Could Silverdale Be The Next Bellevue?
November 20th, 2008 by brynn grimleyAn interesting question, that at first glance, might make some people laugh (me included). But, county commissioners made this comparison during a work study Wednesday, saying Silverdale, if planned properly could become like Bellevue.
Now there’s no Microsoft in Silverdale (or a Nordstrom for that matter), but the commissioners weren’t talking about businesses per se, more about how existing businesses set for remodel and new buildings could be built using a pedestrian-friendly design.
Chairman Steve Bauer said he’s not a fan of comparing one place to another, but there is a chance for the wrongs in Silverdale to be righted. He noted when first developed, Bellevue was a shopping area, and that’s about it. Today there are hotels, movie theaters, a large mix of restaurants, office space and mixed-use housing and businesses — and everything is walkable. If you don’t live there, yes you have to drive to get there, but once you park, you can walk everywhere. That’s not the case in Silverdale. Walking in Silverdale sometimes feels like gambling with every passing car for your life.
The commissioners would like to see Silverdale transformed into a pedestrian friendly area. If this group of commissioners had been around when Silverdale was being developed, I think one thing they would have done differently was the design of the Kitsap Mall. Not necessarily the mall structure itself, but the sea of cement surrounding the mall — otherwise called a parking lot.
The commissioners, in an attempt to make sure proper planning is in place for the future, are preparing to make a planning document known formerly as the Silverdale Design Guidelines become design standards (or a requirement).
The design standards were created two years ago and approved by the board in 2007, but the verbiage hasn’t been strong enough to require developers follow the suggested design practices. As Joe’s prepares to move into the exiting AMC movie theater location, and as the county looks at the 450 acres of commercially zoned land near the Waaga Way extension road waiting to be developed, it wants to make those design standards a requirement. (County planners are working with property owners along the Waaga Way commercial area to make sure it is designed well — there have been many references to replicating what was done in Gig Harbor off Burnham Drive. The property owners have said they want to do something similar).
The wording of the 2006 document won’t be much different, Katrina Knutson, planner with the county, told the commissioners Wednesday.
Here’s what the county says about the changes: “The Department of Community Development is proposing changes to the Silverdale Design Standards due to the passive nature of the original document. Projects have been submitted that did not utilize the design document, as it was not mandatory. DCD is attempting to ensure that certain important design elements are mandatory in the Silverdale area, to ensure quality and safe development in the future.”
One change to the document, outside of word-smithing, is the design standards’ height requirements, which were amended to be “consistent with changes made to Kitsap County Code Title 17 through Phase II Code Development.” The change will allow for more flexibility on buildings heights. There are two areas where the height restrictions will stay in place, I believe one of them is along the Silverdale Waterfront.
The design standards will also gain two additional zoning districts, to account for the proposed Waaga Way commercial area. The zoning will be Waaga Way Town Center and Provost Commercial District. The Provost zoning runs from where the Waaga Way extension road will spit out onto Old Frontier Road, south past Legend Harley-Davidson.
Bauer questioned why there were nine different business zoning districts, instead of trying to create a uniformed business zone. The reason for the different zones was to accommodate the different types of business in Silverdale, which range from the Old Town Silverdale with a more historic appeal, to the strip malls that line Silverdale Way, according to planners.
The design standards will be applied in the following situations (according to the document):
“The design guidelines are specific to physical elements and contexts within downtown Silverdale and its districts and apply to all new construction or substantial reconstruction within the Silverdale Design Districts.
A. For all existing structures in the design districts with exterior improvements or additions or both valued at less than 50 percent of the replacement value of the structure, only the new portion(s) of the structure and associated site improvements are subject to the design guidelines.
B. For all existing structures in the design districts with exterior remodels greater than 50 percent of the replacement value of the structure in any three-year period, then the standards apply to the entire structure and associated site improvements.
1.4.2 Conflicts. Where there is a conflict between the design guidelines and other Kitsap County regulations not associated with the adopted Building Code, the provisions in the design guidelines govern where applicable. If the design guidelines are silent on an issue that is addressed in Kitsap County Code, the code shall be followed.”
County commissioners are set to hold a public hearing Dec. 1 on the changes to the Silverdale Design Standards, and final adoption is set for their Dec. 8 meeting.
Click here to be connected to the county’s Web site where the design standards can be accessed via PDF file.



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