Bay Vista Subarea Plan Draft - September 2012 - City of Bremerton

DRAFT
September 18, 2012
Bay Vista
SUB-AREA PLAN
prepared by:

September 18, 2012
BAY VISTA SUB-AREA PLAN
BREMERTON HOUSING AUTHORITY
AMENDMENT PRODUCED BY
BCRA
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I - INTRODUCTION
A. Site Location & History ..............................................................................................................................................................
B. Sub-Area Plan Vision ..................................................................................................................................................................
C. Organization of Sub-Area Plan ...................................................................................................................................................
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II - BAY VISTA SUB-AREA PLAN
A. Local Planning Framework .........................................................................................................................................................
B. Consistency of the Sub-Area Plan with Bremerton’s Comprehensive Plan ...............................................................................
C. Public/Stakeholder Process .......................................................................................................................................................
D. SEPA/NEPA Environmental Review ............................................................................................................................................
E. Bay Vista Architectural Review Committee ...............................................................................................................................
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III - BAY VISTA SUB-AREA PLAN
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A. Existing Site conditions ..............................................................................................................................................................
B. Sub-Area Plan Vision, Goals and Objectives ..............................................................................................................................
C. Sub-Area Plan Elements ............................................................................................................................................................
D. Future Changes to the Sub Area Plan ........................................................................................................................................
IV - ZONING & DEVELOPMENT REGULATIONS
A. Land Use Zones ..........................................................................................................................................................................
B. General Development Standards ...............................................................................................................................................
C. Streets, Sidewalks And Driveways .............................................................................................................................................
D. Low Impact Development ..........................................................................................................................................................
E. Parking Standards ......................................................................................................................................................................
F. Landscape Standards .................................................................................................................................................................
G. Utility Equipment & Storage ......................................................................................................................................................
H. Walls, Hedges And Fences .........................................................................................................................................................
I. Exterior Lighting .........................................................................................................................................................................
J. Sign Standards ...........................................................................................................................................................................
K. Glossary .....................................................................................................................................................................................
Intent .........................................................................................................................................................................................
A. General Site Layout and Building Orientation ...........................................................................................................................
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TABLE OF CONTENTS
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I - INTRODUCTION
A. SITE LOCATION & HISTORY
B. SUB-AREA PLAN VISION
The 83-acre Bay Vista (formerly Westpark) site is
located in West Bremerton, bounded by Kitsap Way
on the north, Oyster Bay Avenue on the east, and State
Route 3 on the west.
The existing Westpark public housing community
was built in 1941 and is owned and operated by the
Bremerton Housing Authority (BHA). The community
is the remnant of a larger World War II – era housing
project that was built as temporary housing for
shipyard workers. The site currently contains 631
residential units, primarily one-story duplex and
four-plex in design, and a 60-unit apartment building
for elderly and disabled residents. Ninety percent or
more of existing units are for low-income families
and individuals. The site also provides community
functions (a community center, senior center, teen
center, and head start facility) and some local services
(laundry, storage facilities, maintenance shop, and
administrative offices. A new 72-unit assisted living
facility (Bay Vista Commons) was constructed and
opened in December of 2007.
The surrounding neighborhood contains a mix
of residential, commercial and industrial land
uses, including auto-oriented and larger retail uses
along Kitsap Way. Kitsap Way in this area serves as
a “gateway” to the City of Bremerton, though it is
currently lacking in definition.
The Westpark Sub-Area Plan was originally adopted in
2007. The Bremerton Housing Authority (BHA) voted
to change the name of the site and master plan to Bay
Vista in 2008. Consequently, the name of the Sub-Area
Plan has also been changed to Bay Vista as part of the
2009 amendment to this plan. The vision and Sub-Area
Plan for Bay Vista, including the 2009 amendments,
was created in consultation with stakeholders, residents
and neighbors. It used an intensive design charrette
process and numerous community meetings, which
are summarized in Section II. Development of the
Sub-Area Plan also used environmental analysis,
including preparation of a SEPA/NEPA environmental
impact statement (EIS), and two EIS addenda, to
inform master planning of the site consistent with
environmental constraints and opportunities.
The Sub-Area Plan concept is built upon six major
goals:
1. Promoting a mixed-use, mixed-income traditional
neighborhood.
2. Creating a pedestrian-oriented environment.
3. Maintaining/enhancing view corridors and landscaping.
4. Enhancing the civic realm and creating more usable
public open space.
5. Promoting economic development through provision
of commercial activities and services on-site and in the
adjacent Neighborhood Center.
section I : INTRODUCTION
6. Integrating low impact development (LID) approaches
into the Master Plan.
The new Bay Vista is envisioned as an urban mixed-use,
mixed-income, pedestrian-oriented community. It
will be characterized by a variety of types and styles
of housing to meet the needs of a range of income
groups. Accommodating these groups will help to
de-concentrate low-income housing in Bremerton.
Retail and commercial uses will provide for some
of the everyday shopping needs of residents, as
well as provide job opportunities for residents.
The retail center will provide financial support
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section I : INTRODUCTION
for implementation of the master plan, including
construction of new infrastructure. Bay Vista's
on-site population will also provide support for
additional commercial activity in the future Oyster Bay
Neighborhood Center.
The site will be sensitively designed to maintain
significant open space and existing trees, to preserve
and enhance views, and to carefully manage
stormwater and other natural features. New parks,
civic spaces and outdoor amenities will be created.
Proposed development standards and Design
Standards, and covenants, conditions and restrictions
(CC&Rs), will establish high standards for the quality
of redevelopment, yet provide flexibility to respond
to market changes and opportunities. The plan will
provide high quality infrastructure and services
to residents. The Bay Vista site will relate to the
surrounding neighborhood in terms of activities and
scale, and provide a catalyst and model for future
redevelopment.
C. ORGANIZATION OF SUB-AREA
PLAN
The Sub-Area Plan is organized in four major sections.
Following this introduction, Section II describes
the major objectives of the Plan, and its planning
regulatory context within which it has been created.
Section II also delineates the public/stakeholder
process and SEPA/NEPA compliance for the plan
are also described. Section III describes existing site
conditions, and the vision, goals and objectives for
redevelopment of Bay Vista. The major elements
of the Sub-Area Plan–land use, housing, parks and
open space, roads and infrastructure–are described
in narrative and graphics. This section has been
adopted by the City as an element of the Bremerton
Comprehensive Plan. Section IV contains the zoning
and development standards that will apply to Bay Vista,
including regulations for uses, density, building heights,
setbacks and similar components of development.
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September 18, 2012 •Working Draft

VICINITY MAP
section I : INTRODUCTION
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II - BAY VISTA SUB-AREA PLAN
Purpose, Process, and Consistency with the Comprehensive Plan
Section II : purpose, process & consistency
The Bay Vista Sub-Area Plan is intended to provide
a road map for future redevelopment of the site.
It articulates the vision, goals and objectives for
redevelopment of Bay Vista, and embodies the policies
of the City of Bremerton Comprehensive Plan, which
it supplements. The Plan also establishes zoning
standards which will guide the preparation of future
site development plans, subdivisions and building
permits by applicants; installation of infrastructure
by the Bremerton Housing Authority (BHA) and
individual developers; and review of these plans
by the City of Bremerton (City) and the Bay Vista
Architectural Review Committee (ARC). The Sub-Area
Plan reflects the Redevelopment Master Plan for Bay
Vista prepared by the Bremerton Housing Authority. It
is also responsive to environmental impacts identified
in Bay Vista environmental documents, to financial
constraints, and to changing market conditions.
The Westpark Sub-Area Plan was initially adopted in
2007. Following additional community involvement,
public hearings and environmental review,
amendments were proposed to reflect the BHA's
ongoing planning, as well as updated information
about site constraints and market conditions. In fall
2008, the BHA received a HOPE VI grant from the
U.S. Department of Housing and Urban Development.
Conditions of the grant include a maximum 54-month
schedule for completion of construction. The Sub-Area
Plan was amended by the City Council in 2009 to
reflect this constraint and other changed conditions
noted previously.
A. LOCAL PLANNING
FRAMEWORK
OVERVIEW
The Bay Vista site has been the subject of several City
legislative actions over the past few years and was also
addressed specifically in the City’s recent adoption of
its updated Comprehensive Plan and zoning code in
2004. These actions have provided a framework for
planning redevelopment of the site.
In September 2003, the City amended its Community
Renewal Plan, pursuant to the state Community
Renewal Law (RCW 35.81), to incorporate the site
as a “blighted” area for purposes of community
renewal efforts (Ordinance No. 4830 and 4870). The
designation was supported by findings that the site
was isolated from adjacent areas that building size and
design were deficient, and that physical deterioration
was a contributing factor to disinvestment in the
area. These actions also reaffirmed the City’s intent to
cooperate and assist the Bremerton Housing Authority
in the redevelopment of the site, (pursuant to RCW
35.83), and to provide a framework for redevelopment
in the Comprehensive Plan and zoning regulations.
This framework is described below.
PUBLIC SECTOR REDEVELOPMENT SITE (PSRS)
The Comprehensive Plan Land Use Map designates
Westpark (now Bay Vista) as a Public Sector
Redevelopment Site (PSRS). These are special,
large-scale sites with high potential for development
that is innovative or that meets a unique community
need. They should be developed consistent with
specific district planning efforts that address the site,
compatibility with surrounding uses, and consistency
with the Comprehensive Plan. A PSRS must have a
clearly defined community benefit, such as meeting
a public housing need. They may include mixed
type residential development with an open space
component and secondary commercial or office
development.
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September 18, 2012 •Working Draft

OYSTER BAY NEIGHBORHOOD CENTER
The Comprehensive Plan designates a future
Neighborhood Center for the Oyster Bay Area adjacent
to the Bay Vista site, located on both sides of Kitsap
Way. This 37-acre center is projected to redevelop over
time in conjunction with, but slower than, Bay Vista,
and to transition into an urban, pedestrian-friendly
area connected with the surrounding area by trails,
open space, and access to the shoreline. The Center
will include a core, with mixed-use (residential
and commercial) buildings. The Center will receive
economic support from the surrounding neighborhood,
including Bay Vista’s residents and workers; land
uses in Bay Vista are expected to complement
redevelopment of Oyster Bay. A Sub-Area Plan will
be prepared for the Oyster Bay Center; however, the
timing of this planning effort is uncertain.
SPECIFIC AREA PLANS
The Comprehensive Plan anticipates that more detailed
area-specific plans will be developed to implement
Public Sector Redevelopment Sites, such as Bay
Vista. Key aspects of these plans include: a process
that involves the community, consistency with the
Comprehensive Plan goals and policies, and inclusion
of development standards and design standards. The
Bay Vista Sub-Area Plan is such a specific area plan
and has been developed to meet these requirements.
The relationship to the Comprehensive Plan goals is
discussed below.
Revision of the Bay Vista Sub-Area Plan follows
the City's established process for amending the
Comprehensive Plan. This process includes public
involvement, environmental review, and public
hearings by the Planning Commission and City
Council. In cooperation with the City, the BHA
sponsored eight community meetings and workshops
in the fall of 2008 to gain input on proposed changes
to the Sub-Area Plan. An addendum to the Westpark
EIS was also prepared to address the proposed changes.
The revisions were adopted following public hearings
by the Planning Commission and the City Council.
B. CONSISTENCY OF THE SUB-
AREA PLAN WITH BREMERTON’S
COMPREHENSIVE PLAN
BREMERTON COMPREHENSIVE PLAN -
CENTERS CONCEPT
The city’s updated Comprehensive Plan is based on
a “Centers” concept, in which a significant portion of
the City’s future growth will be guided to numerous
Centers designated throughout the City. Centers
vary in scale, function and character, and each is
intended to be a distinct district or “village” with
a unique character. Designated centers range from
the City Center, which provides a wide range of
activities that serve the entire City and the region, to
smaller neighborhood centers, which provide goods
and services, and amenities to residents within a
neighborhood. In general, centers are intended to be
mixed-use, pedestrian-friendly, well-designed areas
with open space, public gathering places, access to
transit, and adequate infrastructure.
SHAPING BREMERTON THEMES
1. Distinctive Growth, with Viable Neighborhoods and
Centers that Provide Greater Choice and Convenience.
Redevelopment of Bay Vista will help to revitalize
an existing neighborhood that is characterized by
outdated, deteriorated housing and infrastructure,
and has been designated as “blighted.” The new
Bay Vista neighborhood will be characterized by
mixed-use development, a wide range of housing
options affordable to a mix of income groups, ample
open space and amenities, pedestrian accessibility,
quality design, improved infrastructure and enhanced
environmental resources. Everyday goods and services,
and local employment opportunities, will be provided
on-site.
2. Enticing New Development, with a Focus on the
Downtown Regional Center.
The Bremerton Housing Authority has been working
closely with the City and the broader community
to shape a plan for Bay Vista that fits the site
and is responsive to the City’s requirements and
needs, including economic development, housing
Section II : purpose, process & consistency
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opportunities and population support for the future
Oyster Bay Neighborhood Center. The City’s updated
Comprehensive Plan and development regulations
provide guidance and flexibility for large public parcel
development proposals like Bay Vista.
and apartments. Units will be for-sale and for-rent,
market-rate apartments and public housing. All
existing public housing units will be replaced either
on-site (190 units) or off-site, which will be consistent
with the City’s desire to disperse public housing.
Section II : purpose, process & consistency
3. Supportive Transportation, with Seamless, Efficient
and Varied Choices.
Regional transportation facilities bounding the Bay
Vista site include State Route (SR) 3, Kitsap Way and
Oyster Bay Avenue. Access to the site is provided by
Oyster Bay Avenue, Sinclair Drive, Arsenal Way and
Sand Dollar Drive.
Kitsap Transit provides public transit service to the
City of Bremerton. Routes No. 24 and 26 serve the Bay
Vista site, with stops along Kitsap Way (Route 24) and
at the Firs Apartments on Oyster Bay Avenue (Route
26).
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and painted
crosswalks with pedestrian call buttons. The City
of Bremerton has recently upgraded or added new
accessible ramps at various intersections along Kitsap
Way. A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes raised
sidewalks on one side of the street.
Levels of service at major intersections will meet City
of Bremerton standards.
4. Improved Accessibility, especially for the Pedestrian.
The Bay Vista site is being planned to support multiple
transportation modes, including vehicles (through
adequate access and parking); transit (through higher
urban densities and access to the regional road system);
and pedestrians (by integrating trails and pedestrian
amenities in a mixed-use development pattern).
5. Quality Housing, with Broader Choices.
Existing housing on the site is old and deficient; the
Comprehensive Plan and several City ordinances have
identified the site’s housing as substandard and in
need of revitalization. The redeveloped Bay Vista will
provide approximately 875 housing units in a variety of
types and styles, including single-family attached and
detached (duplexes, townhouses, clustered cottages)
6. Business Support, with Increased Opportunity.
Bay Vista will provide local jobs and goods and
services for residents of Bay Vista and the surrounding
neighborhood. Bay Vista’s residents will also provide
market support for existing and new commercial
development in the Oyster Bay Neighborhood Center.
7. Environmental Management, Integrating Natural
Systems.
The plans for Bay Vista include approximately 15
acres of parks and open space, and retain the existing
preserve park; with the exception of this preserve, most
of the site and existing vegetation will be disturbed
or removed in conjunction with site grading and
construction. When complete, Bay Vista will exhibit
ample landscaping and open space. This open space
and vegetation will provide habitat for species of urban
wildlife, as well as recreational opportunities for local
residents. Environmentally critical areas located on
and adjacent to the site (such as wetlands) will be
protected consistent with City regulations. Stormwater
will be controlled and treated consistent with City
requirements.
8. Community Service, Focusing on Assets
Bay Vista will install new infrastructure on the site;
facilities will be provided concurrent with development.
The Bay Vista EIS documents evaluated the service
demands of the new population to help ensure that any
adverse impacts were identified and addressed.
9. Design Review: Advancing Quality Urban Development.
The Bay Vista Sub-Area plan includes development
standards that will apply to all future development on
the site. These standards, and City review of future
applications, will ensure that future development is
of high quality and meets expectations. The BHA has
developed Covenants, Conditions and Restrictions
(CC&Rs) that apply detailed design requirements to
land and buildings throughout the site.
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COMMUNITY CHARACTER GOALS
CC1... Demonstrate excellent urban design qualities in new
development.
Redevelopment of the site will replace old, substandard
housing with modern dwelling units, mixed-use
buildings and a village retail center. The Sub-Area Plan
contains design standards that are intended to set high
standard for site and building design.
CC2... Assure that new development relates to surrounding
uses and provides for urban livability.
The Bay Vista site is being master planned and will
provide compatibility between land uses through
careful siting, use of open space and buffering, and
transitions between uses of different intensity. Bay
Vista will function as a traditional community, with
a mix of activities that meet the needs of daily life,
connected by streets and trails, and enhanced open
space, urban amenities and high quality design.
The Master Plan also considers land use and scale
relationships to the surrounding community, including
the future Oyster Bay Neighborhood Center.
CC3... Provide for a safe, pleasant and rich pedestrian
experience.
Bay Vista will contain approximately 30,000 linear feet
of pedestrian walkways and trails. Streets are designed
to accommodate pedestrians and to make walking safe,
pleasant and convenient. Pedestrian amenities include
landscaping, benches, open space, pocket parks and
lighting.
CC4... Promote the development of areas of special
character, encouraging a diversity of communities within
the city.
Bay Vista is a large site that presents unique
redevelopment opportunities. Its history and status
as a 1940s-era public housing project with aging
and substandard facilities sets the stage for its
transformation into a modern, well-designed urban
mixed-use community located at a major entrance to
the City.
LAND USE GOALS
LU1... Identify and enhance distinctive neighborhoods,
communities and centers throughout the City.
As noted above, Bay Vista will be transformed into a
modern, well-designed urban mixed-use community.
It will be distinct in appearance and character in the
City’s existing fabric. It will also provide long-term
population support for future development of the
Oyster Bay Neighborhood Center.
LU2... Integrate an open space system into the land use
pattern that increases the amount of open space, protects.
Bremerton’s natural resources, and provides a source of
beauty and enjoyment for all residents.
The Bay Vista plan includes approximately 15 acres of
parks and open space that is integrated into the land
use pattern. Significant trees will be retained to the
greatest extent feasible or replaced. The open space
plan includes areas for active recreation – including
ball-fields, pocket parks, tot lots and gathering
places – and for gathering and passive enjoyment. A
management plan will be prepared and implemented
for the Preserve, a large natural area. Residents will be
involved in overseeing preservation of this area.
LU4... Provide for walkability throughout Centers and
neighborhoods.
Bay Vista is intended to be a walkable community,
and has integrated the needs of the pedestrian into its
land use pattern and transportation system. The plan
includes approximately 30,000 linear feet of pedestrian
paths and trails, connecting areas of the site with one
another and with the surrounding neighborhood.
LU5... Designate neighborhood, district, and employment
Centers on the Land Use Map that provide mixed-use
environments which serve as the primary focus for growth.
The Comprehensive Plan anticipates that retail and
service uses will be provided in Bay Vista as well as
in the future Oyster Bay Neighborhood Center. Bay
Vista will provide a residential population that will
support commercial uses planned on-site and in the
Neighborhood Center.
LU7... In order to encourage new development to occur in
locations and patterns consistent with the Vision(s), Goals
and Policies of this Plan – specifically in Centers – remove
or revise existing land use designations that would sit
multi-family uses in locations that do not support the
Centers Concept.
Section II : purpose, process & consistency
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Section II : purpose, process & consistency
Bay Vista includes a mix of multi-family and
single-family housing. The proposed location of multifamily
housing adjacent to Kitsap Way will support
commercial activities anticipated on-site and in the
Oyster Bay Neighborhood Center.
LU11. Provide for the viability of communities,
neighborhoods, and Centers through strategic land use
designations and infrastructure provisions.
The Comprehensive Plan Land Use Map designates
Westpark (now Bay Vista) as a Public Sector
Redevelopment Site (PSRS). This designation
recognizes its public ownership and the public interest
in innovative redevelopment that meets community
needs. The master plan has been developed through
a Sub-Area Planning process, will be compatible with
adjacent uses, and will provide a variety of housing
types and ownership options that will meet a variety of
housing needs.
LU12. Support community-wide access to amenities and
services.
Bay Vista will provide open space and recreational
amenities that are available to all community residents.
The site has also been planned to maintain and enhance
views of the water.
LU17. Adopt and implement appropriate standards and
regulations for stormwater management. The City of
Bremerton should adopt and implement regional plans,
strategies, and standards as appropriate, including but not
limited to the Seattle/King County Storm Water Manual,
FEMA maps, and the Puget Sound Action Team’s 2000
Water Quality Plan.
Stormwater will be managed in a manner consistent
with city standards.
C. PUBLIC/STAKEHOLDER
PROCESS
The Bay Vista Sub Area Plan reflects the efforts of many
people, including: city leaders and staff, the many
citizens and Bay Vista residents who turned out for an
initial program of public community meetings and a
week-long design charrette, urban designers, architects,
traffic planners, civil engineers, environmental
specialists, and market consultants, to name a few.
A second round of meetings and forums were held
to discuss revisions to the Sub-Area Plan based
on updated information about the site and market
conditions.
Community meetings were advertised through a
combination of mailed and published notices, posted
signs, and newsletters. Bay Vista residents, neighbors
within 300 feet, and the community at large were
invited to participate in the process. All residents
of Bay Vista and within 300 feet of the site received
written notices and invitations
The public process conducted for the initial adoption
of the Sub Area Plan included the following outreach
efforts and comment opportunities:
Four public community meetings:
March 16, 2006
May 12, 2006
•
• September 14, 2006
June 22, 2006 (EIS scoping included)
A week-long design charrette:
• May 8-12, 2006
Two stakeholder’s meetings:
• April 19, 2006
• July 13, 2006
SEPA/NEPA scoping meetings and EIS meetings:
• June 22, 2006
Bremerton Planning Commission workshops
and public hearings:
• October 17, 2006
•
November 21, 2006
Bremerton City Council public hearings and
meetings:
January 24, 2007
•
February 7, 2007
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current status of the project were also presented, with a
question and answer session following.
At each of the meetings, the current status of the design
process was presented, and attendees were invited to
comment on the design, and to ask questions about
the project and the process. The goal of the stakeholder
process was to create a vibrant neighborhood
that reflects multiple public objectives, with the
participation and support of the community as a whole.
The content of the public meetings were as follows:
Community Meeting #1: March 16, 2006
West Hills Elementary School Gymnasium
This meeting included presentation of the existing
conditions on the Bay Vista site, along with the
proposed process for redeveloping the site. Goals
and possibilities for the site were presented, and an
invitation for the public to participate in the process
of creating the Sub-Area Plan document. The timeline
and process for the project were presented, and a
question and answer session followed.
Questions from attendees, mostly existing Westpark
residents, were focused on the relocation plan,
demolition, and future rent levels for the replaced
subsidized housing.
Stakeholder’s Meeting #1: April 19, 2006
Westpark Community Center
This meeting included presentation of the existing
conditions on the Westpark site, along with the
proposed process for redeveloping the site specifically
geared toward those neighboring businesses and
agencies affected by the Westpark redevelopment.
Retail and commercial components of the project
were presented, with a discussion of potential impact
to surrounding businesses. The timeline, process and
Questions from the stakeholders included the following
topics: project financing; whether land will be sold as a
large block or in individual lots; the anticipated income
of future residents; use of design standards; ability
to rent units, housing for residents not returning to
Westpark; and the type of retail development that will
face Oyster Bay Avenue.
Community Meeting #2 (Design Charrette):
May 8-12, 2006 – Westpark Community Center
At the Design Charrette, the public had the opportunity
to interact directly with the design team over the
course of a week while the design was in process,
allowing true public input. Each night (with the
exception of Thursday) during the charrette there
was a presentation and question and answer session,
outlining the day’s progress. On the final evening, all of
the drawings were presented, including the preferred
site plan, which was generated through input from
each of the agencies and stakeholders involved, along
with the many members of the local community that
participated. This final presentation served as the
“official” public meeting component of the charrette,
and was followed by a question and answer session.
Questions raised at the meeting addressed the
following topics: replacement of existing streets;
density of housing; noise; availability of units for the
disabled; phasing of construction; grading of the site;
storm water management; sale of lots to individuals.
Community Meeting #3: June 22, 2006
Westpark Community Center
This meeting included presentation of the EIS process,
along with the proposed process for the environmental
approval process. A question-and-answer session
specific to the EIS was held, followed by an update of
the overall design process for the site. There was an
additional opportunity for questions and answers after
the design process update.
Questions and comments addressed the following
topics: fill proposed for the existing ball field and
potential seismic event; timing of construction;
communication with residents about project progress;
impacts on existing wildlife; questions about the
Section II : purpose, process & consistency
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Section II : purpose, process & consistency
relocation process; kinds of future businesses; lighting;
water features; BHA ownership of housing; whether
there will be multiple builders for the for-sale housing;
and name of the new community.
Stakeholder’s Meeting #2: July 13, 2006
Westpark Community Center
This meeting was geared toward the stakeholders
and included an update on the design process for
redeveloping the site. Timelines for relocation of
the current Westpark residents and construction
were presented, with a question- and-answer session
following.
Questions from the stakeholders included the status
of the grading design; and status of the stormwater
system.
An additional series of informational meetings and
forums was held in September-October 2008 in
connection with proposed revisions to the Sub-Area
Plan.
Community Meeting #1: September 25, 2008 – Westpark
Community Center
The kick-off meeting included a summary of the
plan revision process, the topics and schedule of
subsequent community meetings, and major changes
being considered to the sub-area plan/master plan. The
recently awarded HOPE VI grant was also described.
As summarized, the basic concepts of the master
plan for the community, recently renamed Bay Vista,
would remain the same: a mixed-use, mixed-income,
pedestrian oriented community, with ample open
space and landscaping, modern infrastructure and
high quality design. Proposed changes to the master
plan are motivated primarily by changing real estate
market conditions, and project financing needs. Major
changes to the master plan being discussed include the
following:
• a slight increase in the number of housing
units, but the same number of low income units
dispersed throughout the community;
• an expansion and intensification of the retail
center, potentially incorporating the existing fire
station site;
• demolition of the existing community center and
development of a smaller community center on a
corner of the ball field;
• the same amount of parks and open space;
• noise mitigation walls adjacent to SR 3; and
• investigation of additional low impact design
techniques for stormwater management.
Based on conditions of the HOPE VI grant,
construction will need to be completed by 2013 (54
month maximum from grant award).
A question and answer session followed the
presentation. Questions addressed the following topics:
location of a new fire station; whether the fire station
site be used as a maintenance facility rather than for
commercial use; how secure the HOPE VI grant funds
are in view of recent national economic events; what
the HOPE VI funds can be used for; whether there
will be a homeownership program; whether off-site
property will be condemned by the City; the new
phasing program; tree preservation; the design and
character of the new commercial center; and numerous
questions related to the on-going tenant relocation
program.
Community Meeting #2: October 2, 2008 – Westpark
Community Center
The second meeting of the series focused on the
changes to the commercial piece of the redevelopment
known as Sector 5. Mel Maertz from Olympic
Associates made a power point presentation which
showed the conceptual sketches of what the new
commercial could look like. Slides also showed possible
elevations for a grocery, an inn and residential.
Two community members and a potential commercial
tenant attended this meeting.
Community Meeting #3: October 9. 2008 – Westpark
Community Center
The third meeting was a discussion of the civil
engineering changes. The outline for this meeting was:
1. Introduction
a. Why are we going through this process
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September 18, 2012 •Working Draft

2. Site Overview/Changes
a. Changes in roadway layout/alleys
b. Changes in open space
c. Changes in Stormwater Management Areas
3. Grading
a. Site constraints
b. Overall idea/slope reduction
c. Majors areas of cut and fill
Community Meeting #5: October 23, 2008 – Westpark
Community Center
The following agenda was used for this meeting:
Guest Introduction:
Greg Brower; Landscape Architect
of Berger Partnership
4. Stormwater Management
a. Drainage Basins
b. Outfall
c. Conveyance systems
5. Low Impact Development
a. Pervious Pavement
b. Conveyance Swales
c. Roof Downspouts
d. Filterra
6. Street Sections
a. Possible Options
7. Closing
a. Next Steps
Justin Goroch from BCRA Engineering was the
featured speaker. Questions were fielded from the
audience with most of the questions centering on our
use of Low Impact Development.
Community Meeting #4: October 16, 2008 – Westpark
Community Center
The fourth meeting was a presentation of what the
new replacement housing in the new Bay Vista will
look like. Presentations were made by Tonkin Hoyne
complete with a power point presentation of what the
replacement public housing would look like and Ross
Deckman + Associates with schematics of what the
multifamily apartment and manor houses would look
like.
The tenants in the audience asked questions such
as what amenities would the units have. Responses
comparing and contrasting the current housing with
the new housing were well received.
Mel Maertz; Architect
of Olympic Associates Company
Sub- Area Plan: Landscaping & Site Amenities
A. Streetscape
B. Parks
C. Open Space
D. Club House
E. Residential Landscape
The presenters showed visuals of what the new parks
and open spaces would look like. They also showed
a schematic design of a new community club house.
Audience comments were primarily about the use of
existing trees and new plantings.
Community Meeting #6: October 30, 2008 – Westpark
Community Center
This final meeting was a wrap up and summary of the
previous 5 meetings. We reviewed the contents of the
previous weeks’ presentations and fielded any audience
questions that may have come up over the course of the
6 weeks.
No issues were left outstanding and no official
comments have been received.
More detailed documentation of the public process is
on file with the City of Bremerton.
Stakeholder Meeting: June 21, 2012 – Summit at Bay Vista
Tenants and community partners were present to
review the proposed changes to the Sub Area Plan.
Responses were all supportive of the plan.
Stakeholder Meeting: June 25, 2012 – BHA Administrative
Offices
Section II : purpose, process & consistency
BHA staff was present to provide an overview of
proposed changes to the Sub Area Plan. There were no
other attendees at the meeting.
bay vista 11

D. SEPA/NEPA ENVIRONMENTAL
REVIEW
E. BAY VISTA ARCHITECTURAL
REVIEW COMMITTEE
Section II : purpose, process & consistency
The review process for the proposed re-development
of Westpark, and the initial adoption of the Sub-Area
Plan, included preparation of an Environmental
Impact Statement (EIS) to comply with the National
Environmental Policy Act (NEPA) and the State
Environmental Policy Act (SEPA). The City also
prepared an EIS Addendum for the initial adoption of
the Sub-Area Plan. The purpose of an EIS is to present
information about the environmental consequences
of proposals, including redevelopment projects, to
consider alternative courses of action, and to mitigate
environmental impacts that are avoidable. This analysis
helps ensure that decision makers are aware of impacts
to the natural and human environments, and that they
consider opportunities to mitigate impacts. The process
also provides opportunities for interested agencies,
tribes and citizens to comment on proposals and to be
involved in their consideration.
A single EIS was prepared to satisfy NEPA and SEPA
requirements. The City of Bremerton, designated as the
Responsible Entity (RE) for NEPA compliance, served
as the NEPA lead agency. Compliance with NEPA was
required because the project involved federal action, by
the Department of Housing and Urban Development
(HUD), to use federal funds in redeveloping the site.
The Bremerton Housing Authority acted as the lead
agency for SEPA compliance. Scoping occurred in
June 2006. A Draft SEPA/NEPA EIS was published in
March 2007. Public meetings on the Draft EIS were
held in April 2007. A Final EIS, responding to public
and agency comment, was published in May 2007. All
meetings were advertised consistent with state and
federal requirements. Notices of the publication of EIS
documents were similarly published consistent with
SEPA and NEPA requirements. An Environmental
Review Record (ERR) was prepared to comply with
NEPA and is on file with the City of Bremerton. An
addendum to the EIS was prepared in 2008 to address
changes to the Sub-Area Plan.
All new development proposals will adhere to the
development review, permitting and design approval
processes of the City of Bremerton and the Bay Vista
Architectural Review Committee (ARC). ARC planning
and design standards are identified in the Sub-Area
Plan. Covenants, Conditions & Restrictions (CC&R’s)
will also apply to all property on the site that is sold for
redevelopment, to help ensure that all proposals meet
relevant requirements.
The Bremerton Housing Authority has contracted
with a development consultant who is responsible for
all development within the boundaries of the project
site. The development consultant will assemble an
ARC responsible for the review and approval of all
permit applications prior to their submittal to the City
of Bremerton. Upon approval the ARC will issue a
certificate that will be required to be included with the
submittal to the City. Permit applications will not be
accepted by the City without the approval of the ARC.
The City will maintain its primary authority to review
and approve plans for consistency with zoning and
development standards, and building requirements, as
required by law. In particular, the Architectural Review
Committee will ensure that proposed development
is consistent with the intent and specifics of CC&R’s
adopted for the Bay Vista site.
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September 18, 2012 •Working Draft

III - BAY VISTA SUB-AREA PLAN
A. EXISTING SITE CONDITIONS
DRAINAGE
Stormwater within the site is conveyed by overland
flow and through a rudimentary system of open
ditches and enclosed drainage pipes. Outside of the
project area, stormwater is conveyed away from the
site in open ditches and enclosed drainage systems.
Stormwater from the on-site area combines with
stormwater from off-site areas in the conveyance
systems outside of the project area. There are no known
sources of off-site stormwater that is routed through
the existing drainage system.
There are no known existing water quality treatment
facilities within the Bay Vista site. Stormwater
treatment for the redeveloped conditions on the
overall site will be provided in accordance with Title
15.04.042 of the City’s municipal code. Water quality
treatment and flow control facilities will be designed in
accordance with the City of Bremerton Public Works
and Utilities Standards, using Department of Ecology
(Ecology) hydrologic simulation software to calculate
flow rates and volumes
Currently, most of the site discharges through two
existing outfalls into Oyster Bay. Small portions
in the Southeast and Northwest corners of the site
discharge to existing Washington State Department
of Transportation storm drainage systems ultimately
flowing to the Sinclair Inlet and Ostrich Bay Creek.
Low Impact Development (LID) techniques, including,
but not limited to, pervious pavement, raingardens,
bioswales, and roof drain dispersion will be utilized to
the greatest extent feasible to treat stormwater and help
control flows from the site.
TRANSPORTATION
Regional transportation facilities bounding the Bay
Vista site include SR 3, Kitsap Way and Oyster Bay
Avenue. SR 3 is a four-lane, north-south freeway serving
Central Kitsap County. Kitsap Way is a five-to-seven
lane, limited access, principal arterial that connects West
Bremerton to Central Kitsap County (via SR 3). SR 3
and Kitsap Way intersect just northwest of the Bay Vista
site. Access to the site is provided by Oyster Bay Avenue,
Sinclair Drive, Arsenal Way and Sand Dollar Drive.
Kitsap Transit provides public transit service to the
City of Bremerton. Routes No. 24 and 26 serve the Bay
Vista site, with stops along Kitsap Way (Route 24), at
the Firs Apartments on Russell Road (Route 26) and
within the Bay Vista site. Service on both routes has
one-hour headways.
Kitsap Way has a designated bicycle lane, wide
shoulders, raised sidewalks on both sides, and painted
crosswalks with pedestrian call buttons. The City
of Bremerton has recently upgraded or added new
accessible ramps at various intersections along Kitsap
Way. A mid-block pedestrian crossing is located east of
Oyster Bay Avenue. Oyster Bay Avenue includes raised
sidewalks on one side of the street.
Two intersections of Kitsap Way – at Oyster Bay
Avenue and Pershing Avenue – have relatively high
accident rates (based on the last three-year average)
Existing levels of service at major intersections meet
City of Bremerton standards. Those experiencing the
highest delays are Kitsap Way at Marine Drive, and
Kitsap Way at the SR 3 southbound ramps.
CRITICAL AREAS
The Bay Vista site does not contain wetlands or streams,
based on preliminary analysis. These resources are
presently adjacent to the site, however, and on-site
activities (e.g., stormwater runoff) will need to be
managed to protect off-site water quality and habitat.
The site’s trees and vegetation provide a valuable
environmental and visual amenity, but do not provide
habitat for designated threatened, endangered or
sensitive species. Critical aquifer recharge areas are
not present. Some steep slopes do occur and will be
addressed through site planning consistent with City
requirements.
section III : Sub-Area plan
bay vista 13

SUMMARY OF OPPORTUNITIES AND
CONSTRAINTS
Based on natural features, site location and expressed
public and private planning objectives, the Bay
Vista site possesses significant opportunities for
redevelopment. There are also a number of constraints
that will be addressed through the sub-area planning
and master planning processes.
• A five-minute walking distance (quarter-mile
radius) is often used as a benchmark for planning
traditional neighborhoods. Most of the site, and
portions of the planned Oyster Bay Neighborhood
Center commercial area (along Kitsap Way), are
within convenient walking distance and are
accessible from the surrounding community. Bay
Vista residents will provide economic support for
on-site and off-site services.
section III : Sub-Area plan
• The site’s topography is varied and dramatic.
Three high points within the site will most likely
create beautiful views towards Oyster Bay.
• Bay Vista is bounded by State Road 3 and Kitsap
Way. These two primary roads carry high volumes
of traffic, which creates a perceptible level of noise
within the site.
Figure 2 – Opportunities and Constraints Diagram
• The site is not significantly constrained by critical
areas (e.g., wetlands, streams, fish and wildlife
habitat, aquifer recharge areas). It does contain
some steep slope areas that will need to be
stabilized and carefully engineered.
14
September 18, 2012 •Working Draft

• Some mature landscaping and significant trees are
present on the site in the Preserve. These features
are valuable amenities and provide opportunities
for integration into a system of parks and open
space.
• Provide a varied set of housing and lot types to
promote a mixed-income neighborhood
• Encourage development of new neighborhood
retail along Arsenal Way and at the intersection of
Kitsap Way and Oyster Bay Avenue
B. SUB-AREA PLAN VISION, GOALS
AND OBJECTIVES
The vision of the Bay Vista Sub-Area Plan is to provide
a modern, mixed-use, mixed-income, pedestrianfriendly
and amenity-rich neighborhood for residents,
neighbors and visitors. Redevelopment will create a
particular kind of place, one that provides space for the
community to gather and interact. Streets, plazas and
other public spaces will all be designed with the care
and attention to detail required to make them function
as outdoor public “living rooms” of the new Bay Vista.
The pedestrian-oriented design is reflected in a
clearly defined “main street”, small-scaled blocks, and
pedestrian-scale buildings on landscaped streets.
Public art parks, and stands of significant trees also
contribute to this definition. The Sub-Area Plan’s
overall goals and objectives include the following:
1. Promote a Mixed-use, Mixed-income Neighborhood
• Promote a livable, walkable community through
traditional neighborhood-making principles
• Connect to and re-use existing infrastructure
where appropriate
2. Create a Pedestrian-oriented Environment
• Conceal retail parking to enhance the public realm
for pedestrians along the street
• Improve pedestrian and bicycle connections
within and outside of the Bay Vista site
• Encourage the use of public transit
• Provide and enhance trails through existing
wooded and landscaped areas
3. Maintain and enhance existing view landscape and
corridors
• Take advantage of views north to Oyster Bay
• Maintain and enhance trees and landscape along
the south side of Kitsap Way and in the Preserve
• Develop public neighborhood parks and greens
adjacent to existing landscape features and views
section III : Sub-Area plan
bay vista 15

section III : Sub-Area plan
4. Enhance the civic realm and create more usable public
open spaces.
• Provide outdoor amenities
• Create smaller pocket parks throughout the
neighborhood to promote walkability and security
• Improve and create parks and civic spaces
5. Promote economic development through provision of
commercial activities and services.
• Develop a Village Center that will provide local
jobs, help finance redevelopment of the site, and
generate revenue to the City.
• Provide a full range of services to meet the
everyday needs of local residents.
6. Integrate low impact development approaches into
the site master plan where possible and practical.
• Reduce street widths where appropriate to help
reduce impervious surfaces
• Maintain and integrate open space into the site
plan
• Investigate stormwater design that uses bioswales
and infiltrates stormwater where appropriate
• Use pervious asphalt where soil conditions permit
OPEN SPACE GOALS
• Create parks that enhance the community and
encourage and support social interaction.
• Create open spaces easily accessible to residents.
• Create parks that appeal to a wide range of age
groups. A diversity of park types should be
established to offer a diversity of passive and
active uses.
• Use the ‘eyes-on-the-park’ to create safe active
environments. Lighting, layout and visibility are
key factors in the design of active parks.
Provide trash and recycling bins for the parks that meet
the needs of the users.
• Use resilient materials that reduce maintenance
costs.
• Increase community participation through direct
access for residents from their homes to adjacent
parks.
• Create public viewing areas.
• Provide for an urban trail through the natural area
and along Kitsap Way.
• Provide for wildlife through preservation and
enhancement of the natural area.
Bay Vista’s landscape will also serve to enhance the
site’s architecture and relate to the local environment.
The topography of the site allows for varied
relationships of architecture and landscape, which will
help distinguish sub-neighborhoods from each other.
Open and accessible outdoor spaces and convenient
seating will encourage human interaction and create a
safe and visible environment for children. Pedestrian
16
September 18, 2012 •Working Draft

scale lighting will enhance the streetscape, alleys and
parks. Narrower streets will calm traffic and protect
pedestrians.
C. SUB-AREA PLAN ELEMENTS
The Bay Vista Sub-Area Plan addresses the following
elements:
1. Land Use, including the master site plan map and
identification of major land uses.
offering numerous types, styles and sizes of residential
units types, at varying densities, to meet the
community’s housing needs and to accommodate
a spectrum of income groups. The heart and center
of the community will be the Bay Vista Preserve, a
large open space that will provide opportunities for
active recreation and passive enjoyment of significant
vegetation. Residential neighborhoods will line the
park. Smaller parks and open spaces will be located
throughout Bay Vista’s neighborhoods and plazas, and
more “urban” spaces will be co-located.
2. Housing, including the expected number of for-sale,
rental, market-rate and low-income units; and planned
densities.
3 Open Space, landscaping and amenities.
4. Roads and Infrastructure, including vehicular and
non-vehicular circulation systems, storm water
management, and site utilities.
Bay Vista will be a mixed-use, mixed-income
community drawing on the best of traditional
neighborhood design and the rich history of
Bremerton, while employing modern amenities and
taking advantage of the topography, landscape and
views. The intent is to build a warm community, where
neighbors interact and walk on beautiful tree-lined
residential streets, and where pedestrian circulation
is emphasized. The areas of the site where retail is
proposed will be designed to be lively and energized.
The Land Use Plan is loosely based upon a grid of
interconnected streets that provide multiple routes
to any destination. This configuration allows easy
pedestrian and vehicular circulation throughout the
neighborhood by spreading out traffic loads. Sidewalks,
street trees, and appropriately scaled street lights and
furniture will provide richly detailed streetscapes.
A unique sense of place will be created through the
arrangement of vibrant public spaces, a clear hierarchy
of pedestrian-friendly streets, a balanced program of
residences, retail services, offices, community buildings
and spaces, as well as an architecture that responds
to the northwest vernacular. Buildings that line public
spaces will enclose and frame the public realm, and
connect to one another at the scale of the pedestrian.
Different land uses will be arranged compatibly in
distinct neighborhoods, and in mixed-use buildings,
some of which will have plazas and other urban open
spaces. The site’s more intensive land uses including
larger high density residential buildings, and a retail/
commercial village – will be located along the site’s
outer edges, closer to (but buffered from) major
arterials. All of the site’s activities, however, will be
within a convenient walk or bike ride via Bay Vista’s
system of paths and trails.
1. LAND USE
The general arrangement and location of land uses in
Bay Vista are shown in Figure 4, which indicates the
planned, general locations of proposed land uses.
Mix of Land Uses
The planned mix of land uses will create a vibrant,
attractive and functional community.
Residential uses including single-family attached and
detached in a variety of designs, and multi-family
will predominate. Retail and service uses will also be
provided to meet the everyday needs of residents; these
activities will support the more diverse, larger scale
commercial activities occurring along Kitsap Way,
in the designated Oyster Bay Neighborhood Center.
Retail/commercial and residential may occur in mixeduse
buildings. More intensive and larger-scale land uses
(retail, commercial, and larger multi-family buildings)
will generally be located closer to the site’s boundaries,
transitioning to residential and open space uses in
more central portions of the site.
Density
section III : Sub-Area plan
Foremost, Bay Vista will be a residential community,
The allowable gross density based on preliminary
bay vista 17

Figure 4 – Land Use Plan
FIGURE 4 - LAND USE PLAN
section III : Sub-Area plan
LEGEND
VILLAGE COMMERCIAL
LOW OR MEDIUM
DENSITY RESIDENTIAL
MULTI-FAMILY/
SENIOR HOUSEING
OPEN SPACE PARKS
MULTI-FAMILY/MIXED USE
18
September 18, 2012 •Working Draft

plat approval is approximately 12 dwelling units per
acre. Individual projects must be within the range
that is specified for the type of residential unit in the
Sub-Area Plan’s development standards. Variations in
density are anticipated throughout the site, subject to
the limits in the development standards.
natural open space that will be preserved in a natural
condition. The BHA has conducted a tree survey to
identify all significant trees. Low impact trails and
limited improvements will also be considered.
4. ROADS AND INFRASTRUCTURE
2. HOUSING
Housing Program
Bay Vista will include a mix of for-sale and rental units,
and market-rate and public/low-income units.
Low-income units will be developed at Bay Vista and
will include a mix of residential housing types.
3. OPEN SPACE AND PARKS
Approximately 15 acres of the Bay Vista site will be
devoted to various types of parks and open space.
As shown on Figure 4, open space and parks will be
distributed across the site. Together, they express Bay
Vista’s environmental sensitivity, its desire to enrich
the health of the community and the individual,
and to establish the character of the neighborhood.
Landscaping and preservation efforts also offer
opportunities for education. School and conservation
programs, community work parties and stewardship
opportunities will involve residents in preservation
and enhancement of their natural environment. Native
wildlife will also provide a vital connection with the
environment.
The Bay Vista Preserve is an approximately 10 acre
Roads & Pedestrian Circulation
Bay Vista’s thoroughfare system – streets, sidewalks and
pedestrian paths, shown in Figure 4, is a fundamental
element in site design, and will connect areas of the
community to each other and to the surrounding
neighborhood. The street design promotes pedestrian
circulation, while maintaining automobile access
for residents and visitors. The street layout provides
multiple paths to each home and business, and reduces
congestion by distributing traffic across the site.
The design and dimensions of major types of streets
are addressed in Section IV of the plan, "Zoning &
Development Standards." In general, streets utilize
narrower widths to reduce impervious area and
to slow vehicle speed. Alleys are used for access to
private parking for automobiles to preserve the desired
pedestrian-orientation of the streetscape and front
façades of residential structures. Basic streets types
include the following:
Neighborhood Streets – One-lane or two-lane roads
(varying among neighborhoods) with on-street parallel
parking. Sidewalks of varying width are provided on
both sides of the street. These streets are lined with
trees and include landscaping between the street and
section III : Sub-Area plan
Table 1 – Bay Vista Land Use
Land Use Zone Area (acres) Maximum Density
Residential 24 Up to 38 d.u./acre
Mixed Use/Multi-Family 12 Up to 65 d.u./acre
Village Commercial 15 N/A
Open Space 15 N/A
Streets/Infrastructure 17 N/A
TOTALS 83 Up to 12 d.u./acre
Notes:
(1) See Table A-1 for density and dimensional standards.
bay vista 19

section III : Sub-Area plan
the sidewalk.
Bay Vista Boulevard – Provides access to the regional
transportation system, is designed as a wider, tree-lined
street with two traffic lanes, on-street parking and
sidewalks on both sides.
Alleys – Provides access to garages for parking and
for deliveries and services for Single- Family Attached,
Single-family Detached, and other unit types.
Pedestrian Paths and “Green Streets” – These are
separate from vehicle traffic and provide pedestrianonly
between Bay Vista streets, connections between
Bay Vista neighborhoods, parks and open spaces, retail
activities and services. These paths will also connect to
the off-site regional trail system.
Infrastructure
Bay Vista will be redeveloped with all new utilities
and infrastructure, including sewer and water systems
and stormwater management. Stormwater systems will
include water quality treatment, which is not currently
provided on the site. Low Impact Development (LID)
approaches for stormwater management, including
the use of pervious pavement in some street sections
are being pursued in preliminary engineering and
design. If feasible economically and geotechnically,
this approach could increase infiltration of stormwater,
recharge of groundwater, and could potentially reduce
runoff below existing levels. Upgrading of the existing
Oyster Bay outfall may not be necessary, in this case, to
accommodate flows from Bay Vista.
D. FUTURE CHANGES TO
THE SUB AREA PLAN
The Bay Vista Master Plan and Sub-Area Plan are
evolving documents and will change incrementally
over time in response to changing regional economic
conditions, and to ongoing planning, design,
environmental review, public involvement and local
decision-making. A degree of flexibility is inherent
in large-scale, phased master plans; this flexibility is
desirable to provide the ability to respond to changes in
demographic, economic and market patterns over time.
The initial Sub-Area Plan map, adopted in 2007,
reflected the conceptual master plan for the site at
that time and stage of planning. Some proposed
land use designations allowed flexibility in uses, and
contemplated that changes could be proposed in
the future. For example, it was recognized that Bay
Vista’s on-site population and financial requirements
could support and/or require additional compatible
retail development on the Bay Vista site. Additional
retail development was incorporated in the revised
Master Plan and Sub-Area Plan. Any significant
changes to the conceptual land use map requires
thorough consideration through a public review
process, including review and action by the Planning
Commission and City Council to amend the
Comprehensive Plan. Appropriate environmental
analysis is also required. Any changes also need to
be consistent with the Sub-Area Plan’s goals and
development standards. Such changes were proposed
in 2008 to modify the Sub-Area Plan's boundaries,
increase the number of residential units slightly, and
to increase the size and intensity of on-site commercial
uses.
20
September 18, 2012 •Working Draft

IV - ZONING & DEVELOPMENT REGULATIONS
A. LAND USE ZONES
This section of the Sub-Area Plan contains the
zoning and development standards that will guide
the redevelopment of Bay Vista and will implement
the requirements of the site’s zoning designation. The
standards address the following elements:
Land uses/zones, including density, height, setbacks,
building coverage and impervious surface coverage;
• General development standards;
• Building design;
• Streets, sidewalks and driveways;
• Parking;
• Landscaping;
• Parks and open space;
• Signs.
Design standards are reviewed for conformity by the
ARC, as discussed in Sec. III.
The current zoning classification for the Bay Vista site
is Master Development (MD) [Chapter 20.80 BMC].
The MD zone is applied to sites envisioned for largescale
planned development. These proposals must meet
a public need and provide a community benefit, such as
redeveloping “blighted” areas or providing affordable
housing opportunities. Projects may be proposed by
public entities or public-private partnerships, and
should result in innovative development.
Proposals in the MD zone are required to prepare a
Master Development Plan (MDP), which includes
standards for development of the site, including uses,
density, setbacks, lot coverage and heights. Other
required components of an MDP, which are addressed
in these regulations, include the following:
• An open space plan that protects natural resources
and provides recreational opportunities;
• Site edge design that is compatible with adjacent
uses and densities;
• Streetscapes that include amenities, (street trees,
planting strips, benches, street lighting, etc.) and
other design features that make streets interactive,
walkable and enjoyable;
• A general landscape plan, including preservation
of significant trees where possible;
• Adequate off-street parking, which may modify
standard requirements if a parking study
demonstrates no impact on adjacent properties.
1. LAND USE & DIMENSIONAL STANDARDS
Land uses within Bay Vista and applicable dimensional
standards are identified in Table A-1, Density and
Dimensional Standards and Figure A-2, Land Use Map.
2. RESIDENTIAL
Intent: The intent of the residential (R) zone is to
accommodate a variety of housing types at varying
densities consistent with creation of a mixed-income,
mixed-use pedestrian-oriented community. Housing
types may include single-family attached and detached
in a variety of styles. Multi-Family housing may also
occur in mixed-use buildings.
Residential standards shall be in accordance with the
standards of BMC 20.60 with the following additions
and/or revisions:
i. Permitted Uses and Density
a. Permitted Uses
(i) Provided that they are consistent with the
intent of the Zone, all uses are permitted
outright, provided that the Development
Standards specified in Section IV are satisfied.
The applicant shall bear the burden of proving
that a proposed use achieves the stated intent
of the particular zone.
b. Use Definitions
(i) Definitions of the specific land uses are found
in BMC Chapter 20.40.
c. Decision Authority
(i) A use determination made by the Director
may be appealed to the Hearing Examiner
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 21

Figure A-2 – Land Use Plan
FIGURE 4 - LAND USE PLAN
section IV : ZONING & DEVELOPMENT REGULATIONS
LEGEND
VILLAGE COMMERCIAL
LOW OR MEDIUM
DENSITY RESIDENTIAL
MULTI-FAMILY/
SENIOR HOUSEING
OPEN SPACE PARKS
MULTI-FAMILY/MIXED USE
22
September 18, 2012 •Working Draft

following a Type II decision process as set forth
in BMC Chapters 20.02 and 20.40
ii. Dimensional Standards: Standards for height, setback,
yards, building coverage and site coverage shall be
consistent with Table A-1.
iii. Public Space Requirements
The following public space requirements to residential
development:
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
b. Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture, and
solar exposure.
iv. Development Standards:
a. Residential building density, height, yards/setbacks,
building coverage and site coverage, shall be consistent
with the standards in Table A-1.
b. Garages & Integral Garages:
(i) Integral garages incorporated into residential
structures should not face the street, except for
lots not served at the rear by alleys. Where garage
doors facing the street are permitted, they should
be set back from the front facade, and should
contain at least 25% glazing. Driveways shall be
a minimum length where any vehicle parked in
front of the garage shall not protrude onto the
sidewalk.
c. Landscaping: Landscaping shall meet the requirements
of Subsection G of these regulations.
d. Building Orientation and Design Elements:
(i)
Residential: When located at block corners,
buildings shall have two primary facades
(composed of the same materials) that are
oriented to the two streets.
v. Fire Protection Systems:
Due to the road widths proposed in this plan, all
residential units shall be protected by a fire-sprinkler
system.
vi. Lot Standards
a. Residential: minimum lot width shall be 30 feet.
3. MIXED USE
Intent: The intent of the Mixed-Use zone is to
further the goal of creating a traditional, mixed-use
pedestrian-oriented community by allowing a
complementary mix of residential and non-residential
uses to locate within the same building or stand alone
multi family buildings.
Mixed-Use standards shall be in accordance with the
standards of BMC 20.60 with the following additions
and/or revisions:
i. Permitted Uses and Density:
a. Provided that they are consistent with the intent of the
Zone, all uses are permitted outright except those uses
listed prohibited in Section IV.A.3.ii, and provided that
the Development Standards specified in Section IV are
satisfied. The applicant shall bear the burden of proving
that a proposed use achieves the stated intent of the
particular zone.
ii. Prohibited Uses:
The following uses are prohibited:
a. Adult entertainment
b. Automobile sales
c. Light and heavy industrial/manufacturing uses
iii. Dimensional Standards
a. Standards for setback, yards, building coverage and
site coverage are indicated in Table A-1, Density &
Dimensional Standards.
iv. Public Space Requirements
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
b. Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture.
c. Delineate pedestrian areas through the use of different
paving materials, scored paving surfaces, built-in
planters, landscape areas and freestanding site
furniture.
v. Development Standards
Site development shall be in accordance with the
standards of BMC 20.66.060 with the following
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 23

section IV : ZONING & DEVELOPMENT REGULATIONS
additions and revisions:
a. Buildings should be arranged to facilitate integration
and use of plazas, courtyards, and greens.
b. Sites should be designed to create an identifiable
pedestrian urban character. Methods to achieve this
concept include:
(i) Providing well-defined pedestrian walkways or
circulation from parking areas, public sidewalks,
and building/shop entrances throughout the site.
(ii) Designing surface parking areas to avoid long
rows of uninterrupted parking.
(iii) Where possible, sites shall be designed to provide
vehicle and pedestrian connections to adjacent
sites and activity areas.
c. Outdoor lighting standards
The following standards apply to all uses and
development within this zone:
(i) Except for intermittent security lighting on
motion detectors, all lights more than seven feet
above the ground shall be directed downward
and have high cut-off light angles.
(ii) Large areas may be lit with a number of lowintensity
sources close to the area requiring
illumination. Illumination of a large area with a
remote single source of light shall be prohibited.
(iii) Lighting shall not be cast beyond the premises
and shall be limited to illumination of surfaces
intended for pedestrians or vehicles. Illumination
of landscaped areas shall be avoided unless the
landscaped area is immediately adjacent to the
building.
(iv) Pole lights shall be no taller than 25 feet above
a 36-inch base in parking lots, traffic areas, or
pedestrian areas.
d. Site furnishings:
Incorporate outdoor furniture, fixtures, and streetscape
elements into the site design that enhance and
complement the commercial functions of the site.
Miscellaneous structures and street furniture should
be designed to be part of the architectural design and
landscape. The following requirements will assure
consistency in site furnishing design and are applicable
to all non-residential uses. The following standards
shall apply:
(ii) Locate site furnishings to maximize visual
surveillance of the area by residents, pedestrians
and passing vehicles to minimize covert activities
in the space and lessen risks to public safety.
(iii) Site furnishings should be a commercial-grade
designed for heavy public use.
4. VILLAGE COMMERCIAL
Intent: Promote attractive, unified, and viable
commercial businesses that serve the needs of the
community and provide jobs. Emphasize pedestrian
activity, safety and security while still providing for
drive thrus adequate auto and truck access.
i. Permitted Uses:
a. Provided that they are consistent with the intent of the
Zone, all uses are permitted outright except those uses
listed prohibited in Section IV.A.4.ii, and provided that
the Development Standards specified in Section IV are
satisfied. The applicant shall bear the burden of proving
that a proposed use achieves the stated intent of the
particular zone.
b. Use Definitions:
(i) Definitions of the specific land uses are found in
BMC Chapter 20.40.
c. Decision Authority:
(i)
A use determination made by the Director may
be appealed to the Hearing Examiner following
a Type II decision process as set forth in BMC
Chapters 20.02 and 20.40
ii. Prohibited Uses:
a. The following uses are prohibited:
(i). Adult entertainment
(ii). Automobile sales
(iii). Light and heavy industrial/manufacturing uses
iii. Dimensional Standards
a. Standards for setback, yards, building coverage and
site coverage are indicated in Table A-1, Density &
Dimensional Standards.
iv. Public Space Requirements
(i)
Utilize lighting, free- standing signs, trellises,
arbors, raised planters, benches and other forms
of seating, trash receptacles, bus stops, phone
booths, fencing, or other outdoor furniture or
streetscape fixtures in the site design to create
and define public spaces.
a. Pedestrian-oriented spaces, amenities and corridors
shall be incorporated in the overall site design.
24
September 18, 2012 •Working Draft

. Pedestrian areas shall be easily accessible, clearly visible
and located to take advantage of surrounding features
such as building entrances, open spaces, significant
landscaping, unique topography or architecture.
c. Delineate pedestrian areas through the use of different
paving materials, scored paving surfaces, built-in
planters, landscape areas and freestanding site
furniture.
v. Development Standards
Site development shall be in accordance with the
standards of BMC 20.66.060 with the following
additions and revisions:
a. Buildings shall be arranged to facilitate integration and
use of plazas, courtyards, and greens.
b. Sites shall be designed to create an identifiable
pedestrian urban character. Methods to achieve this
concept include:
(i) Providing well-defined pedestrian walkways or
circulation from parking areas, public sidewalks,
and building/shop entrances throughout the site.
(ii) Designing surface parking areas to avoid long
rows of uninterrupted parking.
(iii) Where possible, sites shall be designed to provide
vehicle and pedestrian connections to adjacent
sites and activity areas.
c. Outdoor lighting standards
The following standards apply to all uses and
development within this zone:
(i) Except for intermittent security lighting on
motion detectors, all lights more than seven feet
above the ground shall be directed downward
and have high cut-off light angles.
(ii) Large areas may be lit with a number of lowintensity
sources close to the area requiring
illumination.
(iii) Lighting shall not be cast beyond the premises
and shall be limited to illumination of surfaces
intended for pedestrians or vehicles. Illumination
of landscaped areas shall be avoided unless the
landscaped area is immediately adjacent to the
building.
(iv) Pole lights shall be no taller than 30 feet above
a 36-inch base in parking lots, traffic areas, or
pedestrian areas.
d. Site furnishings:
Incorporate outdoor furniture, fixtures, and streetscape
elements into the site design that enhance and
complement the commercial functions of the site.
Miscellaneous structures and street furniture should
be designed to be part of the architectural design and
landscape. The following requirements will assure
consistency in site furnishing design and are applicable
to all non-residential uses. The following standards
shall apply:
(i) Utilize lighting, free- standing signs, trellises,
arbors, raised planters, benches and other forms
of seating, trash receptacles, bus stops, phone
booths, fencing, or other outdoor furniture or
streetscape fixtures in the site design to create
and define public spaces.
(ii) Locate site furnishings to maximize visual
surveillance of the area by residents, pedestrians
and passing vehicles to minimize covert activities
in the space and lessen risks to public safety.
(iii) Site furnishings should be a commercial-grade
designed for heavy public use.
vi. Building Orientation and Design Elements
a. Blank walls shall not face streets, unless modulated or
landscaped.
b. For surface development buildings may generally
follow the alignment of the streets they front.
vii. Architectural Building Elements and Character
Design Intent: To create a collection of buildings that
presents a unified character while allowing for the
individual architectural expression of each building.
The design character of an individual building should
be compatible (share similar features such as color,
scale, massing, width, setback and height and use) with
its commercial neighbors on either side and across the
street or plaza.
a. Building Scale: Design Intent
(i) To provide a consistent architectural scale
throughout, which is appropriate to a pedestrian
environment.
(ii) To create a concentration of buildings near the
plaza and along the street.
(iii) To achieve an inviting and interesting set of
buildings with distinctive character.
(iv) To ensure that the buildings present a varied
response to streets and public spaces.
(v) To create strongly identifiable elements and
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 25

Table A-1 – Density and Dimensional Standards
section IV : ZONING & DEVELOPMENT REGULATIONS
Land Use/
Zone
Density
(Net dwelling
units (d.u.) per
acre)
Residential Up to 38
d.u./acre
Mixed Use/
Multi-
Family
Village
Commercial
Up to 65
d.u./acre; + up
to 7,500 SF of
non-residential
use permitted
on the ground
floor facing
public street
Maximum
Height
Front Yard
(Building
Setback)
(1)
(ft)
Side Yards
(ft)
(1,2)
Rear Yards:
d.u. or
commercial
space /
garage (ft) (2,3)
Maximum
Building
Coverage
(4)
30 feet 10 (6) 5 5/2 90% 95%
Maximum
Site
Coverage
(5)
65 feet 0 0 5/2 90% 100%
N/A 65 feet 0 0 0 90% 95%
(1) Corner lots shall have two (2) front yards and only one (1) side yard.
(2) Side and rear yard setbacks are subject to additional requirements contained in subsection 5.B.
Development Standards.
(3) Where garage is attached or integral to a dwelling unit, and there is no rear yard, the minimum rear yard
setback shall be five (5) feet for dwelling space, and two (2) feet for garage. Across an alley the distance
between facing garages shall be 24 feet minimum. A deck may encroach within the rear-yard setback area to
within three (3) feet of the property line.
(4) Includes all area covered by structures and roofs, except roof overhangs of 2 feet or less.
(5) Includes area covered by structures and roofs, as defined above, and all impervious site materials.
(6) Additional front yard setback as required by utility provider.
26
September 18, 2012 •Working Draft

civic gathering places that encourages a sense of
community and a sense of place.
(vi) To encourage use of good quality materials with
low maintenance life-cycle cost.
b. Building Modulation and Articulation
(i) Building street façades or walls facing pedestrian
plazas should be modulated to break down
the scale and have the varied look of multiple
buildings.
(ii) Building masses and edges along the street or
facing pedestrian plazas shall be articulated with
windows, entryways and vertical and horizontal
elements that provide interest.
(iii) Modulation and articulation may be
accomplished in a number of ways, including:
(a) The stepping back or projection of a portion of
the facade.
(b) Include significant building elements, such
as balconies, bay windows, porches, stoops,
pergolas, arcades, canopies or other pedestrian
weather-protection elements, towers, turrets,
entry areas, etc.
(c) Building focal points, which include distinctive
entry features, etc.
(d) Articulation of the roofline and/or
manipulating roof forms using gable-ends or
dormers.
(e) Changing materials and/or colors.
c. Articulate aspects of building function and design
through treatment of windows, doors, enhanced
entryways, corners with special trim, molding or
glazing; decorative building materials, such as tile and
metal work; balconies at upper stories; multiple-paned
windows; decorative railings, grillwork or landscape
guards; landscape trellises; or decorative light fixtures.
viii. Building Roof
a. Flat roofs and sloped roofs are allowed. If flat roofs
are used, cornices or projections are encouraged to
delineate roof edges and help with building modulation.
b. Roof mounted mechanical equipment (HVAC) shall be
screened from view with structural elements or screens
constructed of materials and details compatible with
those used in the building.
with low life cycle costs.
a. The materials of building elements such as roofs
(where exposed to view), exterior walls, trim, and other
miscellaneous elements, should be durable yet should
also possess an enduring commercial character.
b. The use of materials which provide textural interest is
encouraged for both roofs and walls (precast concrete,
masonry, brick, ornamental steel, metal panels, wood
or cementitious siding).
x. Service Areas
Intent: To screen service and utility elements from
view while providing efficient service areas.
a. Building service elements and utility equipment shall
be contained within the building envelope to the extent
practical so as not to physically encroach on or visually
impact public pedestrian areas.
b. All on-site service areas, loading zones, waste storage,
recycling collection, disposal facilities, transformer and
utility vaults and similar activities shall be located in
an area not visible from a public street or open space. If
this is not possible, then the service area, loading zone,
or storage area must be screened from public view.
Acceptable screening includes:
(i) Materials matching or compatible with the
adjacent building wall.
(ii) An opaque landscape hedge or other screening
device as approved by the City. Chain link
fencing with/without slats is not permitted.
(iii) Service/utility areas or enclosures shall not be
located in or be visible from the public plaza or
courts.
5. OPEN SPACE
Intent: The intent of the Open Space (OS) zone is to
recognize those areas, whether public or private, that
are intended to be maintained and used for active or
passive open space, parks, recreational activities or tree
preservation. Such areas may include squares or plazas
that are integrated into intensively developed portions
of the site.
section IV : ZONING & DEVELOPMENT REGULATIONS
ix. Architectural Building Materials
Intent: To enhance the quality of both individual
buildings and the commercial center streetscape as
a whole. To encourage the use of traditional forms,
details, and good quality low maintenance materials
i. Permitted Uses & Density:
a. Parks and open spaces used for active recreation and/
or passive enjoyment, including developed recreational
facilities
bay vista 27

. Squares or plazas
c. Trails, pervious or impervious, for non-motorized use
B. GENERAL DEVELOPMENT
STANDARDS
section IV : ZONING & DEVELOPMENT REGULATIONS
d. Schools and playgrounds
e. Maintenance facilities not exceeding 500 square feet
f. Maintenance of trees, vegetation, and landscaping
h. Irrigation systems
i. Benches, picnic tables, pergolas, & similar amenities
j. Fountains, sculpture and artwork
k. Stormwater management facilities
l. Utilities and utility structures
m. Interpretive signs and displays
iii. Bay Vista Preserve Management Plan.
A management plan will be prepared for this
significant open space. The plan will be developed
with community input and will address vegetation
management, selective thinning to remove unhealthy
trees and invasive species, and the appropriate types of
improvements.
General Development Standards shall be in accordance
with the standards of BMC 20.44 and 20.46 with the
following additions and/or revisions:
1. FENESTRATION
The following additional architectural requirements
apply to Village Commercial along Bay Vista
Boulevard:
i. All other commercial streets and windows shall have a
maximum sill height above the ground or sidewalk of
36 inches.
2. BUILDING HEIGHT
i. Building height is defined as the distance from the
average finish grade at the façade to the highest point
of a flat roof, or midpoint of the sloping surface of a
pitched roof. Refer to Figure B-1.
ii. Tower elements, not more than 300 square feet in
footprint, may exceed the maximum building height by
12 feet.
3. BUILDING SETBACKS
i. Refer to Table A-1 Density & Dimensional Standards.
28
September 18, 2012 •Working Draft

D. STREETS, SIDEWALKS AND
DRIVEWAYS
1. STREET STANDARDS
Bay Vista’s circulation system – streets, sidewalks and
pedestrian paths – is an important element in site
design and providing connectivity on and off-site. The
locations of streets by type are shown in Figure D-1,
Thoroughfare Map. Streets, driveways and sidewalks
shall be constructed using the standards described
below and shown in Figure D-2, Street Sections.
Street Standards shall be in accordance with the
standards of BMC Title 11 with the following additions
and/or revisions:
i. Street Section 1
a Description: Two-lane streets with on-street
parking, sidewalks and trees on both sides. Connects
neighborhoods within Bay Vista.
b. Standards:
(i) Total right-of-way: 45-58 feet
(ii) Travel lane: (2) 8-11 feet wide
(iii) On-street parking (one & two sided): 7 feet wide
(a) On-street parking optional within village
commercial area.
(iv) Sidewalks: 5 feet wide
(v) Planting strips/swale:
(a) Six feet wide (including half-foot curb) on each
side.
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G "Landscape Standards."
(c) Optional single swale on one side: 11 feet wide
with 6 feet wide sidewalk on opposite side of
street. Option provided to allow flexibility in
storm drainage and streetscape design.
c. Lighting:
(i)
Ornamental street lights shall be used per
Section J8.
ii. Street Section 2
a. Description: Two-lane streets with on-street
parking, sidewalks and trees on both sides. Connects
neighborhoods within Bay Vista.
b. Standards:
(i) Total right-of-way: 47-52 feet
(ii) Travel lane: (2) 8-9 feet wide
(iii) On-street parking (one & two sided): 7 feet each
side
(iv) Sidewalks: 5 feet wide
(v) Planting strips/swale:
(a) Six feet wide (including half-foot curb) on each
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G “Landscape Standards."
c. Lighting:
(i)
Ornamental street lights shall be used per Section
J8.
iii. Street Section 3
a. Description: A commercial street with two traffic lanes,
on street parking, sidewalks and trees on both sides.
b. Standards:
(i) Total right-of-way: 54 feet
(ii) Travel lanes: (2) 9 feet wide
(iii) On-street parking (both sides): 7 feet each side
(iv) Sidewalks: 5 feet wide
(v) Planting strips:
(a) Six feet wide (including half-foot curb) on one
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G “Landscape Standards.”
iv. Street Section 4
a. Description: A two-lane street with on-street
parking, sidewalks and trees on one side.
b. Standards:
(i) Total right-of-way: 34.5-36.5 feet
(ii) Travel lanes: (2) 8-9 feet wide
(iii) On-street parking (one side): Seven feet wide
(iv) Sidewalk: 5 feet wide
(v) Swale:
(a) Six feet wide (including half-foot curb) on
one side
(b) Street trees shall be placed every 40 feet
(or equivalent) and shall be 2.5-inch
caliper minimum at time of planting.
Recommended species are identified at the
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 29

v. Street Section 5
end of Subsection G “Landscape Standards.”
a. Description: A two-lane street with on-street parking,
sidewalks on both sides and trees on one side.
b. Standards:
open space along streets that do not front on a
public green space.
(iii) The driveway entrance should be a minimum of
55 feet perpendicular right-of-way line of the
cross street.
(iv) All driveway aprons shall be paved with concrete.
section IV : ZONING & DEVELOPMENT REGULATIONS
(i) Total right-of-way: 46.5 feet
(ii) Travel lanes: (2) 8 feet wide
(iii) On-street parking (both sides): 7 feet wide
(iv) Sidewalk: 5 feet wide
(v) Swale:
(a) Six feet wide (including half-foot curb) on one
side
(b) Street trees shall be placed every 40 feet (or
equivalent) and shall be 2.5-inch caliper
minimum at time of planting. Recommended
species are identified at the end of Subsection
G “Landscape Standards.”
vi. Green/Pedestrian Streets
a. Description: Landscaped pedestrian paths that connect
Bay Vista neighborhoods, parks and services.
b. Standards:
(i) Minimum Width: 8 feet
(ii) Sidewalks: Shall have a maximum width of 4 feet
(iii) Planting strips: Shall have a minimum width of
two feet (both sides)
vii. Alleys
a. Description: Alleys provide access to for private
automobile parking, either in garages or on grade, and
for deliveries and services for specified types of units.
b. Standards:
(i) Total right-of-way (garage face to garage face):
24 feet.
(ii) Travel lane: 14 feet
(iii) Planting strips (both sides): 3 feet
c. Alley entrances shall not be located along streets that
bound on a public green space.
d. The alley entrance should be a minimum of 55 feet
from an intersection measured from the perpendicular
right-of-way line of the cross street.
e. Driveway Entrances
(i)
(ii)
Standards: Private driveways shall only be allowed
when there is no automobile access from an alley.
Where driveways are allowed, the entrances shall
not be located on streets that border a public
30
September 18, 2012 •Working Draft

Figure D-1 – Thoroughfare Map
FIGURE D-1 THOROUGHFARE MAP
section IV : ZONING & DEVELOPMENT REGULATIONS
LEGEND
SECTION 1 (2-Sided Parking)
SECTION 1 (1-Sided Parking)
SECTION 2 (1-Sided Parking)
SECTION 3 (2-Sided Parking)
SECTION 4 (1-Sided Parking)
36
September 18, 2012 •Working Draft

Figure D-2 Street Sections
section IV : ZONING & DEVELOPMENT REGULATIONS
40
September 18, 2012 •Working Draft

Figure D-2 Street Sections
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 41

Figure D-2 Street Sections
section IV : ZONING & DEVELOPMENT REGULATIONS
42
September 18, 2012 •Working Draft

Figure D-2 Street Sections
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 43

E. LOW IMPACT DEVELOPMENT
F. PARKING STANDARDS
1. INCLUSION OF LOW-IMPACT DEVELOPMENT
(LID)
Buildout of the Bay Vista Sub-Area Plan shall
incorporate LID to the greatest feasible extent, while
also recognizing that site, topography, soils and other
conditions may limit the inclusion of LID techniques
for stormwater. The development team shall apply good
faith efforts, explore and seek to include LID measures.
In its review of preliminary plat engineering and
design the City may impose conditions to reasonably
accommodate LID while also recognizing site-specific
limitations. Inclusion of all LID shall fit within the land
use framework established in this Sub-Area Plan.
2. DESIGN
Design of LID techniques such as rain gardens,
pervious pavements etc. shall be in accord with the
design criteria of the Washington State Department
of Ecology's Low Impact Development Technical
Guidance Manual for Puget Sound or the City of
Bremerton Public Works and Utilities Department.
3. FLOW CREDITS
LID techniques are intended to reduce the amount
of stormwater runoff required to be handled with
treatment and conventional flow control facilities. The
City of Bremerton shall grant Flow Credits for all LID
techniques included in Bay Vista. Flow Credits are
reductions to the volume of stormwater runoff the City
requires to be handled with conventionally engineered
facilities. Flow Credits shall be determined per the
modeling methods described in Chapter 7 of the
Washington State Department of Ecology's Low Impact
Development Technical Guidance Manual for Puget
Sound or the City of Bremerton Public Works and
Utilities Department.
Intent: Assure that sufficient space is provided for the
parking, loading and unloading of motor vehicles.
Provide minimum and maximum standards of space
and parking arrangements, and for the movement
of motor vehicles into and out of such spaces.
Encourage the creation of an aesthetically pleasing and
functionally adequate system of off street parking and
loading facilities.
Parking shall be provided in accordance with BMC
20.48 with the following exceptions and modifications:
1. GENERAL REQUIREMENTS
i. Off-street parking spaces and driveways shall be used
for the temporary storage of motor vehicles used by
persons visiting or having business to conduct on the
premises for which the parking is provided.
ii. Parking space required and intended for use by
occupants or users of specific premises shall not
be leased or rented to others, nor shall such space
be made unavailable through other means to the
users for whom the parking spaces are intended.
This, however, does not preclude shared parking
arrangements or other activities approved by the city
iii. Except where specifically permitted in certain zoning
designations, off-street parking spaces shall not be
used for loading or unloading of commercial vehicles
larger than those vehicles for which the parking spaces
are intended.
iv. Structured parking, not including private single- and
two-car garages, shall not be allowed with the
exception of the high density apartment parcels.
Structured parking shall be located behind liner
buildings of appropriate allowed uses as described
elsewhere in this document.
v. Off-street parking space dimensions shall be as
follows:
section IV : ZONING & DEVELOPMENT REGULATIONS
a. Compact spaces shall be a minimum of 7.5 feet wide;
b. Standard spaces shall be a minimum of 8.0 feet wide;
c. Standard spaces shall be a maximum of 10.0 feet wide;
bay vista 31

d. Compact spaces shall be a minimum of 15 feet in length. Standard spaces shall be a minimum of 18.0 feet in length; up to 2.0
feet may overhang curb or wheel stops.
e. Exceptions to the above minimum dimensions shall be granted for handicapped accessible spaces. Applicable state and federal
codes and requirements for accessible parking spaces shall supersede any requirements herein.
section IV : ZONING & DEVELOPMENT REGULATIONS
vi. Parking and loading areas shall be graded for proper drainage and provided with a suitable surface, as approved by the city
engineer.
vii. All driveways and areas used for loading, parking and maneuvering motorized vehicles shall be paved. Gravel surfaces are
not allowed.
viii. Each parking or loading space must be usable and readily accessible.
ix. Required parking and loading areas shall be provided with designated entrances and exits located so as to minimize traffic
congestion and avoid undue interference with public use of streets, alleys and walkways.
x. Parking and loading areas provided in accordance with the requirements of these standards shall not be used for the sale,
repair, assembly or disassembly, storage or servicing of vehicles or equipment. Unlicensed and inoperable vehicles shall not
be stored in any required parking or loading space.
xi. If existing parking lots are re-striped, the new layout of the parking spaces shall be the same as the previous layout; or if
changed, the changed layout shall conform to the existing dimensional requirements of this chapter.
Automobile Spaces
Land Use Category Minimum Maximum
Residential:
Bicycle Spaces
Single Family/Duplex 1:d.u. 2:d.u. N/A
Single Family ADU 1:d.u. 1:d.u. N/A
Multi-Family 1:d.u. 2:d.u. N/A
Apartment 1:d.u. 2:d.u. 1:10d.u.
Business/Commercial:
Retail 3:1,000 g.s.f. 5:1,000 g.s.f. 1:5,000 g.s.f.
Offices 3:1,000 g.s.f. 5:1,000 g.s.f. 1:2,500 g.s.f.
Restaurant
4:1,000 g.s.f. of seating
area
5:1,000 g.s.f. of seating
area
1:500 g.s.f. of seating
area
Medical/Dental 3.5:1,000 g.s.f. 5:1,000 g.s.f. 1:2,500 g.s.f.
Hotel/Inn 1:room 1.5:room N/A
All Other Commercial
Not Specified
Table F-1 – Parking Requirements
3:1,000 g.s.f. 5:1,000 g.s.f. 1:2,500 g.s.f.
Educational 2:1,000 g.s.f. 4:1,000 g.s.f. 1:1,000 g.s.f.
Community Facility 1:1,000 g.s.f. 3:1,000 g.s.f. 1:1,000 g.s.f.
32
September 18, 2012 •Working Draft

2. COMPACT CAR ALLOWANCE
i. A maximum of 30 percent of the total required offstreet
parking stalls may be permitted and designated
for compact cars in Village Commercial.
drive-through or drive-in uses may not be counted as
required off-street parking spaces.
ii. For each drive-up lane a minimum of three stacking
spaces shall be provided.
ii. Each compact stall shall be designated as such.
iii. Dimensions of compact parking stalls shall conform to
the standards as depicted in this chapter.
iv. The maximum compact car allowance may be
exceeded if an applicant submits a vehicle composition
study, relevant to the type of development, which
demonstrates that a greater number of compact
vehicles should be accommodated.
3. BICYCLE PARKING
i. The required minimum number of bicycle parking
spaces for each use category is shown on Table F-1.
Bicycle parking spaces are meant to accommodate
residents, employees, visitors, customers, messengers,
and other persons.
ii. Bicycle parking shall be located on site within 50
feet of well-used entrances and not farther from the
entrance than the closest motor vehicle parking space.
Bicycle parking may be located within city right-of-way
in areas without building setbacks, subject to approval
of the director and provided it meets the other bicycle
parking requirements.
4. OTHER REQUIRED PARKING SPACES
i. Motorcycle Parking Requirements. Motorcycle spaces
shall be required in non-residential areas only at a rate
of 1 per 100 automobile spaces with a minimum of 1
motorcycle space provided.
5. DRIVE-THROUGH STACKING REQUIREMENTS
i. A stacking space shall be an area measuring 8 feet
by 20 feet with direct forward access to a service
window of a drive-through facility. A stacking
space shall be located to prevent any vehicles from
extending onto the public right-of-way, or interfering
with any pedestrian circulation, traffic maneuvering,
or other required parking areas. Stacking space for
iii. Stacking spaces serving businesses that are located
adjacent to a less intensive zone than that in which the
business is located, or are located adjacent to a public
use area (such as a street, sidewalk, park, or trail)
shall be landscaped to provide a buffer between the
stacking spaces and the adjacent zone or public use.
6. STRUCTURED PARKING
i. Structured parking shall be located behind the block
perimeter buildings. Structured parking may also be
located below buildings.
ii. Structured parking shall be screened, except at the
actual vehicular entry points and shall be screened.
iii. Vehicular and service entries to garages shall be
designed to look like a part of the building.
iv. Parking garages: Parking garages with flat roofs may
not exceed the height of the shortest building on the
block when a flat roof is present on any building on
the block, and parking garages with pitched roofs may
not exceed the height of the shortest building on the
block by more than one story.
7. ON-STREET PARKING
i. On-street parking shall count as visitor parking. Each
24 feet of curb length, excluding 5 feet on either side
of a curb cut, shall count as one visitor parking space.
section IV : ZONING & DEVELOPMENT REGULATIONS
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section IV : ZONING & DEVELOPMENT REGULATIONS
G. LANDSCAPE STANDARDS
Intent: In addition to the significant parks and open
space included in the Sub-Area Plan, the Bay Vista site
will include significant landscaping with retained and
new trees and vegetation. Landscaping will be focused
along streets to enhance the pedestrian environment,
along the site’s boundaries with arterials to provide
screening, and adjacent to the commercial area to
provide land use transitions. In some areas, such as the
Bay Vista Village and Sinclair Square, hardscape and
green features will be mixed.
1. GENERAL DEVELOPMENT STANDARDS
i. Landscaping shall be provided in accordance with BMC
20.50 with the following additions and/revisions:
ii. Landscaping shall be constructed using the standards
described below.
2. PARKS AND OPEN SPACE
General Requirements: The following types and
amounts of parks and open space will be provided in
Bay Vista:
i. Active Open Space:
a. Approximately 3-5 acres of land should be allocated for
active open space.
ii. Passive Open Space:
a. Approximately 10-11 acres of land should be allocated
for passive open space, with a natural/preservation area
as the central element. A proposed park is leveraged
on these features and will create a sense of arrival from
two edges of the development as well as a view corridor
of the greater Bremerton area.
b. Tree Preservation Open Space:
c. Approximately 3 acres of land should be allocated for
tree preservation, which will protect a large expanse
of second growth trees and a steep slope. This large
forested area will provide an anchor to the natural
environment, a regionally sensitive context for the
neighborhood, and a signature identity for the
community.
d. Public Ways: A network of approximately 30,000
linear feet of sidewalks and paths should be allocated
which will create a pleasant and convenient pedestrian
environment.
3. LOCATION AND DESIGN OF PARKS & OPEN
SPACE
The general locations of open space are shown on Figure
4, Land Use Plan. The design concept and development
standards for on-site parks are described below.
i. The Bay Vista Preserve will be a large, multi-faceted
green space located in the center of the site. It
will be focused primarily on the preservation and
enhancement of the existing native area with passive
recreation throughout and an area of active recreation
at the south. It should contain the following:
a. Walking paths.
b. Recreation and community space.
c. Defined by the large existing stand of trees and homes
at its perimeter.
d. The north area of the park will be dedicated to the
preservation of native species, the central area will be
a transition and planted with native plant species that
draws the northwest character south. The south area
will be the most active with open lawn accented by
native plant species.
e. Both existing and new native landscape. Existing
areas shall be enhanced through the addition of native
species and the removal of invasive species. The new
areas shall be an opportunity to extend the native area
and provide an area of successional planting.
ii. Periwinkle Park is located on the eastern edge of Bay
Vista, at Oyster Bay Road, and will serve as a multigenerational,
multi-use park. It is intended to be an
expression of the northwest through its layout and
plant material.
4. TREE AND VEGETATION PRESERVATION
REQUIREMENTS
i. Provide a tree survey conducted by an ISA certified
arborist at the time of site plan permit application to
34
September 18, 2012 •Working Draft

Figure G-1 – Landscape Plan
FIGURE 5 - LANDSCAPE PLAN
LEGEND
SCREENING/BUFFER
EXISTING LANDSCAPE
TO BE RETAINED & SUPPLEMENTED
BIOSWALE
section IV : ZONING & DEVELOPMENT REGULATIONS
EXISTING BUILDING
OPEN SPACE
bay vista 35

identify and designate all trees and vegetated areas
located within lots and yards that can reasonably be
retained.
ii. Provide adequate protection for retained vegetation.
iii. Any tree proposed or required to be retained and
which is subsequently lost or destroyed must be
replaced with at least three six-foot trees or one 18-
foot tree or one 12-foot tree plus one six-foot tree of
the same species, located as directed by the architect.
iv. Topping or trimming trees in a manner that alters
the natural symmetry of a tree is not allowed unless
necessary for safety reasons as certified by an arborist.
5. PARKING LOT DESIGN & LANDSCAPING
Parking lots shall meet the Parking Lot Design and
Landscaping requirements of BMC 20.48 and 20.50,
with the following changes:
i. Surface parking lots shall be located behind buildings
wherever feasible.
ii. Screening with evergreen plantings shall be provided
for parking lots in the following locations:
a. Any parking lots visible from Kitsap Way, SR 3, or from
internal streets;
b. Parking lots abutting residential/mixed-use uses or
zones;
c. Landscape requirements are one plant unit per twenty
spaces, with a minimum of one island for every ten
spaces.
iv. Where a tree planting island occurs the entire length
of a bay, there shall be a minimum of one tree planting
island every fifteen spaces and a large shade tree
every fifteen spaces in a tree planting island;
v. Where a tree planting island occurs, the entire length
of a bay, the entire length shall be planted with large
shade trees every forty five feet.
6. ADDITIONAL LANDSCAPING REQUIREMENTS
APPLICABLE TO ALL DEVELOPMENT SHALL
INCLUDE THE FOLLOWING:
interaction in the public realm;
ii. Minimize visibility of utilities and other unsightly
necessities;
iii. Planting on slopes in open space and commercial
areas:
a. On slopes between 4:1 to 2:1 mass plantings of trees
and shrubs are suggested.
b. Slopes over 2:1 require erosion control measure such as
jute matting with ornamental grasses or groundcovers.
v. Neighborhood parks, squares or plazas should be
designed and landscaped to reinforce the civic nature
of these spaces, provide the appropriately scaled
amenities and reflect the anticipated function and
type, and intensity of use.
ix. Plant Selection
a. Planting Materials. A general planting list is included at
the end of this section.
(i)
Other plant materials may be considered
that have these characteristics and similar
maintenance requirements;
b. Plants on Sloping Areas:
(i)
(ii)
Plants on slopes shall be selected for their ability
to develop deep roots and thereby knit the soil
into a cohesive mass.
Plants shall consist of native and adaptive species
that can withstand drought in summer as well as
continually wet soil in winter.
7. IRRIGATION
i. All irrigation systems, with the exception of residential
systems, shall be designed by a qualified irrigation
designer.
section IV : ZONING & DEVELOPMENT REGULATIONS
i. Maximize privacy between residences and their
private outdoor spaces while encouraging community
bay vista 37

section IV : ZONING & DEVELOPMENT REGULATIONS
Suggested Plant List
*Indicates native species
DECIDUOUS TREES
Small:
Acer circinatum – Vine Maple*
Acer japonicum – Full Moon Maple
Acer griseum – Paperbark Maple
Acer palmatum – Japanese Maple
Amerlanchier alnifolia – Serviceberry *
Amelanchier var. – Serviceberry varieties
Cornus – ‘Eddie’s White Wonder Dogwood’
Cornus kousa – Kousa Dogwood
Cornus mas – Cornelian Cherry
Cornus nuttallii – Pacific Dogwood *
Corylus cornuta – Western Hazelnut *
Magnolia kobus – Kobus Magnolia
Malus fusca – Western Crabapple *
Malus sp. – Crabapple (some)
Oxydendrum arboreum – Sourwood
Prunus cerasifera var. – Purple Leaf Plum varieties
Prunus virginiana ‘Canada Red’ –
Canada Red Choke Cherry
Stewartia
Styrax japonicus – Japanese Snowbell
Medium:
Acer rufinerve – Redvein Maple
Acer truncatum x platanoides “Warrenred” –
Pacific Sunset Maple
Acer truncatum x platanoides“ Keithsform” – Norwegian
Sunset Maple
Malus sp. – Some Crabapples
Parrotia persica – Persian Parrotia
Pyrus calleryana var. – Flowering Pear Varieties
Prunus sp – Flowering Cherry
Prunus s. ‘Shirotae’ – Shirotae Cherry
Columnar Narrow:
Carpinus betulus pyramidalis – Pyramidal Hornbeam
Fagus sylvatica ‘Cockleshell’ – European Beech
Gingko biloba ‘Princeton Sentry’ – Maidenhair Tree
Parrotia persica ‘Vanessa’
Prunus sargenti columnaris – Columnar Sargent Cherry
Pyrus calleryana ‘Glen’s Form’ – Chanticleer Pear
CONIFERS
Abies grandis – Grand Fir *
Abies koreana – Korean Fir
Calocedrus decurrens – Incense Cedar
Chamaecyparis nootkatensis ‘Pacific Arrow’ –
Alaska Cedar
Juniperus scopulorum (var.) –Juniper
Picea omorika – Serbian Spruce
Pinus monticola – Western White Pine *
Pseudotsuga menziesii – Douglas fir *
Taxus baccata – Yew
Thuja plicata ‘Excelsa’ – Western Red *
Tsuga heteropylla – Western Hemlock *
SHRUBS
Smaller shrubs and Ground Cover:
Arctostaphylos columbiana – Hairy Manzanita *
Arctostaphylos uva-ursi – Kinnikinnick varieties *
Berberis (var.) – Dwarf Barberry varieties
Camassia quamash – Common Camas *
Fothergilla sp.
Fragaria chiloensis – Sand Strawberry *
Gaultheria shallon – Salal *
Ilex crenata ‘Helleri’ – Helleri Holly
Ilex crenata ‘Green Island’ – Green Island Holly
Linnaea borealis – Twin Flower *
Lupinus arcticus – Arctic Lupine *
Lupinus polyphyllus – Large-Leaved Lupine *
Mahonia aquifolium ‘Compacta’-Compact Oregongrape *
Mahonia nervosa – Long Leaf Mahonia *
Oxalis oregano – Redwood Sorrel *
Polystichum munitum – Western Sword Fern *
Potentilla (var.) – Potentilla varieties
Prunus laurocerasus ‘Otto Luyken’ –
Otto Luyken Laurel
Rosa nutkana – Nootka Rose *
Rosa pisocarpa – Cluster Rose *
Spirea douglasii – Hardhack *
Spirea (var.) – Spirea ‘Mt Vernon’
Symphoricarpos albus – Common Snowberry *
Trillium ovatum – Western Trillium *
Vaccinium ovalifolium – Evergreen Huckleberry *
Vaccinium membranaceum – Black Huckleberry *
Vaccinium parvifolium – Red Huckleberry *
Viburnum davidii – David Viburnum
Viburnum (var.) – Viburnum varieties
Medium/Large:
38
September 18, 2012 •Working Draft

Abelia x grandiflora – Glossy Abelia
Arbutus unedo (compacta) – Strawberry Tree
Berberis (var.) – Barberry varieties
Ceanothus velutinus – Tobacco Brush
Cornus sericea – Red Osier Dogwood
Enkianthus
Euonymus (var.) – Winged Euonymus varieties
Holodiscus discolor – Oceanspray *
Hydrangea quercifolia – Oakleaf Hydrangea
Hydrangea paniculata – Peegee Hydrangea
Ilex crenata “Convexa” – Convexleaf Holly
Lonicera involucrata – Black Twinberry *
Mahonia aquifolium – Tall Oregongrape *
Myrica californica – Pacific Wax Myrtle *
Oemleria cerasiformis – Indian Plum *
Osmanthus delavayii – Osmanthus
Osmanthus heterophyllus – Hollyleaf Osmanthus
Osmarea burkwoodi – Burkwood Osmarea
Philadelphus lewisii – Mock Orange *
Physocarpus capitus – Pacific Ninebark *
Prunus lusitanica – Portugese Laurel
Ribes sanguineum – Flowering Red Currant *
Rhododendron macrophylum or R. albiflorum – Western
Rhododendron *
Rhododendron (var.) – Rhododendron
Rubus parviflorus – Thimbleberry *
Rubus spectabilis – Salmonberry *
Symphocarpus alba – Snowberry
Taxus baccata – Irish yew
Viburnum vars. –Viburnum varieties
HEDGES
Buxus microphylla ‘Winter Gem’ –
Winter Gem Boxwood
Buxus sempervirens.- Common Boxwood
Buxus suffruticosa – True Dwarf Boxwood
Ilex crenata ‘Helleri’ – Helleri Holly
Ilex crenata ‘Green Island’ – Green Island Holly
Ilex crenata ‘Convexa’ – Convexleaf Holly Laurel
Ligustrum japonicum – Japanese Privet
Mahonia aquifolium – Oregongrape *
Osmanthus heterophyllus – Hollyleaf Osmanthus
Prunus laurocerasus ‘Otto Luyken’ Otto Luyken
Prunus lusitanica – Portugese Laurel
Taxus sp. – Yew species
Taxus cuspidata (var.) – Yew varieties
Thuja occidentalis vars. – Arborvitae varieties
Thuja occidentalis ‘Smaragd’ – Emerald Green
Viburnum vars. – Viburnum varieties
GROUNDCOVER
Arctostaphylos uva-ursi – Kinnikinnick varieties
Ceanothus – Wild Lilac
Cotoneaster vars. – Cotoneaster varieties
Evergreen flowering vines
Fragaria vars. – Strawberry varieties
Ivy (non-climbing varieties)
Juniperus (var.) – Juniper varieties
Lawn Grass (Puget Sound Turf Grass varieties –
sod or seed
Mahonia nervosa – Longleaf Mahonia *
Mahonia repens – Creeping Mahonia
Ornamental grasses
Thymus – Thyme
Vinca minor – Periwinkle
ACCENT PLANTING
Annuals
Bulbs
Ornamental grasses
Perennials
section IV : ZONING & DEVELOPMENT REGULATIONS
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section IV : ZONING & DEVELOPMENT REGULATIONS
H. UTILITY EQUIPMENT &
STORAGE
1. Utilities shall be installed underground to the greatest
extent feasible. Utilities installed above ground shall
be screened from view whenever possible.
2. Trash storage areas shall be screened from view, animal
proof, and easily accessible to service personnel. All
trash enclosures shall be screened.
3. Roof and ground- mounted equipment, including HVAC
units, shall be screened from view from any public
street or open space. Satellite dishes and antennas
shall be the smallest possible to receive the signal,
shall be placed in the least conspicuous location, and
screened and painted to match the colors of the
adjacent building as closely as possible.
I. WALLS, HEDGES AND FENCES
1. Fence height may not exceed six (6) feet.
2. Front yard fences may not exceed four (4) feet in
height and shall be an ‘open’ style. These must be set
back at least one (1) foot from the back edge of the
sidewalk.
3. The maximum combined height for front yard walls
with fences is four feet, as measured on the downhill
side.
4. Walls or fences on slopes over 15% and visible from
the public areas, shall step with the slope in sections
at a rate of 1 step per each 12 inches of change in
elevation of the adjacent ground, measured parallel to
the fence.
5. Fences defining the front edge of courtyards or
semi-public open spaces associated with cottage
court developments and courtyard buildings shall
be as specified for other front yard fences above.
Articulation of the entry from the street to such open
spaces with decorative gates, trellises and/or arbors is
encouraged.
6. Side yard fences attached to the face of the house
shall be set back between two feet and five feet from
the front face of the house.
7. Side yards setbacks near public areas shall be at least
50% open. Adjacent to any public walkway or other
open space shall not be fenced for more than 50% of
the length of the building's façade.
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September 18, 2012 •Working Draft

J. EXTERIOR LIGHTING
K. SIGN STANDARDS
1. Subtle, low-level lighting of front porches and front
yard landscape areas is encouraged. Light pollution
shall be minimized by selection of proper fixtures.
2. Lighting shall not spill over beyond property lines or
cast glare to surrounding properties.
3. Pole mounted lighting is not permitted inside the
property lines of any detached or attached residential
structures. Pole mounted pedestrian lighting should be
used in the right-of-way.
4. Lighting in garage and utility areas shall not impact
neighboring properties or common areas. Motion
sensitive wall mounted exterior lights are required on all
garage façades facing alleys.
5. Exterior light fixtures should match the architectural
style of the building.
6. Lighting for commercial uses shall be appropriately
shielded so as to not impact adjacent residential areas
or residential units in mixed-use buildings.
7. All street lights should be comprised of ornamental
poles and fixtures conforming to the City's “Standards
for Work in the ROW”; Cobra heads and shoe box
style lighting is prohibited. Preferred lights are 12-14
feet tall. 20 foot tall poles may be utilized at major
intersections.
8. Parking lot lighting shall conform to the standards in
the Village Commercial zone.
9. Porch lights may be compact-fluorescent or
incandescent.
Intent: These criteria and standards have been
established for the purpose of ensuring that all signage
at Bay Vista is designed and constructed in a manner
which consistently promotes the following:
• Visual harmony between signage and Bay Vista
architecture including adjacent materials and
colors.
• Elegant, yet clear and distinctive identity for each
tenant.
• Visual enhancement of the pedestrian experience.
• Diversity and individuality for each tenant’s
signage while maintaining a consistent size and
quantity through out Bay Vista.
• The use of creativity and high quality materials.
• Thoughtful and creative lighting of signage.
1. GENERAL GUIDELINES
i. Description: All signs and graphics shall be
professionally designed. The lettering and spacing of
letters shall be well proportioned to assure legibility
as well as a pleasing appearance. Shop drawings for
each sign, including colors, dimensions, specifications
and proposed construction materials will be required
criteria for approval of signage by the Architectural
Review Committee. Tenant must have written approval
by the Architectural Review Committee prior to
application for the required city sign permits.
ii. Material Preferences: Tenant sign design and
construction should match the materials used on the
exterior of the building.
iii. Lighting: Signs may be internally or externally
illuminated. Halo or other indirect lighting is
encouraged. Exposed neon or bulbs are not allowed.
Indirect lighting must be baffled or shielded to reduce
blare in the eyes of pedestrians.
iv. Standards: Sign standards shall be in accordance with
BMC 20.52, with the exceptions and modifications
contained in these sign standards. Traffic control
signs shall conform to the “Manual of Uniform Traffic
Control Devices.”
section IV : ZONING & DEVELOPMENT REGULATIONS
bay vista 45

2. SIGNS AND SIGN COMPONENTS NOT
PERMITTED
removal to allow Tenant/Building Owner time to cure
problem and comply.
section IV : ZONING & DEVELOPMENT REGULATIONS
i. The following signs and sign components are not
permitted:
a. Moving, flashing, rotating, noise making or odor
producing signs. Electronic message displays are not
permitted.
b. “Human A-boards”
c. Signs taped or glued to interior window.
d. The name, stamps or decals of the sign manufacturer
cannot be displayed on any portion of the sign.
Underwriters Laboratories labels shall be applied in an
inconspicuous manner.
e. Non-ornamental hardware or electrical components
may not be exposed to view.
f. Back-lit awnings, including those with signage, are not
permitted.
3. SIGNAGE SUBMITTAL AND APPROVAL
PROCESS
i. Prior to construction of any sign or application for city
sign permits, the building owner, tenant or tenant’s
sign contractor must obtain the Architectural Review
Committee’s written approval of the proposed sign
design. The process shall be as follows:
a. Tenant to submit completed sign application along with
required drawings to Architectural Review Committee.
b. Architectural Review Committee to review designs
and either approve, approve with corrections, or deny
application within 10 days of receipt by Architectural
Review Committee.
c. If application denied, tenant to review reasons for
denial and then change their application and re-submit
a new application to Architectural Review Committee.
d. Once approval is granted by Architectural Review
Committee, tenant may then submit a sign application
to the City of Bremerton.
ii. Failure to comply with the above process may result
in the removal of signage by Architectural Review
Committee at Tenant’s sole expense, provided
Architectural Review Committee will issue notice to
Tenant/Building Owner of the failure to comply at
least 30 days prior to Architectural Review Committee
4. BAY VISTA SIGN CATEGORIES DEFINED
i. Signs or signage requested by a retail tenant or
building owner within Bay Vista shall fall into one of
the categories listed below. In order to determine
the applicable category, read the definitions and
standards in these regulations (by type and category).
Architectural Review Committee will make final
determination in the event of any still un-definable
categories.
ii. Single Occupant Retail Signage Category: Single
Occupant Retail Signage Category defined as signage
needed by a retail tenant who occupies a building on
a legal lot specific to that building, with no more than
one retail establishment utilizing said building.
iii. In-line Retail Signage Category: In-line Retail Signage
Category, defined as signage needed by retail tenants
who occupy a space within the Village which is
physically adjacent to, or sharing demising walls with,
neighboring tenants.
iv. Residential Signage Category: Residential Signage
Category defined as signage needed by residential
neighborhood, buildings, or group of buildings
including multiple residences (for rent or sale) which
were built in a coherent manner by a single entity on
one or more lots.
v. Bay Vista Village Identification & Directional Signage
Category: Bay Vista Village Identification & Directional
Signage Category defined as Bay Vista Village-specific
signage that is intended to identify the overall Bay
Vista Village development or facilitate the orientation
of pedestrian or automobile traffic throughout the Bay
Vista Village to specific tenants or buildings.
5. SINGLE OCCUPANT RETAIL SIGNAGE
CATEGORY: SIGNAGE RULES
i. Freestanding Signs: Allowed for parcels that abut
Hwy 3 per 20.52.100. Not permitted for all other
parcels. Parking lot directional signage allowed and
must be solely intended to direct parking lot traffic
and may not exceed six square feet, and may not
have any business identification or emblems. In some
46
September 18, 2012 •Working Draft

cases, at Architectural Review Committee’s discretion,
Single Occupant Retail tenants may be eligible for
identification on certain type “B” and type “C” Bay
Vista Village monument signs.
a. Building Signs:
(i) Internally or externally illuminated building
signage allowed. Halo-lit metal signs are
encouraged.
(ii) One building sign allowed per building elevation
visible from street or right of way (public or
private) and parking lot.
(iii) Cumulative allowed sign areas for each Single
Occupant Retail Building within Bay Vista
Village shall not exceed 10% of the wall plane
area the sign is mounted to. Note: square footage
shall be measured by boxing individual letters
and symbols, maximum 100 square feet.
b. Blade Signs: Blade signs are to be designed and
constructed using the following criteria. As with all
signs, blade signs must be approved by Architectural
Review Committee prior to submitting an application
to the city.
(i) Size: Blade signs are to be a maximum of 24
inches high x 36 inches wide in size and a
minimum of 1 inch thick with a maximum of
2 inches in thickness for the background panel.
Raised graphics may be a maximum of .5 inch
thick for an overall maximum thickness of three
inches.
(ii) Quantity: Tenants with one street frontage are
allowed one blade sign. Tenants located on a
corner are allowed one blade sign per street
frontage (public or private).
(iii) Custom shapes other than a rectangle or square
are encouraged.
(iv) Lettering and graphics should be raised/
dimensional. Flat vinyl graphics are heavily
discouraged.
(v) Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there will be no
common bracket for blade signs. Tenants are
encouraged to be creative in their design and
fabrication of this element.
(vi) The minimum clearance for blade signs is 8 feet
from grade to bottom of sign.
(vii) Placement of blade sign in most cases should be
directly over the primary entrance to the Tenant
space or centered along tenant frontage, if two or
more tenants share an entrance.
(viii) Blade sign material shall be a high quality
material such as wood, metal or glass.
Architectural Review Committee will be the sole
judge as to the acceptability of materials and
designs.
(ix) Illumination. Lighting of the Tenant’s blade
sign is allowed. The Architectural Review
Committee shall approve the lighting design
before installation of such lighting. Electricity
for spotlighting must come from Tenant’s space
and the lighting must be installed by a licensed
electrical contractor. External lighting must be
baffled or shielded to reduce glare in the eyes of
pedestrians.
c. Window Lettering: Window lettering must meet the
following criteria:
(i) All lettering is to be professionally painted
or applied vinyl directly on the inside of the
storefront glass door.
(ii) The logo and name of the store may be
represented by letters up to a maximum height of
6 inches.
(iii) Store hours on the entry door are encouraged.
(iv) If Tenant has a non-customer door for receiving
merchandise, the Tenant’s name and address,
number only, may be applied on the door. The
letter height is to be 2 inches high, Helvetica
Light font made of white vinyl applied at 5-feet,
6-inches above bottom edge of door. Where more
than one tenant uses the same door, each name
and address shall be applied.
6. IN-LINE RETAIL SIGNAGE CATEGORY:
SIGNAGE RULES
i. Freestanding Signs: Not permitted.
ii. Building Signs
a. Internally or externally illuminated building signage
allowed. Halo-lit metal signs are encouraged.
b. One building sign allowed per Tenant visible from
street or right of way (public or private) and parking lot.
c. When calculating allowed area of building signage for
in-line retailers the following criteria apply:
(i)
(ii)
Width of sign may be no more than two thirds
the width of the elevation to the Tenant space to
which sign will be attached.
The maximum letter height shall be 18 inches,
and logos or emblems may be no larger than 30
inches in height. If two lines of copy are used, the
combined height of both rows may be no larger
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section IV : ZONING & DEVELOPMENT REGULATIONS
than 28 inches.
(iii) Cumulative allowed sign areas for each in-line
retail tenant within Bay Vista Village are as
follows: 8% of wall plane the sign is mounted
to, not to exceed 50 square feet. Note: Square
footage measured by boxing individual letters
and symbols.
iii. Blade Signs: Blade signs will be required for Bay Vista
Village In-line Retail tenants. Blade signs are to be
designed and constructed using the following criteria.
As with all signs, blade signs must be approved by
Architectural Review Committee prior to submitting an
application to the city.
a. Size: Blade signs are to be a maximum of 24 inches
high x 42 inches wide in size and a minimum of 1 inch
thick with a maximum of 2 inches in thickness for the
background panel. Raised graphics may be a maximum
of .5 inch thick for an overall maximum thickness of 3
inches.
b. Quantity: Tenants with one street or plaza frontage are
allowed one blade sign. Tenants located on a corner
are allowed one blade sign per street or plaza frontage
(public or private).
c. Custom shapes other than rectangle or square are
encouraged.
d. Lettering and graphics should be raised/dimensional.
Flat vinyl graphics are discouraged.
e. Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there will be no common
bracket for blade signs. Tenants are encouraged to be
creative in their design and fabrication of this element.
f. The minimum clearance for blade signs is 8 feet from
grade to bottom of sign.
g. Placement of blade sign in most cases shall be directly
over the primary entrance to the Tenant space or
centered along tenant frontage if two or more tenants
share an entrance.
h. Blade sign material shall be a high quality material
such as wood, metal or glass. Architectural Review
Committee will be sole judge as to the acceptability of
materials and designs.
i. Illumination. Lighting of the Tenant’s blade sign is
allowed. The Architectural Review Committee shall
approve the lighting design before installation of such
lighting. Electricity for spotlighting must come from
Tenant’s space and the lighting must be installed by a
licensed electrical contractor. External lighting must
be baffled or shielded to reduce glare in the eyes of
pedestrians.
iv. Window Lettering
a. All lettering is to be professionally painted or applied
vinyl directly on the inside of the storefront glass door.
Gold or silver leaf is encouraged.
b. The logo and name of the store may be represented by
letters up to a maximum height of 3 inches.
c. Store hours on the entry door are encouraged. The
store hours lettering may not exceed 9 inches high x 12
inches wide.
d. If Tenant has a non-customer door for receiving
merchandise, the Tenant’s name and address, number
only, may be applied on the door. The letter height is
to be 2 inches high, Helvetica Light font made of white
vinyl applied at 5 feet, 6 inches above bottom edge of
door. Where more than one tenant uses the same door,
each name and address shall be applied.
7. RESIDENTIAL SIGNAGE CATEGORY: SIGNAGE
RULES
i. Freestanding Signs: One freestanding neighborhood
identification sign is permitted at each entrance to
a residential neighborhood or as allowed by BMC
20.52. Halo or indirect illumination is allowed. Parking
lot directional signage allowed and must be solely
intended to direct parking lot traffic.
ii. Building Signs: The following rules for residential
building signs apply: (Note: Square footage shall be
measured by boxing individual letters and symbols.)
a. Building signs may be substituted for freestanding signs.
b. Halo or indirect illumination is allowed.
iii. Size
a. Standard allowance to be 20 square feet per sign.
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. 30 square feet per sign: to be allowed if the following
materials are used: brass, copper, chrome, brushed or
polished aluminum, stainless steel, etched glass, stone,
gold or silver leaf, porcelain and hardwoods.
iv. Blade Signs: Blade signs are allowed at residential
amenity space entryways or leasing and sales offices.
Blade signs are to be designed and constructed using
the following criteria. As with all signs, blade signs
must be approved by Architectural Review Committee
prior to construction.
a. Size: Blade signs may be a maximum of 24 inches
high x 36 inches wide in size and a minimum of 1 inch
thick with a maximum of 2 inches in thickness for the
background panel. Raised graphics may be a maximum
of .5 inch thick for an overall maximum thickness of 3
inches.
b. Quantity: Tenants with one street frontage are allowed
one blade sign. Tenants located on a corner are allowed
one blade sign per street frontage (public or private).
c. Custom shapes other than rectangle or square are
encouraged.
d. Lettering and graphics should be raised/dimensional.
Flat vinyl graphics are heavily discouraged.
e. Blade signs are to be installed on custom metal
brackets/hangers. In an attempt to promote
individuality for each tenant, there shall be no common
bracket for blade signs. Tenants are encouraged to be
creative in their design and fabrication of this element.
f. The minimum clearance for blade signs is 8 feet from
grade to bottom of sign.
g. Placement of blade sign in most cases shall be directly
over the primary entrance to the Tenant space or
centered along tenant frontage if two or more tenants
share an entrance.
h. Blade sign material shall be a high quality material
such as wood, metal or glass. Architectural Review
Committee will be sole judge as to the acceptability
of materials and designs.i. Illumination.
Lighting of the Tenant’s blade sign is allowed. The
Architectural Review Committee shall approve the
lighting design before installation of such lighting.
Electricity for spotlighting must come from Tenant’s
space and the lighting must be installed by a licensed
electrical contractor. External lighting must be baffled
or shielded to reduce glare in the eyes of pedestrians.
v. Window Lettering
a. All lettering is to be professionally painted or applied
vinyl directly on the inside of the storefront glass door.
Gold or silver leaf is encouraged.
b. The logo and name of the store may be represented by
letters up to a maximum height of 3 inches.
c. Store hours on the entry door are encouraged. The
store hours lettering may not exceed 9 inches high x 12
inches wide.
d. If Tenant has a non-customer door for receiving
merchandise, the Tenant’s name and address, number
only, may be applied on the door. The letter height is
to be 2” high, Helvetica Light font made of white vinyl
applied at 5 feet, 6 inches above bottom edge of door.
Where more than one tenant uses the same door, each
name and address shall be applied.
8. BAY VISTA VILLAGE IDENTIFICATION AND
DIRECTIONAL SIGNAGE
i. Primary Bay Vista Village Identification Monument
Signs: Bay Vista Village may have up to three primary
identification freestanding monument signs (entrance
and portal) and may share one primary identification
freestanding monument sign (portal) with the
residential community. Maximum size shall be 100
square feet.
ii. Secondary Identification Monument Signs: Bay Vista
Village may have up to four Secondary Identification
Monument Signs, one per building. Maximum size
shall be forty square feet.
iii. Directional Tenant/Building Owner Signs: Bay Vista
Village may have freestanding and/or wall directional
signs as needed to help pedestrian and automobile
traffic locate various retail tenants and building
owners within the Village. The style of these signs is to
be consistent with primary and secondary monument
signs. Maximum size shall be six square feet.
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section IV : ZONING & DEVELOPMENT REGULATIONS
L. GLOSSARY
Definition of terms shall be in accordance with the
definitions of the BMC with the following additions
and/or revisions.
ARCADE – A colonnade with arched openings.
BLADE SIGNAGE – A vertically oriented sign hung from,
and perpendicular to, a facade so that it may be read by
pedestrians on the sidewalk.
BLOCK – A unit of land bounded by streets on all sides.
BUILDING HEIGHT – The distance from the average
finish grade at the façade to the highest point of a flat
roof, or midpoint of the slope on a pitched roof.
CHEEKWALL – The side wall of a flight of stairs or steps.
COLONNADE – A covered passage way supported by
column, and lintels open to the street with rectangular
openings.
COURTYARD – A courtyard is a space defined by a
single building or multiple buildings on at least two
sides, and a fence or building or other well-defined
edge on all other sides.
DOOR-YARD – The area between the setback and the
public sidewalk. Planting, porches, lead walks, stoops
and fence occurs within this area.
FOOTPRINT – The footprint is an outline showing the
extent to which a home, building, or other architectural
element covers the lot on the ground level.
FRONTAGE OCCUPANCY – The minimum amount of
primary façade that must be built along a setback.
FURNISHING ZONE – A continuous zone extending
the entire length of commercial and mixed-use streets
parallel to the street and delineated from the back of
curb, having a consistent width that is identified for
the placement of permanent elements such as street
trees, tree pits, tree grates, street lights, trash cans and
benches. Moveable tables and chairs are not prohibited
from this zone.
GARDEN WALL – A wall that separates a courtyard,
front yard, or service area from the street in order to
screen private activities from the public realm. Garden
Walls are independent walls over four (4) feet high.
LEAD WALK – Pavement that is intended for pedestrian
travel to and from a building entryway, courtyard and
the sidewalk.
LIVE-WORK – A live-work building/unit is one in
which the bottom floor is designed for commercial
uses and the space above is designed for, and occupied
by, residential uses. It is also designed such that the
attached residential unit could have direct access to
the commercial space if the residential occupant were
also the commercial tenant or commercial business
owner, but can be secured (prohibiting access from the
above residential unit to the commercial space below)
if resident is not the commercial tenant or commercial
business owner.
LOGGIA – Similar to a porch, a loggia is a covered
exterior space, but one that is set inside or recessed
into a facade (as opposed to a porch which protrudes
or extends beyond the facade of a building.
MIXED-USE BUILDING – A building with two or more
uses having a different use on the ground floor (e.g.,
retail on the ground floor and residential above).
OPEN SPACE – An area that is intended to provide light,
air, and/or views or general appearance of openness,
and is designed for scenic, recreational, private, or
environmental purposes.
PAIRED FACADES – Two facades next to each other,
sitting in front of an open space composed with the
same or a complimentary architectural design and
character.
RESIDENTIAL MIXED-USE BUILDING – A mixed-use
building that requires residential use on the second
and higher floors.
PORCH – A porch is a covered, platform raised above
the surrounding ground providing a transition from
the public to private realms and entry into usually a
single dwelling unit but, on occasion, multiple dwelling
units.
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PRIMARY FACADE – All elevations (Front and Side )
that are parallel to, or are clearly visible from a street.
SCREENING – A natural or constructed barrier
consisting of any landscaping, fencing, or other barrier
intended to block a view.
SECONDARY FAÇADE – All elevations that are not
defined as a primary façade.
SET PIECE FAÇADE – A primary facade in a prominent
location that should be designed as a focal element
with a greater amount of detail than the surrounding
buildings.
STOOP – A raised, covered or non-covered, projecting
stairway that connects a building's porch or entryway
to the ground usually at the front yard a building.
STREET FRONTAGE – The building or house facade
running parallel to a public street or private street.
STREET WALL & FENCE – The street wall, or street face,
is the visual three-dimensional wall that is formed by,
and composed of, the primary facades located along
the build-to line.
THRESHOLD – A passageway enclosed by buildings on
both sides and above by building or other architectural
elements, that one moves through to enter a space or
street.
TOWER ELEMENTS – An integrated, architectural
element that extends above the roof line that may be
used for signage/advertisement per approval of the Bay
Vista Architectural Review Committee.
VISITABLE DWELLING UNIT & VISITABLE ENTRIES –
A visitable dwelling unit includes at least one zero-step
entry, located at either the front or back of a unit,
with a minimum 3-foot wide entry door and includes,
among other things, 3-foot passage doors throughout
the ground floor of the entire unit. A visitable entry is a
zero-step entry to a dwelling unit.
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section IV : ZONING & DEVELOPMENT REGULATIONS
INTENT
The intent of the Bremerton Housing Authority’s
Master Plan for the Bay Vista site is to have the
community follow the principles of traditional
neighborhood design. Early in the last century,
communities were much more pedestrian-friendly and
socially connected. In a traditional neighborhood, one
will see residential and commercial uses mixed, or in
close proximity to each other. Newer communities,
however, have segregated these uses, requiring
residents to use their automobiles to do anything
outside of their homes. The goal at Bay Vista is to
encourage resident interaction by making the streets
and buildings as pedestrian-oriented as possible, and
to provide mixed uses that allow residents to walk
down the street to purchase some basic needs, rather
than leaving the community and driving to a retail
destination for every need.
The look and feel of the community should enhance
the pedestrian experience, and the design concept of
a varied and interesting village that has evolved and
built up over time is a design objective. Large buildings
should be designed such that their facades have the
appearance of several smaller buildings, using varied
colors and materials and modulation, to reduce their
apparent scale. Houses and individual townhouse
units should be designed to appear as unique buildings
grouped together, rather than repetitions of the same
façade.
Commercial and retail buildings should enhance
the window shopping experience, and create a
sense of liveliness and quality through the use of
varying materials, colors, signage and awnings.
Commercial streets should contribute to this effect
with enhanced paving materials and the use of street
trees, street furnishings and pedestrian-scaled lighting.
Commercial and mixed-use buildings should have a
timeless character, and a northwestern look and feel.
This section will work in tandem with Section IV
Zoning and Development Standards. The Design
Standards are not City regulations, but will be adopted
as Covenants, Conditions, & restrictions (CC&R's)
applicable to all property within Bay Vista. The Bay
Vista Architectural Review Committee (ARC) will
be responsible for their enforcement. The ARC will
review all building and related applications before
they are submitted to the City to ensure compliance
with these standards (details are available through the
Architectural Review Committee).
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A. GENERAL SITE LAYOUT &
BUILDING ORIENTATION:
1. Anticipated building mix and site layouts within Bay
Vista are outlined in Figure H-1.
2. Primary building facades should be oriented to the
street or pedestrian plazas. On corner lots, both street
facades should use the primary façade materials and
fenestration types.
3. Buildings should be located at block corners. It is not
desirable that any voids (what is left after subtracting
the minimum frontage occupancy) be located at block
corners.
4. Buildings shall meet the setback and minimum
frontage occupancy requirements indicated in Section
IV Zoning and Development Standards.
5. Buildings should generally be parallel to the right-ofway
line except that special exceptions are allowed
for topographic conditions or special urban design
considerations.
6. The end units of courtyard arrangements should
comply with the frontage conditions and building
setbacks guidelines of the site planning section.
7. Parking shall occur behind the buildings that occupy
the perimeter of the block.
8. Multi-level buildings with commercial, office, or
residential use are strongly encouraged to create a
more clearly-defined street edge and to provide upperstory
activities which overlook the street and plazas.
Clearly defined and convenient access to the upper
stories should allow economic viability for commercial
uses and/or separate entrances for residential uses.
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section IV : ZONING & DEVELOPMENT REGULATIONS
B. FACADES
1. Residential buildings longer than 60 feet measured at
the setback line shall be designed with a finer grain to
look like multiple buildings no larger than 60 feet in
length more than one building.
2. Primary building facades shall be oriented to the street,
or both streets at a corner lot
3. A clear distinction between the ground floor
base treatment and that of upper floor levels is
suggested to be articulated (refer to Building Vertical
Composition).
4. Buildings shall be located with front facades along
building setbacks.
5. Buildings shall line the setback line in a continuous
edge and shall meet the minimum frontage occupancy
requirements. Alternatively, along Oyster Bay Ave
where there are high-tension power lines along the
frontage, and along streets that border the SR 3 sound
wall, buildings or ensembles of buildings may be
designed in a courtyard arrangement with only the
end units at the setback line and the middle units set
back as necessary to create the courtyard. Cottage
Court developments shall use an internal setback
line to align units in such a way as to define the
edge of the courtyard open space. In such a cottage
development, only the end units closest to the street
shall be required to be built to the setback line. End
units in cottage or courtyard developments shall
provide a primary façade facing the street.
6. In order to provide for facade articulation, building
facades may step back a maximum of three feet from
the building setback lines for a maximum of 30% of
the building face along a block face.
7. Townhouse rows that are designed as a symmetrical
composition with the end units located along the
building setback lines, with the middle units recessed
no more than six feet, and all the middle units having
porches at least eight feet in width that occupy the
building setbacks, should be permitted and should be
counted as occupied frontage for the entire length of
the building.
maximum of two feet and still count toward frontage
occupancy, but recessed portions of buildings may not
exceed 30% of the frontage requirement, except in the
case of courtyard buildings and cottage developments
as outlined above.
9. Eaves of adjacent façade sections shall are encouraged
to be varied vary in height.
10. Buildings shall occupy the perimeter of a block and
front facades shall face the street, except for cottage
courts and courtyard building as outlined above. .
11. Mixed-Use Buildings longer than sixty feet should be
designed to look like more than one building. The
finer-grain of the large façade may be articulated
through the use of color, materials change, façade
modulation, larger architectural elements such as
bay windows or other such projections, placement of
entryways and other architectural details.
12. Canopies, awnings, marquees, porches, building
overhangs and arcades are strongly encouraged along
street frontages or in the commercial area to provide
pedestrian shelter from the elements. For structures
with ground-level commercial frontage such as
canopies, awning and marquees shall be no less than
nine feet above the sidewalk.
13. Liner buildings housing permitted land uses and
designed with primary building facades shall be used
to screen blank walls or non-pedestrian-oriented land
uses from the street.
8. Buildings may step back from the building setbacks a
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