HomeMy WebLinkAbout11/21/2006 MINUTESMinutes for
City of Bremerton Planning Commission
Regular Meeting
November 21, 2006
I. Call to Order
The meeting was called to order by Chairman Cockburn at 5:31 p.m.
II. Roll Call
Those present were: Chairman Cockburn, Commissioner Friedberg -Nerf, Commissioner
Kerviedy, Commissioner Kosusko, Commissioner Mosiman, and Commissioner Streissguth.
Commissioner Hoell was excused. Quorum certified.
Also present: Andrea Spencer, Geoff Wentlandt, and Pam Ransier (DCD staff).
III. Approval of Agenda
Commissioner Cockburn introduced the agenda. It was agreed by general consensus to
approve the agenda as presented.
IV. Approval of Minutes
The minutes of the Regular Meeting held on October 17, 2006 were presented for approval by
Commissioner Cockburn. Commissioner Friedberg -Nerf asked to have the minutes amended
to include Kathryn Jerkovich's last name. A motion was made by Commissioner Friedberg -
Nerf and seconded by Commissioner Kosusko to approve the Regular Meeting Minutes of
October 17, 2006, as amended. Called for a vote: Commissioner Friedberg -Nerf: Yes;
Commissioner Kennedy: Abstain; Commissioner Kosusko: Yes; Commissioner Mosiman:
Abstain; Commissioner Streissguth: Yes; Chairman Cockburn: Abstain. The motion carried.
It was noted that the minutes for the Regular Meeting held on August 15, 2006, and the Special
Meeting held on August 29, 2006, were included on the agenda for approval. This item will be
continued to the next regular meeting to give the Commissioners time to review.
V. Public Meeting
A. Call To The Public (public comments on any item not on tonight's agenda).
Commissioner Cockburn asked if there were any comments from citizens.
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Adam Brockus, 1146 Perry Avenue: "Some property is up for proposal by the City —
this is the reservoir lid #14, I believe — located at East 17 Street and Ironsides and if you
may have looked in the paper, some neighbors have suggested making a Local
Improvement District to buy it and then elect to tax themselves to turn it into a park and
then put it back to the City. Looking into the laws about Local Improvement Districts,
they all receive Planning Commission approval and also a hearing and so I just wanted to
inform you and give you a heads up about that. We don't know if they'll have enough
signatures by December 4th but just in case it happens, wanted to keep you in touch.
Kind of why one of their concerns also that doesn't happen was when the sale was done,
they're worried about homes which may not look with the character of the neighborhood
that there is and there really are no real things that the City — well, there are things but
really nothing that the City Council will do to hold a private landholder to for
architecture. I will say, as a council member, I am open to any suggestions that may
come from your commission or from you itself, that may be able for neighbors to take
that in mind not direct any possible developers directly, but more or less be able to air
their concerns and make sure that they're listened to. Thank you very much. Any
questions ?"
Commissioner Cockburn asked if there were any further comments from citizens.
Seeing none, he closed this portion of the meeting.
B. Public Hearin: Geoff Wentlandt, City Planner gave a staff report of the West Park
sub -area plan. He reviewed the plan that had been distributed to the commissioners prior
to this meeting as well as the proposed amendments (included in the meeting file).
Chairman Cockburn opened the Public Hearing and asked if there were any comments
from citizens.
Ted Johnson, Marathon Development, 409 Pacific Avenue, Bremerton: "Marathon
is the lead development consultant for the Bremerton Housing Authority. We've been
charged with leading the redevelopment effort and it gives me a great deal of pleasure to
have finally made it to this particular spot in our journey as we endeavor to redevelop
West Park. This is a significant milestone in the redevelopment of this particular parcel
and with your concurrence, the staff recommendation, and the upcoming approval by
Council in January, we would expect to see some actual work starting on site late summer
or early fall of next year. We have a number of folks that will be giving public testimony
today and all of us will be available, certainly, after for any additional questions. So,
again, I thank you very much and we look forward to any comments that you may have."
Kathryn Jerkovich, Marathon Development, 409 Pacific Avenue, Bremerton: "I just
would like to say that there's been a tremendous amount of effort put forth by the design
team as well as everyone that has participated in this process to get us to where we are
today. As Geoff indicated, we've had several community meetings, stakeholder
meetings, and the design charrette. We have, to date, held over one hundred meetings of
significance with various different groups as well as the public. And the whole goal of
the sub -area plan that is before you today was to create a community there at West Park
that everyone will be happy with and will be proud of as well. I believe that there has
been a lot of thought put into the plan.. We've listened to the public and the stakeholders;
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we've worked very diligently with city staff and others to create a plan that we think will
work very well for the West Park project. So, with that, I would just like to encourage
you to support the plan and recommend approval to City Council. Thank you."
Richard Weinman, 9350 SE 68 Street, Mercer Island: "I'd just like to, and I think
Geoff did a very able job of identifying the consistency of the sub -area plan with the
policies in the City's Comprehensive Plan, and that has been a very conscious goal and
driver of the planning efforts that have been performed for the site. We really started, as
well as looking closely at the physical constraints of the site and opportunities of the site
really began by looking closely at the City's Comprehensive Plan and what it said should
happen on this site. As Geoff mentioned, it is designated as a Public Sector
Redevelopment site; it has been designated as `blighted' by the City and redevelopment
is intended to provide public benefits, in this case, in the form of a de- concentration of
low- income housing and an achievement of high quality development on the site, and a
removal of the existing blight. The sub -area plan has also been very conscious of the
proximity of the West Park site to the designated Oyster Bay Neighborhood Center. And
uses on the West Park site have been planned to be compatible with and to develop in
conjunction with the Oyster Bay Neighborhood Center over time. The population of the
West Park site will provide support for the village retail that's planned on the West Park
site in the more intensive commercial development that currently occurs and will
continue to redevelop along Kitsap Way. The sub -area plan has, as I said, very
consciously tried to integrate some of the essential themes of Shaping Bremerton and
Comprehensive Plan policies, which include developing a high quality and distinctive
center, developing quality housing, insuring that the environment of the site is carefully
managed, and integrating urban design into redevelopment. And some other members of
the team will " [turned away from the microphone; no longer audible.]
Deanna Sihon, 22906 NE 15 PI., Sammamish, Washington: "I am with New Home
Trends. I'm a Principal and Director of Research and Consulting there. We provide
consulting and data to people that are either in, or affected by the real estate industry.
The company has been in business for over twenty -five years. We've served national as
well local builders. We've worked on a number of redevelopment projects, including
High Point, Rainier Vista. We were one of the main consultants on Issaquah Highlands;
we've worked over here with Lyle Homes, The 400, just to name a few. Our list of clients
is huge. It's been a pleasure to work on this project. Personally, I just believe so much in
the redevelopment projects and what they do for communities. I've seen that in Rainier
Vista, we're starting to see it up at High Point. It changes the demographics of a
community; it changes the whole feel and life of a community, and it kind of gives it a
rebirth. It allows the low - income families living those communities to be integrated into
society in a more effective manner and raise their self esteem and whatnot. As far as the
housing market goes, there's some things that have been happening: in the last ten years,
the majority of jobs has stayed in King County, and looking forward ten years with our
job growth which that will continue to happen, fifty - percent of those jobs will continue to
stay in King County. The housing is not, and much of that is due to the affordability.
Today in King County, the median price of a new home is upwards of $700,000.00.
When you look at income levels, their just — many people that you talk to today could not
afford to live in the home, purchase the home that they're in today. And so what that's.
doing it's creating a demand, kind of a ripple effect, and so we've seen that shift kind of
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move to Pierce and Snohomish County over the past ten years. And now it's even moving
further out and Kitsap County is being greatly affected by that. With the bridge, South
Kitsap County, seeing tremendous growth out there. When you look at Kitsap County as
a whole, you've got Bainbridge Island which is kind of its own entity, and you've got
North Kitsap, Central Kitsap, and South — Central Kitsap is where more of the affordable
product is. When we looked at the demographics for this project, we designed product
that would fit the demographics and allow people making the income levels here which is
fifty to seventy -five thousand, to afford the product. Right now, our product is priced at
about, from $150,000.00 to $400,000.00. When you look at the future --- I'm done. [time
was up] Thank you so much, and I just can't say enough good things about the project
and I hope you [inaudible]."
Roland Jones, GVA Kidder Mathews, 1905 Dumas Circle NE, Tacoma: "I've got
some materials that are being passed out to you that you can reference for the
examination of what the size of retail might be considered at this location. My experience
is: prior to 1975, I was the real estate department of Weisfield Jewelers and Valu- marts,
which are all Fred Myers, and I've been a commission real estate broker since then. The
last fourteen years, I've represented Barnes & Noble in four states. I represent, currently,
I still represent them, Ace Hardware in four states; I represented Winco Foods in a
number of transactions, Romano's Macaroni Grill. I was part of the initial roll -out of
Coldwater Creek in numerous states, CompUSA, did the Fryes Electronics in Renton,
and I've done five Gene Juarez salons, thirteen Pier 1 Imports, Signature Theaters for
Kemper Freeman in the Lincoln Square, and I have consulted for Kemper Development
and also Westfield shopping centers and I've worked with a number of the regional
shopping centers' transactions. The information that you're receiving is demographic
information, and there's one that, on the cover, has little red circles — those are one- and -a-
half, three, and five mile radiuses shown from the site, and then the demographics for
those radiuses are contained in there. For a neighborhood shopping center, the one- and -a-
half miles are applicable, and this shows that there's sixteen thousand in that population,
twenty per cent of them are below the poverty level. The median annual household
income is $36,800.00 which is below most states. There are only 1,600 college graduates
and only 3,000 home owners. That's why an Ace Hardware would not go in this even
though they're a neighborhood center. Now, I've also done some drive times. You see
that with the demographics there, for your later analysis of this, you look at the large 11 x
17 of that is there. It shows how the drive times are affected if this was a community
shopping center. It would cannibalize the sales of shopping centers that are already
existing in those markets where you see those big retailers, so I don't see this as a
community shopping center site only to serve the neighborhood that is shown there."
Bob Guyt, Rice Fergus Miller, 262 — 4 th Street, Bremerton: "I wanted to talk to you
real briefly about the design intent for the project. I was the Project Manager of the
design team. As Roland had said, the commercial of this project was a large portion of
the design process. In the course of going through the market research that he provided to
us, we came up with a model that we believe is best for this site as well as best for tying
in to the Comprehensive Plan for the City. In the overall scheme, which ties into that
retail sizing, we wanted this to be an eminently livable, walkable community. We want to
have mixed uses, we want the pedestrian to be placed above the automobile. Though, in
looking through the sub -area plan, you'll see a number of goals, the way that we laid out
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the streets, all of those work together to get the automobile back into the alleys, to put the
pedestrians up at the front, and to have each of the housing units have porches and other
elements that are going to allow the residents of West Park to interact. The desire of the
retail component is to enhance and to become an amenity of the housing component and
to allow the people that live there to be able [inaudible] coffee, drop off their dry
cleaning, have a bite to eat; not so much to be [inaudible] the larger community, but to
enhance the West Park community, and thus become an addition to rather than a
competitor to the Oyster Bay Neighborhood. The overall housing scheme and the mixed -
use themes that we have applied to this is to create a connected community. Our retail
[inaudible] residents blended together where it's a place where you feel comfortable
strolling around, a place where you don't feel worried about your kids, and the overall
structure of the streets and the way the traffic flows through there is designed to spread
the traffic so that there are no congested streets, no high traffic areas. And so that, again,
that theme of connectedness is carried through. That's a brief overview of the design
intent that we brought into the project and, again, we hope that you'll recommend
approval. [Inaudible]. Thank you."
Steve Rice, Rice Fergus Miller, 262 — 0' Street, Bremerton: "As a leader of the design
team for this project, I'd like to leave you with just one other thought, a different
perspective, perhaps. When I started practice in this town, people were leaving downtown
and the strip corridors that had been developed principally in East Bremerton along
Wheaton Way and to some extent what we have out Kitsap Way in West Bremerton,
these areas were beginning to deteriorate as well. After a dozen years or fifteen years the
planning administrators in this city adopted a centers concept and I want to salute the
City for doing that and I want to tell you why I think the West Park Master Plan
consciously supports that centers concept. As has been already said, we are designing a
project which we believe to complimentary to the Oyster Bay Neighborhood Center that
is established in the City Comprehensive Plan, not a competitor to it. If you simply look
at East Bremerton and the hopscotch variety of development that has taken place there
over the decades, it's left us with a string of empty buildings that eventually become
filled with discount stores. As a Bremerton resident, I would personally not like to see
that happen on the West side; you can point at the beginnings of it at 6ch and Montgomery
and it's likely to continue if we continue to let this hopscotch commercial development
take place. I think we've been very conscious about the need to support the residents, to
support the neighborhood center at Oyster Bay by providing it with more rooftops of
mixed income residents. I think this will be a model neighborhood for Bremerton, not
just on the west side, but throughout our city. I'm looking forward to seeing West
Bremerton strengthen as a result of this project and not weaken. This is a direct intent of
the design team and for that reason, among many others, I ask for your support for the
plan tonight. Thank you."
Damon McAlister, Parametrix, 4660 Kitsap Way: "I am the lead civil
engineer /project manager on this project. We are really e�ccited to be part of this project
team, primarily because of the commitment we have to the community for development
projects and also that we've been active within the community, doing business in Kitsap
County and City of Bremerton for over twenty years. We are, as Bob Guyt had
mentioned, we work closely with the project team for developing schemes for how we.
can compliment a density that we're trying to achieve for this project with roads that are
Planning Commission Meeting November 21, 2006 Page 5 of 9
safe for pedestrians, as well as for emergency access. And also with the topography of
that site being so significant with high elevations leading down to Oyster Bay, that
created a lot of challenges for on the grading side, not only for balancing the site but also
for the roadways, for accessibility, as well as having the density that we're trying to
achieve with the units. As part of that, we've also tried to incorporate environmental
components to that such as elements of storm water for low- impact design, bio- swales,
and other water [inaudible] features to improve the run off from the site that's going off
to three drainage areas: Oyster Bay, Sinclair Inlet, and Ostrich Bay. So we've worked
with Paul Wandling and the city to come up with those schemes for the water quality and
the preliminary storm water report and also, given the impacts of how the traffic that is
going to be generated from the residents and the commercial area and how that's going to
be impacting the [inaudible]. So, as part of the preliminary master plan, our role was
looking at all those simple elements that are needed to support the infrastructure for the
site. We're anxious to be moving forward on to the other elements with the preliminary
plat and the design and construction administration for the phases as we proceed with this
project. Again, we are really excited, as Parametrix being a local firm, on seeing this
successful and watching it grow across the street. Thank you."
Kurt Wiest, Bremerton Housing Authority, 110 Russell Road: "I'm a relative
latecomer to the West Park redevelopment project; I've only been with the Housing
Authority for about a month and a half now. But I just wanted to endorse the plan that
has been presented to you. I know that the design team and all those that have been
involved with development of the sub -area plan; they're quality individuals and quality
firms. My charge and my responsibility is to ensure, ultimately, that the residents of
West Park will be well served by redevelopment of the development, and I believe that
that is going to happen because of the thought and the public process that has gone
through in developing the sub -area plan. I would encourage you, your support of the sub-
area plan and would hope you would recommend approval by the City Council as well.
Thank you."
Richard Nerf, 1600 Madrona Point Drive, Bremerton: "I want to say that I think this
document before you fairly represents what we did in the charrette last May. I took part
to a large extent there; I was very impressed by the professionalism of the design team,
by the transparency of their interactions with officials, with agency staff, with citizens,
with residents of West Park. I was impressed with the skill at which they took all the
requirements, the character of the site, and brought up a plan which is in no way a
assembly of standard items. It was very well crafted to the situation in which they found
themselves. I heartily approve 99.9% of what is there. My one concern, or at least my
major concern, is that there is a paragraph or two that talks about flexibility and where
they say what future changes to the. sub -area plan might look like. And so when you're
changing something that is so tightly integrated as this, that's of great concern. The
example that is given of a possible change that is of a changing from village commercial
and expanding that into what is already on the land use map indicated as Mixed Use, that
sort of change, of course, is a reasonable thing to do a response to change is in the
situation. But if it comes out to something more substantial than that, a large increase in
the area of commercial or a change in the intensity of the commercial, I would think that
you would need to go back and go through a substantial part of this planning process
again. That you could not simply come in, have a hearing or two, and say, `Oh, never
Planning Commission Meeting November 21, 2006 Page 6 of 9
mind about this document, which has been around for six months; we're going to change
it.' So, that's my one concern. Otherwise, I heartily recommend the approval of the
document as it is. Thank you."
Chairman Cockburn asked for any further comments on this item. Seeing none, he
closed this portion of the Public Hearing.
Commissioner Kosusko asked how the design team would deal with traffic noise from
the freeway affecting the residents of West Park. Richard Weinman said that was
unknown at this time how they would accomplish it but would adhere to HUD standards
of acceptable noise levels. He gave examples of other developments and how they
mitigated outside noise. Mr. Weinman also noted that further analysis would be
conducted on this item.
Commissioner Kosusko asked for more detail regarding how a walkable community is
to be achieved given the topography of the site. Bob Guyt, (RFM) explained that the
design intent was to smooth out some of the slopes to encourage residential structures and
walkability while retaining as many of the trees as they could. Mr. Guyt added to the
comments regarding noise; he explained that berming would be used along the highway
to reduce noise levels as well as using some of the higher density housing units, a parking
structure, and trees as buffers. The development's park will be on some of the steepest
topography of the site. Commissioner Kosusko expressed concern for the slopes in
relation to the structures. Mr. Guyt assured the Commission that the design team was
sensitive to the topography and would not be following the California model of an
obviously terraced development.
Commissioner Kosusko asked how storm water was to be managed on the site to protect
nearby bodies of water. Damon McAllister (Parametrix) acknowledged that the site
posed a challenge but some natural elements could be incorporated to provide water
quality features. Parametrix will work with Fish & Wildlife to remove an existing outfall
at Oyster Bay and replace it with something that has a lower impact to the site, will look
better than what is currently in place, and will be more environmentally friendly.
Commissioner Streissguth asked for clarity regarding the flexibility of the sub -area plan
and if the flexibility was tied to future market conditions. Ted Johnson, (Marathon
Development) agreed and acknowledged that market conditions will change over time.
Commissioner Streissguth asked staff how the flexibility would be administered if the
amendment was not adopted. Geoff explained that staff would treat the item as a
legislative action or rezone and it would go through the same process as a Comprehensive
Plan amendment.
Commissioner Kosusko asked why some items listed under conditional uses did not
migrate to the amended list. Geoff explained that staff tried to get the conditional uses
into the permitted uses with criteria, or the use had been determined to be unwanted in
that zone, combine with other uses, or listed in another category.
Commissioner Friedberg -Nerf asked for clarification on why check cashing services
had been listed as a prohibited use. Geoff said this is an item that is still being discussed
Planning Commission Meeting November 21, 2006 Page 7 of 9
with the City's Legal department. Staff should have an answer before this item is
brought before City Council.
Regarding the scale and magnitude of the commercial component, Commissioner
Streissguth inquired if there had been staff discussion. Staff encourages the Commission
to make findings on this item to give specific direction to City Council. Commissioner
Streissguth asked the design team to address the different models of the commercial
component of the development. Richard Weinman explained that the project specific
Environmental Impact Statement (EIS) will address the five acre and the 12.5 acre retail
center included in the sub -area plan. Chairman Cockburn commented that the numbers
presented did not indicate the local income could support a larger, higher end retail
center; Mr. Weinman agreed.
Commissioner Mosiman asked where the information for income projections came
from. Mr. Weinman said they were standard numbers provided by a demographics
service. The numbers are based on the projected occupancy of the West Park area.
Commissioner Friedberg -Nerf wanted to know more about private alley maintenance.
Kathryn Jerkovich (Marathon Development) explained that the streets and alleys will
be owned by the City of Bremerton. Geoff asked to have the plan reflect that ownership.
Commissioner Kosusko asked if there was additional public space provided for the
higher density areas. [Bob Guyt (RFM) responded but his answer was not audible.
Notes taken reflect that those types of public spaces are not shown on the final design and
it's anticipated that a design review board would oversee that aspect of the project.]
Chairman Cockburn asked if the open spaces were owned and maintained by the
Bremerton Housing Authority. Kathryn Jerkovich said they were.
Commissioner Friedberg -Nerf wanted to know how drive through facilities within the
commercial component would be compatible with a pedestrian oriented community.
Kathryn Jerkovich explained the need for one or two drive through facilities located at
the back of the building(s); Kitsap Credit Union is one such facility that showed interest
in opening a full- service branch in West Park,
Andrea Spencer, Director of Community Development, reviewed additional
amendments to be included: Amendment 14, direct staff to confirm with the City
Attorney that the prohibited uses are consistent with what we're able to do; Amendment
15, confirm that all of the city alley ownership references are corrected in the plan.
(These additional amendments are referred to as "the green sheet".)
A motion was made by Commissioner Kennedy and seconded by Commissioner
Friedberg -Nerf to recommend to City Council an amendment to the Bremerton
Comprehensive Plan to add the WestPark Sub -area zone plan with revisions per
Attachment II as amended and an amendment to the proposed Title 20 Zoning Code
Chapter 20.80 to activate the development regulations of the WestPark Sub -area
Plan per Attachment III and the green sheet.
Planning Commission Meeting November 21, 2006 Page 8 of 9
Called for a vote: Commissioner Friedberg -Nerf. Yes; Commissioner Kennedy: Yes;
Commissioner Kosusko: Yes; Commissioner Mosinnan: Yes; Commissioner Streissguth:
Yes; Chairman Cockburn: Yes. The motion carried.
Commissioner Mosiman excused himself at this time to attend another meeting.
Chairman Cockburn closed the Public Meeting.
VI. Business Meeting
A. Chairman's Report: None.
B. Director's Report: Andrea reported that City Council has been working on the annual
budget. Final adoption is scheduled for the December 6, 2006 meeting.
C. Old Business: None.
D. New Business: Staff reminded the commissioners that election of officers will
take place at the January 2007 meeting.
It was decided to cancel the December 19, 2006 Regular Meeting.
VII. Adjournment
Meeting was adjourned at 7:01 p.m. The next Regular Meeting is scheduled for January 16,
2007.
tted by:
, Executive Secretary
�oved by:
JoY?n ,,Cockburn, Chairman
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Planning Commission Meeting November 21, 2006 Page 9 of 9