preserve to a land trust, preservation organization or
similar entity to manage the Preserve in perpetuity.
4. ROADS AND INFRASTRUCTURE
Roads & Pedestrian Circulation
Bay Vista's thoroughfare system - streets, sidewalks and
pedestrian paths, shown in Figure 5, is a fundamental
element in site design, and will connect areas of the
community to each other and to the surrounding
neighborhood. The street design promotes pedestrian
circulation, while maintaining automobile access
for residents and visitors. The street layout provides
multiple paths to each home and business, and reduces
congestion by distributing traffic across the site.
The design and dimensions of major types of streets
are addressed in Section IV of the plan, "Zoning &
Development Standards." In general, streets utilize
narrower widths to reduce impervious area and to
slow vehicle speed. Alleys are used for access to private
parking for automobiles to preserve the desired
pedestrian-orientation of the streets cape and front
fa'rades of residential structures. Basic streets types
include the following:
Neighborhood Streets - One-lane or two-lane roads
(varying among neighborhoods) with on-street parallel
parking. Sidewalks of varying width are provided on
both sides of the street. These streets are lined with
trees and include landscaping between the street and
the sidewalk.
Bay Vista Boulevard - Provides access to the regional
transportation system, is designed as a wider, tree-lined
street with two traffic lanes, on-street parking and
sidewalks on both sides.
Alleys - Provides access to garages for parking and
for deliveries and services for Single- Family Attached,
Single-family Detached, and other unit types as
indicated on the Thoroughfare Plan (Figure D-1).
Pedestrian Paths and "Green Streets" - These are
separate from vehicle traffic and provide pedestrian-
only between Bay Vista streets, connections between
February 11, 2009 . Planning Commission Recommended Draft
Bay Vista neighborhoods, parks and open spaces, retail
activities and services. These paths will also connect to
the off-site regional trail system.
Infrastructure
Bay Vista will be redeveloped with all new utilities and
infrastructure, including sewer and water systems and
stormwater management. Stormwater systems will
include water quality treatment, which is not currently
provided on the site. Low Impact Development (LID)
approaches for stormwater management, including
the use of pervious pavement in some street sections
are being pursued in preliminary engineering and
design. If feasible economically and geotechnically, this
approach could increase infiltration of stormwater,
recharge of groundwater, and could potentially reduce
runoff below existing levels. Upgrading of the existing
Oyster Bay outfall may not be necessary, in this case, to
accommodate flows from Bay Vista.
D. FUTURE CHANGES TO
THE SUB AREA PLAN
The Bay Vista Master Plan and Sub-Area Plan are
evolving documents and will change incrementally
over time in response to changing regional economic
conditions, and to ongoing planning, design,
environmental review, public involvement and local
decision-making. A degree of flexibility is inherent
in large-scale, phased master plans; this flexibility is
desirable to provide the ability to respond to changes in
demographic, economic and market patterns over time.
The initial Sub-Area Plan map, adopted in 2007,
reflected the conceptual master plan for the site at
that time and stage of planning. Some proposed
land use designations allowed flexibility in uses, and
contemplated that changes could be proposed in
the future. For example, it was recognized that Bay
Vista's on-site population and financial requirements
could support and/or require additional compatible
retail development on the Bay Vista site. Additional
retail development was incorporated in the revised
Master Plan and Sub-Area Plan. Any significant
changes to the conceptual land use map requires
thorough consideration through a public review
process, including review and action by the Planning
Commission and City Council to amend the
Comprehensive Plan. Appropriate environmental
analysis is also required. Any changes also need to
be consistent with the Sub-Area Plan's goals and
development standards. Such changes were proposed
in 2008 to modify the Sub-Area Plan's boundaries,
increase the number of residential units slightly, and
to increase the size and intensity of on-site commercial
uses.
BAY VISTA
February 11,2009 . Planning Commission Recommended Draft
IV - ZONING & DEVELOPMENT REGULATIONS
A. LAND USE ZONES
This section of the Sub-Area Plan contains the
zoning and development standards that will guide
the redevelopment of Bay Vista and will implement
the requirements of the site's zoning designation. The
standards address the following elements:
Land uses/zones, including density, height, setbacks,
building coverage and impervious surface coverage;
7 General development standards;
Building design;
7 Streets, sidewalks and driveways;
Parking;
Landscaping;
Parks and open space;
Signs.
The Bay Vista design standards, included in Section V,
will work in tandem with the development standards
to achieve the plan's vision and to assure high quality
development.
The current zoning classification for the Bay Vista
site is Master Development (MD) [Chapter 20.80
BMC]. The MD zone is applied to sites envisioned
for large-scale planned development. These proposals
must meet a public need and provide a community
benefit, such as redeveloping "blighted" areas or
providing affordable housing opportunities. Projects
may be proposed by public entities or public-private
partnerships, and should result in innovative
development.
Proposals in the MD zone are required to prepare a
Master Development Plan (MDP), which includes
standards for development of the site, including uses,
density, setbacks, lot coverage and heights. Other
required components of an MDP, which are addressed
in these regulations, include the following:
7 An open space plan that protects natural resources
and provides recreational opportunities;
7
Site edge design that is compatible with adjacent
uses and densities;
Streetscapes that include amenities, (street trees,
planting strips, benches, street lighting, etc.) and
other design features that make streets interactive,
walkable and enjoyable;
7
A general landscape plan, including preservation
of significant trees where possible;
7
Adequate off-street parking, which may modify
standard requirements if a parking study
demonstrates no impact on adjacent properties.
1. LAND USE & DIMENSIONAL STANDARDS
Land uses within Bay Vista and applicable dimensional
standards are identified in Table A-1, Density and
Dimensional Standards and Figure A-2, Land Use Map.
2. RESIDENTIAL
Intent: The intent of the residential (R) zone is to
accommodate a variety of housing types at varying
densities consistent with creation of a mixed-income,
mixed-use pedestrian-oriented community. Housing
types may include single-family attached and detached
in a variety of styles (duplexes, tri-plexes, four-plexes,
and townhomes), and apartments. Housing may also
occur in mixed use buildings. Densities may vary
within the residential zone and are indicated by use
of a the suffix Low Density, Medium Density or High
Density.
Residential standards shall be in accordance with the
standards of BMC 20.60 with the following additions
and/or revisions:
I. Permitted Uses and Density
a. Residential-Low Density
(i) Permitted uses and density:
(a) Single-family attached and detached units
with an allowed density per Table A-1, with
accessory parking.
(b) Parks, playgrounds and open space
BAY VISTA
Figure A-2 - Land Use Plan
LEGEND
D Low Density
Residential
D Med. Density
Residential
- High Density
Residential
~ Village Commercial
~ Commercial
D Mixed-Use 1
D Mixed-Use 2
- Open Space
~ Existing Building
r
February 11,2009 . Planning Commission Recommended Draft
(c) Worship and religious facilities less than 10,000
square feet subject to a traffic and parking
study and mitigation of impacts to ensure
adequate circulation and parking
(d) Day care facility of six or more persons
receiving care, subject to a parking study and a
mitigation of parking impacts.
( e) Accessory structures, including:
(1) Detached garages
(2) Accessory dwelling units associated with a
permitted structure
(3) Gazebos/cabanas
(4) Porches
(5) Storage structures
(f) Public schools and educational facilities
(ii) Prohibited uses:
(a) Group Residential Facilities
(b) Nursing/Convalescent Homes
( c) Manufactured Home Park.
(d) Worship and religious facilities greater than
10,000 square feet
( e) Golf Course
(f) Public utility facilities located above ground
(g) All other accessory structures, including
accessory structures, not expressly allowed
under permitted uses
b. Residential-Medium Density
(i) Permitted uses and density:
(a) Single-family attached units with allowed
density per Table A-1, with accessory parking
(b) Civic uses
(c) Community Facility
(d) Parks, playgrounds and open space
(e) Worship and religious facilities less than 10,000
square feet subject to a traffic and parking
study and mitigation of impacts to ensure
adequate circulation and parking
(f) Day care facility of six or more persons
receiving care, subject to a parking study and
mitigation of parking impacts
(g) Detached garages
(h) Porches
(i) Public schools and educational facilities
(ii) Prohibited uses:
(a) Group Residential Facilities
(b) Nursing/Convalescent Homes
(c) Manufactured Home Park
(d) Worship and religious facilities greater than
10,000 square feet
(e) Golf Course
(f) Public Utility Facilities located above ground
(g) All other structures not expressly allowed
under permitted uses
c. Residential-High Density
(i) Permitted uses and density:
(a) Apartment buildings, with an allowed density
per Table A-1, with accessory parking
(b) Parks and playgrounds
(c) Structured parking
(d) Civic uses
(e) Community Facilities
(f) Senior Housing Complex
(g) Worship and religious facilities less than 10,000
square feet, subject to a traffic and parking
study and mitigation of impacts to ensure
adequate circulation and parking
(h) Day care facility of six or more persons
receiving care, subject to a parking study and
mitigation of parking impacts
(i) Nursing/Convalescent Homes
(j) Public schools and educational facilities
(ii) Prohibited uses:
(a) Group Residential Facilities
(b) Manufactured Home Park
(c) Worship and religious facilities greater than
10,000 square feet
(d) Golf course
( e) All other structures, including accessory
structures, not expressly allowed under
permitted uses.
ii. Dimensional Standards: Standards for height,
setback, yards, building coverage and site
coverage shall be consistent with Table A-1.
iii. Public Space Requirements
The following public space requirements apply
only to high density residential development
within the R zones:
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
b. Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture, and
solar exposure.
iv. Development Standards:
a. Residential building density, height, yards/setbacks,
building coverage and site coverage, shall be consistent
with the standards in Table A-1.
BAY VISTA
b. Garages & Integral Garages:
(i) Except for lots not served at the rear by alleys,
garage doors of integral garages that are
incorporated into residential structures shall not
face the street. Where garage doors facing the
street are permitted, they shall be set back from
the front facade by at least 16 feet. Driveways
shall be a minimum length where any vehicle
parked in front of the garage shall not protrude
onto the sidewalk.
(ii) Integral garage units shall have a planting island
between every garage and shall be planted with a
tree, or tall growing shrub.
(iii) Only single-car individual garage doors are
allowed facing any street and only where the lot
is not served by an alley.
(iv) Maximum curb cut shall be 14 feet for a two-
car garage and 10 feet for a one-car garage.
Driveways serving two-car garages shall taper to
the narrower curb cut.
c. Landscaping: Landscaping shall meet the requirements
of Subsection G of these regulations.
d. Building Orientation and Design Elements:
(i) High-density residential: When located at block
corners, buildings shall have two primary facades
(composed of the same materials) that are
oriented to the two streets.
v. Fire Protection Systems:
Due to the road widths proposed in this plan, all
residential units shall be protected by a fire-sprinkler
system.
vi. Lot Standards
a. Low density residential: minimum lot width shall be 30
feet.
b. Medium density residential: minimum lot width shall
be 16 feet.
3. MIXED USE
Intent: The intent of the Mixed-Use zone is to
further the goal of creating a traditional, mixed-use
pedestrian-oriented community by allowing a
complementary mix of residential and non-residential
uses to locate within the same building.
Two mixed-use districts, MU-l and MU-2, are
designated on the land use map. The desired mix and
density of uses within each district is described below.
Mixed-Use standards shall be in accordance with the
standards of BMC 20.60 with the following additions
and/or revisions:
i. Permitted Uses and Density
a. Mixed-Use 1 (MU-l)
(i) Permitted Uses and Density: High-density
residential, at the densities indicated in Table A-1,
with ground-floor commercial uses allowed.
(ii) Permitted commercial uses:
(a) Finance, insurance and real estate
(b) Personal service
( c) General office and business service
(d) Public administration
(e) Restaurant
(f) Day care
(g) Physical fitness and health club
(h) Educational facilities
(i) Worship facilities
(j) General retail
(k) Entertainment use
(1) Museum and gallery
(m) Cleaners
(iii) Prohibited commercial uses:
(a) Banking
(b) Medical and dental
(c) Drive-through facilities
(d) Hotel/motel
(e) Grocery stores
(f) Drug store or pharmacy
(g) Prohibited uses listed in the Village
Commercial Zone
(h) Single-use residential structures
b. Mixed-Use 2 (MU-2)
(i) Permitted Uses and Density: Medium-density
residential live/work units at the densities
indicated in Table A-1, with small ground-floor
commercial uses allowed integrated with each
unit.
(ii) Permitted commercial uses, as indicated in Table
A-1:
(a) Finance, insurance and real estate
(b) Personal service
( c) General office and business service
(d) Public administration
( e) General retail
(f) Entertainment use
(g) Museum and gallery
(h) Cleaners
February 11, 2009 . Planning Commission Recommended Draft
(iii) Prohibited commercial uses:
(a) Banking
(b) Medical and dental
(c) Restaurant
(d) Drive-through facilities
(e) Hotel/motel
(f) Day care
(g) Physical fitness and health club
(h) Grocery stores
(i) Drug store or pharmacy
(j) Educational facilities
(k) Worship facilities
(I) Prohibited uses listed in the Village
Commercial Zone
(m) Single-use residential structures
ii. Dimensional Standards:
Standards for density, height, setback, yards, building
coverage and site coverage shall be consistent with
Table A-1.
iii. Public Space Requirements
The following public space requirements apply within
the MU zones:
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture.
iv. Development Standards
Mixed-use building standards for density, height, yards/
setbacks, building coverage and site coverage, are
indicated in Table A-1.
a. Building Orientation and Design Elements:
(i) When located at block corners, buildings shall
have two primary facades that are oriented to the
two streets.
(ii) Live-Work first floors in the MU-2 Zone shall
have a minimum 12 foot floor-to ceiling height
on the first floor for the first 20 feet of depth.
b. Fire Protection Systems: Due to the road widths
proposed in this plan, all mixed-use units shall be
protected by a fire- sprinkler system, whether required
by building code or not.
c. Lot Standards: Minimum lot width for MU-2 is 22 feet.
4. VILLAGE COMMERCIAL
Intent: Promote attractive, unified, and viable
commercial businesses that serve the needs of the
community and provide jobs. Emphasize pedestrian
activity, safety and security while still providing
adequate auto and truck access.
i. Permitted Uses:
The following uses are permitted:
a. Finance, insurance and real estate
b. Banking
c. Medical and dental
d. Personal service
e. Restaurant
f. Drive-through facilities
g. Hotel / motel
h. General office and business service
i. Public administration
J. Community facility
k. General retail
I. Residential uses in mixed-use buildings
m. Day care
n. Entertainment use
o. Museum and gallery
p. Physical fitness and health club
q. Grocery stores
r. Fully concealed, building mounted wire-less
telecommunication facilities
s. Structured parking integreated with and
accessory to other allowed uses at or below grade
t. Drug store or pharmacy
u. Drinking establishment
v. Cleaners
w. Educational Facilities
x. Worship facilities
ii. Prohibited Uses:
The following uses are prohibited:
a. Adult entertainment
b. Stand alone or tower mounted wireless
telecommunication facilities
c. Automobile sales, service repair or car wash
d. Work release facilities
e. Storage facilities; self storage, mini-storage
f. Light and heavy industrial/manufacturing uses
g. Commercial parking not serving a permitted use
h. Pawn Shops
i. Gas station
j. Group residential
k. Foster home
BAY VISTA
Table A-1 - Density and Dimensional Standards
Land UselZone Density Maximum Front Yard Side Rear Yards: MaXimum Maximum Site
(Net dwelling Height (5,6) (Building Yards d.u. or Building Coverage (8)
units (d.u.) per Setback) (1,2) (ft) (2,3,9) commercial Coverage (7)
acre) MiniMax (ft) space I garage
(ft) (3,4)
RESIDENTIAL
Low Density Up to 25 d.u.lacre 30 feet 10/15 5 5/2 60-85% 75-90%
Medium Density Up to 38 30 feet 10/15(10) 3 512 85% 90%
d.u.lacre
High Density Up to 65 40 feet 5/15 3 5/2 90% 95%
d.u.lacre
MIXED USE
MU-1 Up to 65 65 feet 0/15 0 5/2 90% 100%
d.u.lacre; + up to
7,500 SF of non-
residential use
permitted on the
ground floor
facing public
street
MU-2 LivelWork: 45 feet 0/5 0 5/2 90% 95%
Up to 25
d.u.lacre; + up to
500 SF of non-
residential use
permitted on the
ground floor of
each individual
d.u. facing public
street
VILLAGE COMMERCIAL N/A 65 feet 0/10 0 0 90% 95%
COMMERCIAL N/A 45 feet 0/10 (10) 5 5 90% 95%
(1) Front yard setbacks are subject to the frontage occupancy requirements of subsection B. General Development Standards.
(2) Corner lots shall have two (2) front yards and only one (1) side yard.
(3) Side and rear yard setbacks are subject to additional requirements contained in subsection B. General Development Standards.
(4) Where garage is attached or integral to a dwelling unit, and there is no rear yard, the minimum rear yard setback shall be five (5) feet for
dwelling space, and two (2) feet for garage. Across an alley the distance between facing garages shall be 24 feet minimum. A deck may
encroach within the rear-yard setback area to within three (3) feet of the property line.
(5) Cottage lots fronting on internal off-street courtyards shall have a height limit of 25 feet.
(6) Lots fronting on public parks or squares shall also have a minimum height that equals the maximum less 10 feet.
(7) Includes all area covered by structures and roofs, except roof overhangs of 2 feet or less.
(8) Includes area covered by structures and roofs, as defined above, and all impervious site materials.
(9) Side yard may be reduced to zero (0) feet where dwelling units or structures are attached.
(10) Additional front yard setback as required by utility provider along Oyster Bay Avenue.
February 11,2009 . Planning Commission Recommended Draft
I. Transitional housing
m. Drive-through food or beverage
n. Laundry facilities
o. Free-standing structured parking
p. Veterinary clinic
q. Car wash
iii. Dimensional Standards
a. Standards for setback, yards, building coverage and
site coverage are indicated in Table A-1, Density &
Dimensional Standards.
iv. Public Space Requirements
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
b. Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture.
c. Delineate pedestrian areas through the use of different
paving materials, scored paving surfaces, built-in
planters, landscape areas and freestanding site furniture.
v. Development Standards
Site development shall be in accordance with the
standards of BMC 20.66.060 with the following
additions and revisions:
a. Buildings shall be arranged to facilitate integration and
use of plazas, courtyards, greens, and other pedestrian
use areas.
b. Sites shall be designed to create an identifiable
pedestrian urban character. Methods to achieve this
concept include:
(i) Orienting buildings to front on streets and/or
plaza areas, and placing parking at the rear, sides,
or under structures
(ii) Providing well-defined pedestrian walkways or
circulation from parking areas, public sidewalks,
and building/shop entrances throughout the site.
(iii) Designing surface parking areas to avoid long
rows of uninterrupted parking.
(iv) Where possible, sites shall be designed to provide
vehicle and pedestrian connections to adjacent
sites and activity areas.
c. Outdoor lighting standards
The following standards apply to all uses and
development within this zone:
(i) Except for intermittent security lighting on
motion detectors, all lights more than seven feet
above the ground shall be directed downward
and have high cut-off light angles.
(ii) Large areas may be lit with a number of low-
intensity sources close to the area requiring
illumination. Illumination of a large area with a
remote single source of light shall be prohibited.
(iii) Lighting shall not be cast beyond the premises
and shall be limited to illumination of surfaces
intended for pedestrians or vehicles. Illumination
of landscaped areas shall be avoided unless the
landscaped area is immediately adjacent to the
building.
(iv) Pole lights shall be no taller than 20 feet above
a 36-inch base in parking lots, traffic areas, or
pedestrian areas.
d. Site furnishings:
Incorporate outdoor furniture, fixtures, and streetscape
elements into the site design that enhance and
complement the commercial functions of the site.
Miscellaneous structures and street furniture should
be designed to be part of the architectural design and
landscape. The following requirements will assure
consistency in site furnishing design and are applicable
to all non-residential uses. The following standards
shall apply:
(i ) Utilize lighting, free- standing signs, trellises,
arbors, raised planters, benches and other forms
of seating, trash receptacles, bus stops, phone
booths, fencing, or other outdoor furniture or
streetscape fixtures in the site design to create
and define public spaces.
(ii) Locate site furnishings to maximize visual
surveillance of the area by residents, pedestrians
and passing vehicles to minimize covert activities
in the space and lessen risks to public safety.
(iii) Site furnishings should be a commercial-grade
designed for heavy public use.
vi. Building Orientation and Design Elements
a. Blank walls shall not face streets.
b. For surface development buildings shall generally
follow the alignment of the streets they front.
vii. Architectural Building Elements and Character
Design Intent: To create a collection of buildings that
presents a unified character while allowing for the
individual architectural expression of each building.
The design character of an individual building should
BAY VISTA
be compatible (share similar features such as color,
scale, massing, width, setback and height and use) with
its commercial neighbors on either side and across the
street or plaza.
a. Building Scale: Design Intent
(i) To provide a consistent architectural scale
throughout, which is appropriate to a pedestrian
environment.
(ii) To create a concentration of buildings near the
plaza and along the street.
(Hi) To achieve an inviting and interesting set of
buildings with distinctive character.
(iv) To ensure that the buildings present a varied
response to streets and public spaces.
(v) To create strongly identifiable elements and
civic gathering places that encourages a sense of
community and a sense of place.
(vi) To encourage use of good quality materials with
low maintenance life-cycle cost.
b. Building Modulation and Articulation
(i) Building street fayades or walls facing pedestrian
plazas should be modulated to break down
the scale and have the varied look of multiple
buildings.
(ii) Building masses and edges along the street or
facing pedestrian plazas shall be articulated with
windows, entryways and vertical and horizontal
elements that provide interest.
(iii) Modulation and articulation may be
accomplished in a number of ways, including:
(a) The stepping back or projection of a portion of
the facade.
(b) Include significant building elements, such
as balconies, bay windows, porches, stoops,
pergolas, arcades, canopies or other pedestrian
weather-protection elements, towers, turrets,
entry areas, etc.
(c) Building focal points, which include distinctive
entry features, etc.
(d) Articulation of the roofline and/or
manipulating roof forms using gable-ends or
dormers.
(e) Changing materials and/or colors.
c. Articulate aspects of building function and design
through treatment of windows, doors, enhanced
entryways, corners with special trim, molding or
glazing; decorative building materials, such as tile and
metal work; balconies at upper stories; multiple-paned
windows; decorative railings, grillwork or landscape
guards; landscape trellises; or decorative light fixtures.
viii. Building Roof
a. Flat roofs and sloped roofs are allowed. If flat roofs
are used, cornices or projections are encouraged
to delineate roof edges and help with building
modulation.
b. Roof mounted mechanical equipment (HVAC) shall be
screened from view with structural elements or screens
constructed of materials and details compatible with
those used in the building.
ix. Architectural Building Materials
Intent: To enhance the quality of both individual
buildings and the commercial center streetscape as
a whole. To encourage the use of traditional forms,
details, and good quality low maintenance materials
with low life cycle costs.
a. The materials of building elements such as roofs
(where exposed to view), exterior walls, trim, and other
miscellaneous elements, should be durable yet should
also possess an enduring commercial character.
b. The use of materials which provide textural interest is
encouraged for both roofs and walls (precast concrete,
masonry, brick, ornamental steel, metal panels, wood
or cementitious siding).
x. Service Areas
Intent: To screen service and utility elements from
view while providing efficient service areas.
a. Building service elements and utility equipment shall
be contained within the building envelope to the extent
practical so as not to physically encroach on or visually
impact public pedestrian areas.
b. All on-site service areas, loading zones, waste storage,
recycling collection, disposal facilities, transformer and
utility vaults and similar activities shall be located in an
area not visible from a public street or open space. If
this is not possible, then the service area, loading zone,
or storage area must be screened from public view.
Acceptable screening includes:
(i) Materials matching or compatible with the
adjacent building wall.
(ii) An opaque landscape hedge or other screening
device as approved by the City. Chain link
fencing with/without slats is not permitted.
(iii) Service/utility areas or enclosures shall not be
located in or be visible from the public plaza or
February 11,2009 . Planning Commission Recommended Draft
courts.
5. COMMERCIAL
Intent: Promote attractive, unified, and viable
commercial businesses that provide services to the
broader community as well as jobs for residents.
Emphasize pedestrian activity accessibility, safety and
security while still providing adequate auto and truck
access.
i. Permitted Uses & Density:
The following uses are permitted:
a. Finance, insurance and real estate
b. Banking
c. Medical and dental clinics and offices
d. General office and business service
e. Public administration
f. Physical fitness and health club
g. Fully screened, building mounted wireless
telecommunication facilities.
h. Structured parking integral and accessory to other
allowed uses at or below grade
i. Drug store or pharmacy (associated with medical use)
}. Education: including higher education/satellite campus,
distant learning center, or vocational school.
ii. Prohibited Uses:
The following uses are prohibited:
a. Adult entertainment
b. Stand alone or tower mounted wireless
telecommunication facilities
c. Automobile sales, service repair or car wash
d. Work release facilities
e. Storage facilities, self-storage, mini-storage
f. Light and heavy industrial/manufacturing uses
g. Commercial parking not serving a permitted use
h. Pawn shops
i. Gas station
j. Group residential
k. Foster home
1. Transitional housing
m. Drive-through food or coffee
n. Laundry or cleaner facilities
o. Free-standing structured parking
p. Personal services
q. Day care
r. Entertainment use
s. Museum and gallery
t. Education
u. Pre-school thru high school
v. Alternative education
w. Residential
X. General retail
y. Restaurant
z. Hotel or lodging Place
aa. Grocery
bb. Drinking establishment
iii. Dimensional Standards
Standards for setbacks and yards, building and site
coverage shall be consistent with Table A-1, Density &
Dimensional Standards.
iv. Building Height.
a. Maximum two stories. May be over structured
basement or partial-basement parking.
b. Minimum height 18 feet and maximum height of 45
feet (including structured parking).
c. Up to one story or 12 feet of partial-basement parking
structure may be visible above grade on the low side of
a sloping site.
v. Public Space Requirements
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, landscaping,
unique topography or architecture.
BAY VISTA
b. Delineate pedestrian areas through the use of different
paving materials, scored paving surfaces, built-in
planters, landscape areas and free standing site
furniture.
vi. Development Standards
Site development shall be in accordance with
the standards of BMC 20.66.060 with the
following additions and revisions:
a. Buildings shall be arranged to facilitate the provision
and use of plazas, courtyards, greens, and other
pedestrian use areas.
b. Sites shall be designed to create an identifiable
pedestrian urban character. Methods to achieve this
concept include:
(i) Orienting buildings to front on streets and or
plaza areas, and placing parking at the rear, sides,
or under structures.
(ii) Providing well-defined pedestrian walkways or
circulation from parking areas, public sidewalks,
and building/shop entrances throughout the site.
(iii) Designing the surface parking areas to avoid long
rows of uninterrupted parking.
(iv) Where possible, sites shall be designed to provide
vehicle and pedestrian connections to adjacent
sites and activity areas.
c. Outdoor lighting standards
The following standards apply to all uses and
development within this zone:
(i) Except for intermittent security lighting on
motion detectors, all lights more than seven feet
above the ground shall be directed downward
and have high cut -off light angles.
(ii) Large areas may be lit with a number of low-
intensity sources close to the area requiring
illumination. Illumination of a large area with a
remote single source of light shall be prohibited.
(iii) Lighting shall not be cast beyond the premises
and shall be limited to illumination of surfaces
intended for pedestrians or vehicles. Illumination
of landscaped areas shall be avoided unless the
landscaped area is immediately adjacent to the
building.
(iv) Pole lights shall be no taller than 20 feet above
a 36-inch base in parking lots, traffic areas, or
pedestrian areas.
d. Site furnishings: Incorporate outdoor furniture,
fixtures, and streetscape elements into the site design
that enhance and complement the commercial
functions of the site. Miscellaneous structures and
street furniture should be designed to be part of
the architectural design and landscape. To ensure
consistency in site furnishing design, the following
standards shall apply:
(i) Utilize lighting, free- standing signs, trellises,
arbors, raised planters, benches and other forms
of seating, trash receptacles, bus stops, phone
booths, fencing, or other outdoor furniture or
streetscape fixtures in the site design to create
and define public spaces.
(ii) Locate site furnishings to maximize visual
surveillance of the area by residents, pedestrians
and passing vehicles to minimize covert activities
in the space and lessen risks to public safety.
(iii) Site furnishings should be a commercial-grade
designed for heavy public use.
vii. Building Orientation and Design Elements
a. Blank walls shall not face streets.
b. For surface development, buildings shall generally
follow the alignment of the streets they front.
viii.Architectural Building Elements and Character
Design Intent: To create buildings that presents a
unified character while allowing for the individual
architectural expression of each building. The
design character of an individual building should be
compatible (share similar features such as color, scale,
massing, width, setback and height and use) with its
commercial neighbors.
a. Building Scale - Design Intent
(i) To create a consistent building scale throughout
the commercial center.
(ii) To provide a consistent architectural scale
throughout, which is appropriate to a pedestrian
environment, but may also include other features
or characteristics that are different.
(iii) To achieve an inviting and interesting set of
buildings with distinctive character.
(iv) To create strongly identifiable elements
and public space that encourages a sense of
community and a sense of place.
(v) To encourage use of good quality materials with a
low maintenance and low life-cycle cost.
February 11,2009 . Planning Commission Recommended Draft
b. Building Modulation and Articulation.
(i) Building street fa~ades or walls facing pedestrian
plazas should be modulated articulated to break
down the scale and have the varied look of a
number of buildings.
(ii) Building masses and edges along the street or
facing pedestrian plazas shall be articulated with
windows, entryways and vertical and horizontal
elements that provide interest.
(iii) Modulation and articulation shall be
accomplished in several ways, including:
(a) The stepping back or projection of a
portion of the facade.
(b) Include significant building elements,
such as balconies, bay windows, porches,
canopies, towers, entry areas, etc.
(c) Building focal points, which include
distinctive entry features, etc.
(iv) Changing the roofline.
(v) Changing materials and/or colors.
(vi) Using other methods acceptable to the City.
c. Articulate building elements through treatment of
windows, doors, entryways, and corners with special
trim, molding or glazing. The building design should
incorporate the following elements:
(i) Decorative building materials such as tile and
metal work.
(ii) Enhanced or articulated building entrances
(recessed or covered).
(iii) Pergolas, arcades, stoops, decks, bay windows,
dormers, gable ends and other roof forms.
(iv) Multiple-paned windows.
(v) Decorative railings, grill work, or landscape
guards.
(vi) Landscape trellises.
(vii) Decorative light fixtures
ix. Building Roof
a. Flat roofs and sloped roofs are allowed. If flat roofs
are used, buildings should use cornices or projections
to delineate roof edges and help with building
modulation.
b. Roof-mounted mechanical equipment (HVAC) shall
be screened from view with similar design structural
elements or screens constructed of materials and
details as provided in the structure building.
x. Service Areas
Design Intent: To screen service and utility elements
from view while providing efficient service areas.
a. Building service elements and utility equipment shall
be contained within the building envelope to the extent
practical and possible so as not to physically encroach
on or visually impact public pedestrian areas.
b. All on-site service areas, loading zones, waste storage,
recycling collection, disposal facilities, transformer and
utility vaults and similar activities shall be located in an
area not visible from a public street or open space. If
this is not possible, then the service area, loading zone,
or storage area must be screened from public view.
Acceptable screening includes:
(i) Materials matching or compatible with the
adjacent building wall.
(ii) An opaque landscape hedge or other screening
device as approved by the City. Chain link
fencing with/without slats is not permitted.
(iii) Service/utility areas or enclosures shall not be
located in or be visible from the public plaza or
courts.
6. OPEN SPACE
Intent: The intent of the Open Space (OS) zone is to
recognize those areas, whether public or private, that
are intended to be maintained and used for active or
passive open space, parks, recreational activities or tree
preservation. Such areas may include squares or plazas
that are integrated into intensively developed portions
of the site.
i. Permitted Uses & Density:
a. Parks and open spaces used for active recreation and/
or passive enjoyment, including developed recreational
facilities
b. Squares or plazas
c. Trails, pervious or impervious, for non-motorized use
d. Schools and playgrounds
e. Maintenance facilities not exceeding 350 square feet
f. Maintenance of trees, vegetation, and landscaping
h. Irrigation systems
i. Benches, picnic tables, pergolas, & similar amenities
j. Fountains, sculpture and artwork
k. Stormwater management facilities
1. Utilities and utility structures
m. Interpretive signs and displays
BAY VISTA
ii. Prohibited Uses
All other uses and activities not expressly permitted are
prohibited.
iii. Bay Vista Preserve Management Plan.
A management plan will be prepared for this
significant open space. The plan will be developed
with community input and will address vegetation
management, selective thinning to remove unhealthy
trees and invasive species, and the appropriate types of
improvements.
Figure B-1 - Building Heights
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B. GENERAL DEVELOPMENT
STANDARDS
General Development Standards shall be in accordance
with the standards of BMC 20.44 and 20.46 with the
following additions and/or revisions:
1. FENESTRATION
The following additional architectural requirements
apply to Mixed- Use Buildings along Bay Vista
Boulevard:
I. Glazing must be at least 70 percent transparent.
Mirror or highly reflective glazing is not
allowed.
ii. Retail or commercial windows shall have a
maximum sill height above the ground or
sidewalk of 18 inches when facing Bay Vista
Boulevard or pedestrian plaza areas. All other
commercial streets and windows shall have
a maximum sill height above the ground or
sidewalk of 30 inches.
2. BUILDING HEIGHT
i. Building height is defined as the distance from
the average finish grade at the fa~ade to the
highest point of a flat roof, or midpoint of
the sloping surface of a pitched roof. Refer to
Figure B-1.
ii. Tower elements, not more than 300 square
feet in footprint, may exceed the maximum
building height by 12 feet.
iii. Raised basements may not exceed 1/2 of a story
or 5 feet in height along the front facade.
Frontage
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at building facade
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February II, 2009 . Planning Commission Recommended Draft
3. BUILDING SETBACKS iv. Commercial Zone: Refer to TableA-1, Density &
Dimensional Standards
i. Frontage Occupancy
Frontage occupancy is the minimum percentage of v. Encroachments at Building Setback Lines:
a.
building face for all land uses permitted within Bay a. Structures and parking areas may encroach into
Vista that is required to be built along a building required setbacks if it can be shown that such
setback line. The intent is to create a street wall that encroachment allows significant trees or a cluster of trees
will spatially define the streets and other elements of to be retained. Encroachment shall be the minimum
the public realm. The frontage occupancy requirement encroachment necessary to protect specified trees. In no
increases as the setting becomes more urban and the case shall the yard be reduced to less than five feet.
intended spatial definition increases. b. Stoops, porches, bay windows, trim, eaves, arcades,
b. Frontage occupancy is shown by block in Figure 8-2 balconies, major and minor focal elements, cupolas,
Frontage Occupancy Map. fireplaces, awnings, canopies, and marquees shall
c. Frontage occupancy requirements apply to all floors be permitted to encroach beyond the primary and
of buildings (excluding occupied or unoccupied space secondary street front building setbacks. (Figure 8-2
in roofs). If an individual building is recessed from Frontage Occupancy & Building Setbacks)
the Building Setback Line, or omitted to preserve a vi. Residential Yards
significant existing tree, that frontage shall be credited Front Yards: Front yards shall be as indicated on Table
as occupied frontage. a.
A-1 and on Figure 8-2, Frontage Occupancy Plan, with
d. Setback flexibility shall be granted to buildings fronting allowed encroachments as described above.
SR 3 sound wall to allow for the design of courtyard b. Side Yards
buildings. As long as the outermost portions of the
buildings, or ensemble of buildings forming the (i) Side yards shall be as indicated on Table A-1.
courtyard, are built to the setback line, the center (ii) The minimum side yard shall be three feet for all
portion may be set back to create an entry courtyard of primary buildings. Attached dwelling units or
a minimum 10 feet deep. structures shall be allowed no side yard (0 feet)
on the side that is attached.
e. Only end units abutting the street of cottage court (iii ) Zero-Lot-Lines. Single-family Detached Homes
developments are required to meet frontage occupancy may have zero (0) foot side yard if its other
standards. Interior units with such a development shall side yard is at least six feet and adjacent houses
be built to a frontage occupancy line created within the are sited such that a minimum of six feet of
central common open space. separation exists between structures. Detached
Garages may have zero-foot side yard if its other
f. Occupancy of the frontage that meets this requirement side yard is a minimum of six feet and adjacent
may be established by a building's exterior walls, detached garages are sited such that a minimum
bay windows, one-story porches, enclosed decks of six feet of separation exists between structures.
or balconies (with roof and vertical roof supports), (iv) For single-family detached homes and
arcades or turrets. Frontage occupancy shall not be met townhomes, detached garages shall have a three
with awnings, canopies, marquees, cantilevered upper foot minimum side yard, except in the case where
floors, or uncovered decks or balconies. detached garages of adjacent units are attached
to each other. Detached garages of adjacent units
ii. Residential Zone: that are attached to each other shall have no
Minimum and maximum setbacks are established in minimum side yard on the side that is attached.
a. Rear Yards
c.
Table A-1, except as provided for courtyard buildings
and cottage courts above. (i) Minimum rear yard for attached or detached
residential units with detached garages is 25
iii. Village Commercial/Retail Zone: Refer to Table feet for the dwelling unit and two feet for the
A-1, Density & Dimensional Standards detached garage. Portions of alley-facing garage
fa<rades located within 14 feet of the centerline
BAY VISTA
Occupancy
B-2 Frontage
Figure
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-
LEGEND
50% min - 75%
max occupancy
70% min - 80%
max occupancy
75% min - 85%
max occupancy
80% min - 90%
max occupancy
NR
Existing Building
Not Regulated
ended Draft
mission Recomm
11 2009. Planning Com
February ,
of an alley shall be appropriately protected from
potential impact from backing automobiles.
(ii) Minimum rear yard for attached or detached
residential units with integral garages is eighteen
feet where tandem parking spaces are provided,
and two feet for all portions of the garage
portion of the structure where no tandem
parking in front of the garage door is provided.
C. COMMERCIAL DEVELOPMENT
STANDARDS
Commercial Development Standards shall be in
accordance with the standards of BMC 20.44 and 20.46
with the following additions and/or revisions:
1. FENESTRATION
The following standards apply additional architectural
requirements for buildings along Oyster Bay Avenue:
i. Glazing must be at least 70 percent transparent.
Mirror or highly reflective glazing is not
allowed.
ii. Windows shall have a maximum sill height
above the ground or sidewalk of 36 inches
when facing Oyster Bay Avenue and public
plazas. All other windows should have a
maximum sill height above the ground or
sidewalk of 36 inches.
iii. No interior or exterior signage, furniture or
fixtures shall block glazing exposure.
2. BUILDING HEIGHT
i. Building height is defined as the distance from
the average finish grade at the fa~ade to the
highest point of a flat roof, or midpoint of
the sloping surface on a pitched roof. Refer to
Figure 8-1.
ii. Tower elements, not more than 300 square
feet in footprint, may exceed the maximum
building height by 12 feet.
3. BUILDING SETBACKS
i. Commercial/Office: Refer to TableA-1, Density &
Dimensional Standards
ii. Encroachments at the Building Setback Lines:
a. No portion of the building may encroach into the
Oyster Bay Avenue front yard.
b. Stoops, porches, bay windows, trim, eaves, arcades,
balconies, major and minor focal elements, cupolas,
fireplaces, and awnings shall be permitted to encroach
beyond the side and rear yard building setbacks.
BAY VISTA
LEGEND
11111111111 Section I
(2-Sided Parking)
I!!IIlIIll fUll Section I
(I -Sided Parking)
III I. Section 2
(2-Sided Parking)
..... Section 2
(I -Sided Parking)
illllllll!llil Section 3
(2-Sided Parking)
..... Section 4
(I -Sided Parking)
j J ~.i ...] ~ J Section 5
(2-Sided Parking)
Figure D-1 Thoroughfare Map
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February 11, 2009 . Planning Commission Recommended Draft
D. STREETS, SIDEWALKS AND
DRIVEWAYS
1. STREET STANDARDS
Bay Vista's circulation system - streets, sidewalks and
pedestrian paths - is an important element in site
design and providing connectivity on and off-site. The
locations of streets by type are shown in Figure D-1,
Thoroughfare Map. Streets, driveways and sidewalks
shall be constructed using the standards described
below and shown in Figure D-2, Street Sections.
Street Standards shall be in accordance with the
standards of BMC Title 11 with the following additions
and/or revisions:
i. Street Section 1
a Description: Two-lane streets with on-street
parking, sidewalks and trees on both sides. Connects
neighborhoods within Bay Vista.
b. Standards:
(i) Total right-of-way: 45-58 feet
(ii) Travel lane: (2) 8-11 feet wide
(iii) On-street parking (one & two sided): 7 feet wide
(a) On-street parking optional within village
commercial area.
(iv) Sidewalks: 5 feet wide
(v) Planting strips/swale:
(a) Six feet wide (including half-foot curb) on each
side.
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G "Landscape Standards."
(c) Optional single swale on one side: 11 feet wide
with 6 feet wide sidewalk on opposite side of
street. Option provided to allow flexibility in
storm drainage and streetscape design.
c. Lighting:
(i) Ornamental street lights shall be used, with
a 12 foot maximum pole height and shall be
consistent throughout the site.
ii. Street Section 2
a. Description: Two-lane streets with on-street
parking, sidewalks and trees on both sides. Connects
neighborhoods within Bay Vista.
b. Standards:
(i) Total right-of-way: 47-52 feet
(ii) Travel lane: (2) 8-9 feet wide
(iii) On-street parking (one & two sided): 7 feet each
side
(iv) Sidewalks: 5 feet wide
(v) Planting strips/swale:
(a) Six feet wide (including half-foot curb) on each
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G "Landscape Standards."
c. Lighting:
(i) Ornamental street lights shall be used, with
a 12 foot maximum pole height and shall be
consistent throughout the site.
iii. Street Section 3
a. Description: A commercial street with two traffic lanes,
on street parking, sidewalks and trees on both sides.
b. Standards:
(i) Total right-of-way: 54 feet
(ii) Travel lanes: (2) 9 feet wide
(iii) On-street parking (both sides): 7 feet each side
(iv) Sidewalks: 5 feet wide
(v) Planting strips:
(a) Six feet wide (including half-foot curb) on one
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G "Landscape Standards."
iv. Street Section 4
a. Description: A two-lane street with on-street
parking, sidewalks and trees on one side.
b. Standards:
(i) Total right-of-way: 34.5-36.5 feet
(ii) Travel lanes: (2) 8-9 feet wide
(iii) On-street parking (one side): Seven feet wide
(iv) Sidewalk: 5 feet wide
(v) Swale:
(a) Six feet wide (including half-foot curb) on
one side
(b) Street trees shall be placed every 40 feet
(or equivalent) and shall be 2.5-inch
caliper minimum at time of planting.
BAY VISTA
Recommended species are identified at the
end of Subsection G "Landscape Standards:'
v. Street Section 5
a. Description: A two-lane street with on-street parking,
sidewalks on both sides and trees on one side.
b. Standards:
(i) Total right-of-way: 46.5 feet
(ii) Travel lanes: (2) 8 feet wide
(iii) On-street parking (both sides): 7 feet wide
(iv) Sidewalk: 5 feet wide
(v) Swale:
(a) Six feet wide (including half-foot curb) on one
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G "Landscape Standards:'
vi. Green/Pedestrian Streets
a. Description: Landscaped pedestrian paths that connect
Bay Vista neighborhoods, parks and services.
b. Standards:
(i) Minimum Width: 8 feet
(ii) Sidewalks: Shall have a maximum width of 4 feet
(iii) Planting strips: Shall have a minimum width of
two feet (both sides)
vii. Alleys
a. Description: Alleys provide access to for private
automobile parking, either in garages or on grade, and
for deliveries and services for specified types of units.
b. Standards:
(i) Total right-of-way (garage face to garage face):
24 feet.
(ii) Travel lane: 14 feet
(iii) Planting strips (both sides): 3 feet
c. Alley entrances shall not be located along streets that
bound on a public green space.
d. The alley entrance should be a minimum of 55 feet
from an intersection measured from the perpendicular
right -of-way line of the cross street.
e. Driveway Entrances
(i) Standards: Private driveways shall only be allowed
when there is no automobile access from an alley.
(ii) Where driveways are allowed, the entrances shall
not be located on streets that border a public
open space along streets that do not front on a
public green space.
(iii) The driveway entrance should be a minimum
of 55 feet perpendicular right-of-way line of the
cross street.
(iv) All driveway aprons shall be paved with concrete.
2. STREETSCAPES
i. Commercial streetscapes should have a
different character than residential streets.
They should be designed to accommodate the
higher level of use and the additional activities
that typically take place on them.
ii. Street trees are required on all streets at 40
feet (or equivalent) spacing and shall be 2.5-
inch caliper minimum at time of planting.
iii. A "furnishing zone" must be established (see
definitions and street sections).
iv. Pavement shall be scored with a pattern or
composed of pavers.
v. Cross-walks should be a scored concrete
pattern or pavers.
VI. Outdoor dining and seating are permitted and
encouraged along commercial sidewalks.
vii. Curbs shall be vertical (not rolled).
viii.Streetscapes that are primarily paved should
have moveable planters, containing plants with
seasonal color.
ix. All new walks and crosswalks along commercial
streets should use some form of special paving.
Special paving is defined as scored concrete,
stone pavers, brick pavers, or concrete unit
pavers.
x. Parking garage access points should be
composed of pavers.
xi. Sidewalk paving shall extend continuously
across driveway and alley entrances, except at
the actual apron.
xii. Paver selection and paving patterns should be
consistent with the overall architectural style.
February 11,2009 . Planning Commission Recommended Draft
E. LOW IMPACT DEVELOPMENT
1. INCLUSION OF LOW-IMPACT
DEVELOPMENT (LID)
Buildout of the Bay Vista Sub-Area Plan shall
incorporate LID to the greatest feasible extent, while
also recognizing that site, topography, soils and other
conditions may limit the inclusion of LID techniques
for stormwater. The development team shall apply
good faith efforts, explore and seek to include LID
measures. In its review of preliminary plat engineering
and design the City may impose conditions to
reasonably accommodate LID while also recognizing
site-specific limitations. Inclusion of all LID shall fit
within the land use framework established in this
Sub-Area Plan.
2. DESIGN
Design of LID techniques such as rain gardens,
pervious pavements etc. shall be in accord with the
design criteria of the Washington State Department
of Ecology's Low Impact Development Technical
Guidance Manual for Puget Sound or the City of
Bremerton Public Works and Utilities Department.
3. FLOW CREDITS
LID techniques are intended to reduce the amount
of stormwater runoff required to be handled with
treatment and conventional flow control facilities.
The City of Bremerton shall grant Flow Credits for all
LID techniques included in Bay Vista. Flow Credits
are reductions to the volume of stormwater runoff
the City requires to be handled with conventionally
engineered facilities. Flow Credits shall be determined
per the modeling methods described in Chapter 7 of
the Washington State Department of Ecology's Low
Impact Development Technical Guidance Manual for
Puget Sound or the City of Bremerton Public Works
and Utilities Department.
F. PARKING STANDARDS
Intent: Assure that sufficient space is provided for the
parking, loading and unloading of motor vehicles.
Provide minimum and maximum standards of space
and parking arrangements, and for the movement
of motor vehicles into and out of such spaces.
Encourage the creation of an aesthetically pleasing and
functionally adequate system of off street parking and
loading facilities.
Parking shall be provided in accordance with BMC
20.48 with the following exceptions and modifications:
1. GENERAL REQUIREMENTS
i. Off-street parking spaces and driveways shall
be used for the temporary storage of motor
vehicles used by persons visiting or having
business to conduct on the premises for which
the parking is provided.
ii. Parking space required and intended for use
by occupants or users of specific premises shall
not be leased or rented to others, nor shall
such space be made unavailable through other
means to the users for whom the parking
spaces are intended. This, however, does not
preclude shared parking arrangements or other
activities approved by the city
iii. Except where specifically permitted in certain
zoning designations, off-street parking spaces
shall not be used for loading or unloading of
commercial vehicles larger than those vehicles
for which the parking spaces are intended.
iv. Structured parking, not including private single-
and two-car garages, shall not be allowed with
the exception of the high density apartment
parcels. Structured parking shall be located
behind liner buildings of appropriate allowed
uses as described elsewhere in this document.
v. Off-street parking space dimensions shall be as
follows:
a. Compact spaces shall be a minimum of 7.5 feet wide;
b. Standard spaces shall be a minimum of 8.0 feet wide;
BAY VISTA
Figure D-2 Street Sections
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February 11,2009 . Planning Commission Recommended Draft
Figure 0-2 Street Sections
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BAY VISTA
Figure D-2 Street Sections
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February 11, 2009 . Planning Commission Recommended Draft
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BAY VISTA
c. Standard spaces shall be a maximum of 9.0 feet wide;
of streets, alleys and walkways.
d. Compact spaces shall be a minimum of 15 feet in
length. Standard spaces shall be a minimum of 18.0
feet in length; up to 2.0 feet may overhang curb or
wheel stops.
x. Parking and loading areas provided in
accordance with the requirements of these
standards shall not be used for the sale, repair,
assembly or disassembly, storage or servicing
of vehicles or equipment. Unlicensed and
inoperable vehicles shall not be stored in any
required parking or loading space.
e. Exceptions to the above minimum dimensions shall be
granted for handicapped accessible spaces. Applicable
state and federal codes and requirements for accessible
parking spaces shall supersede any requirements herein.
xi. If existing parking lots are re-striped, the new
layout of the parking spaces shall be the same
as the previous layout; or if changed, the
changed layout shall conform to the existing
dimensional requirements of this chapter.
vi. Parking and loading areas shall be graded for
proper drainage and provided with a suitable
surface, as approved by the city engineer.
vii. All driveways and areas used for loading,
parking and maneuvering motorized vehicles
shall be paved. Gravel surfaces are not allowed.
2. COMPACT CAR ALLOWANCE
viii.Each parking or loading space must be usable
and readily accessible.
i. A maximum of 30 percent of the total required
off-street parking stalls may be permitted and
designated for compact cars in commercial and
retail areas.
ix. Required parking and loading areas shall be
provided with designated entrances and exits
located so as to minimize traffic congestion
and avoid undue interference with public use
ii. Each compact stall shall be designated as such.
Table F-1 - Parking Requirements
Automobile Spaces Bicycle Spaces
Land. Use CateQory Minimum Maximum
Residential.:
SinQle FamilylDuplex 1:du 2:du n/a
, -, '-' .
Sinale Family ADU 1:du 1:du n/a
Multi-Family 1:du 2:du n/a
Aoartment 1:du 2:du 1: 1 Odu
Business/Commercial:
Retail 3:1,000 gsf 5: 1,000 gsf 1 :~,OOO gsf
Offices 3:1,000 Qsf 4:1,000 Qsf 1 :2,500 gsf
Resturant 4:1,000 gsf of 5: 1,000 gsf of 1 :500 gsf of
seatinQ area seating area seating area
Medical/Dental 3.5:1,000 Qsf 5:1,000 Qsf 1 :2,500 gsf
Hotel/Inn 1 :room 1.5:room n/a
All Other Commercial Not 3:1,000 gsf 4:1,000 gsf 1 :2,500 gsf
Specified
Educational 2:1,000 gsf 4:1,000 gsf 1:1,000 gsf
Community Facility . 1:1 :000 gsf 3: 1,000 gsf 1:1,000 gsf
February 11,2009 . Planning Commission Recommended Draft
iii. Dimensions of compact parking stalls shall
conform to the standards as depicted in this
chapter.
iv. The maximum compact car allowance may
be exceeded if an applicant submits a vehicle
composition study, relevant to the type of
development, which demonstrates that a
greater number of compact vehicles should be
accommodated.
3. BICYCLE PARKING
i. The required minimum number of bicycle
parking spaces for each use category is shown
on Table F-1. Bicycle parking spaces are meant
to accommodate residents, employees, visitors,
customers, messengers, and other persons.
ii. Bicycle parking shall be located on site within
50 feet of well-used entrances and not farther
from the entrance than the closest motor
vehicle parking space. Bicycle parking may
be located within city right-of-way in areas
without building setbacks, subject to approval
of the director and provided it meets the other
bicycle parking requirements.
4. OTHER REQUIRED PARKING SPACES
i. Motorcycle Parking Requirements. Motorcycle
spaces shall be required in non-residential
areas only at a rate of 1 per 100 automobile
spaces with a minimum of 1 motorcycle space
provided.
5. DRIVE-THROUGH STACKING
REQUIREMENTS
i. A stacking space shall be an area measuring
8 feet by 20 feet with direct forward access
to a service window of a drive-through
facility. A stacking space shall be located to
prevent any vehicles from extending onto the
public right-of-way, or interfering with any
pedestrian circulation, traffic maneuvering, or
other required parking areas. Stacking space
for drive-through or drive-in uses may not be
counted as required off-street parking spaces.
ii. For each drive-up lane of a financial institution,
business service, vendor stand, or other drive-
through use not listed, a minimum of three
stacking spaces shall be provided.
iii. Stacking spaces serving businesses that are
located adjacent to a less intensive zone than
that in which the business is located, or are
located adjacent to a public use area (such
as a street, sidewalk, park, or trail) shall be
landscaped to provide a buffer between the
stacking spaces and the adjacent zone or public
use.
6. STRUCTURED PARKING
i. Structured parking shall be located behind the
block perimeter buildings. Structured parking
may also be located below buildings.
ii. Structured parking shall be screened, except at
the actual vehicular entry points and shall be
screened.
iii. Vehicular and service entries to garages shall
be designed to look like a part of the building.
iv. Parking garages: Parking garages with flat
roofs may not exceed the height of the
shortest building on the block when a flat roof
is present on any building on the block, and
parking garages with pitched roofs may not
exceed the height of the shortest building on
the block by more than one story.
7. ON-STREET PARKING
i. On-street parking shall count as visitor parking.
Each 24 feet of curb length, excluding 5 feet
on either side of a curbcut, shall count as one
visitor parking space.
BAY VISTA
LEGEND
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Individual Garages,
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Surface Parking
Structured Parking
Surface/Structured
Parking
Existing Building
Figure - 2 Parking Map
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February 11,2009 . Planning Commission Recommended Draft
G. LANDSCAPE STANDARDS
Intent: In addition to the significant parks and open
space included in the Sub-Area Plan, the Bay Vista site
will include significant landscaping with retained and
new trees and vegetation. Landscaping will be focused
along streets to enhance the pedestrian environment,
along the site's boundaries with arterials to provide
screening, and adjacent to the commercial area to
provide land use transitions. In some areas, such as the
Bay Vista Village and Sinclair Square, hardscape and
green features will be mixed.
The overall objective of landscaping is to preserve,
protect and enhance undisturbed areas within Bay
Vista. Major stands of significant trees will be preserved
in the site's park and open space system. Individual
land uses will be sited to balance the preservation
of significant trees and vegetation with the need
to accommodate intensive urban redevelopment.
Landscape design will also encourage and promote
water conservation.
1. GENERAL DEVELOPMENT STANDARDS
i. Landscaping shall be provided in accordance
with BMC 20.50 with the following additions
andlrevisions:
ii. Landscaping shall be constructed using the
standards described below and as shown
in Figure G-1, Landscape Plan and Figure G-2,
Planting Plan.
2. PARKS AND OPEN SPACE
General Requirements: The following types and
amounts of parks and open space will be provided in
Bay Vista:
i. Active Open Space:
a. Approximately 3-5 acres ofland should be allocated for
active open space and could include:
b. 1 large park,
c. Open corridors connecting the entire community
d. Play structures
e. Open fields. Park areas will provide for both group and
small athletic activities.
ii. Passive Open Space:
I
a. Approximately 10-11 acres of land should be allocated
for passive open space, with a natural/preservation area
as the central element. A proposed park is leveraged
on these features and will create a sense of arrival from
two edges of the development as well as a view corridor
of the greater Bremerton area.
b. Tree Preservation Open Space:
c. Approximately 3 acres of land should be allocated for
tree preservation, which will protect a large expanse
of second growth trees and a steep slope. This large
forested area will provide an anchor to the natural
environment, a regionally sensitive context for the
neighborhood, and a signature identity for the
community.
d. Public Ways: A network of approximately 30,000
linear feet of sidewalks and paths should be allocated
which will create a pleasant and convenient pedestrian
environment.
3. LOCATION AND DESIGN OF PARKS &
OPEN SPACE
The general locations of open space are shown on
Figure A-2, Land Use Map. The design concept and
development standards for on-site parks are described
below.
i. The Bay Vista Preserve will be a large, multi-
faceted green space located in the center of
the site. It will be focused primarily on the
preservation and enhancement of the existing
native area with passive recreation throughout
and an area of active recreation at the south. It
should contain the following:
a. A plaza, bicycle trails and walking paths.
b. Recreation and community space including a lawn area
and perennial beds.
c. Defined by the large existing stand of trees and homes
at its perimeter.
d. The north area of the park will be dedicated to the
preservation of native species, the central area will be
a transition and planted with native plant species that
draws the northwest character south. The south area
will be the most active with open lawn accented by
native plant species.
BAY VISTA
e. Both existing and new native landscape. Existing areas
shall be enhanced through the addition of native
species and the removal of invasive species. The new
areas shall be an opportunity to extend the native area
and provide an area of successional planting.
ii. Sinclair Square located in the southwest
area of the site off Bay Vista Boulevard will
be a neighborhood gathering space. Native
landscape will be blended with walkways
and a central lawn. It will accommodate
activities requiring less space and have an over
all passive feel. This space should offer the
following amenities:
a. A layout that supports the northwest feel and character
of Bay Vista.
b. Primarily open lawn to accommodate a variety of
functions; some area of urban hardscape will also be
included.
c. Occasional shade trees and/or ornamental trees may be
planted along the edges of the open lawn.
d. Perimeter will be defined by street trees.
e. Incorporate a maintenance storage building
f. The use of native plant material as appropriate.
iii. Periwinkle Park is located on the eastern edge
of Bay Vista, at Oyster Bay Road, and will serve
as a multi-generational, multi-use park. It is
intended to be an expression of the northwest
through its layout and plant material. The park
should contain the following features:
a. Community club and gathering facility with meeting
space and restrooms.
b. Informal, northwest character with meandering walks.
c. Children's play areas, simple backstop, non-competitive
basketball court, and open play lawn.
d. Indigenous and drought tolerant plant species.
4. TREE AND VEGETATION PRESERVATION
REQUIREMENTS
i. Provide a tree survey conducted by an ISA
certified arborist at the time of site plan permit
application to identify and designate all trees
and vegetated areas located within lots and
yards that can reasonably be retained.
ii. Provide adequate protection for retained
vegetation.
iii. Identify how retained trees will be protected
both during and after construction.
iv. Buildings, retaining walls, utilities and paved
surfaces must be far enough away from
retained trees to allow room for construction
activities and to assure a proper growth
environment after construction.
v. Construction activities shall not take place
within the drip line of the tree unless
precautions are recommended by a certified
arborist (a tree's drip line is the most extreme
reach of its branches beyond its trunk).
vi. Provide a tree well or other form of protection
where the surrounding grade must be raised,
as directed by the arborist.
vii. Significant vegetation to be retained must be
protected during construction by installation
of a protective barricade as directed by
the arborist. This will require preliminary
identification of the proposed area of
disturbance for staff inspection and approval,
then installation of a protective barricade
before major excavation with heavy equipment
begins.
viii.The barricade must be made of imbedded posts
with chain-link fence attached. Fence height
must be a minimum of four feet high.
ix. Any tree proposed or required to be retained
and which is subsequently lost or destroyed
must be replaced with at least three six-foot
trees or one 18-foot tree or one 12-foot tree
plus one six-foot tree of the same species,
located as directed by the architect.
x. Topping or trimming trees in a manner that
alters the natural symmetry of a tree is not
allowed unless necessary for safety reasons as
certified by an arborist.
February 11,2009 . Planning Commission Recommended Draft
5. PARKING LOT DESIGN & LANDSCAPING
Parking lots shall meet the Parking Lot Design and
Landscaping requirements of BMC 20.48 and 20.50,
with the following changes:
i. Surface parking lots shall be located behind
buildings wherever feasible.
ii. Screening with evergreen plantings shall be
provided for parking lots in the following
locations:
iii. Any parking lots visible from Kitsap Way, SR 3,
or from internal streets;
a. Parking lots abutting residential/mixed-use uses or
zones;
b. Landscape requirements are one plant unit per twenty
spaces, with a minimum of one island for every ten
spaces.
iv. Where a tree planting island occurs the entire
length of a bay, there shall be a minimum of
one tree planting island every fifteen spaces
and a large shade tree every fifteen spaces in a
tree planting island;
v. Where a tree planting island occurs, the entire
length of a bay, the entire length shall be
planted with large shade trees every forty five
feet.
6. ADDITIONAL LANDSCAPING
REQUIREMENTS APPLICABLE TO ALL
DEVELOPMENT SHALL INCLUDE THE
FOLLOWING:
i. Maximize privacy between residences and their
private outdoor spaces while encouraging
community interaction in the public realm;
ii. Minimize visibility of utilities and other
unsightly necessities;
iii. Provide habitat by planting and/or retaining a
diversity of trees, shrubs and ground cover;
IV. Protect, enhance and maintain the natural
preserve consistent with the criteria in a
Preserve Management Plan;
v. Trees shall be appropriately sized and located
so as to avoid blocking views from adjacent
and/or uphill residential homes and public
areas;
vi. Tree species should not require ongoing
homeowner maintenance to maintain view
covenant limitations;
vii. Planting on slopes in open space and
commercial areas:
a. On slopes between 4: 1 to 2: 1 mass plantings of trees
and shrubs are suggested.
b. Slopes over 2:1 require erosion control measure such as
jute matting with ornamental grasses or groundcovers.
viii.Neighborhood parks, squares or plazas should
be designed and landscaped to reinforce
the civic nature of these spaces, provide the
appropriately scaled amenities and reflect the
anticipated function and type, and intensity of
use.
ix. Plant Selection
a. Planting Materials. A general planting list is included at
the end of this section.
(i) Other plant materials may be considered
that have these characteristics and similar
maintenance requirements;
(ii) Additional species and varieties may be selected if
authorized by the Bay Vista Architectural Review
Committee;
(iii) When used in combination with walls or
rockeries, plant materials should all be a
minimum of 80% native and/or drought tolerant
evergreen varieties.
(iv) Avoid trees that tend to be shallow-rooting and
susceptible to wind and snow load.
(v) Maximize the frequency and sizing for new
trees based on species characteristics and health
parameters for new trees. Responsibility for tree
maintenance and health shall extend through full
landscape bonding.
(vi) Plants should consist of native and adaptive
species that can withstand drought in summer as
well as continually wet soil in winter.
(vii) Younger plants in the correct growing medium
establish more readily and have a better "top to
root" balance than larger specimens; therefore,
the roots of younger plants become established
before the foliage outgrows its root support.
Plants smaller than 1 gallon in size are difficult to
BAY VISTA
Figure G-1 Landscape Plan
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February 11,2009 . Planning Commission Recommended Draft
Figure G-2 Planting Plan
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Liquidambar styraciflua 'Moraina Moraine Sweetgum
Fraxinus pensylvanica 'Marshalls' Marshalls Ash
Acer Fremanii 'Morton' Morton Maple
Prunus x yedoensis 'Akebone' Akebono Flowering Cherry
Cornus 'Eddie's White Wonder' Eddie's White Wonder Dogwood
Cercidiphyllum Japonicum Katsura Tree
Ulmus 'Accolade' Accolade Elm
... Quercus ilex Holly Oak
... Acer rubrum 'October Glory' October Glory Maple
... Quercus coccinea Scarlet Oak
... Acer rubrum 'Red Sunset' Red Sunset Maple
. Ginkgo biloba 'October Gold' October Gold Maidenhair Tree
Fragus sylvatica 'Atropupurea' Purple Beech
Carpinus betulus 'Asplenifolia' Asplen-leaved Hornbeam
. Quercus palustrus Pin Oak
1m Davidia involucrata Dove Tree
Zelkova serrata Zelkova
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Existing Building
BAY VISTA
establish without an automatic sprinkler system
and continual hand-weeding. Appropriately sized
and aged plants shall be selected to establish
quickly with the least maintenance.
(viii) Ornamental or native plants that require
extensive irrigation shall not be planted within
10 feet of the top of slope
b. Plants on Sloping Areas:
(i) Plants on slopes shall be selected for their ability
to develop deep roots and thereby knit the soil
into a cohesive mass.
(ii) Plants shall consist of native and adaptive species
that can withstand drought in summer as well as
continually wet soil in winter.
7. IRRIGATION
i. All irrigation systems. with the exception of
residential systems. shall be designed by a
qualified irrigation designer.
ii. Irrigation on sloped areas shall be temporary
and can be abandoned 24 months after
installation or after the establishment of the
landscape materials, whichever comes first.
SUGGESTED PLANT LIST
*Indicates native species
DECIDUOUS TREES
Small:
Acer circinatum - Vine Maple*
Acer japonicum - Full Moon Maple
Acer griseum - Paperbark Maple
Acer palmatum - Japanese Maple
Amerlanchier alnifolia - Serviceberry *
Amelanchier var. - Serviceberry varieties
Corn us - 'Eddie's White Wonder Dogwood'
Corn us kousa - Kousa Dogwood
Cornus mas - Cornelian Cherry
Corn us nuttallii - Pacific Dogwood *
Corylus cornuta - Western Hazelnut *
Magnolia kobus - Kobus Magnolia
Malus fusca - Western Crabapple *
Malus sp. - Crabapple (some)
Oxydendrum arboreum - Sourwood
Prunus cerasifera var. - Purple Leaf Plum varieties
Prunus virginiana 'Canada Red' -
Canada Red Choke Cherry
Stewartia
Styrax japonicus - Japanese Snowbell
Medium:
Acer rufinerve - Redvein Maple
Acer truncatum x platanoides "Warren red " -
Pacific Sunset Maple
Acer truncatum x platanoides" Keithsform" -
Norwegian Sunset Maple
Malus sp. - Some Crabapples
Parrotia persica - Persian Parrotia
Pyrus calleryana var. - Flowering Pear Varieties
Prunus sp - Flowering Cherry
Prunus s. 'Shirotae' - Shirotae Cherry
Columnar Narrow:
Carpinus betulus pyramidalis - Pyramidal Hornbeam
Fagus sylvatica 'Cockleshell' - European Beech
Gingko biloba 'Princeton Sentry' - Maidenhair Tree
Parrotia persica 'Vanessa'
Prunus sargenti columnaris - Columnar Sargent Cherry
February 11,2009 . Planning Commission Recommended Draft
Pyrus calleryana 'Glen's Form' - Chanticleer Pear
Viburnum (var.) - Viburnum varieties
Medium/Large:
Abelia x grandiflora - Glossy Abelia
Arbutus unedo (compacta) - Strawberry Tree
Berberis (var.) - Barberry varieties
Ceanothus velutinus - Tobacco Brush
Cornus sericea - Red Osier Dogwood
Enkianthus
Euonymus (var.) - Winged Euonymus varieties
Holodiscus discolor - Oceanspray *
Hydrangea quercifolia - Oakleaf Hydrangea
Hydrangea paniculata - Peegee Hydrangea
lIex crenata "Convexa" - Convexleaf Holly
Lonicera involucrata - Black Twinberry *
Mahonia aquifolium - Tall Oregongrape *
Myrica californica - Pacific Wax Myrtle *
Oemleria cerasiformis - Indian Plum *
Osmanthus delavayii - Osmanthus
Osmanthus heterophyllus - Hollyleaf Osmanthus
Osmarea burkwoodi - Burkwood Osmarea
Philadelphus lewisii - Mock Orange *
Physocarpus capitus - Pacific Ninebark *
Prunus lusitanica - Portugese Laurel
Ribes sanguineum - Flowering Red Currant *
Rhododendron macrophylum or R. albiflorum -
Western Rhododendron *
Rhododendron (var.) - Rhododendron
Rubus parviflorus - Thimbleberry *
Rubus spectabilis - Salmonberry *
Symphocarpus alba - Snowberry
Taxus baccata - Irish yew
Viburnum vars. -Viburnum varieties
CONIFERS
Abies grandis - Grand Fir *
Abies koreana - Korean Fir
Calocedrus decurrens - Incense Cedar
Chamaecyparis nootkatensis 'Pacific Arrow' -
Alaska Cedar
Juniperus scopulorum (var.) -Juniper
Picea omorika - Serbian Spruce
Pinus monticola - Western White Pine *
Pseudotsuga menziesii - Douglas fir *
Taxus baccata - Yew
Thuja plicata 'Excelsa' - Western Red *
Tsuga heteropylla - Western Hemlock *
SHRUBS
Smaller shrubs and Ground Cover:
Arctostaphylos columbiana - Hairy Manzanita *
Arctostaphylos uva-ursi - Kinnikinnick varieties *
Berberis (var.) - Dwarf Barberry varieties
Camassia quamash - Common Camas *
Fothergilla sp.
Fragaria chiloensis - Sand Strawberry *
Gaultheria shallon - Salal *
lIex crenata 'Helleri' - Helleri Holly
lIex crenata 'Green Island' - Green Island Holly
Linnaea borealis - Twin Flower *
Lupinus arcticus - Arctic Lupine *
Lupinus polyphyllus - Large-Leaved Lupine *
Mahonia aquifolium 'Compacta' -Compact
Oregongrape *
Mahonia nervosa - Long Leaf Mahonia *
Oxalis oregano - Redwood Sorrel *
Polystichum munitum - Western Sword Fern *
Potentilla (var.) - Potentilla varieties
Prunus laurocerasus 'Otto Luyken' -
Otto Luyken Laurel
Rosa nutkana - Nootka Rose *
Rosa pisocarpa - Cluster Rose *
Spirea douglasii - Hardhack *
Spirea (var.) - Spirea 'Mt Vernon'
Symphoricarpos albus - Common Snowberry *
Trillium ovatum - Western Trillium *
Vaccinium ovalifolium - Evergreen Huckleberry *
Vaccinium membranaceum - Black Huckleberry *
Vaccinium parvifolium - Red Huckleberry *
Viburnum davidii - David Viburnum
HEDGES
Buxus microphylla 'Winter Gem' -
Winter Gem Boxwood
Buxus sempervirens.- Common Boxwood
Buxus suffruticosa - True Dwarf Boxwood
lIex crenata 'Helleri' - Helleri Holly
lIex crenata 'Green Island' - Green Island Holly
lIex crenata 'Convexa' - Convexleaf Holly Laurel
Ligustrum japonicum - Japanese Privet
Mahonia aquifolium - Oregongrape *
Osmanthus heterophyllus - Hollyleaf Osmanthus
Prunus laurocerasus 'Otto Luyken' Otto Luyken
Prunus lusitanica - Portugese Laurel
Taxus sp. - Yew species
BAY VISTA
Taxus cuspidata (var.) - Yew varieties
Thuja occidentalis vars. - Arborvitae varieties
Thuja occidentalis 'Smaragd' - Emerald Green
Viburnum vars. - Viburnum varieties
GROUNDCOVER
Arctostaphylos uva-ursi - Kinnikinnick varieties
Ceanothus - Wild Lilac
Cotoneaster vars. - Cotoneaster varieties
Evergreen flowering vines
Fragaria vars. - Strawberry varieties
Ivy (non-climbing varieties)
Juniperus (var.) - Juniper varieties
Lawn Grass (Puget Sound Turf Grass varieties-
sod or seed
Mahonia nervosa - Longleaf Mahonia *
Mahonia repens - Creeping Mahonia
Ornamental grasses
Thymus - Thyme
Vinca minor - Periwinkle
ACCENT PLANTING
Annuals
Bulbs
Ornamental grasses
Perennials
H. UTILITY EQ1JIPMENT &
STORAGE
1. Utilities shall be installed underground to the
greatest extent feasible. Utilities installed
above ground shall be screened from view
whenever possible.
2. Trash storage areas shall be screened from
view, animal proof, and easily accessible to
service personnel. All trash enclosures shall be
screened.
3. Window air conditioning units are not permitted
on front facades or facades visible from any
public street or open space.
4. Roof and ground- mounted equipment,
including HVAC units, shall be screened from
view from any public street or open space.
Satellite dishes and antennas shall be the
smallest possible to receive the signal, shall be
placed in the least conspicuous location, and
screened and painted to match the colors of
the adjacent building as closely as possible.
February 11,2009 . Planning Commission Recommended Draft
I. WALLS, HEDGES AND FENCES
1. Fence height may not exceed six (6) feet.
2. Front yard fences may not exceed three (3) feet
in height and shall be an 'open' style. These
must be set back at least one (1) foot from the
back edge of the sidewalk.
3. The maximum combined height for front yard
walls with fences is four feet, as measured on
the downhill side.
4. Walls or fences on slopes over 15% and visible
from the public areas, shall step with the slope
in sections at a rate of 1 step per each 12 inches
of change in elevation of the adjacent ground,
measured parallel to the fence.
5. Fences defining the front edge of courtyards
or semi-public open spaces associated with
cottage court developments and courtyard
buildings shall be as specified for other front
yard fences above. Articulation of the entry
from the street to such open spaces with
decorative gates, trellises and/or arbors is
encouraged.
6. Side yard fences attached to the face of the
house shall be set back between two feet and
five feet from the front face of the house.
7. Side yards setbacks near public areas shall be
at least 50% open. Adjacent to any public
walkway or other open space shall not be
fenced for more than 50% of the length of the
building's fac;ade.
J. EXTERIOR LIGHTING
1. Subtle, low-level lighting of front porches and
front yard landscape areas is encouraged. Light
pollution shall be minimized by selection of
proper fixtures.
2. Lighting shall not spill over beyond property
lines or cast glare to surrounding properties.
3. Pole mounted lighting is not permitted inside
the property lines of any detached or attached
residential structures. Pole mounted pedestrian
lighting should be used in the right-of-way.
4. Lighting in garage and utility areas shall not
impact neighboring properties or common areas.
Motion sensitive wall mounted exterior lights are
required on all garage fac;ades facing alleys.
5. All street lighting, parking lot lighting, and
porch lights shall be incandescent, halogen,
natural gas elements, or metal halide. High
pressure sodium lighting is prohibited. Light
levels shall meet City of Bremerton standards.
6. Exterior light fixtures should match the
architectural style of the building.
7. Lighting for commercial uses shall be
appropriately shielded so as to not impact
adjacent residential areas or residential units in
mixed-use buildings.
8. All street lights should be comprised of
ornamental poles and fixtures conforming to
the City's "Standards for Work in the ROW";
Cobra heads and shoe box style lighting is
prohibited. Preferred lights are 12-14 feet
tall. 20 foot tall poles may be utilized at major
intersections.
9. Street lighting should be placed in the
"furnishing zone" in Village Commercial areas
(see Glossary).
10. Parking lot lighting shall conform to the
standards in the Village Commercial zone.
11. Porch lights may be compact-fluorescent or
incandescent.
BAY VISTA
K SIGN STANDARDS
Intent: These criteria and standards have been
established for the purpose of ensuring that all signage
at Bay Vista is designed and constructed in a manner
which consistently promotes the following:
~ Visual harmony between signage and Bay Vista
architecture including adjacent materials and
colors.
~ Elegant, yet clear and distinctive identity for each
tenant.
~ Visual enhancement of the pedestrian experience.
~ Diversity and individuality for each tenant's
signage while maintaining a consistent size and
quantity through out Bay Vista.
The use of creativity and high quality materials.
Thoughtful and creative lighting of signage.
1. GENERAL GUIDELINES
i. Description: All signs and graphics shall be
professionally designed. The lettering and
spacing of letters shall be well proportioned
to assure legibility as well as a pleasing
appearance. Shop drawings for each sign,
including colors, dimensions, specifications
and proposed construction materials will be
required criteria for approval of signage by the
Architectural Review Committee. Tenant must
have written approval by the Architectural
Review Committee prior to application for the
required city sign permits.
ii. Material Preferences: Tenant sign design
and construction should include the use of
quality materials such as brass, copper, chrome,
brushed or polished aluminum, stainless steel,
steel, etched glass, stone, concrete, gold or
silver leaf, porcelain and hardwoods. Materials
such as stucco, plastics, vinyl of PVC products
should be avoided or minimized.
iii. Lighting: Signs may be internally or externally
illuminated. Halo or other indirect lighting is
encouraged. Exposed neon or bulbs are not
allowed. Indirect lighting must be baffled
or shielded to reduce blare in the eyes of
pedestrians.
iv. Standards: Sign standards shall be in
accordance with BMC 20.52, with the
exceptions and modifications contained in
these sign standards. Traffic control signs shall
conform to the "Manual of Uniform Traffic
Control Devices."
2. SIGNS AND SIGN COMPONENTS NOT
PERMITTED
i. The following signs and sign components are
not permitted:
a. Cabinet or "Box" type illuminated signs with plastic
sign faces. Routed out architectural signage may be
allowed on a case by case basis.
b. Open or exposed neon or exposed lamps or bulbs
dearly exposed to pedestrians.
c. acuum formed plastic letters 'or sign faces.
d. Free standing signs (with the exception of the "Bay
Vista" identification and directional monument signs).
e. Banners or temporary promotional signs - with the
following exceptions:
(i) Banners necessary on a temporary basis for
residential sales or leasing, if approved by
Architectural Review Committee on a case by
case basis.
(ii) Banners or pennants displayed by Bay Vista Village
building owners of managers for holiday decoration
or added decor to village along the public or private
streets. Possible banners with messaging allowed on
light poles for Bay Vista Village use.
f. Moving, flashing, rotating, noise making or odor
producing signs. Electronic message displays are not
permitted.
g. Interior window signage or signage inside a tenant's
space that is intended to be viewed from outside with
the exception of door decals as described for each
tenant category.
h. Advertising placards, trademarks, pennants, or credit
card signs.
February 11,2009 . Planning Commission Recommended Draft
i. ''A-board'' or "Sandwich" board signs - with the
exception of those necessary on a temporary basis for
residential sales or leasing (if approved by Architectural
Review Committee). Locations of these signs to be
within 30 feet of"^" and "B" type monument signs.
j. "Human A-boards"
k. Signs taped or glued to interior window.
1. The name, stamps or decals of the sign manufacturer
cannot be displayed on any portion of the sign.
Underwriters Laboratories labels shall be applied in an
inconspicuous manner.
m. Non-ornamental hardware or electrical components
may not be exposed to view.
n. Back-lit awnings, including those with signage, are not
permitted.
3. SIGNAGE SUBMITTAL AND APPROVAL
PROCESS
i. Prior to construction of any sign or application
for city sign permits, the building owner,
tenant or tenant's sign contractor must obtain
the Architectural Review Committee's written
approval of the proposed sign design. The
process shall be as follows:
a. Tenant to submit completed sign application along
with required drawings to Architectural Review
Committee.
b. Architectural Review Committee to review designs
and either approve, approve with corrections, or deny
application within 10 days of receipt by Architectural
Review Committee.
c. If application denied, tenant to review reasons for
denial and then change their application and re-submit
a new application to Architectural Review Committee.
d. Once approval is granted by Architectural Review
Committee, tenant may then submit a sign application
to the City of Bremerton.
ii. Failure to comply with the above process
may result in the removal of signage by
Architectural Review Committee at Tenant's
sole expense, provided Architectural Review
Committee will issue notice to Tenant/Building
Owner of the failure to comply at least 30
days prior to Architectural Review Committee
removal to allow Tenant/Building Owner time
to cure problem and comply.
4. BAY VISTA SIGN CATEGORIES DEFINED
i. Signs or signage requested by a retail tenant or
building owner within Bay Vista shall fall into
one of the categories listed below. In order to
determine the applicable category, read the
definitions and standards in these regulations
(by type and category). Architectural Review
Committee will make final determination in
the event of any still un-definable categories.
ii. Single Occupant Retail Signage Category:
Single Occupant Retail Signage Category
defined as signage needed by a retail tenant
who occupies a building on a legal lot specific
to that building, with no more than one retail
establishment utilizing said building.
iii. In-line Retail Signage Category: In-line Retail
Signage Category, defined as signage needed
by retail tenants who occupy a space within
the Village which is physically adjacent to, or
sharing demising walls with, neighboring
tenants.
iv. Residential Signage Category: Residential
Signage Category defined as signage needed
by residential neighborhood, buildings,
or group of buildings including multiple
residences (for rent or sale) which were built in
a coherent manner by a single entity on one or
more lots.
v. Bay Vista Village Identification & Directional
Signage Category: Bay Vista Village
Identification & Directional Signage Category
defined as Bay Vista Village-specific signage
that is intended to identify the overall Bay
Vista Village development or facilitate the
orientation of pedestrian or automobile traffic
throughout the Bay Vista Village to specific
tenants or buildings.
BAY VISTA
5. SINGLE OCCUPANT RETAIL SIGNAGE
CATEGORY: SIGNAGE RULES
i. Freestanding Signs: Not permitted. Parking lot
directional signage allowed and must be solely
intended to direct parking lot traffic and may
not exceed six square feet, and may not have
any business identification or emblems. In some
cases, at Architectural Review Committee's
discretion, Single Occupant Retail tenants may
be eligible for identification on certain type "B"
and type "C" Bay Vista Village monument signs.
a. Building Signs:
(i) Internally or externally illuminated building
signage allowed. Halo-lit metal signs are
encouraged.
(ii) One building sign allowed per building elevation
visible from street or right of way (public or
private).
(iii) Cumulative allowed sign areas for each Single
Occupant Retail Building within Bay Vista
Village shall not exceed 10% of the wall plane the
sign is mounted to. Note: square footage shall
be measured by boxing individual letters and
symbols.
b. Blade Signs: Blade signs are to be designed and
constructed using the following criteria. As with all
signs, blade signs must be approved by Architectural
Review Committee prior to submitting an application
to the city.
(i) Size: Blade signs are to be a maximum of 24
inches high x 36 inches wide in size and a
minimum of 1 inch thick with a maximum of
2 inches in thickness for the background panel.
Raised graphics may be a maximum of .5 inch
thick for an overall maximum thickness of three
inches.
(ii) Quantity: Tenants with one street frontage
are allowed one blade sign. Tenants located on
a corner are allowed one blade sign per street
frontage (public or private).
(iii) Custom shapes other than a rectangle or square
are encouraged.
(iv) Lettering and graphics should be raised/
dimensional. Flat vinyl graphics are heavily
discouraged.
(v) Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there will be no
common bracket for blade signs. Tenants are
encouraged to be creative in their design and
fabrication of this element.
(vi) The minimum clearance for blade signs is 8 feet
from grade to bottom of sign.
(vii) Placement of blade sign in most cases should be
directly over the primary entrance to the Tenant
space or centered along tenant frontage, if two or
more tenants share an entrance.
(viii) Blade sign material shall be a high quality
material such as wood, metal or glass.
Architectural Review Committee will be the sole
judge as to the acceptability of materials and
designs.
(ix) Illumination. Lighting of the Tenant's blade
sign is allowed. The Architectural Review
Committee shall approve the lighting design
before installation of such lighting. Electricity
for spotlighting must come from Tenant's space
and the lighting must be installed by a licensed
electrical contractor. External lighting must be
baffled or shielded to reduce glare in the eyes of
pedestrians.
c. Window Lettering: Window lettering must meet the
following criteria:
(i) All lettering is to be professionally painted
or applied vinyl directly on the inside of the
storefront glass door. Gold or silver leaf is
encouraged.
(ii) The logo and name ofthe store may be
represented by letters up to a maximum height of
three inches.
(iii) Store hours on the entry door are encouraged.
(iv) If Tenant has a non-customer door for receiving
merchandise, the Tenant's name and address,
number only, may be applied on the door. The
letter height is to be 2 inches high, Helvetica
Light font made of white vinyl applied at 5- feet,
6-inches above bottom edge of door. Where more
than one tenant uses the same door, each name
and address shall be applied.
6. IN-LINE RETAIL SIGNAGE CATEGORY:
SIGNAGE RULES
i. Freestanding Signs: Not permitted.
ii. Building Signs
a. Internally or externally illuminated building signage
allowed. Halo-lit metal signs are encouraged.
b. One building sign allowed per building elevation
visible from street or right of way (public or private).
February 11,2009 . Planning Commission Recommended Draft
c. When calculating allowed area of building signage for
in-line retailers the following criteria apply:
(i) Width of sign may be no more than two thirds
the width of the elevation to which sign will be
attached.
(ii) The maximum letter height shall be 18 inches,
and logos or emblems may be no larger than 30
inches in height. If two lines of copy are used, the
combined height of both rows may be no larger
than 28 inches.
(Hi) Cumulative allowed sign areas for each in-line
retail tenant within Bay Vista Village are as
follows: 8% of wall plane the sign is mounted
to, not to exceed 50 square feet. Note: Square
footage measured by boxing individual letters
and symbols.
iii. Blade Signs: Blade signs will be required for
Bay Vista Village In-line Retail tenants. Blade
signs are to be designed and constructed
using the following criteria. As with all signs,
blade signs must be approved by Architectural
Review Committee prior to submitting an
application to the city.
a. Size: Blade signs are to be a maximum of 24 inches
high x 42 inches wide in size and a minimum of 1 inch
thick with a maximum of 2 inches in thickness for the
background panel. Raised graphics may be a maximum
of.5 inch thick for an overall maximum thickness of 3
inches.
b. Quantity: Tenants with one street or plaza frontage are
allowed one blade sign. Tenants located on a corner
are allowed one blade sign per street or plaza frontage
(public or private).
c. Custom shapes other than rectangle or square are
encouraged.
d. Lettering and graphics should be raised/dimensional.
Flat vinyl graphics are discouraged.
e. Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there will be no common
bracket for blade signs. Tenants are encouraged to be
creative in their design and fabrication of this element.
f. The minimum clearance for blade signs is 8 feet from
grade to bottom of sign.
g. Placement of blade sign in most cases shall be directly
over the primary entrance to the Tenant space or
centered along tenant frontage if two or more tenants
share an entrance.
h. Blade sign material shall be a high quality material
such as wood, metal or glass. Architectural Review
Committee will be sole judge as to the acceptability of
materials and designs.
i. Illumination. Lighting of the Tenant's blade sign is
allowed. The Architectural Review Committee shall
approve the lighting design before installation of such
lighting. Electricity for spotlighting must come from
Tenant's space and the lighting must be installed by a
licensed electrical contractor. External lighting must
be baffled or shielded to reduce glare in the eyes of
pedestrians.
iv. Window Lettering
a. All lettering is to be professionally painted or applied
vinyl directly on the inside of the storefront glass door.
Gold or silver leaf is encouraged.
b. The logo and name of the store may be represented by
letters up to a maximum height of 3 inches.
c. Store hours on the entry door are encouraged. The
store hours lettering may not exceed 9 inches high x 12
inches wide.
d. If Tenant has a non-customer door for receiving
merchandise, the Tenant's name and address, number
only, may be applied on the door. The letter height is
to be 2 inches high, Helvetica Light font made of white
vinyl applied at 5 feet, 6 inches above bottom edge of
door. Where more than one tenant uses the same door,
each name and address shall be applied.
7. RESIDENTIAL SIGNAGE CATEGORY:
SIGNAGE RULES
i. Freestanding Signs: One freestanding
neighborhood identification sign is permitted
at each entrance to a residential neighborhood
or as allowed by BMC 20.52. Halo or indirect
illumination is allowed. Parking lot directional
signage allowed and must be solely intended
to direct parking lot traffic.
II. Building Signs: The following rules for
residential building signs apply: (Note: Square
BAY VISTA
footage shall be measured by boxing individual
letters and symbols.)
a. Building signs may be substituted for freestanding signs.
b. Halo or indirect illumination is allowed.
iii. Size
a. Standard allowance to be 20 square feet per sign.
b. 30 square feet per sign: to be allowed if the following
materials are used: brass, copper, chrome, brushed or
polished aluminum, stainless steel, etched glass, stone,
gold or silver leaf, porcelain and hardwoods.
iv. Blade Signs: Blade signs are allowed at
residential amenity space entryways or leasing
and sales offices. Blade signs are to be designed
and constructed using the following criteria. As
with all signs, blade signs must be approved
by Architectural Review Committee prior to
construction.
a. Size: Blade signs may be a maximum of 24 inches
high x 36 inches wide in size and a minimum of 1 inch
thick with a maximum of 2 inches in thickness for the
background panel. Raised graphics may be a maximum
of .5 inch thick for an overall maximum thickness of 3
inches.
b. Quantity: Tenants with one street frontage are allowed
one blade sign. Tenants located on a corner are allowed
one blade sign per street frontage (public or private).
c. Custom shapes other than rectangle or square are
encouraged.
d. Lettering and graphics should be raised/dimensional.
Flat vinyl graphics are heavily discouraged.
e. Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there shall be no common
bracket for blade signs. Tenants are encouraged to be
creative in their design and fabrication of this element.
f. The minimum clearance for blade signs is 8 feet from
grade to bottom of sign.
g. Placement of blade sign in most cases shall be directly
over the primary entrance to the Tenant space or
centered along tenant frontage if two or more tenants
share an entrance.
h. Blade sign material shall be a high quality material
such as wood, metal or glass. Architectural Review
Committee will be sole judge as to the acceptability of
materials and designs.
i. Illumination. Lighting of the Tenant's blade sign is
allowed. The Architectural Review Committee shall
approve the lighting design before installation of such
lighting. Electricity for spotlighting must come from
Tenant's space and the lighting must be installed by a
licensed electrical contractor. External lighting must
be baffled or shielded to reduce glare in the eyes of
pedestrians.
v. Window Lettering
a. All lettering is to be professionally painted or applied
vinyl directly on the inside of the storefront glass door.
Gold or silver leaf is encouraged.
b. The logo and name of the store may be represented by
letters up to a maximum height of 3 inches.
c. Store hours on the entry door are encouraged. The
store hours lettering may not exceed 9 inches high x 12
inches wide.
d. If Tenant has a non-customer door for receiving
merchandise, the Tenant's name and address, number
only, may be applied on the door. The letter height is
to be 2" high, Helvetica Light font made of white vinyl
applied at 5 feet, 6 inches above bottom edge of door.
Where more than one tenant uses the same door, each
name and address shall be applied.
8. BAY VISTA VILLAGE IDENTIFICATION AND
DIRECTIONAL SIGNAGE
i. Primary Bay Vista Village Identification
Monument Signs: Bay Vista Village may have
up to three primary identification freestanding
monument signs (entrance and portal) and may
share one primary identification freestanding
monument sign (portal) with the residential
community. Maximum size shall be 100 square
feet.
ii. Secondary Identification Monument Signs: Bay
Vista Village may have up to four Secondary
Identification Monument Signs. one per
building. Maximum size shall be forty square
feet.
February 11, 2009 . Planning Commission Recommended Draft
iii. Directional Tenant/Building Owner Signs: Bay
Vista Village may have freestanding and/or wall
directional signs as needed to help pedestrian
and automobile traffic locate various retail
tenants and building owners within the Village.
The style of these signs is to be consistent
with primary and secondary monument signs.
Maximum size shall be six square feet.
1. GLOSSARY
Definition of terms shall be in accordance with the
definitions of the BMC with the following additions
and/or revisions.
ARCADE - A colonnade with arched openings.
BLADE SIGNAGE - A vertically oriented sign hung
from, and perpendicular to, a facade so that it may be
read by pedestrians on the sidewalk.
BLOC K - A unit of land bounded by streets on all sides.
BUILDING HEIGHT - The distance from the average
finish grade at the fa~ade to the highest point of a flat
roof, or midpoint of the slope on a pitched roof.
CHEEKWALL - The side wall of a flight of stairs or steps.
COLONNADE - A covered passage way supported by
column, and lintels open to the street with rectangular
openings.
COURTYARD - A courtyard is a space defined by a
single building or multiple buildings on at least two
sides, and a fence or building or other well-defined
edge on all other sides.
DOOR-YARD - The area between the setback and the
public sidewalk. Planting, porches, lead walks, stoops
and fence occurs within this area.
FOOTPRINT - The footprint is an outline showing the
extent to which a home, building, or other architectural
element covers the lot on the ground level.
FRONTAGE OCCUPANCY - The minimum amount of
primary fa~ade that must be built along a setback.
FURNISHING ZONE - A continuous zone extending
the entire length of commercial and mixed-use streets
parallel to the street and delineated from the back of
curb, having a consistent width that is identified for
the placement of permanent elements such as street
trees, tree pits, tree grates, street lights, trash cans and
benches. Moveable tables and chairs are not prohibited
from this zone.
BAY VISTA
GARDEN WALL - A wall that separates a courtyard,
front yard, or service area from the street in order to
screen private activities from the public realm. Garden
Walls are independent walls over four (4) feet high.
LEAD WALK - Pavement that is intended for pedestrian
travel to and from a building entryway, courtyard and
the sidewalk.
LIVE-WORK - A live-work building/unit is one in
which the bottom floor is designed for commercial
uses and the space above is designed for, and occupied
by, residential uses. It is also designed such that the
attached residential unit could have direct access to
the commercial space if the residential occupant were
also the commercial tenant or commercial business
owner, but can be secured (prohibiting access from the
above residential unit to the commercial space below)
if resident is not the commercial tenant or commercial
business owner.
LOGGIA - Similar to a porch, a loggia is a covered
exterior space, but one that is set inside or recessed into
a facade (as opposed to a porch which protrudes or
extends beyond the facade of a building.
MIXED-USE BUILDING - A building with two or more
uses having a different use on the ground floor (e.g.,
retail on the ground floor and residential above).
OPEN SPACE - An area that is intended to provide light,
air, and/or views or general appearance of openness,
and is designed for scenic, recreational, private, or
environmental purposes.
PAIRED FACADES - Two facades next to each other,
sitting in front of an open space composed with the
same or a complimentary architectural design and
character.
RESIDENTIAL MIXED-USE BUILDING - A mixed-use
building that requires residential use on the second and
higher floors.
PORCH - A porch is a covered, platform raised above
the surrounding ground providing a transition from
the public to private realms and entry into usually a
single dwelling unit but, on occasion, multiple dwelling
units.
PRIMARY FACADE - All elevations (Front and Side)
that are parallel to, or are clearly visible from a street.
SCREENING - A natural or constructed barrier
consisting of any landscaping, fencing, or other barrier
intended to block a view.
SECONDARY FA~ADE - All elevations that are not
defined as a primary fa<rade.
SET PIECE FA~ADE - A primary facade in a prominent
location that should be designed as a focal element
with a greater amount of detail than the surrounding
buildings.
STOOP - A raised, covered or non-covered, projecting
stairway that connects a building's porch or entryway
to the ground usually at the front yard a building.
STREET FRONTAGE - The building or house facade
running parallel to a public street or private street.
STREET WALL & FENCE - The street wall, or street face,
is the visual three-dimensional wall that is formed by,
and composed of, the primary facades located along
the build-to line.
THRESHOLD - A passageway enclosed by buildings on
both sides and above by building or other architectural
elements, that one moves through to enter a space or
street.
TOWER ELEMENTS - An integrated, architectural
element that extends above the roof line that may be
used for sign age/advertisement per approval of the Bay
Vista Architectural Review Committee.
VISITABLE DWELLING UNIT & VISITABLE ENTRIES -
A visitable dwelling unit includes at least one zero-step
entry, located at either the front or back of a unit,
with a minimum 3-foot wide entry door and includes,
among other things, 3-foot passage doors throughout
the ground floor of the entire unit. A visitable entry is
a zero-step entry to a dwelling unit.
February 11,2009 . Planning Commission Recommended Draft
INTENT
The intent of the Bremerton Housing Authority's
Master Plan for the Bay Vista site is to have the
community follow the principles of traditional
neighborhood design. Early in the last century,
communities were much more pedestrian-friendly
and socially connected. In a traditional neighborhood,
one will see residential and commercial uses mixed, or
in close proximity to each other. Newer communities,
however, have segregated these uses, requiring residents
to use their automobiles to do anything outside of their
homes. The goal at Bay Vista is to encourage resident
interaction by making the streets and buildings as
pedestrian-oriented as possible, and to provide mixed
uses that allow residents to walk down the street to
purchase some basic needs, rather than leaving the
community and driving to a retail destination for every
need.
The look and feel of the community should enhance
the pedestrian experience, and the design concept of
a varied and interesting village that has evolved and
built up over time is a design objective. Large buildings
should be designed such that their facades have the
appearance of several smaller buildings, using varied
colors and materials and modulation, to reduce their
apparent scale. Houses and individual townhouse
units should be designed to appear as unique buildings
grouped together, rather than repetitions of the same
fa<;:ade.
Commercial and retail buildings should enhance
the window shopping experience, and create a
sense of liveliness and quality through the use of
varying materials, colors, sign age and awnings.
Commercial streets should contribute to this effect
with enhanced paving materials and the use of street
trees, street furnishings and pedestrian-scaled lighting.
Commercial and mixed-use buildings should have a
timeless character, and a northwestern look and feel.
This section will work in tandem with Section IV
Zoning and Development Standards. The Design
Standards are not City regulations, but will be adopted
as Covenants, Conditions, & restrictions (CC&R's)
applicable to all property within Bay Vista. The Bay
Vista Architectural Review Committee (ARC) will be
responsible for their enforcement. The ARC will review
all building and related applications before they are
submitted to the City to ensure compliance with these
standards.
The Design Standards for the Bay Vista site are divided
into the following topics:
A. General Site Layout and Building Orientation
B. Facades
C. Entries
D. Roofs
E. Windows
F. Walls
G. Colonnades, Arcades, Loggias
H. Columns
I. Balconies
J. Colors
K. Materials
1. Lead walks and Front Yards
M. Walls, Hedges & Fences
N. Landscape Design
O. Amenities
BAY VISTA
February 11,2009 . Planning Commission Recommended Draft
v - DESIGN STANDARDS
A. GENERAL SITE LAYOUT &
BUILDING ORIENTATION:
1. Anticipated building mix and site layouts
within Bay Vista are outlined in Figure H-1.
2. Primary building facades should be oriented
to the street or pedestrian plazas. On corner
lots, both street facades should use the primary
fac;ade materials and fenestration types.
3. Buildings should be located at block corners. It
is not desirable that any voids (what is left after
subtracting the minimum frontage occupancy)
be located at block corners.
4. Buildings shall meet the setback and minimum
frontage occupancy requirements indicated in
Section IV Zoning and Development Standards.
5. Buildings should generally be parallel to the
right-of-way line except that special exceptions
are allowed for topographic conditions or
special urban design considerations.
6. The end units of courtyard arrangements
should comply with the frontage conditions
and building setbacks guidelines of the site
planning section.
7. Parking shall occur behind the buildings that
occupy the perimeter of the block.
8. Multi-level buildings with commercial, office,
or residential use are strongly encouraged to
create a more clearly-defined street edge and
to provide upper-story activities which overlook
the street and plazas. Clearly defined and
convenient access to the upper stories should
allow economic viability for commercial uses
and/or separate entrances for residential uses.
BAY VISTA
Name
lot Configuration
Axonometric
Section
lot. Type
Average.l!nitSiz~
Access
Open Space
Precedent
IO;1ilges
Figure H-1 Building Types
Type A
Type B:
.single Family
1,9()OC 2;600 s,f.
Single Family
1 ,4QO~ 4;200 sJ.
From' the ,Street
From the Street
Front/R.ear Yard
Front/RearYard
February 11, 2009 . Planning Commission Recommended Draft
Name
Lot Configuration
Axonometric
Section
Lot Type
Average Oni~~i.z~
Access
Open Space
Precedent
images
Figure H-1 Building Types
Type 0
J
Pupl~x
J;900-2,200 sJ.
D,llplex
1,409-1,700sJ.
From the Street
From the Street
FrontlRearYard
Front/ReatYard
BAY VISTA
Figure H-1 Building Types
Name
Type,E
Lot Configuration
Axo,nometric
Section
lot Type Townhouse Townhouse
Average,Unit Size 1,OOO-2,OOO,sJ. 1;000-2;000 S.f.
Access From the Street From the Street
Open Space Front/Rear Yard Front/RearYIlrd
;,i"'
Precedent
Images
;!~~L:'"Se-J; ~~s~--\
:;::' 1-' _li.~=------r
:-~- ~II' . ~:-:{ r....,~-~::ll
..f".2' ,..1.. "..' I! :{J-.:.!; '-U:t.::;';, l<~ '\
rf.~.,.,' .'~. ..Jf ~..'. "" . .... -'.' h r. -,'...". "'0.,...-,...,
'",,"" t1.:L .ill!l.',-;._.. . 1=""" _ ..". "'t_e...
;;'"':";"""';'!"~-"~' '~"...r "'"~ ~- "",,",;'
-';;"'m",',Fo" ' 171 -1'~' iQ';'
: ., ". ',\; idt. . _~ ' ".;' .TiT",
!l~--l..~. ",...' "._' . I..~ _t.. .
\:.
.;>
."..
February 11,2009. Planning Commission Recommended Draft
Lot Configuration
Axonometr~c
Section
Lot Type
Average Unit Size
Access
Opim Space
Precedent
Images
Figure H-1 Building Types
TypeG
Type H
. .-.
Detached Cottage Court
1,200-1,700.s.f.
From Str.eet thru
Court ard
Central Courtl
2 over 1 Sta"k' Fhits
600-1;lOOsJ.
Walk-ups
Balcony,
BAY VISTA
Name
Lot' Configuration
Axonometrii:
Section
Lot rYpe
AVfi!rage Unit size
Access
Open Space
Precedent
Images
Figure H-t Building Types
Type I
'-'Vt:t~~~l'..lW7~'~;:,~
, ,
S,mall Apt. J3uilding,
600-1,IQO sJ.
Apartment~
600-1,100 s.f~
Commqn Lobby
Common l,obby
~a1ccjhy
Ba!coilY
February 11,2009 . Planning Commission Recommended Draft
Name
LotC;onfiguration
Axonoineti'ic
Section
Lot Type
Average Unit Size
Access
OP.e.n'Sp~ce
Precedent
Images
Figure H-1 Building Types
Type K
Type L
Con~ol11irii!lm
600-1,10il sJ..
ColIlmon Lobby
Mixeg - .lJse
60.Q-l,lQO,s;t.
WalK-ups
Ceritnd Cour:t/~alco'ny
BAY VISTA
B. FACADES
1. Residential buildings longer than 60 feet
measured at the setback line shall be designed
with a finer grain to look like multiple
buildings no larger than 60 feet in length more
than one building.
2. Primary building facades shall be oriented to
the street, or both streets at a corner lot
3. A clear distinction between the ground floor
base treatment and that of upper floor levels is
suggested to be articulated (refer to Building
Vertical Composition).
4. Buildings shall be located with front facades
along building setbacks.
5. Buildings shall line the setback line in a
continuous edge and shall meet the minimum
frontage occupancy requirements. Alternatively,
along Oyster Bay Ave where there are high-
tension power lines along the frontage, and
along streets that border the SR 3 sound wall,
buildings or ensembles of buildings may be
designed in a courtyard arrangement with
only the end units at the setback line and the
middle units set back as necessary to create
the courtyard. Cottage Court developments
shall use an internal setback line to align
units in such a way as to define the edge of
the courtyard open space. In such a cottage
development, only the end units closest to
the street shall be required to be built to the
setback line. End units in cottage or courtyard
developments shall provide a primary fa~ade
facing the street.
6. In order to provide for facade articulation,
building facades may step back a maximum of
three feet from the building setback lines for a
maximum of 30% of the building face along a
block face.
7. Townhouse rows that are designed as a
symmetrical composition with the end units
located along the building setback lines, with
the middle units recessed no more than six feet,
and all the middle units having porches at least
eight feet in width that occupy the building
setbacks, should be permitted and should be
counted as occupied frontage for the entire
length of the building.
8. Buildings may step back from the building
setbacks a maximum of two feet and still count
toward frontage occupancy, but recessed
portions of buildings may not exceed 30% of
the frontage requirement, except in the case of
courtyard buildings and cottage developments
as outlined above.
9. Eaves of adjacent fa~ade sections shall are
encouraged to be varied vary in height.
10. Buildings shall occupy the perimeter of a block
and front facades shall face the street, except
for cottage courts and courtyard building as
outlined above. .
11. Mixed-Use Buildings longer than sixty feet
should be designed to look like more than one
building. The finer-grain of the large fa~ade
may be articulated through the use of color,
materials change, fa~ade modulation, larger
architectural elements such as bay windows or
other such projections, placement of entryways
and other architectural details.
12. Canopies, awnings, marquees, porches,
building overhangs and arcades are strongly
encouraged along street frontages or in the
commercial area to provide pedestrian shelter
from the elements. For structures with ground-
level commercial frontage such as canopies,
awning and marquees shall be no less than
nine feet above the sidewalk.
13. Liner buildings housing permitted land uses
and designed with primary building facades
shall be used to screen blank walls or non-
pedestrian-oriented land uses from the street.
February 11, 2009 . Planning Commission Recommended Draft
C. ENTRIES
1. Residential entries shall be located at the
street building front. Cottage developments
and courtyard buildings may use the courtyard
or central common open space for residential
entry to individual units, as long as the
courtyard or common open space is directly
accessed from the street.
2. Service entrances shall be at the rear of the
buildings.
3. Entrances to second and third story uses in
mixed-use buildings should be located along
the street building front.
4. Secondary entrances may be located at the rear
and sides of buildings.
5. Stacked-flat buildings and Manor Houses shall
have at least one set of stairs and one stoop on
the primary fa~ade.
6. Stacked-Flat building and Manor House entries,
and porches on primary facades shall be no
more than half of a story in height above the
sidewalk elevation, except where accessible
units are provided on the ground floor.
7. All entries on primary facades shall be higher
than the nearest sidewalk elevation.
8. Front entries to each unit shall be
architecturally well-defined and visible from
the street except in the following cases:
1. Where the lead walk and architectural design and
detailing make the path to the front door obvious;
ii. Where the design of a duplex or triplex, or four-plex is
such that the ensemble is meant to resemble a single
large house;
iii. Where residential units in a courtyard arrangement, as
described above, may use the courtyard for individual
unit entries, provided the pathway from the sidewalk
to the courtyard is architecturally well-defined and
the units at the ends treat the street-facing fa<.:ades as
primary fa<.:ades, with or without entries.
9. End units of a row of townhouses located at
the corner of a block shall be oriented to face
the secondary or side street with the entryway
and primary fa~ade.
BAYVISTA '.
D. ROOFS
1. Roof penetrations, except cement plaster or
brick chimneys, should not be easily visible
from streets, or should be painted to match the
color of the roof.
2. Gable ends on all roofs, stoops, porches, and
balconies should have no less than a 6 in 12
pitch.
3. Hip roofs should have no less than a 6 in 12
pitch.
4. Roof-vent penetrations should be located
at least 10 feet, 0 inches from any exterior
building face.
5. All hipped or gabled roofs must have eaves.
6. Gutters and downspouts, when used, shall be
made of galvanized steel, copper (not copper
coated), or aluminum.
7. Attic vents shall be appropriate to the style.
8. Cornices are required on buildings with flat
roofs. They should include a projection no less
than 24 inches vertically above the roof surface,
and no less than 4 inches beyond the building
face. Cornices shall be sized to be proportional
to the building. Flat roofs shall only be
permitted on commercial, mixed-use and high-
density multi-family buildings
E. STREET FRONTAGE WINDOWS
(APPLIES TO ALL STREET-
FACING FA~ADES):
1. Specialty windows (oval, octagonal, Palladian,
etc.) are restricted to one per section of facade.
2. Triangular windows are not permitted.
3. Openings for windows should have a vertical
dimension greater than or equal to the
horizontal dimension. Individual window
units that meet this standard may be ganged
together is such a way that the ensemble of
ganged windows has a horizontal dimension
greater than the vertical dimension. Horizontal
slider window units that have an overall
opening with the horizontal dimension greater
than the vertical dimension may also be
used, as long as the sliding and fixed panels
that make up the total window unit each
individually have a vertical dimension greater
than or equal to the horizontal dimension.
4. Exterior shutters, where used, should be sized
and mounted appropriately to actually fit their
window.
5. Windows on the primary or street fac;ade be
may use a "Simulated True Divided Light".
6. Glass block is not permitted where visible from
the street
7. Windows may be grouped, if separated by
a mullion at least 5 inches wide, to create
a horizontal composition. The maximum
combined horizontal dimension should not
exceed three times the combined vertical
dimension.
8. Window sills should project a minimum of 1
inch from the building face.
9. Doors, except garage doors, should be, or
appear to be, constructed of planks or raised
panels (not flush with applied trim).
10. Where masonry is used, all entryway and
window openings should use concrete, or
masonry lintels.
February 11, 2009 . Planning Commission Recommended Draft
11. All window trim should be a minimum of 3 1/2
inches in width.
12. Any building utilizing masonry or cement
plaster as the exterior material shall have
windows inset at least 2 inches.
13. Windows shall be clear glass. No reflective or
tinted glass is permitted.
F. WALLS
1. Designs and materials should be consistent or
compatible on all primary facades.
2. Accessory buildings shall be constructed of the
same materials as the principal structure.
3. Foundation walls of stoops and porches must
be consistent with the foundation treatment
of the building. The space beneath stoops
and porches, If not built of concrete, shall be
enclosed with exterior sided walls or heavy-
duty wood lattice no more than 60% open.
4. Wood elements such as trim and visible
window framing should be painted or sealed
with an opaque or semi-solid stain. Exterior
and interior corner trim is encouraged to be
painted to match adjacent siding color.
G. COLONNADES, ARCADES &
LOGGIAS
1. The vertical dimension of the openings
between columns, piers, or posts on colonnades
or arcades should be at least 1.0 times the
horizontal dimension of the openings.
H.COLUMNS
1. Columns may be composed of brick, stone or
simulated stone alone or in combination with
colored pre-cast concrete, and/or painted or
stained wood timbers or casing.
2. Columns should relate to the architecture
of the adjacent structure, and of adequate
thickness relative to the scale of the building
and the material used.
BAY VISTA
I. STOOPS PORCHES AND
BALCONIES
1. All residential buildings should have a door
casing appropriate to the style.
2. The vertical dimension of the openings
between columns, piers, or posts on a porch,
stoop, or balcony should be at least 1.6 times
the horizontal dimension of the openings.
3. Screens are not permitted on porches, or
balconies facing the street.
4. Balconies shall visually appear to be structurally
supported by, or include decorative brackets
or Porches should be a minimum of 12 inches
or two steps above the adjacent sidewalk
elevation.
5. Balconies and porches are permitted to wrap
around corners, and are encouraged to do so at
block corners.
6. All front porches shall have stoops for access,
except where accessibility is to be provided.
7. Visitable entries may be provided at either the
front or rear of dwelling units where practical
and possible. So as not to conflict with the
standard for stoops at porches described above,
the preferred visitable access shall be the rear
door, where practical and possible.
J. COLORS
1. Colors should be consistent with the style.
2. Tastelessly colorful, excessively elaborate, neon, or
otherwise "loud" colors may not be used.
3. A variety of materials and colors should be used
throughout the Bay Vista site. Fa<;ade colors shall
be used strategically to create a sense of diversity
(while maintaining harmony), and to reinforce
the urban design. Interspersing dark siding colors
with light siding colors is encouraged. It is strongly
encouraged that a color consultant be retained by
each developer and builder to assist in selecting
an exterior building color palette and in selecting
colors for each specific facade throughout
their particular portion of the development, in
coordination with the efforts of other builders
and the Bremerton Housing Authority's housing
designs to achieve a harmonious overall effect.
4. Changes in color from one townhouse, or from
paired townhouses fa<;ades unit to another unit
or pair of units, are strongly encouraged, but shall
only occur when there is a break in the building
wall plane or building form.
5. Each townhouse unit, or pair of stacked-flat units
or pair of townhouse units if designed to appear
as one larger residential form, should appear to
be a separate attached building. A maximum
of four townhouses or four stacked-flat units
stacked townhouse units on a block or street
frontage may have the same color fa<;ade. No
more than two matching units by type, size and
fa<;ade design should be adjacent to one another.
Stacked-flat buildings are encouraged to provide
a horizontal color change at or near the floor line
between the two units.
6. Cottages, cottage courts and courtyard buildings:
A color scheme of compatible colors should be
designed to reinforce the relationship between
units within the ensemble as part of a larger
whole. Units within the ensemble need not,
however, be all painted with the same color
scheme.
February 11,2009. Planning Commission Recommended Draft
K EXTERIOR MATERIALS
1. Exterior wall materials that may be utilized on
all facades of buildings include:
i. Natural materials such as brick, stone, wood and stucco
may be used at all building types.
ii. Exterior Insulation and Finish System (EIFS) and metal
(either corrugated or in shingles) may be used only at
commercial and mixed-use building types, including
live/work units.
iii. Fiber cement, also known as cementitious, siding (such
as Hardiplank, Hardishingle, and Harditrim) may be
used at all building types.
iv. Simulated stone that accurately mimics natural stone
and turns corners realistically may be used at all
building types.
v. Aluminum siding, vinyl siding and vinyl trim are
prohibited at all building types.
2. Roofing materials that may be utilized on all
types of roofs include:
i. Wood shingles
ii. shingles
iii. Metal standing seam roofs -- are permitted only on
commercial buildings.
iv. Architectural Grade asphalt shingles.
3. Trim materials that may be utilized include:
i. Wood
ii. EIFS
iii. Synthetic wood products board (synthetic wood
product)
iv. Fiber cement trim material
v. Extruded polyurethane (such as Fypon) is only
permitted as trim material on flat-roofed buildings.
4. Windows:
i. For brick and stone facades, vinyl windows shall have
an oversized moulding surround that measures a
minimum of 3.5 inches and shall be recessed into the
brick face.
ii. For facade clad with siding, vinyl windows shall have
trim appropriate to the architectural style (consistent
in style, dimensions, and placement).
5. Mixed-Use buildings:
1. Mixed-Use buildings along Oyster Bay Avenue, Arsenal
Way, and Bay Vista Boulevard should be clad in
masonry (stone, cast stone, or brick), stucco, EIFS,
corrugated metal, horizontal cementitious siding, or
cementitious board in board-and-batten configuration.
Vinyl or aluminum siding and plywood siding are not
allowed.
ii. A minimum of 50% of the Live-Work facade should be
masonry, stucco, EIFS, or metal clad.
6. Awnings at commercial fronts in Mixed-Use
and Village Commercial zones.
i. Awnings should consist of a metal structure covered
with fabric.
ii. Awnings may have a front skirt, but the bottom of the
skirt should not be scalloped.
iii. Awnings may include logos and text but shall not be
backlit.
iv. Awnings or marquees are permitted directly above
commercial portion of fa<;:ade uses a minimum of nine
feet above the sidewalk.
BAY VISTA
1. LEAD WALKS AND FRONT
YARDS
there shall be a lead walk serving as access to
the courtyard. Street-facing end units of these
courtyard clusters may also be served directly by
individual lead walks.
b. The edge of a landing should align with the edge
of steps, or extend beyond it by a minimum of 8
inches.
c. The landing of the lead -walk steps at the sidewalk
should be equal to one stair tread, and never less
than 12 inches.
d. Slope of the landing and lead walks shall not
exceed 3%.
e. When two sets of stairs are separated by a landing
or lead walks, both sets of steps shall have
consistent the same tread width.
f. Steps shall have at least two risers and a
cheekwall;
g. Cheekwall of the steps at the sidewalk shall align
with the edges of landing at sidewalk.
h. For Cottage Court developments, the walkways
in the central common open space serving the
cottages shall be considered as the street sidewalk
in terms of lead-walk configuration standards.
1. General Development Guidelines:
i. Lead walks should be constructed using the standards
shown in Figures L 1, L2 and L3.
2. Materials:
ii. Special paving materials and/or patterns are
encouraged for lead walks. Appropriate materials: stone
(native or faux), concrete, (can be colored/stamped),
brick or precast concrete pavers, decomposed granite
or gravel, clay tile and asphalt are not appropriate
materials.
iii. Steps and landing lead walks shall be constructed of
the same material. Guardrails on site steps (if required)
shall match front porch railings. If only handrails are
required they shall be designed consistent with or
complimentary to the style of the front porch railings.
iv. If retaining walls are necessary at the sidewalk to
achieve finished grades, they should be brick or stone
veneer and/or should match the masonry elements of
the house.
-'
v. Front Yard Grading:
a. To the extent possible and practical, the ground
should strike a horizontal line at the building
facade.
b. Single-Family-Detached homes should transition
grade a minimum of 3 feet from building sides.
c. Slope of front yard should be between 2% and
5% to the extent possible and practical.
d. Change of grade of the front yards can be
accommodated with a maximum of two sets of
stairs: One attached to the house stoop and the
other at the edge of the sidewalk.
vi. Front Yard Slope at Sidewalk:
a. Slope of the front yard at edge of sidewalk should
not be greater than 1:2 with a maximum vertical
height of 30 inches. Slopes greater than 1:2
should be planted with ground cover rather than
turf.
b. A change in vertical height greater than 24 inches
requires construction of a retaining wall.
vii. Lead walks, Stairways & Landings:
LJllIliWj',r,u
<~>M'~.l!Wii
. ~ --;..~
~.~}~
'11"-'-
",it,
f""~'~~~',~~~
~&l:Ji
Figure L-1 Lead Walk Slope
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a. Lead walks should provide a direct connection
to the front entry and should be a minimum of
3 feet in width. In the case of multiple dwelling
units arranged around a common courtyard,
Figure L-2 Lead Walk & Steps
February 11, 2009 . Planning Commission Recommended Draft
M. WALLS, HEDGES & FENCES N. LANDSCAPE DESIGN
1. General: Garden walls, retaining walls, hedges, 1. Design courtyards, decks, and outdoor spaces
and fences may be used to define the edge to emphasize the outdoor-oriented lifestyle of
between the public street and private yards. the Northwest. Landscape design of residential
2. Materials: buildings should blend the architecture with
the natural environment to the extent possible
i. Garden walls, privacy walls between adjacent rear and practical.
yards, and other fences located in rear yards shall
be coordinated with the architectural detailing of 2. Landscape structures, site walls, and outdoor
the building. areas should use natural and indigenous
ii. Retaining walls shall be masonry or stone, building materials, such as wood, stone
rockeries or architectural concrete when forward or simulated stone building materials that
of the setback line or when visible from public
spaces or common areas. complement both the architecture and the
iii. Chain link fences shall be black vinyl-coated. natural environment.
IV. Front yard fencing shall have a maximum height 3. In the public realm landscape designs that
of forty-two inches from finished grade.
v. The top of fence shall step with sloping include fountains, public art and other
topography. signature landscape elements are encouraged
vi. Preferred building materials for perimeter and shall reviewed by the Bay Vista
fencing include masonry or stone walls, or Architectural Review Committee.
'open' (non-solid) wood fencing. Chain link is
prohibited except along the alley. 4. At time of installation, all plant materials
vii. Fence designs should have a desirable appearance should be of a size that visually supports the
from both sides except when one side is adjacent size and scale of the architecture and the
to a critical area or not visible from a public area neighborhood.
or a private front or rear yard.
viii. The style of front and street-facing side yard 5. When used in combination with walls or
fences and walls should be coordinated with the rockeries, plant materials shall be a minimum
architectural style of the building home. of 80% native and/or drought tolerant varieties.
ix. Sideyard fences attached to a house should have
an opening or gate on at least one side of the 6. The height of landscaping along the front and
house to allow for access between front and back side yard property lines or adjacent to public
yards. spaces/common areas shall comply with the
x. Wall treatments viewed from public spaces
should be coordinated with the design of the fence height restrictions for these same areas.
building house. 7. Courtyards, decks, and outdoor spaces should
xi. Landscape walls, when used, should be stone, be designed to emphasize the outdoor lifestyle
brick, pre-cast concrete with corresponding caps
xii. Landscaping adjacent to public areas should not of the Northwest.
create a visual "wall." 8. Significant trees and vegetated areas should
xiii. A fence or wall style shall not be repeated at be preserved to the greatest extent possible in
adjacent units or buildings.
XIV. Trellises or arbors may be incorporated into fence both initial and future development work on
design, particularly at courtyard buildings. site.
9. Landscaping should define outdoor living
spaces, enhance the architecture, and maintain
off-site views.
BAY VISTA
10. Trees and shrubs, at maturity, should not
interfere with view corridors, utilities, or solar
access for adjacent properties.
a. Native plants prefer soil rich in organic matter so
some soil amendment might be required to meet
the needs of these plants.
b. Using native plants, especially evergreen trees,
care must be taken in locating them in garden
areas. Some plants may outgrow their site if not
placed with anticipation of their mature size.
c. Native plants, properly located, can be drought
tolerant once established. For at least the first two
years of growth supplemental watering will be
required.
11. Plant Selection
i. Other plant materials may be considered
that have these characteristics and similar
maintenance requirements.
ii. Plants suitable for planting on slopes are
identified in at the end of this section.
iii. Trees and shrubs should provide a varied canopy
for functionality. The lists reflect the intent
to emphasize evergreen species within the
landscaping plan.
iv. Scattered plantings of deciduous species can
be featured for their seasonal color, interest,
biodiversity, and habitat contribution.
v. Plants should provide year round interest (e.g.,
fall color, flower, foliage, branching structure,
and branch color).
vi. The use of native vegetation at Bay Vista
is strongly encouraged in locations where
appropriate, and where the survivability of the
native vegetation is most likely. These areas
include understory areas in native woodlands
or created woodlands, gardens with eastern
and northern exposures and, depending on
the individual plant, in irrigated southern and
western exposures.
Figure L-3 Grade Change at Fat;ade
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February 11, 2009 . Planning Commission Recommended Draft
SLOPE PLANTING PLANT LIST
O.AMENITIES:
Botanical Name Common Name
TREES
1. Seating: Decorative Benches with backs to the
street shall be provided in the furnishing zone
along Arsenal Way, Oyster Bay Avenue and
other commercial streets. Benches shall be 5- 6
feet in length. There should be an average of
one bench (per each side of the street) per 240
linear feet of street in retail area.
Abies grandis - Grand Fir
Acer macrophyllum - Big Leaf Maple
Amelanchier alnifolia - Serviceberry
Pinus contorta Shore Pine
Populus tremuloides - Quaking Aspen
pseudotsuga menziesii - Douglas Fir
Rhamnus purshiana - Cascara
Thuja plicata - Western Red Cedar
2. All fountains, art and built forms visible from
the public realm are subject to review by the
Bay Vista Architectural Review Committee and
should be appropriately scaled, designed and
sited.
SHRUBS
3. Utilize lighting, free-standing signs, trellises,
arbors, raised planters, benches and other
forms of seating, trash receptacles, bus stops,
phone booths, fencing, or other outdoor
furniture or streetscape fixtures in the site
design to create and define public spaces.
Acer circinatum - Vine Maple
Cistus purpureus - Orchid Rockrose
Gaultheria shallon - Salal
Holodiscus discolor - Oceanspray
Mahonia aquifolium - Oregon Grape
Mahonia repens - Creeping Mahonia
Rhus glabra - Smooth Sumac
Ribes sanguineum - Red Flowering Currant
Rosa nutkana - Nootka Rose
Rosa pisocarpa - Wild Rose
Rubus parviflorus - Thimbleberry
Spiraea douglasii - Douglas Spirea
Symphoricarpos albu - Snowberry
Vaccinium ovatum - Evergreen Huckleberry
4. Locate site furnishings to maximize visual
surveillance of the area by residents,
pedestrians and passing vehicles to minimize
covert activities in the space and lessen risks to
public safety.
5. Site furnishings should be a commercial-grade
designed for heavy public use. Lightweight
resin, wire or iron furniture as typically sold for
residential use is strongly discouraged.
GROUNDCOVERS
Arctostaphylos uva-ursi - Kinnikinnick
Deschampsia cespitosa - Tufted Hair Grass
Festuca idahoensis - Idaho Fescue
Fragaria chiloensis - Strawberries
Polystichum munitum - Sword fern
BAY VISTA
February 11,2009 . Planning Commission Recommended Draft
AFFIDAVIT OF PUBLICATION
Account # 42742 Ad # 245036
STATE OF WASHINGTON
COUNTY OF KITSAP
I, Laura Wessels, 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 pUQlished 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:
February 25,2009 and that such newspaper was regularly distributed to its su~scribers during all of said
period. That the full amount of the fee charged for the foregoing publication is the sum of $43.26. The
amount has not been paid in full.
E~~u
~-,~
(Signature of Principal Clerk)
Subscribed and sworn to before me this day of March 3,2009.
Kitsap County, Washington
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ORDINANCE NO. 5077 ~ C. ' . . ~'S\:\~0~
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AN ORDINANCE of the City Council of the City of Bremerton, Washington, repealing the Westpark ~,,:.:.~',
Area Plan as adopted by Ordinance No. 4998, amending the Comprehensive Plan by adding the Bay Vista
Sub Area Plan, and amending the Zoning Code Section 20.80.080(a) to activate the development standards
contained within the plan.
Notary Public in and for the State of Washington, Kitsap County.
PASSED by the City Council the 18th day of February, 2009
The full text ofthis ordinance is available from the City Clerk's Office, 345 Sixth Street, Suite 600,
Bremerton, W A 98337.
February 25, 2009.....................AD #20083556