HomeMy WebLinkAbout04/15/2014 PACKET(DRAFT) AGENDA
Regular Meeting – Bremerton Planning Commission
(Subject to PC approval)
April 15, 2014
5:30 P.M.
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345 – 6Street
Meeting Chamber –First Floor
I.CALL TO ORDER
II.ROLL CALL (quorum present)
IV. APPROVAL OF THE AGENDA
V.APPROVAL OF MINUTES:
March 18, 2014 meeting.
o
VI. PUBLIC MEETING
A. Call to the Public:
Public comments on any item not on tonight’s agenda
B. Workshop:
1.
Comprehensive Plan growth strategy
2.
Wheaton/Riddell District Center zoning map and District Center
development code regulations
VII. BUSINESS MEETING
A. Chair Report:
Richard L. Tift
B. Director Report:
Andrea Spencer
C.Old Business:
D.New Business:
VIII. ADJOURNMENT: The next regular meeting of the Planning Commission is
May 20, 2014
Planning Commission meeting packets are available on-line at
www.ci.bremerton.wa.us/display.php?id=907
DRAFT
Subject to April 15, 2014Approval
CITY OF BREMERTON
PLANNING COMMISSION
MINUTES OF REGULAR MEETING
March 18, 2014
CALL TO ORDER:
Chair Tift
called theregularmeeting of the Bremerton Planning Commission to order at 5:30p.m.
ROLL CALL
Commissioners PresentStaff Present
Chair TiftAndrea Spencer,Director,Department of Community Development
Vice Chair DinkuhnNicole Floyd, SeniorPlanner, Department of Community Development
Commissioner Albright
Commissioner Jose
Commissioner Simpson(arrived at 5:33)
Commissioner Strube
Commissioner Wofford
Quorum Certified
APPROVAL OF AGENDA
COMMISSIONER JOSEMOVED TO APPROVE THE AGENDA AS PRESENTED. COMMISSIONER
WOFFORDSECONDED THE MOTION, WHICHCARRIED UNANIMOUSLY.
APPROVAL OF MINUTES
COMMISSIONER WOFFORD MOVEDTO APPROVE THE MINUTES OF FEBRUARY 18, 2014AS AMENDED.
COMMISSIONER JOSESECONDED THE MOTION, WHICHCARRIED UNANIMOUSLY.
PUBLIC MEETING
Call to the Public
(public comments on any item not on the agenda)
Chair Tift
asked if there were any comments from citizens. Seeing none, he closed the publicportion of the meeting.
Workshop: Potential Zoning Modifications to Implement the Wheaton/Riddell District Center
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Ms. Floyd to discuss the DistrictCenter. At that time,
recalled thatthe Commission held a public hearing on February 18
staff presented information about how the area has not realized the growth that was envisioned in the 2004 Comprehensive
Plan or in the Wheaton—Riddell District Center Subarea Plan due to changes in the economy, as well as changes in property
ownership. After a public hearing, the Commission forwarded a recommendation to the City Council that the Wheaton—
Riddell District Center Subarea Plan be revoked immediately, reverting back to the zoning in place prior to adoption of the
subarea plan in 2007. The Commission also directed staff to prepare alternative zoning for Commission’s futurediscussion
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, the City Council accepted the Commission’s recommendation and unanimously passed
and deliberation. On March 5
Ordinance 5241, revoking the SubareaPlan. The zoning in the district center is now District Center Core (DCC) and low-
density residential (R-10*), as per the 2005 Zoning Map.However, theCommission can choose to apply any combination of
the two zoning districts throughout the Centerand is not required to apply R-10*zoning at all.
Ms. Floyd
explained that, typically, district centers are high-density areas that are intended to accommodate the vast majority
of the City’s growth over the next 20 years. The Wheaton-RiddellDistrict Center is one of the largest centers in Bremerton
and is slated for more growth (3,800 residents and 2,000 jobs) than any other center, including downtown.She explained that
while zoning cannot prohibit the City from reaching its growth targets,there are various ways to accommodate growth. She
reviewed options and noted that the area would need to be developed at a high intensity with a mix of commercial and multi-
family units in order to meet the growth targets established in the ComprehensivePlan.Low-density residential zoning(R-
10*)would not accommodate the level of growth needed.
Ms. Floyd
provided a brief history of how zoning in the district center has changed over the past 25 years and described how
the properties are currently developed. She also explained how the currentDCC and R-10*zoning designations differ from
theprevioussubareaplan zoning. She specifically noted that the DCC zoning is very similar to the subarea plan zoning, but
the extra requirements that were challenging for developers to accomplish are no longer required. In addition, the DCC zone
only allows residential uses when they aremixed with commercial. The R-10*zoning designation only allows single-family
residential uses, as opposed to the previous subarea zoning that allowed a mixture of commercial and high-density residential
uses on the western side and residentialon the eastern side, with some bonus for commercial if an85-foot forested swath is
maintained and a gathering place is provided. Lastly, she noted that the height limits in the R-10*(35 feet) and DCC (50
feet) zones are lower than the height limits that were allowed in the subarea plan zoning (between 55 and 65 feet).
Ms. Floyd
specifically asked the Commission to considerwhat zoning arrangement would spur development and best meet
the City’s growth targets. She specifically asked them to focus on the following:
Should the zoning map have both R-10*and DCC zoning?
If so, is the current boundary correct or should it be
changed? The Commission should keep in mind how to best achieve the City’s growth targets and Comprehensive
Plan vision. They should also keep in mind how the decisionwill impact the residential neighborhoods on both the
eastern and western boundaries.
Are modifications needed to the DCC Zone?
Is it necessary to require mixed-use, and is the 50-foot height limit
appropriate?Should bonus development privileges be allowed for vegetated buffers? She pointed out that DCC
mixed userequirements work towards both residential and commercial growth targets and are encouraged in the
Comprehensive Plan. However, they do not allow as great of flexibility for developers.
What should the height limits be?
Heights in the downtown commercial district range from 80 feet to market
driven. Greater heights allow for growth targets to be more easily obtained. In addition, underground parking does
not pencil without significant building height.
Should vegetative buffers be required?
Vegetated buffers are currently required where DCC zones are adjacent to
low-density residential zones. On the eastern edge, the subarea plan allowed commercial uses only if a significant
forested swath was maintained. However, this requirement was removed with the revocation of the subarea plan and
the current R-10*zoning prohibits commercial uses.
Ms. Floyd
reminded the Commission that in September 2013, the City Council adopted amendments to change the DCC
zone to allow for exceptions to the 10-foot maximum setback. The changes were intended to provide more flexibility for
situations such as site constraints, existing development, etc. that made it impossibleto push buildings forward. It also
provided flexibility for a developer to include enhanced public features to offset the increase in setback. In addition, the code
was amended to minimize rather than prohibit parking in the front, and it provided design criteria to achieve goals.
Ms. Floyd
recommended the Planning Commission take public testimony and provide staff with a recommendation
regarding the appropriate zoning, height, mixture of uses, buffers, and any other code changes the Commission recommends
before a public hearing is scheduled.
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Robert Larsen, Carnation,
said he owns several properties and is proactive as a contractor in Bremerton. He said he was
present to speak in favor of keeping the Soil Factory available as itcreates jobs and provides a valued service to the
community.
Priscilla Bailey, Bremerton,
said she owns a building at 4171 Wheaton Way, and she supports changes that will improve the
economic climate of the Wheaton-Riddell area. Although the Comprehensive Plan calls for substantial growth in the area,
growth has actually been stagnant in recent years and a number of businesses have closed and/or relocated. She expressed
skepticism that growth would occur to the extent illustrated in the examples provided by staff. The examples representan
extreme change that may not be realistic. She saidthat when she voiced support for revoking the subarea plan, she thought
the standards for the DCC zone would be more liberal. She voiced concern that having standards that are too “nitpicky” will
force large companies to locate in the countywhere the codes are much less restrictive.
Ms. Bailey
expressed concern about the vegetated buffer on the eastern boundaryalong Almira, noting that ithas become a
place where homeless people hang out. Sheis not sure leaving it forested is the best solution.Perhaps an apartment complex
Ms. Bailey
with shrubbery in front would be better. Lastly, expressed her desirefor commercial zoning on the western edge
of the district. Most of the existing businesses are doing well, and they should be retained.
Gary Lindsey, Silverdale,
said he was present to represent Royal ValleyProperty, which is also referred to as the Soil
Factory. Rather than discuss the merits of the Soil Factory, he said he was present to request that the City reinstate the
commercial zoning that was in place prior to the Council’s recent action that applied R-10*zoning to the western portion of
the district. He said that although he likes the concepts shown in the pictures provided by staff, there is not a big enough
market in Bremerton to support this type of intense development. He referred to the redevelopment that is occurring in
downtown Bothell, pointing out that the City of Bothell sent $150 million to purchase land and construct roads, utilities and
parks. He commented that thisis the type of leadership that needs to happen to support the type of development concepts
presented by staff.
Mr. Lindsey
pointed out that the Zarelli and RoyalValley propertiesrepresent about 50 acres of literally vacant, developable
commercial land, which any City would like to have. The properties will develop over time, but developmentwill require a
commitment on the part of a developer because it is not likely the City willcommit funding. The economics of future
redevelopment will be more akin to a Fred Meyer and similar developmentsrather than the concepts outlined by staff. He
submitted an exhibit outliningdevelopment regulations he would like the City to address.
Don Cole, Bremerton,
commented that if the Soil Factory is pushed out of the area, local businesses will be heavily
impacted. He also expressed his belief that the growth assumptions are aggressive, and the concepts presented by staff are
unrealistic. He said he sees the proposed changes as more negative than positive.
Carl Zarelli, Bremerton,
read a letter he submitted to staff earlier, along with a few attachments. The letter expressed
concern about the uncertainty about the recent changes that havebeenimposed uponproperty owners in the Wheaton-Riddell
area. For the past several years, the subarea plan has required buildings to be pushed up to the street, with the hopes of
creating a large center and reducing the look of asphalt parking. He referred to redevelopment plans he submitted for the
property at 4220 Wheaton Way (old Lowe’s property) as an example of potential building enhancement and site amenities
that can make the property more appealing. He said retailers have indicated they actually prefer to have parking in front, but
with elements that soften the parking lotareas, similar to what is proposed in his plan. He asked that the Commission
recommend changes to the DCC zone so that the type of development identified in his plan would bepossible. He
commented that minor tweaking of the Comprehensive Plan would do little to attract redevelopment. Lastly, Mr. Zarelli said
he believes the 85-foot buffer on the westernboundary is unwarranted, and its purposecould be easily achieved by the street
separation and the requirements outlined in the City’s landscape code. In closing, he asked that his property be zoned DCC
to allow commercial development.
Robin Waite,
said he owns property in the Wheaton-Riddell area, as well. He asked whatincentives the City would offer to
encourage redevelopment. The area has been an eyesore for the past 10 years and it does not appear to be getting any better.
Ken Melbourne, Kitsap County,
commented thatthe concepts presented by staff remind him of the things he hates about
big cities, and most people in the area feel the same way. Bremerton is a blue collar town. While he does not want it to
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remain underdeveloped, he doesn’t want it to become overdeveloped, either. He expressed concerned that thediscussion is
focused on how many businesses and people the City can squeeze into a small area. He said he works for the Soil Factory,
which provides a valuable service to citizens of Bremerton. He referred to a petition, signed by over 500 people, who rely
upon the Soil Factory to dispose of soils and vegetation. The Soil Factory works to educate citizens about the cycle of
sustainability, which is also a Citygoal. If this business is eliminated, citizens will have to go to Mason County for thesame
service.
Eric Sandall, Tracyton,
said that, as a real estate investor, he considers the Soil Factory a valuable service. Because he
drives a large truck, it would cost him significantly more time and money to travel to Mason County to dispose of soils.He
recognized that, in time, the Soil Factory would have to be eliminated to accommodate redevelopment. However, he asked
that the City allow current businesses to remain until there is a market demand for the properties to be redeveloped.
Commissioner Simpson
clarified out that the pictures provided by staff are not necessarily illustrative of the type of growth
the Planning Commission supports. Instead, they illustrate the type of development that must occur to accommodate the
Director Spencer
amount of growth mandated by the State. explained that the Growth Management Act (GMA) requires the
City to plan for the forecasted population growth. Discussions tookplace at the county level to identify where growthwill
occur so it is spread out throughout the county. In 2004, the City decided to accommodate most of its growth in the centers
like Wheaton-Riddell to protect the low-density neighborhoods.
Barbara Roberts, Bremerton,
said that when she and her husband purchased their home in 1990, they were told that the
sand pit behind would not be worked any more. However, the Soil Factory came onto the site in 2002. She said she cannot
open her windows for fresh air because of the dust, noise and smell that comes from the business. She said she would like
the City to do something about the situation.
Gary Lindsey, Silverdale,
noted that the pictures provided by staff do not represent densities of five to ten units per acre
which is what R-10* requires. He suggested that allowing multi-family development in the DCC zone would enable
developers to achieve the mix and density the City is looking for.
Chair Tift
No one else in the audience indicated a desire to address the Commission, and closed the public portion of the
meeting.
Commissioner Wofford
asked if there is an allowance for expanding the City’s growthtargetsinto the Urban Growth Areas
Director Spencer
(UGA). said the growth targets are assigned in the Comprehensive Plan, and the City cannot assign its
growth targets into an unassigned UGA.
Commissioner Wofford Ms. Floyd
asked the total depth of the buffer along Almira Drive. said the treed area runs parallel
to Almira Drive all the way from Riddellto Hollis. The entire eastern property is approximately 20 acres, and the subarea
plan required an 85-foot buffer for commercial development. However, the subarea plan was recently revoked, and the
current zoning is low-density residential with no opportunity for commercial.
Commissioner Wofford
asked if the Commission should consider “shadowing” when discussing the appropriate height for
Ms. Floyd
buildings in the area. said that is certainly something the Commission could talk about.
Chair Tift Director Spencer
asked staff to clarify the options the Commission can consider.said staff would likedirection
from the Commission so they can prepare a draft ordinance for a public hearing. Staff is specifically seeking feedback on
how the area should be zoned and what code changes are needed to fully implement what is identified in the Comprehensive
Plan. She emphasized that staff is not proposing changes to the Comprehensive Plan at this time.
Commissioner Jose
said it is clear to him that R-10*zoning would not allow the City to meet its growth targets. He also
heardfrom the public that R-10*zoning is less appropriate than DCC zoning. His inclination would be to zone the entire
area DCC, but he questioned whether this approach would allow the City to reach its growth target for residences if multi-
family residential development is only allowed as part of mixed-use projects. He asked if the DCC standards would allow for
Ms. Floyd
horizontal or just vertical mixed-use development. said it allows for any type of mixed use, but the commercial
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Director Spencer
space must be the primary and most prominent use. suggested it would be helpful for the DCC standards
to make this clarification.
Commissioner Jose
Once again, said it is clear that DCC is the most appropriate zone for the entire area.However, DCC
has some requirements that are not palatable. For example, the height limit seems too low. He questioned why there needs
Ms. Floyd
to be a height limit at all. pointed out that there is no height limit in the Downtown District Center because the
goal is to build up and not out. However, many community members have expressed opposition to tall, overshadowing
Commissioner Jose
buildings, and height limits are intended to set the right balance. suggested the Commission consider
allowing additional height, as view blockage would not be an issue in this area. He also felt it would be appropriate to
eliminate the mixed-use requirement. From past experience, it is clear that prescriptive zoning regulations are not the answer
and flexible zoning is the path to success.
COMMISSIONER JOSE MOVED THAT THE COMMISSION DEVELOP A ZONING MAP FOR THE PUBLIC
HEARING THAT APPLIESTHE DISTRICT CENTER CORE (DCC) ZONING TO THE ENTIRE WHEATON-
RIDDELL DISTRICT CENTER AREA. COMMISSIONER SIMPSON SECONDED THE MOTION.
Commissioner Albright
asked if the changes made to the DCC standards would impact other properties in the City.
Director Spencer
clarified that the current motion wouldzone everything in the Wheaton-Riddell District Center as DCC.
She reminded the Commission that Downtown Bremerton has a subarea plan and accompanying development regulations, so
the changes made to the DCC zoning standards would have minimal impact. However, they must consider the unintended
consequences the changes might have on other areas in the City that are zoned DCC.
Ms. Floyd
clarified that the current motion deals specifically with how the area will be zoned. Once the Commission has
decided on the appropriate zoning, they can review the specific DCC standards and consider potential amendments.
Commissioner Strube Director Spencer
asked how the Soil Factory would be impacted by the proposed change in zoning.
answered that, through a code enforcement action, the City reached a settlement agreement with the property owner and
business owner. As per the agreement, if the zoning changes before a certain date (July 2015), the Soil Factory use would go
away on December 31, 2015. If the zoning changes as a result of the Comprehensive Plan update in 2015, the use would
terminate six months after the zoning is changed.
Chair Tift
noted that all, with the exception of the Soil Factory, all the existinguses would be allowed under DCC zoning.
Ms. Floyd
agreed and pointed out that the uses allowed in the previous subarea plan arethe same as the uses that would be
allowed under DCC zoning.
Commissioner JoseDirector
clarified that if the zoning is changed as per the motion, the Soil Factory would have to cease.
Spencer
agreed that this would be consistent with the settlement agreement adhered to by both the property owner and the
business owner.
Commissioner Jose Director Spencer
asked staff to clarify the schedule for the Comprehensive Plan Update. advised that,
Commissioner Jose
as per GMA, the City must update its Comprehensive Plan no later than June 1, 2016. suggested that
the zoning for the western portion of the district center could remain as R-10*until the Comprehensive Plan is updated. He
expressed his belief that redevelopment would not likelyoccur on this site within the next two yearsevenif the zoning were
changed now. In the meantime, he is concerned about shuttingdown a functioning and supported business.
Director Spencer
encouraged the Commissioners to review the comment letter the City received from representatives of the
property owner, requesting that the zoning be changed to DCC. The Commission asked the property ownerrepresentative,
Gary Lindsey, Silverdale,
Mr. Lindsey, to comment on his zoning preference. said the property owners would like the
zoning changed now to allowfor commercial uses. This would allow the Soil Factory to operate until December 31, 2015.
Commissioner Simpson
recalled an article in THE KITSAP SUN, in which the owner of the Soil Factory stated that a zoning
change would be a death sentence for hisbusiness. She invited the owner of the Soil Factory to comment on the property
Greg Bush, Soil Factory,
owner’s request to changethe zoning on the property to CCC. expressed his feeling that the
current agreement was coerced. Because they recognized that their time at the current location was limited, they decided not
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to spend any more money fighting the code enforcement action. He would like to continue to operate his business until the
site is redeveloped.He pointed out that the Soil Factory no longer grinds concrete and asphalt on site, so the noise problems
raised by the earlier speaker are no longer an issue.
Commissioner Simpson
pointed out that the current agreement limits stump grinding to just 24 days each year. She asked
Mr. Bush
how often stump grinding occurred prior to the agreement. said that stump grinding occurred more frequently in
2013 as they tried to clean up the site. Now that the pit has been cleaned up, he can abide by the 24-day limit. He recognized
the need to create a happy medium for the residential homeslocated behind his business, but he noted that the current use is
not new to the area.
Commissioner Simpson Mr. Bush
asked where people take asphalt and concrete to be ground up. answered that asphalt
and concrete can be taken to KRM in Gorst or ACE Paving on Warner Road. This change has not impacted his customers;
Chair Tift
theirbiggest worry is where to take landscape debrisbecause there are no facilities close by. pointed out that the
hillside has been eroded over the years, as the Soil Factory has used the material for fill.
Chair Tift
asked staff to provide a plan to illustrate how the entire area could be redeveloped based on Kitsap County
Ms. Floyd
zoning. agreed to try, but pointed out that it would be difficult given that the two jurisdictions codes are very
different. She noted that DCC zoning would be the closest match to the development that exists across the street on
properties that are under Kitsap County’s jurisdiction.
Commissioner Dinkuhn Ms. Floyd
asked about the zoning on the south side of the Wheaton-Riddell District Center.
answered that these properties are zoned Commercial Corridor. Commercial Corridoris similar but the uses vary.
Chair Tift
emphasized that the Commission is not being asked to make a final decision at this time. Instead, staff is seeking
direction so they can prepare a draft ordinance and additional information for a public hearing. The Commission could
further modify the ordinance after the public hearing.
THE MOTION CARRIED UNANIMOUSLY.
Chair Tift
commented that requiring an 85-foot vegetated corridor on the eastern boundary seems excessive.
Commissioner Simpson Commissioner
agreed and suggested that a 20 or 25-foot buffer would be more appropriate.
Dinkuhn Ms. Floyd
questioned if changing this requirement would raise concerns from adjacent property owners. said
public notices were sent to residents within a 500-foot radius to solicit comments. She pointed out that the current buffer
requirement for the DCC zone is 10 feet. However, this buffer would only apply on rear and side property lines and not
Director Spencer
along Almira, which is considered a street front.reminded the Commission that the 85-foot requirement
was based on allowing a bonus for commercial development, and the tool is notcurrently available in the DCC standards.
Commissioner Dinkuhn
said she would like the DCC standards to include incentives for maintaining green spaces that will
benefit everyone.
Commissioner Dinkuhn
suggested they also consider potential incentives for providing less parking and focusing more on
Commissioner Simpson
mass transit opportunities along the business corridor. asked if growth in the number of people
using public transportation is consistent with population growth over the last 10 years. Incentives related to transportation
Director Spencer
should be based on reality, and not what they hope is the reality. agreed to provide information about
Commissioner Wofford
increases in bus ridership and Kitsap Transit’s plans for a bus corridor along Wheaton Way. noted
that Kitsap Transit purchased the area previously occupied by Parker Lumber for a transfer center, and he anticipates
Chair Tift Commissioner Albright
increased transit service along the corridor. and pointed out that there is already
significant ridership on Wheaton Way.
Chair Tift Mr. Bush
asked Mr. Bush if the Mayorhas looked at other places for the Soil Factory to locate. said the first he
Commissioner Wofford
heard about this effort was in the article that was recently published in THE KITSAP SUN. asked if
Director Spencer
the business could be relocated to the South Kitsap Industrial Area (SKIA). replied that this type of use
would be appropriate in any of the City’s industrial districts, including SKIA.
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The Commission indicated general support for increasing building heightsin the DCC zone and eliminating the mixed use
requirement. While they felt it was important to provide some protection for the forested area, it was suggested thatthe code
buffer requirements be looked at.In addition, they wanted to have further discussion about potential incentives and making
Director Spencer
the code less restrictive and more flexible. suggested the Commission hold another workshop discussion
on zoning for the Wheaton-Riddell District Center prior to a public hearing. The workshop could also include a discussion
about how the draft rules might affect other District Centers. A public hearing could be scheduled in May. The Commission
indicated support for Director Spencer’s recommendation for moving forward.
Chair Tift
commented that whatever the County has done 20 feet further down Wheaton Way (Fred Meyer) appears to be
working. The City needs an anchor business at the end of Wheaton Way, and he is inclined to be as liberal as possible with
Commissioner Strube
regard to encouraging development in that area. agreed that the City’s zoning codes should be as
business friendly as those of the County.
The Commission discussed that perhaps the City’s Business and Occupation Tax is driving businesses to relocate from the
Director Spencer
City to the County. agreed to ask the Finance Department to provide a response to this concern.
Ms. Floyd
referred the Commission to an additional comment the City received fromPatricia Hennessy,Executive Director,
Youth Wellness Campus, asking the Commission to consider increasing the height limits in District Centers.
BUSINESS MEETING
Chair Report
Chair Tift
commented that he appreciatedthe number of citizens who attended themeeting and provided comments.
Director Report
Director Spencer
did not have any items to report. However, she commented that the Commission’s next meeting is
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scheduled for April 15, and will be a continuation of their workshop discussion regarding the Wheaton-Riddell District
Center.
Old Business
There was no old business to come before the Commission.
New Business
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Streetand inquired
Commissioner Simpson reported that Sunday’s edition of THE KITSAP SUNincluded an article about 4
Director Spencer
if the Commission would be involved in the issue.indicated she had no additional informationbecause
the Public Works Department deals with all streets and rights-of-way issuesand it would not be an item for Commission
review.
ADJOURNMENT
The meeting was adjourned at 7:27p.m.
Respectively Submitted by:
______________________________ ______________________________
Andrea L Spencer, AICP Richard L. Tift, Chair
Executive Secretary Planning Commission
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Commission Meeting Date: April 15, 2014 Agenda Item: VI.B.1
CITYOFBREMERTON,WASHINGTON
PLANNINGCOMMISSIONAGENDAITEM
AGENDA TITLE:
Workshop to discuss Bremerton’s Growth Strategy &
Comprehensive Plan
DEPARTMENT:
Community Development
PRESENTED BY:
Nicole Floyd, Senior Planner
SUMMARY
This is the third Workshop in a series intended to provide background information about the
Comprehensive Plan and growth strategy of the City. These workshops are intended to provide
a general understanding of the core principles in effect that are intended to shape growth over
the next twenty years. This Workshop will focus on quantifying the extensivegrowth anticipated
for Bremerton. It will also provide information about how well-known Cities have been able to
maintain their neighborhoods, while accommodating growth. No decisions or recommendations
are anticipated based on this report; rather it is intended as educational information to support
the upcoming Comprehensive Plan update process. Generally, topics addressed include:
How regional growth is allocated. General information about Bremerton’s anticipated
size and scale over the 20 year horizon.
Identify and discuss what experts say makes a desirable Cityto live in, and how
Bremerton compares.
Provide information about B&O taxes required in Bremerton and how these fees are
impacting businesses.
This is only one of several Workshops intended to provide information regarding the overall
Comprehensive Plan, and upcoming update process. No decision or direction is being
requested based on the information provided. Staff anticipates that this workshop series will be
.
insightful and helpful for the Commission as they implement the community vision
Planning for Future Growth:
The City is required to plan for 20-years of growth that is consistent with the projections
prepared by the Washington State Office of Financial Management, the Kitsap Countywide
Planning Policies (CPP’s) adopted by the Kitsap Regional Coordinating Council (KRCC), and
the Multi-County Planning Policies (MPP’s) adopted by the Puget Sound Regional Council
(PSRC).
PSRCis a multi-county planning agency developed to guide growth throughout the Puget
Sound Region. This agency developed the award winning “Vision 2040” which is an integrated
long range plan promoting the wellbeingof people, communities, economic vitality, and a
healthy environment throughout the entire region. Adopted in 2008, the plan is the result of a
process undertaken by the entire region’s elected officials, public agencies, and interest groups
aimed at distributing the anticipated growth of the region into areas where it could be most
appropriately accommodated.It is anticipated that Puget Sound will grow by 1,712,000 people
by the year 2040. The plandistributes employment growth and population into regional
geographies. The largest share of the growth is distributed to “Metropolitan Cities”.
Bremerton is one of only five cities designated a “Metropolitan City” within Puget Sound. This
puts Bremerton’s projected growth in line with that of Seattle, Tacoma, Bellevue and Everett.
No other City on the Kitsap Peninsula comes close to reaching this designation. For example,
Poulsbo and Port Orchard are considered “Small Cities”with a much smaller anticipated growth
model. While Bremerton may not look like the metropolitan center of Bellevue, Tacoma or
Seattle, the entire Puget Sound region is expecting Bremerton to rapidly grow to match the
scale of theseother“Metropolitan Cities” in the Kitsap County context.
When considering the expected growth
of the City, the question is not if growth
will occur, but what shape it will take.
Protecting the character and
development pattern of existing
neighborhoods has been a core
principle of Bremerton’s
Comprehensive Planning process.
The last update took overfour years
and included more than 20public
meetings aimed at ensuring the
community desires were met. One of
the primary reasons growth is targeted
to Centers is in response to the
community’s strong desire to ensure
existing residential neighborhoods
remain intact.
Bremerton’s Comprehensive Plan does not forecast out as far as Vision 2040, instead it only
looks to 2023. The Plan was drafted with Citywide growth of approximately 13,000 people and
9,000 jobs. The majority of this growth has been assigned to specific “Centers” that are located
2
strategically throughout the City along major transportation routes where infill and
redevelopment are desired.
Marketing a City:
Understanding and predicting the key features that motivatepeople to move to a community is
big business. Nationwide, there are some Cities that people dream of living in, and others that
very few have even heard of. Almost every Mayor wants their City to be considered a “gem.”
Most property owners want their land to be highly desired and therefore more valuable.
Developers, realtors and investors are all studying both the successes and failures across
America in order to hedge their bets on the next development. The National Association of
Realtors has repeatedly stated that “A community’s appeal drives economic prosperity”.
Countless books and studies have been done to evaluate what makes people want to move to a
particular place. Of these countless studies, there are many differing opinions, but throughout
them all are some repeating themes:
1.People live where there are jobs:
Having a robust industry within a City brings employment opportunities. Cities are
vigorously competing for large employers to locate within their boundaries. Cities
compete with each other through the use of a myriad of incentives and benefits aimed at
only a handful of large employers. While robust incentives may lure a company to a
specific jurisdiction, typically the cost difference from one competing jurisdiction to
another is negligible.Companies often choose locations thatoffer livability. They often
choose places that their desired employee base would want to live. More and more, the
proximity to urban amenities is the selling feature.
Bremerton is lucky to have the Puget Sound Naval Ship Yard withinthe downtown
region. The Navy Base is now the second largest industrial employer in the state
employing around 15,000 civilians and 13,000 military workers (PSNS). In some ways
Bremerton has a significant advantage over other jurisdictions due to the Shipyard. The
challenge for Bremertonis to get these workers to choose to live in Bremerton, rather
than to drive through it on their way home.
2.People want to live where there is a unique character:
Cities that are able to establish a “theme” or sense of charm are far more successful at
being a place that is remembered by visitors. While there are many complex theories
surrounding this idea, the simplest is that if one place is indistinguishable from the next,
it would be hard to know when entering or leaving the next. Leavenworth, Washington is
an example of a town that has succeeded in creating its own sense of charm. Once the
headquarters of the Great Northern Railroad, the town saw hard economic times when
the railroad relocated to Wenatchee in the 1920’s. The City struggled until 1962 when it
adopteddesign standards intended to create a mock Bavarian Village. Other than the
design standards, Leavenworth was indistinguishable from the neighboring cities. While
neighboring cities are mostly ignored today, Leavenworth has placed its name on the
map as a tourist attraction with a thriving economy.
3
The nearby City of Poulsbo has adopted a very similar themed design standard which
has been successful in placing it on the map. Atheme is not the critical component,
cities across America have established different sets of design criteria to ensure new
development is uniqueand compatible with the community. Having design standards
has been shownrepeatedly as a key element to a successful growth plan. Success has
been measuredby increases in tourism. Tourism is more prevalent in cities that ensure
quality design on new structures.Bremerton’s Center concept includes design
standards intended to ensure buildings are aesthetically appealing and enhance the
pedestrian environment.
Studies have further shown that consumers favor places with character such as main
streets, town centers, and mixed use development. People tend to spend more time
window shopping and socializing in these locationsthan in auto oriented commercial
development. “People stay longer, spend more money and come back more often to
places that attract their affection” (Urban Land Institute). Current growth trends show
vacancies of strip malls and big box vacancies at an all-time high, while retail in
downtowns and centers is recovering from the economic downturnat a much more rapid
pace.The Bremerton Comprehensive Plan aims at achieving a balance between
preserving existing character and encouraging new development that is designed to
enhance the warmth and charm of the City.
3.Open Space:
Property values are often 15% to 30% more valuable when adjacent to parks and open
space (Urban Design and the Bottom Line, The Urban Land Institute). Ensuring a city
has adequateparks, open space, and trails connecting such features are an important
aspect of a good growth plan. Developers often emulate open space by placing housing
adjacent to Golf Courses.Property values adjacent to golf courses are similarly
increased as properties near parks and open space. Bremerton has a robust parks and
open space system, with 30 parks in just shy of 300 acres spread across the City.
4.Planning for the future:
Simply knowing that Bremerton is anticipating massive growth does not adequately
indicate the type of growth that is anticipated. Looking at the overall aging of our
population and trends of the next generations are integral elements in planning the type
of growth. The “Baby Boomer” generation, which was once considered the largest
generation alive in America, is aging. Cities that are anticipating this generation’s
upcoming needs are will be more able to adapt and provide for their residents.
4
Now the largest generation in terms of population is the “Millennials” - or “Generation Y”,
or the people who reached young adulthood around the year 2000. Massive efforts
have been placed on determining what this generation wants as they now are entering
the workforce. Automotive companies are concerned that this generation is not
particularly interested in owning or driving cars. Significant efforts have been made to
combine technology and creature comforts to the vehicle in attempts to encourage the
Millennials to purchase cars. Reports indicate that unlike generations before them, they
want to live in urban, mixed use centers where amenities are within walking distance and
yard maintenance is non-existent.
In both groups, (Baby Boomers &
Millennials) there is a significant
desire to live and work in dense
urban villages that provide a
sense of character and charm.
The March issue of American
Planning Magazine had an article
Attachment I
() that focused on
cities that are recovering quickest
from the recession. The article
points to cities such as Austin,
San Antonio, San Francisco, and
San Jose because they are
attracting the Millennials. A
dense urban core with amenities
at one’s fingertips are all
prevalent in these locations. With
the two largest populations both
seeking urban, walkable
communities it is easy tosee why
trend setting communities are the
onesdeveloping such
environments. Providing developers the opportunity to construct such places helps
ensure development will suit the needs of the future.
Kitsap County projects a growth of 30-200% in the population for age groups 60and
older(for the years 2009 through 2030)(Kitsap County Consolidated Plan Community
Assessment, 2011-2015).
Bremerton’s plan seeks to accommodate these groups through the Centers Concept
which encourages dense mixed use areas that are specifically located in the heart of the
City and on transportation routes. While the recession has certainly slowed
development nationwide, development is beginning to spring up again. Bremerton has
seen several development proposals for both apartments and senior housing
5
complexes.Preparing for this type of growth is crucial for successful re-development of
Bremerton.
5.Varied transportation methods:
It has been well documented that Cities that have a robust transportation system,
addressingnot only vehicular traffic, but bikes, busses and even light rail are more
desirable places to live.These complex systems do not just happen. Improved
transportation systems rely on increases in density;the two are directly tied to one
another. For example, In order for bus routes to be seen as convenient, a bus must
come by the said location no less than every 15 minutes. In order to have busses run
that often, the ridership must be large enough to support it.
Equally important is the need to incrementally increase transportation options with the
growth of the City. Density without a multi-modal transportation system can create
terrible traffic problems. As the two are tied together, they must also be designed and
installed together incrementally.
By 2040 the central Puget Sound will be home to 5 million people and 3 million jobs. As
the region grows, building a balanced, multi-modal transportation system is necessary
so people can get where they need to go while maintaining a high quality of life,
economic well-being, and health environment. As a Metropolitan City, Bremerton is
expected to accommodate a significant portion of that growth. In order to effectively plan
for this growth the locations of Bremerton’s Centers are designed to efficiently integrate
into Kitsap Transit’s transportation routes. The areas planned for high density
development have been located on transportation routes and vice versa.
While it is commonly conceived that the existing ridership of the public transportation
system in Kitsapis relatively low, there were more than 2 million riders last year alone on
Kitsap Transit. This figure
excludes vanpooling,
worker/driver programs,
and the access bus, which
would increase the total
substantially. Thenumber
of riders hasbeen steadily
increasing over the years
and is conservatively
estimated to reach more
than3 million trips by 2018.
Thechartto the right
identifies the location of
major transportation routes
and their proximity to the
City’s targeted growth
areas.
6
Attachment II
Please see (http://www.psrc.org/assets/10666/TransitPlanningToolkit.pdf) for
more information about the importance of land use planning and transit.
Local Jurisdictional Comparison
:
While Bremerton is expected to grow at a far greater pace than any other City in Kitsap County,
their geographical proximity to neighboring jurisdictions make it nearly irresistible to not
compare and contrast with themin terms of development regulations.Although the anticipated
growth is far less in all other jurisdictions, the strategy for accommodating growth appears to be
quite similar. This chart identifies some, but not all development standards in place that are
intended to regulate new development and the shape that it takes:
Reg’s SilverdalePoulsbo Bainbridge Port Orchard Bremerton
Island
Allocated5,7793,7785,6356,23514,288
Population(8,136 in three
Growth by District Centers –
203557% of growth)
(excluding
UGA’s)
Allowed CommercialCommercial/Mix Commercial/Mixed Commercial/Mixed Commercial/Mixed
UsesMixed UseUseUseUseUse
Height45’ –65’35’ avg25’-35’27’ –39’50’
Design ~50-100% ~ Window ~ Window ~Window ~Window
Standardstransparent fenestration/fenestration/fenestration/fenestration/
on street sidesetback upper setback upper setback upper setback upper
~0-8 ft front &
floorsfloorsfloorsfloors
~ Building ~ Building ~Building ~Building
side setbacks
entrancesentrancesentrancesentrances
~ Reduced blank ~ Reduced blank ~Reduced blank ~Reduced blank
~Awnings/
facadesfacadesfacadesfacades
~ Reduced bulk ~ Reduced bulk ~Reduced bulk ~Reduced bulk
Marquees
standardsstandardsstandardsstandards
~Reduced
~ Detailed ~ Visually divide ~Architectural ~Intersection
requirements - larger commercial design featuresfeatures req’d
bulk
architectural bldgs.
standards
design features~ Small,
landscaped parking
~Buildings
clusters
oriented
~ Architectural
around
design features
community
green space
What is particularly interesting is that the allowed uses, heights, design standards across all the
Cities is much the same, even though Bremerton has been designated for most of Kitsap’s
7
growth, and planning efforts must account for that growth.
Business and Operations Taxes:
When job growth and employers in Bremerton are discussed, the conversation quickly turns to
the City’s B&O tax. This section summarizes background information on the city’s business
license requirements and the tax.
Bremerton Municipal Code 5.02 requires that anyone engaging in any business activity in the
City limits, first obtain a City of Bremerton business license. The business license fee is
currently $75 per year but it isprorated monthly through the calendar year for new applicants.
Once the business is registered, the business will receive a license renewal notice every
December. Upon issuance, the license shall be valid as long as licensee continues in business
and paysthe license fee and occupation tax due.
As for the occupational taxes that the City receives, the City has 1,236 active in-city businesses.
515 of them reported less than $80,000 in gross revenue and thus were exempt from B&O
taxes for 2013. This exemption will increase by $20,000 each year as per BMC 3.48.050 until no
taxes are due to be received by the City in any tax year. If a business makes over the
exempted amount then they are taxed at the following:
Retail: 0.125%
Wholesale: 0.16%
Service: 0.2%
For example: Assume that Bremerton’s HatStore made $100,000 in salesfor 2013. $80,000 is
exempted, thus the remaining $20,000 is taxed at 0.125% which equals to $25 owed to the City
for taxesper year.
The City of Bremerton receives $2.7 million dollarsof the General Fund revenue of $34.3 million
(7.8%)from B&O taxes. The largest contributor of the B&O taxes paid to the City comes from
businesses that can be categorized as Motor Vehicle & Parts Dealersas their taxable revenue
for 2013 was $341 million.Please note that Motor Vehicle & Parts Dealersare not permitted
within any of the City’s Centers.The next largest contributors are theFood & Beverage
businesses (taxable revenue was $97million)and theProfessional, Scientific & Tech(taxable
revenue was $93 million), which includes accountants, lawyers, architects, etc. (not general
office)both separately providing a third of B&O taxes from what is contributed fromMotor
Vehicle & Parts Dealershipsbusinesses.
SUMMARY:
Bremerton’s Comprehensive Plan is a complex document intended to help shape growth over a
20 year horizon. The document took more than 4 years to complete. Significant efforts were
made to ensure it guided development to protect existing residential neighborhoods and
accommodate extensive growth in Centers. In reflecting over the last several years, it is clear
that growth targets are not being successfully achieved due to a number of factors. The largest
factor is the economic recession that has impacted growth nationwide. Now that the economy
beginning to recover, the City is examining the codes that implement the Comprehensive Plan
8
to ensure these regulations are growth enhancing.
This ongoing series will evaluate different Centers and evaluate both successes and failures.
The goal is to ensure the Planning Commission and community has a general understanding of
the complex criteria the plan is intended to achieve as well as a clear evaluation of its strengths
and weaknesses prior to undertaking the major update process.
ATTACHMENTS
Attachment I:
Planning Magazine Article
Attachment II:
Transit Supportive Planning
Toolkit http://www.psrc.org/assets/10666/TransitPlanningToolkit.pdf
9
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8LITEVXRIVWLMTvW
[SVOGYPQMREXIHMRXLIVIPIEWISJXLI+VS[MRK8VERWMX'SQQYRMXMIW7XVEXIK]
XLI
WXVEXIK]
[LMGLMRGPYHIWXLVIIWXITWXSTVSQSXIXLVMZMRKERHIUYMXEFPIXVERWMX
GSQQYRMXMIWMRXLIGIRXVEP4YKIX7SYRHVIKMSR
8LI4PIHKI
XLVSYKLSYXXLIVIKMSRJSVXLI4EVXRIVWLMTvW[SVOERHEGSQQMXQIRXXS[SVOGSPPEFSVEXMZIP]
XS[EVHVIKMSREPKSEPWF]MQTPIQIRXMRKXLIWXVEXIK]
8LI4PE]FSSO
8LI+VS[MRK8VERWMX'SQQYRMXMIWv8SSPOMXSJ7XVEXIKMIWERH%GXMSRWERH
XLI4ISTPI4PEGI-QTPIQIRXEXMSR8]TSPSK]MRGPYHIWX[IRX]JSYVVIGSQQIRHIHWXVEXIKMIW
XLEX[MPPKYMHIERIZSPZMRKETTVSEGLXSXVERWMXGSQQYRMXMIW
8LI4PERW
WLSVXERHQIHMYQXIVQEGXMSRWXLEXMQTPIQIRXXLIWXVEXIK]
0SGEPMQTPIQIRXEXMSRSJXLI+VS[MRK8VERWMX'SQQYRMXMIW7XVEXIK]WXEVXW[MXLPSGEPNYVMWHMGXMSRW
HIZIPSTMRKYTHEXIWXSXLIMVPSRKVERKITPERWSVGSQTVILIRWMZITPERW&IX[IIRERH
QSWXGMXMIWERHGSYRXMIWMRXLIGIRXVEP4YKIX7SYRHVIKMSR[MPPGSQTPIXIXLIWXEXIQERHEXIH
GSQTVILIRWMZITPERYTHEXITVSGIWW8LI+VS[MRK8VERWMX'SQQYRMXMIW4EVXRIVWLMTMWTVSZMHMRK
XLMWXSSPOMXXSFYMPHSRXLIWXVEXIK]ERHTVSZMHIEVIWSYVGIJSVGSQQYRMXMIWXSMRGSVTSVEXIXVERWMX
WYTTSVXMZIIPIQIRXWMRXLIMVYTHEXIHTPERWERHTVSZMHIVIWSYVGIWXSJEGMPMXEXIXLITVSGIWW8LMW
XSSPOMXEPWSWYTTSVXWSXLIVPSGEPPSRKVERKITPERRMRKIJJSVXWMRGPYHMRKHIZIPSTQIRXSVYTHEXISJ
XVERWMXWYTTSVXMZIWYFEVIETPERWJYRGXMSREPTPERWERHSXLIVPSRKVERKITPERRMRKHSGYQIRXW
1SVIMRJSVQEXMSREFSYXXLI+VS[MRK8VERWMX'SQQYRMXMIW4EVXRIVWLMTERH7XVEXIK]MWEZEMPEFPI
SRPMRIEX
[[[TWVGSVKKVS[XLKVS[MRKXVERWMXGSQQYRMXMIW
7XVEXIKMIWJSV'VIEXMRK8VERWMX7YTTSVXMZI4PERW
'SSVHMREXMRK0ERH9WI
ERH8VERWTSVXEXMSR
4VSQSXIGSQTEGXQM\IHYWIHIZIPSTQIRXRIEVXVERWMX
(IZIPSTQIRXXLEXGSRXEMRWEQM\SJVIXEMPWIVZMGIWNSFWLSYWMRKERHSXLIVYWIWGEREXXVEGXEGVMXMGEP
QEWWSJTISTPIERHEGXMZMX]'SQTEGXLMKLIVHIRWMX]HIZIPSTQIRXTEXXIVRWWLSVXIRXLIHMWXERGI
TISTPIQYWXXVEZIPXSVIEGLXLIMVHIWXMREXMSRWERHWYTTP]XLIVMHIVWLMTXLEXGERWYTTSVXQSVI
JVIUYIRXXVERWMXWIVZMGIERHEKVIEXIVZEVMIX]SJVSYXIW-RXYVRLMKLIVWIVZMGIPIZIPWMRXLIWIEVIEW
EXXVEGXQSVIVMHIVWERHWYTTSVXXLIPSGEPPERHYWIZMWMSR
7XVEXIKMIW
4PERJSVERHIRGSYVEKIXVERWMXSVMIRXIHHIZIPSTQIRXXLEXEGLMIZIWXVERWMXWYTTSVXMZIHIRWMXMIW
ERHQM\SJYWIW[MXLMRXVERWMXWXEXMSREVIEWERHGSVVMHSVW
'SRHYGXWXEXMSREVIETPERRMRKEVSYRHTPERRIHERHI\MWXMRKXVERWMXLYFWERHWXEXMSRW
;SVO[MXLXVERWMXTVSZMHIVWXSXEVKIXMRZIWXQIRXWXSEVIEW[MXLLMKLIVMRXIRWMX]HIRWMX]PERHYWI
HIWMKREXMSRW
4VSZMHIHMZIVWILSYWMRKX]TIWEJJSVHEFPIXSEJYPPVERKISJMRGSQIW[MXLMRXVERWMXGSQQYRMXMIW
,S[MXvWFIIRHSRI
-R4SPMG]
-R4VEGXMGI
6IHQSRH'SQTVILIRWMZI4PER
3ZIVPEOI7XEXMSR%VIE4PERRMRK
6IHQSRH
0MKLXVEMPMWGSQMRKXS
w(IWMKREXITSVXMSRWSJ6IHQSRHvW
6IHQSRHvW3ZIVPEOI
(S[RXS[RERHXLI3ZIVPEOI
EVIEMR6IHQSRH
RIMKLFSVLSSHWEW9VFER'IRXIVWYRHIV
MWFYMPHMRKSRXLIEVIEvW
XLI'SYRX][MHI4PERRMRK4SPMGMIWERH
TVS\MQMX]XS76ERH
6IKMSREP+VS[XL'IRXIVWYRHIV:-7-32
XVERWMXGSRRIGXMSRWXS
6IGSKRM^IXLIWIEVIEWEWWYGLMREPP
HS[RXS[R6IHQSRH
VIPIZERXPSGEPVIKMSREPTSPMG]TPERRMRK
&IPPIZYIERHXLI
ERHTVSKVEQQMRKJSVYQW8LVSYKLTPERW
7IEXXPIVIKMSRF]
ERHMQTPIQIRXEXMSRWXVEXIKMIWIRGSYVEKI
KVS[XLMR3ZIVPEOI
ERHLSYWMRKKVS[XLERHEFVSEHEVVE]
0MKLXVEMP[MPPXVERWTSVX
SJGSQTPIQIRXEV]PERHYWIW4VMSVMXM^I
VIWMHIRXWIQTPS]IIW
GETMXEPMRZIWXQIRXJYRHWXSFYMPHXLI
ERHZMWMXSVWFIX[IIRX[S3ZIVPEOIWXEXMSRW
RIGIWWEV]MRJVEWXVYGXYVIJSVXLIWI9VFER
ERHVIKMSREPHIWXMREXMSRW'SQTPIXIWXVIIXW
'IRXIVWMRGPYHMRKXVERWTSVXEXMSRYXMPMXMIW
ERHRI[RSRQSXSVM^IHGVSWWMRKWSJ76
WXSVQ[EXIVQEREKIQIRXERHTEVOW
[MPPMQTVSZIEGGIWWXSXVERWMXERHTVSZMHIRI[
%PWSIQTLEWM^IWYTTSVXJSVXVERWMXYWI
GSRRIGXMSRWFIX[IIR3ZIVPEOI:MPPEKIERH
TIHIWXVMERWERHFMG]GPMRKx
EVIEIQTPS]IVW3ZIVPEOI[MPPGSRXMRYIXS
WYGGIIHEWEVIKMSREPLYFSJEGXMZMX]FIGEYWI
XLIGSQQYRMX]TVMZEXITVSTIVX]S[RIVWERH
HIZIPSTIVW[SVOIHXSKIXLIVXSWIXEZMWMSRERH
IWXEFPMWLIHEWXVEXIK]XSEGLMIZIXLEXZMWMSR
7SYVGI 'MX]SJ6IHQSRHXMR]YVPGSQ6IHQSRH
3ZIVPEOI
7
(IZIPSTXLVMZMRKERHIUYMXEFPIGSQQYRMXMIW
EVSYRHXVERWMX
HIZIPSTQIRXERHEGGIWWXSNSFWI\TERHMRKLSYWMRKERHXVERWTSVXEXMSRGLSMGIWTVSQSXMRK
RIMKLFSVLSSHGLEVEGXIVERHZMXEPMX]ERHMQTVSZMRKTYFPMGLIEPXLERHIRZMVSRQIRXEPUYEPMX]8LI
+VS[MRK8VERWMX'SQQYRMXMIW7XVEXIK]GEPPWJSVVIKMSREPERHPSGEPEGXMSRWXLEX[MPPEXXVEGXQSVISJ
XLIVIKMSRvWVIWMHIRXMEPERHIQTPS]QIRXKVS[XLRIEVLMKLGETEGMX]XVERWMXTVSZMHILSYWMRKGLSMGIW
EJJSVHEFPIXSEJYPPVERKISJMRGSQIWRIEVLMKLGETEGMX]XVERWMXERHMRGVIEWIEGGIWWXSSTTSVXYRMX]
JSVI\MWXMRKERHJYXYVIGSQQYRMX]QIQFIVW
7XVEXIKMIW
%HSTXTSPMGMIWXLEXIRGSYVEKIHMZIVWIERHEJJSVHEFPILSYWMRKGLSMGIWRIEVXVERWMXXSQIIXVIKMSREP
ERHPSGEPRIIHW
4VIWIVZIERHMRGVIEWIXLIWYTTP]SJEJJSVHEFPILSYWMRKRIEVXVERWMX[MXLEFVSEHVERKISJ
TVMZEXITEVXRIVWLMTWERHSXLIVW
4VMSVMXM^ITYFPMGMRZIWXQIRXWERHTEVXRIV[MXLSXLIVTYFPMGERHTVMZEXIEKIRGMIWXSIRGSYVEKIWMXMRK
SJGSQQYRMX]GYPXYVEPMRWXMXYXMSREPERHWSGMEPWIVZMGIJEGMPMXMIWEPSRKLMKLGETEGMX]XVERWMXGSVVMHSVW
%WWIWWERHTVMSVMXM^IMRZIWXQIRXWXSEHHVIWWPSGEPGSQQYRMX]RIIHWMRXLIEVIEWSJTYFPMGLIEPXL
IGSRSQMGHIZIPSTQIRXQSFMPMX]IHYGEXMSRERHTYFPMGWEJIX]MRSVHIVXSMRGVIEWIXLIIUYMXEFPI
EGGIWWXSSTTSVXYRMX]JSVEPPVIWMHIRXW
4VSQSXIYRMZIVWEPP]EGGIWWMFPIHIWMKR
,S[MXvWFIIRHSRI
-R4SPMG]
-R4VEGXMGI
'MX]SJ&YVMIR'SQTVILIRWMZI4PER
8LI6IWMHIRGIWEX&YVMIR8S[R7UYEVI
w8LI'MX]WLSYPHIRGSYVEKIXLI
HIZIPSTQIRXSJYWIWMRSVRIEV&YVMIRvW
8VERWMX'IRXIVXLEXEVIGSQTEXMFPI[MXL
XVERWMXEGXMZMX]VIMRJSVGIXVERWMXYWIERH
EVIGSRWMWXIRX[MXLXLI&YVMIR:MWMSRJSV
XLIHS[RXS[Rx
&YVMIRMRMXMEXIHERMRRSZEXMZITYFPMGTVMZEXI
TEVXRIVWLMTXLEXPIHXSETMSRIIVMRKXVERWMX
SVMIRXIHHIZIPSTQIRXTVSNIGX8LIYRMX
6IWMHIRGIWEX&YVMIR8S[R7UYEVIMWPSGEXIH
MRHS[RXS[R&YVMIRMR[EPOMRKHMWXERGISJ
XLI&YVMIR8VERWMX'IRXIVWLSTWVIWXEYVERXW
WIVZMGIWERHXLI&YVMIR0MFVEV]
7SYVGI 'MX]SJ&YVMIRXMR]YVPGSQ
&YVMIR8S[R7UYEVI
8
7XVEXIKMGEPP]QEREKITEVOMRKMRTIHIWXVMER
ERHXVERWMXSVMIRXIHEVIEW
YWIXVERWMX8LIPIWWPERHHIZSXIHXSTEVOMRKXLIQSVIWTEGIXLEXMWEZEMPEFPIJSVSXLIVYWIW8LMW
TYXWQSVIHIWXMREXMSRW[MXLMR[EPOMRKHMWXERGIGVIEXIWEQSVIGSQJSVXEFPITIHIWXVMERI\TIVMIRGI
ERHGERLIPTEREVIEVIEGLEHIZIPSTQIRXMRXIRWMX]XLEXWYTTSVXWTYFPMGXVERWTSVXEXMSRERHWTYV
EHHMXMSREPHIZIPSTQIRX6IHYGIHTEVOMRKVIUYMVIQIRXWGEREPWSLIPTPS[IVXLIGSWXSJRI[
HIZIPSTQIRX[LMGLGERQEOILSYWMRKERHGSQQIVGMEPVIRXQSVIEJJSVHEFPI
7XVEXIKMIW
(IZIPSTEVIE[MHITEVOMRKWXVEXIKMIW
6IHYGIQMRMQYQTEVOMRKVIUYMVIQIRXWMREVIEW[IPPWIVZIHF]XVERWMX
7YTTSVXVIHYGIHTEVOMRKVIUYMVIQIRXW[MXLMRGIRXMZIWWYGLEWXVERWMXTEWWWYFWMHMIWJSVFYMPHMRK
XIRERXWFMG]GPITEVOMRKGEVWLEVITEVOMRKSVSXLIVEQIRMXMIW
9WITVMGMRKWXVEXIKMIWJSVTYFPMGERHSRWXVIIXTEVOMRKXSQEREKIEVIE[MHITEVOMRKWYTTP]
w9RFYRHPIxXLIGSWXSJTEVOMRKJVSQXLIVIRXSVTYVGLEWITVMGISJLSYWMRK
%PPS[ERHIRGSYVEKIWLEVIHTEVOMRKEQSRKRIMKLFSVMRKPERHYWIWSVGSQQYRMX]TEVOMRKJEGMPMXMIW
MRGSQQIVGMEPHMWXVMGXW
,S[MXvWFIIRHSRI
-R4SPMG]
-R4VEGXMGI
&SYPHIV'IRXVEP%VIE+IRIVEP
&SYPHIV:EPPI]'SQTVILIRWMZI4PER
-QTVSZIQIRX(MWXVMGX
w4VSZMHMRKJSVZILMGYPEVTEVOMRK[MPP
FIGSRWMHIVIHEWEGSQTSRIRXSJE
XSXEPEGGIWWW]WXIQSJEPPQSHIWSJ
XVERWTSVXEXMSR{FMG]GPITIHIWXVMER
XVERWMXERHZILMGYPEV{ERH[MPPFI
GSRWMWXIRX[MXLXLIHIWMVIXSVIHYGI
WMRKPISGGYTERXZILMGPIXVEZIPPMQMX
GSRKIWXMSRFEPERGIXLIYWISJTYFPMG
WTEGIWERHGSRWMHIVXLIRIIHWSJ
&SYPHIV'SPSVEHSvW'IRXVEP%VIE+IRIVEP
VIWMHIRXMEPERHGSQQIVGMEPEVIEW
-QTVSZIQIRX(MWXVMGXSTIVEXIWTEVOMRK
4EVOMRKHIQERH[MPPFIEGGSQQSHEXIH
WTEGIWMRMXWHS[RXS[R-XWTEVOMRKTVMGMRK
W]WXIQLIPTWXSQEREKIGSRKIWXMSRERHTEVOMRK
XLIQMRMQEPRIGIWWEV]RYQFIVSJRI[
HIQERH[LMPITEVOMRKVIZIRYIWEVIYWIHXSTE]
WTEGIW8LIGMX][MPPTVSQSXITEVOMRK
JSVTIHIWXVMERMQTVSZIQIRXWERHTVSZMHIJVII
VIHYGXMSRWXLVSYKLTEVOMRKQE\MQYQW
XVERWMXTEWWIWXSHS[RXS[RIQTPS]IIW
WLEVIHTEVOMRKYRFYRHPIHTEVOMRK
7SYVGI 1IXVSTSPMXER4PERRMRK'SYRGMP7SPZMRK
TEVOMRKHMWXVMGXWERHXVERWTSVXEXMSR
XLI4EVOMRK4VIHMGEQIRX7IVMIWXMR]YVPGSQ
HIQERHQEREKIQIRXTVSKVEQWx
&SYPHIV4EVOMRK
9
7YTTSVXMRK
1YPXMQSHEP1SFMPMX]
;SVOGPSWIP][MXLXVERWMXEKIRGMIW
RIMKLFSVMRKNYVMWHMGXMSRWERHXLIGSQQYRMX]
8LI+VS[XL1EREKIQIRX%GXVIUYMVIWGSRWMWXIRG]FIX[IIRXLIPSGEPNYVMWHMGXMSRvWGSQTVILIRWMZI
TPERXVERWTSVXEXMSRIPIQIRXERHSXLIVTPERWMRGPYHMRKXLIWM\]IEVTPERWVIUYMVIHSJTYFPMG
XVERWTSVXEXMSREKIRGMIWERHRIMKLFSVMRKNYVMWHMGXMSRWTPERW
6';%
G
0SGEP
NYVMWHMGXMSRWEGLMIZIXLMWGSRWMWXIRG]F]GSSVHMREXMRK[MXLSRIERSXLIVERHXVERWMXEKIRGMIWMRXLIMV
TPERRMRKIJJSVXW'SQQYRMX]QIQFIVWQYWXFIMRZSPZIHMRXLIWIIJJSVXW
7XVEXIKMIW
)RKEKIEJYPPVERKISJGSQQYRMX]QIQFIVWMRGPYHMRKPS[MRGSQIQMRSVMX]ERHXVERWMX
HITIRHIRXVIWMHIRXW[LSQE]JEGIFEVVMIVWXSTYFPMGTEVXMGMTEXMSRMRTPERRMRKJSVXLIJYXYVI
XVERWMXW]WXIQ
;SVO[MXLXVERWMXEKIRGMIWERHRIMKLFSVMRKNYVMWHMGXMSRWXSGSSVHMREXIPSGEPPERHYWIERHGETMXEP
MQTVSZIQIRXWXVEXIKMIW[MXLXVERWMXEKIRG]TPERWERHGVMXIVMEXSMHIRXMJ]XVERWMXGSVVMHSVWERH
QEVOIXW
'SPPEFSVEXI[MXLXVERWMXEKIRGMIWXSIRWYVIXLEXEKIRG]XVERWMXSVMIRXIHHIZIPSTQIRXTSPMGMIW
TPERWERHTVSKVEQWERHPSGEPNYVMWHMGXMSRTSPMGMIWERHEGXMSRWEVIGSRWMWXIRXERHGSQTPIQIRXEV]
;LEXTPERWHSXVERWMXEKIRGMIWTVITEVI#
7XEXIPE[VIUYMVIWIEGLSJXLITYFPMGXVERWMXEKIRGMIWXLEXSTIVEXIMR;EWLMRKXSRXSTVSZMHI
EWM\]IEV8VERWMX(IZIPSTQIRX4PER
6';
8LI8VERWMX(IZIPSTQIRX4PERTVSZMHIW
WIGXMSRJSVGSRXEGXMRJSVQEXMSRJSVPSGEPXVERWMXEKIRGMIW8VERWMXEKIRGMIWEPWSTVITEVIPSRK
VERKITPERW[LMGLWIVZIEWFPYITVMRXWJSVXLIJYXYVIHIZIPSTQIRXSJXLIXVERWMXW]WXIQ
10
,S[MXvWFIIRHSRI
-R4VEGXMGI
-R4SPMG]
&YW6ETMH8VERWMX
7[MJX
'SQQYRMX]8VERWMX0SRK6ERKI
8VERWMX4PER
w'SQQYRMX]8VERWMXvWWIVZMGIRIX[SVO
[MPPFIGSRWXVYGXIHEVSYRHXVERWMX
IQTLEWMWGSVVMHSVWXLEXTVSZMHI
GSRZIRMIRXXVEZIPSTXMSRWEPSRKEVXIVMEP
WXVIIXW8LIWIGSVVMHSVWEVITVMRGMTEP
EVXIVMEPWERHSVWXEXIVSYXIW[MXLE
QM\XYVISJGSVIGSQQIVGMEPLMKL
HIRWMX]VIWMHIRXMEPWYFYVFERERHVYVEP
8LI'MX]SJ0]R[SSHMWTPERRMRKE
HIZIPSTQIRX-QTSVXERXEXXVMFYXIWSJ
VIZMXEPM^EXMSREPSRK76 E'SQQYRMX]
XLIWIXVERWMXIQTLEWMWGSVVMHSVWMRGPYHI
8VERWMXFYWVETMHXVERWMXGSVVMHSV
7[MJX
LMKLHIRWMXMIWSJLSYWMRKERHNSFWMR
8LIGYVVIRXHIZIPSTQIRXTEXXIVRMWE
TVS\MQMX][MXLSRIERSXLIVTIHIWXVMER
QM\TSWX;SVPH;EV--GSQQIVGMEPWXVMT
WGEPIERHHIWMKRGSRRIGXMSRXSQENSV
HIZIPSTQIRXGSQFMRIH[MXLWLSTTMRK
KVS[XLGIRXIVWERHVSEH[E]JIEXYVIW
GIRXIVWEYXSQSFMPIHIEPIVWLMTW[VIGOMRK
XLEXJEGMPMXEXIXVERWMXWIVZMGI
]EVHWERHQSFMPILSQITEVOW8LI'MX]SJ
8LIXVERWMXIQTLEWMWGSVVMHSVW
0]RR[SSHHIZIPSTIHXLI76 'SVVMHSV
7YFEVIE4PER(IWMKR+YMHIPMRIWERH
FSXL'SQQYRMX]8VERWMXERHPSGEP
>SRMRK6IKYPEXMSRW8LITPERWIIOWXS
NYVMWHMGXMSRW8LVSYKLSYXXLMWPSRKVERKI
QEOIXLIGSVVMHSVTIHIWXVMERJVMIRHP]
TPERRMRKTVSGIWWPSGEPPERHYWIERH
[LMPIVIGSRRIGXMRKRIMKLFSVLSSHWXSERH
XVERWTSVXEXMSRTPERRIVWLEZI[SVOIH
EGVSWW76 0]RR[SSHvWTPERVIGSKRM^IW
[MXL'SQQYRMX]8VERWMXXSMHIRXMJ]
XLIZEPYISJ&68EWEGEXEP]WXJSVRI[
HIZIPSTQIRX
XLITSXIRXMEPXSWYTTSVXJYXYVIXVERWMX
7SYVGI 'MX]SJ0]RR[SSHXMR]YVPGSQ
SVMIRXIHHIZIPSTQIRXWx
76 6IZMXEPM^EXMSR
11
7XVIRKXLIRQYPXMQSHEPWSPYXMSRWXSLIPTQIIX
XVERWTSVXEXMSRRIIHW
8LI+VS[XL1EREKIQIRX%GXVIUYMVIWPSGEPNYVMWHMGXMSRWXSIWXEFPMWLPIZIPSJWIVZMGI
037
WXERHEVHWJSVXVERWTSVXEXMSRVIPEXIHJEGMPMXMIW037WXERHEVHWEVXMGYPEXIXLIWTIIHERHVIPMEFMPMX]
SJXVERWTSVXEXMSRJEGMPMXMIWERHWIVZMGIW,MWXSVMGEPP]037WXERHEVHWLEZIJSGYWIHTVMQEVMP]SR
VSEHGETEGMX]JSVQSXSVZILMGPIW,S[IZIV:-7-32vW1YPXMGSYRX]4PERRMRK4SPMGMIWVIUYMVI
GSQQYRMXMIWXSIWXEFPMWLQYPXMQSHEP037W]WXIQWXLEXIZEPYEXIXLITIVJSVQERGISJXVERWTSVXEXMSR
JEGMPMXMIWJSVEZEVMIX]SJYWIVWERHQSHIWMRGPYHMRKXVERWMXFMG]GPIWERHTIHIWXVMERW
7XVEXIKMIW
%HSTXQYPXMQSHEP037WXERHEVHW
4EVXRIV[MXLWIVZMGITVSZMHIVW[LIRHIZIPSTMRKQIXLSHSPSKMIWERHWXERHEVHWXLEXQIEWYVIQSFMPMX]
SVPIZIPSJWIVZMGIEGVSWWQSHIW
-RGPYHIXVERWMXGSVVMHSVMRJVEWXVYGXYVI[MXLMRXLIPSGEPXVERWTSVXEXMSRMQTVSZIQIRXTPER
)WXEFPMWL037QMRMQYQWJSVXVERWMX[LIVITVEGXMGEFPI
%PPS[XVERWMXTVSNIGXWEWQMXMKEXMSRJSVHIZIPSTQIRXMQTEGXWXLVSYKL7)4%SVGSRGYVVIRG]TVSKVEQW
,S[MXvWFIIRHSRI
-R4SPMG]-R4VEGXMGI
'MX]SJ&IPPMRKLEQ1YPXMQSHEP
'MX]SJ&IPPMRKLEQ
8VERWTSVXEXMSR'SRGYVVIRG]4VSKVEQ
'SQTVILIRWMZI4PER
-R &IPPMRKLEQ
)WXEFPMWL037WXERHEVHWJSVEVERKI
HIZIPSTIHERHEHSTXIH
SJQYPXMQSHEPXVERWTSVXEXMSRQSHIW
ERI[
1YPXMQSHEP
8VERWTSVXEXMSR
MQTVSZIQIRXW&IPPMRKLEQvWEHSTXIH
'SRGYVVIRG]4VSKVEQ
037WXERHEVHMWw4IVWSR8VMTW%ZEMPEFPI
XLEXMRGPYHIW037
F]'SRGYVVIRG]7IVZMGI%VIExFEWIH
QIEWYVIQIRXWJSV
SREVXIVMEPERHXVERWMXGETEGMX]JSV
TIHIWXVMERFMG]GPIQYPXM
QSXSVM^IHQSHIWERHSRXLIHIKVIISJ
YWIXVEMPWERHTYFPMG
RIX[SVOGSQTPIXIRIWWJSVTIHIWXVMER
XVERWMXMREHHMXMSRXSXLI
ERHFMG]GPIQSHIW8LIMRHMZMHYEP
XVEHMXMSREPEYXSGIRXVMG
XLVIWLSPHWJSVIEGLXVERWTSVXEXMSR
ZSPYQIXSGETEGMX]
ZG
QSHIEZEMPEFPIMRIEGL'SRGYVVIRG]
VEXMS037WXERHEVHWYWIHF]QSWXNYVMWHMGXMSRW
1EREKIQIRX3VHMRERGI
8LITVSKVEQMRXIKVEXIWXVERWTSVXEXMSR[MXL
7IVZMGI%VIEW
'7%W
EGGSVHMRKXSPERH
YWIX]TSPSK]EZEMPEFMPMX]SJQYPXMQSHEP
XVERWTSVXEXMSRJEGMPMXMIWERHXVERWMXWIVZMGI
7SYVGI -RWXMXYXISJ8VERWTSVXEXMSR)RKMRIIVW
XMR]YVPGSQ&IPPMRKLEQ'SRGYVVIRG]
12
4VSQSXIERHMQTPIQIRXTVSKVEQWXLEXIRGSYVEKI
EPXIVREXMZIWXSHVMZMRKEPSRI
8VERWTSVXEXMSRHIQERHQEREKIQIRX
8(1
YWIWEREVVE]SJHEXEGSPPIGXMSRERHQEREKIQIRXXSSPW
TVSKVEQWTSPMGMIWERHWXVEXIKMIWXLEXIRGSYVEKIEPXIVREXMZIWXSHVMZMRKEPSRIWYGLEWGEVWLEVMRK
IQTPS]IVFEWIHTVSKVEQWSVHIZIPSTQIRXFEWIHTVSKVEQWXLEXSJJIVMRGIRXMZIWXSVMHIXVERWMXERH
TYFPMGIHYGEXMSRERHQEVOIXMRKTVSKVEQWXSTVSQSXIXVERWMXERHSXLIVEPXIVREXMZIWXSHVMZMRK
7XVEXIKMIW
6IUYMVIE8(1TPEREWTEVXSJWMXITPERVIZMI[JSVPEVKIVHIZIPSTQIRXW
;SVO[MXLPSGEPXVERWTSVXEXMSRQEREKIQIRXEWWSGMEXMSRW
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Commission Meeting Date: April 15, 2014 Agenda Item: VI.B.2
CITYOFBREMERTON,WASHINGTON
PLANNINGCOMMISSIONAGENDAITEM
AGENDA TITLE:
Workshop discussion on Wheaton/Riddell District Center zoning
map and District Center Core development code regulations.
DEPARTMENT:
Community Development
PRESENTED BY:
Nicole Floyd, Senior Planner
SUMMARY
Following the revocation of the Wheaton Riddell Subarea Plan on March 5, 2014, the zoning for
the area reverted back to the zoning in place in 2005 which divided the area into two zones –
District Center Core, and Low Density Residential. Over the last few Planning Commission
Workshops significant discussion has taken place regarding the zoning map and zoning code
language that should apply within this particular District Center. Previous Planning Commission
Packets addressing this topic can be viewed at:
http://www.ci.bremerton.wa.us/display.php?id=438.
Following direction given at the March Workshop, Staff has prepared the following report as a
resource to aid in discussion and decision making. Topics and items provided by the report
include:
1.Modification to the zoning map of the Wheaton Riddell District Center. This is a mapping
change only and would apply only within the boundaries of the Wheaton / Riddell District
Center.
2.Information regarding development regulation changes for the zone called “District
Center Core”. These changes would have citywide impacts as there are three different
District Core areas scattered throughout the City. Changes to be discussed at the
workshop include:
a.Increasing height limits above 50’
b.Allowing residential uses of all types
c. Vegetation requirements adjacent to Low Density Zoning.
The purpose of this Workshop is for the Planning Commission to direct Staff to draft appropriate
changes to1) the zoning map (Wheaton Riddell Only), and 2) the development standards
(Citywide).Following this Workshop, Staff anticipates clear guidance will be provided so that
draft amendments may be prepared for a Public Hearing at the May Planning Commission
meeting.
1
Mapping:
As discussed in the previous packet, dueto the Comprehensive Planning designations, there
are only two zones in which this area can be mapped: Low Density Residential, and District
Center Core. While the area has been predominately commercially zoned since the 1980’s,
there have been many tweaks and changes throughout the years. Typically these changes
th
have reflected different project proposals and marketing strategies. Since March 5of 2014, the
zoning maphas been as follows:
Based on Planning Commission’s recommendation, Staff has prepared a zoning map that
replaces the Low Density Residential portions of the map with District Center Core, as follows:
2
Please note that the areas of change are only on the left and right sides of the maps, as the
middle area adjacent to WheatonWay has remained commercial. Significant discussion about
both the Eastern and Western edges is provided in the March Planning Commission Packet. In
sum, the area is slated for significantgrowth in Bremerton and therefore should be zoned to
ensure that this growth can occur. The R-10* zone does not support the growth targets
established in the Comprehensive Plan, nor does it promote the type of development
anticipated for this district.
It has been established that the property owners within this district would prefer the commercial
zoning. At the March 18 Workshop, property owners on the western edge of the District
submitted a comment letter supporting the District Center Core zoning, andfollowing that
workshopproperty owners adjacent to the Centerhave submitted comment letters voicing their
Attachment I
opinions about the zoning. All comment letters have been attached as .
District Center Core Locations:
Prior to discussing development code changes to the District Center Core zone, all locations
that this zone impacts must be evaluated. There are three locations where this zone is
applicable(identified in Figure 1):
Wheaton / Riddell District Center:
Approximately 100 acres and planned to Wheaton Riddell
District Center
accommodate approximately 4,000 new
residents and nearly 2,000 new jobs. This
Wheaton Sheridan
is the area in which the last three Planning
District Center
Commission Workshops have focused.
The Charleston District Center: 39 acres
and planned to accommodate
approximately 1,400 people and nearly
700 new jobs. The Comprehensive Plan
anticipates upwards of 6 story buildings
and densities in the area of 40 units per
acre.
Wheaton / Sheridan District Center: 81
acres and planned to accommodate
approximately nearly 3,000 new residents
and 1,400 new employees. The
Comprehensive Plan anticipates 5+ story
CharlestonDistrict
Center
buildings with commercial uses at the
street level.
Figure 1: Centers are shown in circles. The three District Centers are
pointed out: Wheaton/Riddell; Wheaton/Sylvan; and Charleston.
3
District Center Core Development Standards:
Prior to evaluating the necessity for development standardmodifications, it is first essential to
understand how the development standards are intended to work and what they are achieving.
Development standards are intended to ensure that
development meets the vision of the community so that
development is designed in a way that is appealing and
desirable. Rather than a traditional code, the City has an
Incentive based code which allows a developer more
flexibility and offers a wider array of options. For example,
a developer might choose to provide specific amenities in
order to gain a larger development pad. This allows for the
developer to gain additional building area so long as it is
offset by an enhancement to the urban character of the site,
such as a public plaza.
Development standards are in place to ensure new buildings are designed in a way that is
compatible with existing neighborhood context and that provides more than just a retail space,
but a place in which people are likely to want to shop.
The combination of development standards and incentives is not unique to Bremerton; most
other local jurisdictions have turned to these types of requirements in order to enhance the
desirability of their growth centers. Take a moment and think of alocationthat you consider
“charming”. Chances are this location has design standards to ensure development fits with this
image.
Jurisdictional Comparison:
Reg’s SilverdalePoulsbo Bainbridge Island Port Orchard Bremerton
Allocated Population 5,779 people1,330 people5,635people8,235 people14,288 people
Growth by 2035
(
8,136 in three District
(excluding UGA’s)
)
Centers –57% of growth
Zoning DistrictKitsap Mall Downtown,Winslow Mixed-UseDowntown Overlay District Center Core
CenterViking AveTown CenterDistrict
Allowed UsesCommercial Commercial/Mix Commercial/Mixed Commercial/Mixed Commercial/Mixed Use
Mixed UseUseUseUse
Height45’ –65’35’ avg25’-35’27’ –39’50’
Design Standards~50-100% ~ Window ~ Window fenestration/ ~ Window ~ Window fenestration/
transparent on fenestration/ setback upperfloorsfenestration/ setback upper floors
~ Building entrances~ Building entrances
street sidesetback upper setback upper
~0-8 ft front & floors~ Reduced blank floors~ Reduced blank facades
side setbacks~ Building facades~ Building ~ Reduced bulk
~Awnings/entrances~ Reduced bulk entrancesstandards
Marquees~ Reduced blank standards~ Reduced blank ~ Intersection features
~Reduced ~ Visually divide req’d
facadesfacades
bulk standards~ Reduced bulk larger commercial ~ Reduced bulk
~Buildings standardsbldgs.standards
oriented ~ Detailed ~ Small, landscaped ~ Architectural
around requirements -parking clustersdesign features
architectural ~ Architectural design
community
green spacedesign featuresfeatures
4
Height:
The District CenterCore establishes a height limit of 50’. The previous Subarea Plan for the
Wheaton Riddell Areaallowed heights of up to 65’. Neither of the other District Centers have
adopted Subarea Plans, therefore their height limit has remained 50’ since 2005.
Taller buildings often encourage a more efficient and environmentally friendly development
pattern because they are utilizing less space and require fewer infrastructuresto be
constructed. In terms of utilization of tax dollars, taller, more dense housing units are less
expensiveto provide services to such as police, fire, roads, sewer, water, electricity, etc. to
which represents lower taxes for these services in the long run.Taller buildings also allow for
development to put parking underneath the building which is more efficient than surface parking,
often leaving open space, or additional developable areas.
Careful consideration to unregulated height should be paid as towers (usually taller than 100’)
should not be permitted without consideration to their spacing, location, and impactsrelated to
shading of neighboring structures. View blockage and other considerations should be
considered for towersas well. Structures of 80’ and less are considered mid-rise and do not
typically require separate design or development standards than what would be required for any
other building. The existing design standards within the District Center Core would adequately
address buildings of up to 80’ in height. Heights taller than 80’ would likely need additional
criteria to ensure compatibility.
Compatibility Issuesof Height on the Edges:
As both the east and west edges of the Wheaton / Riddell District Center are adjacent to single
family residential neighborhoods, compatibility may be a consideration. Both of the other
District Centers also have Low Density Residential in close proximity. Commonly, there are
requirements that restrict building height within a specific distance of the Low Density
Residential Zone. For example, within 100’ of the Low Density Residential zone, structure
height could be limited to 50’. If transitional height is determined to be appropriate, Staff
recommends determining the appropriate height limit for the entire zone first, and then address
numerical standard to for the 100’ area to match.
Allowing Residential of all types:
Requirements for mixed use ensure that both residential and commercial growth targets are
being achieved. One key reason to require mixed use is to minimize extensive apartment
complexeswithout providing commercial amenities within walking distance. This promotes
walkability and better implements the Centers concept. It also ensures thatthe commercial
entity is the predominant feature along the fronting roadway. The Charleston District is a
location where providing ground floor retail with apartments above would be significantly more
desirable than simply an apartment complex. Alternatively, market demands often trigger mixed
use in locations where it is appropriate. Careful consideration should be given to relaxing this
requirement.
5
Vegetated Buffers Adjacent to Low Density Zoning
:
Current code requirements include a requirement for a 10’ vegetated buffer when the
commercial and low density residential zones are adjacent, however this is only required in the
rear or side yard setback area. All of the District Centers have roads as the boundary between
the Center and the adjacent residential neighborhoods.
The existing vegetated area along Almira Avenue would be
exempt from this requirement as it is a “front”. Some community
members have shown concern that commercial development
along Almira Avenue should be required to retain some extent of
the existing vegetation. Due to topography of this particular site
as shown on the right, vehicular access from Almira Avenue could
be challenging and would require special reports and engineering
that are likely more expensive than alternative routes.
Regardless of the vehicular access, removal of the trees in this
area is not prohibitedby the current code.
A specific requirement requiring the vegetation to remain for
specific width in this location could be added to the code should
the Planning Commission deem it appropriate. Other locations
within the District Center Core with similar compatibility issues
could also be identified.
PROVIDING DIRECTION:
Staff is looking to the Planning Commission, property owners, and community to guide further
code amendment. Following this Workshop, Staff anticipates clear guidance will be provided so
that draft amendments may be prepared for a Public Hearing at the May Planning Commission
meeting. Please review the materials and be prepared toidentify what key areas need further
clarification or study.
ATTACHMENTS
Attachment I - Comment Letters:
Royal Valley
Jerry Wheeler
Tom Remick
6
April, 4 2014
To the Bremerton Planning Commission:
I was disappointed to learn that the Wheaton-Riddell Subarea Plan is no more. I believe that it was some
of the best work ever produced by the Planning Department and the Planning Commission for East
neighborhood, regarding the twenty acres of wooded land behind the former Merit Mart is a myth or as
My name is Jerry Wheeler. My wife Connie and I have lived in our home on West View Drive NE for
eastside of Bremerton. We raised and educated our children, here on the eastside of Bremerton. To say
that we are committed to where we live is an understatement. We love our home here on West View
Drive and we love Bremerton.
in the early nineteen eighties, while working in my official capacity, I met the original Mr. Zerelli. This is
the Mr. Zerelli who developed the original property, more than fifty years ago, which became the Merit
Mart. When he learned that I lived in Bremerton, Mr. Zerelli pulled out a map of the area and told me
about the Merit Mart Development, which had formerly been a dairy farm located in the county. Mr.
Zerelli said that in order to make his Merit Mart work, he needed to annex his property into the City of
Bremerton. Mr. Zerelli wanted access to the services, which Bremerton had to offer. Mr. Zerelli pointed
to the twenty acres of wooded and undeveloped land located directly behind the Merit Mart and said
that this land would never be developed. Mr. Zerelli said that he promised the residents, that the
wooded twenty acres, would always be a barrier between his Merit Mart on Wheaton Way and their
single family residential properties. Mr. Zerelli made this commitment to the residential property
owners, because he needed their support for his proposed annexation to the City of Bremerton.
was told by Mr. Zerelli, regarding the twenty acres of wooded and undeveloped land is documented. I
believe however, the story Mr. Zerelli proudly announced to me many years ago is supported by the
mere fact that for more than fifty or sixty years,
discovered that the zoning on the property would have allowed for development, but Mr. Zerelli chose
not to develop it, because I believe he was a man of honor.
The zoning history on this twenty acres of wooded and undeveloped land, located behind the Merit
Mart Development, has had a long and tortured
Planning Department staff can explain it to you. I will tell you however, it was only since the late
nineteen eighties that there has been any attempt by the Zerelli family to develop this property. Each
time a development was proposed, there has been active involvement by the neighborhood and
outreach into our community by the City of Bremerton.
come to understand that the developers and the City of Bremerton, would protect our neighborhood
from commercial sprawl.
What do I want at this point then? My preference would be that the Zerell
wishes and leave the property as a wooded barrier, between our neighborhoods and the now unknown
development of the former Merit Mart location. It would be great if the family donated the property to
the City of Bremerton as park. If this is a fantasy
hold any additional action concerning re- zoning of the twenty acres, until the entire neighborhood has
been made fully aware of the proposed zoning changes and the ramifications to our neighborhood,
resulting from those changes.
I have many concerns myself, so there is a lot to talk about. Things like storm water and the effects that
such a massive development of the entire Zerelli/Merit property will have on traffic in our area. Who
will bear these costs of such a development? Not just the financial costs, but what about the quality of
life costs to our community? d would have their own concerns.
the Planning Department Staff meet with our community and fully explain what has transpired in the
last couple of months, regarding the former Wheaton-Riddell Subarea Plan. I would also ask the
Planning Department Staff explain where we are right now.
To accomplish all this, I would like the City of Bremerton Planning Department Staff to meet with our
community at the Sylvan Way Public Library, on a date and time to be determined. I would like the City
of Bremerton to formerly notify each member of our neighborhood, concerning the proposed rezoning
of the twenty undeveloped acres located behind the former Merit Mart. Many of our neighbors are
on these good citizens and property owners, to expect them to find their way to City Hall, for the
monthly Planning Commission Meeting. I would like to see this community outreach effort to be
scheduled at a time when working people and senior citizens can attend. I would suggest after dinner, if
the meeting is held during the week oral, democratic and the right
thing to do.
I beg of you do not rush into things here, until our community has been heard. What is determined by
the Commission, will affect the quality of life for our entire community for decades to come.
Respectfully Submitted,
Jerry Wheeler
April 3, 2014
City of Bremerton Planning Commissioners
You have a wonderful opportunity in your hands. Bremerton sits on the cusp of growth, with
the economy returning and people feeling more comfortable with their city and spending their
hard earned money here. Bremertons location is ripe for growth right now. Recently you have
on the Eastside at Wheaton/Riddell area. In
the past, land owners and developers have attempted to bring growth into this area for the
betterment of not just the City but for the residents and surrounding communities. Although,
this has not yet found success, you have the opportunity now, to allow this to happen. This will
not be an over-night success but rather you will be building a foundation for all of us and future
generations, of better things to come.
Recently, you have been told of an existing business that may have to go elsewhere. This
industrial production business was allowed because of frustration with this City. The Soil
Factory developed past its original intent and grew from its original permitted parcel to
were ignored for years by the occupant and unenforced by the City. Perhaps it was lack of
foresight or personal reasons with the City Fathers, but the past is gone. Now, you hold the
chance to bring developers back to this area bringing many needed businesses and jobs to our
home. Simply by taking this first step now and
-10) which is a transient tool to allow time to pass and very limited advancement,
to one that is a foundation for growth and future opportunities (DCC), you allow and promote
the evolution of this City. The courage that you show now will benefit many in the future.
As the spokesman for the neighborhoods of David Drive and Normandy Park (established in the
Sixties and Seventies) and Broadmoor (a more recent development), as well as surrounding
businesses, please know that these neighbors want to see this type of commercial growth
starting now. Yes, we want the conveniences of easier shopping and services, but we will also
see our property values grow due to having actual complimentary businesses nearby. Think of
how this time frame, your actions right now, will be looked upon in the future. It is imperative
that you act now to change the zoning and allow us to grow and evolve. You can make a
difference now.
Thank you for your attention and immediate action to this most important matter.
Sincerely,
Tom Remick