ORD 97-16 LYNWOOD CENTER SPECIAL PLANNING AREA REPORT & RECOMMENDATIONSORDINANCE NO. 97-16
AND ORDINANCE of the City of Bainbridge Island,
Washington, amending the City's Comprehensive Plan to
incorporate recommendations of the Lynwood Center
Special Planning Area Report and Final
Recommendations, amend the Land Use Map of the
Comprehensive Plan and create a new section of the
Comprehensive Plan.
WHEREAS, the City adopted a Comprehensive Plan on September 1, 1994, which has
subsequently been amended; and
WHEREAS, the City undertook the Lynwood Center Special Planning Area process as
designated in Policy NSC 1.2 of the Land Use Element of the Comprehensive Plan and which
process is set out in BIMC 18.115, Special Planning Area Process; and
WHEREAS, after extensive deliberations and two public meetings, the Lynwood Center
Special Planning Area Report and Final Recommendations was prepared dated, January 3, 1997;
and
WHEREAS, implementation of the Lynwood Center Report and Final Recommendations
requires amendments to the Comprehensive Plan which are now being presented in accordance
with BIMC 18.115.080 and BIMC 18.117; now therefore
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON DO
ORDAIN, as follows:
Section 1. The City's Comprehensive Plan, adopted by Section 2 of Ordinance No. 94-21, as
amended, is further amended in accordance with the amendments as set forth below:
AMENDMENT TO THE LAND USE ELEMENT
Neighborhood Service Centers
NSC 1.2
Lynwood Center
Any new development or expansion of existing development in Lynwood Center will be
required to connect to public sewer, when available or meet other Health District
requirements, when appropriate. Once public sewer is in place, Lynwood Center may be
able to accommodate additional growth beyond what is currently recommended in the
LCSPA Comprehensive Plan Amendment - June 5, 1997 1
Lynwood Center is designated as a Special Planning Area. The boundaries for Lynwood
Ccnter as shoxxua on thc Land Usc Map may bc changed during the special planning
proccss.
Reduce the commercial area of Lynwood Center as shown on the Land Use Map. Allow
R-5 with public water and sewer in the area that has been changed from commercial to
residential use. The use of TDRs or affordable-housing bonus density would not be
required, but affordable housing would be encouraged.
Rezone the Island Trade District to Neighborhood Service Center to ensure coordinated
and compatible uses in the neighborhood service center. Allow up to 12 residential units
per acre along with commercial uses (if served by public sewer and wate0 on the
commonly owned parcels on Lynwood Center between Baker Hill Road and Point White
Drive, as .shown on the Land Use Map (Tax Parcel/is 041402-1-012-2006, 042402-1-
047-2005, 042402-1-048-2004, 042402-1-049-2003, 042402-1-050-2009), provided
that a community center is constructed that is of similar style and quality to the entire
development. Higher density may be achieved with affordable housing.
Allow the existing lumberyard pier (Tax Parcel # 042402-1-019-2009) to be rebuilt with
commercial uses consistent with the Bainbridge Island Shoreline Management master
Program, 1996. Parking for this use must be located either on the parcel directly north of
this parcel (Tax Parcel # 042402-046-2006) or on that parcel to the west (Tax Parcel/i
042402-1-021-2005). The City should pursue public funds, whether from the sale of
road-end property or other sources, to combine with private funds to construct a public
access pier or acquire other public beach access._
The parcel of land located on Point White Drive, directly adjacent to the western
boundary of the NSC. as shown on the Land Use Map (Tax Parcel /i042402-1-021-
2005), is designated OSR-2 with the provision that density may be increased to 3 units
per acre on the condition that a public access easement be granted for that portion of the
parcel that lies to the south of Point White Drive along the waters of Rich Passage and
adjacent to the old lumberyard pier.
Any future development adjacent to the Shel - chelb estuary and associated stream corridor
should consider the sensitive nature of this unique environmentally sensitive area.
The Lynwood Center Report and Final Recommendations is included in the section of
the Comprehensive Plan entitled Subarea Plans.
NSC 1.9
The land use regulations shall have design standards for:
· Building height, bulk, massing and articulation to promote a pedestrian scale
LCSPA Comprehensive Plan Amendment - June 5, 1997 2
· Parking requirements, including location of parking to the rear or side yards, unless
otherwise provided for in a Special Planning Area plan
· Landscaping, including parking lots and buffer areas between higher and lower
intensity uses and consideration of trees that allow solar access
· Lighting standards that prevent unnecessary glare on neighboring residential
properties
· Location and screening of service areas such as dumpsters
-Open space
· Pedestrian linkages
Historic Preservation
HP 2.7
To ensure the preservation of the historic character of the the Lynwood Center building, the
Pleasant Beach Grill and the Serenity House, any additions to, or redevelopment of, the existing
structures should be located to the rear and should be consistent with the character of the older
structure, if possible. The City should engage in cooperative efforts with owners to encourage
preservation of the older structures.
AMENDMENT TO THE TRANSPORTATION ELEMENT
TR 2.12
Access to the residential areas west of the Lynwood Center Neighborhood Service Center should
be located along property lines and shared by adjacent landowners in order to minimize curb cuts
on the three major roadways serving the area. Residents should be encouraged to develop a low
use, internal roadway system within the residential area, consistent with the City's adopted street
standards, to provide both auto and pedestrian access to the commercial area while eliminating the
need for each property have its own access.
Section 2. The land use map of the City of Bainbridge Island Comprehensive Plan shall be
amended to establish the Lynwood Center Special Planning Area and to include the changes in
land use designations as presented in Section 1 of this ordinance.
Section 3. New Figures NSC-I: Lynwood Center Special Planning Area; and NSC-2: Lynwood
Center Special Planning Area Land Use shall be added to the Land Use Element.
Section 4. The Bike Plan (Figure 7) shall be amended to include bike lanes on the south side of
Point White Drive within the Lynwood Center Special Planning Area boundary.
LCSPA Comprehensive Plan Amendment - June 5, 1997 3
Section 5. A new section, Subarea Plans, of the Comprehensive Plan shall be established and the
Lynwood Center Special Planning Area Report and Final Recommendations shall be included in
this new section.
Section 6. The Capital Facilities Element shall be amended to include those capital costs required
to implement the recommendations as identified by the City Engineer.
Section 7. This ordinance shall take effect and be in force five days from and after its passage,
approval and publication as required by law.
PASSED by the City Council this day of ,1997.
APPROVED by the Mayor this day of ,1997.
Janet K. West, Mtyor
ATTEST/AUTHENTICATE:
She Kasper, City Clerk
APPROVED AS TO FORM:
Rod P, Kaseguma, City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
POSTED:
ORDINANCE NUMBER:
LCSPA Comprehensive Plan Amendment - May 23, 1997 4
LYNWOOD CENTER
SPECIAL PLANNING AREA
PROPOSED PLANNING AREA BOUNDARY
III
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\11111
SCALE: NS
DATE: .3/15/96
CITY OF BAINBRIDGE ISLAND
PUBLIC WORKS
LEGEND
PROPOSED PLANNINGARF'A
BOUNDARY
SEMI-RURAL
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NSC
E
North
Lynwood Center Special Planning Area City of Bainbridge Island
GLS ^rchitect$ 105 South Main Suite 208 Seatlie, Washington August 5 1996
'--'-Special Planning Area Boundary
Figure 2: Land Use
Figure 7 Bicycle Plan
Comprehensive Plan Amendment
Ordinance 97-XX, February 1997
Lynwood Center Special Planning Area.
PORT
MADISON
Transportation Element
LEGEND
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:_-::====: SR 305 BiKE LANE j
....... B~=A~ATE~ ~IKE ~ANE
February 7, 1997
Lynwood Center Special Planning Area Comprehensive Plan Amendment
i
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13aker I!ill Uik~l'cdcslrian
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Page 1
Lynwood Center Special Planning Area
Report and Final Recommendations
I. Introduction
Located at the southwest end of Bainbridge Island, Lynwood Center shares the winding roads,
water views and forested areas characteristic of much of the Island. Lynwood Center is also the
site of a small-scale service center valued by the community for its unique architecture and sense
of neighborhood vitality. Lynwood Center is one of three service areas on the Island designated
by the Comprehensive Plan as a "Neighborhood Service Center" (NSC). Each of the
Neighborhood Service Centers developed not so much in response to neighborhood demand, but
because of their location at a major crossroads. The Lynwood Center commercial area has
offered a limited range of goods and services, including a convenience store that serves mainly the
local neighborhood and specialty businesses such as restaurants, art galleries, a hair salon, and
auto repair. The Island's only movie theater is also located at Lynwood Center.
Historical background
Lynwood Center is the site of one of the largest geologic uplifts estimated to have occurred only
1,100 years ago. In more recent times, the area was one of three native village sites on the Island,
including that of the tribal elder, Kitsap.
A number of the existing buildings have a colorful history. The Tudor-style Lynwood Center
building opened in 1936 (mid-depression) with a sound theater. The structure was the vision of
the community-minded Edna and Emmanuel Olson and was carded out by the skilled shipwrights
of Blakely Harbor, including George Beck. Pleasant Beach School was built in 1914 and closed
in the late 1940s. It was acquired by Mrs. Olson as a rest home and later became the Serenity
House residential home. The old lumberyard on Point White Drive was opened in the early 1900s
by Louis Larsen, whose descendants still live in the area. The Bainbridge Garage (at Point White
Drive and Lynwood Center Road) was built in the 1920s and was one of the earliest auto repair
services on the Island.
The Lynwood Center area was also the site of three major greenhouse operations at the turn of
the century. The Kitayama Greenhouse operated on Lynwood Center Road between Point White
and Baker Hill Road until World War II. After the war, Roy Kitayama moved to California and
became one of the largest carnation growers in the world and the first Japanese-American mayor
of any town in the U.S. (Union City).
Comprehensive Plan
The Comprehensive Plan calls for small-scale commercial uses to continue at Lynwood Center but
also recognizes the opportunity for slightly increased residential densities in the area. There
should be an attempt to achieve a mix of neighborhood-scale businesses, public uses, and housing
May 23, 1997 1
which are compatible with the scale and intensity of the surrounding residential neighborhood and
which 'minimize the impact of noise, odor, lighting, fire safety, and transportation on the
neighborhood (NSC 1.6). Mixed use development is encouraged (NSC 1.8).
Lynwood Center Special Planning Area Process
The Comprehensive Plan, adopted in September of 1994, recognizes that there were some areas
or neighborhoods, including Lynwood Center, that would benefit from more detailed,
community-based planning. These areas were designated Special Planning Areas:
A Special Planning Area is an area which reflects uses and/or conditions which are
unique to that area and wouM benefit from a local and/or neighborhood planning
process. The Special Planning Area process would address such issues as current use,
future mix and location of uses and densities, transportation, public facilities, services
and amenities, and protection of natural systems. The Special Planning Area process
wouM include property owners and neighborhood participation, and may include
mediation as a means to resolve significant issues, if directed by the City Council. The
end result of a special planning process would be a "neighborhood," "subarea" or site-
specific plan which will require an amendment to the Comprehensive Plan, unless no
changes to the Plan's policies are proposed
With the Comprehensive Plan goals and policies as general guidelines, the Special Planning Area
(SPA) Process seeks to involve those who would be most directly affected by long-range plans
for the neighborhood and also represent a wide spectrum of interests and expertise.
In late 1995, a petition was presented to the Mayor and City Council, asking that the Lynwood
Center Special Planning Area process begin as soon as possible. The Mayor appointed a
committee of interested persons, in accordance with BIMC 18.115, consisting of 1) residents,
land owners and business owners within the special planning area; 2) residents and landowners
adjacent to the special planning area; and 3) residents of the City at large. The committee is
supported by City staff and an interdepartmental staff team consisting of representatives from
each City department along with those from the Park District, the School District, and the Fire
District. The committee met for the first time on February 5, 1996. Several meetings were spent
gathering background information on existing conditions and setting preliminary boundaries for
the planning area (Figure 1). The planning area boundary was set based on consideration of
natural land features and land use designations in the Comprehensive Plan.
The committee held a public meeting on March 26, 1996 at Blakely Elementary School. Flyers
were sent to over 1200 people. Approximately 150 attended and took part in facilitated
discussions in which they related issues and concerns regarding land uses, design, transportation
and circulation, and open space and recreation. The major issues and desires raised were:
· desire for public beach access
· improved pedestrian and bike access (safety issues)
May 23, 1997 2
· preserve the "quaint" (historical), small scale nature of Lynwood Center
· mixed use is desirable for new development
· improved parking
· preserve natural areas
· light manufacturing should be "very light"
· affordable housing is desirable
· density increases should be moderate, building height limited
In May, 1996, the City hired design consultants Lee Stubbe and Seth Seablom of GLS Associates,
to assist the committee in the decision making process and to provide conceptual drawings of the
committee's ideas.
After reviewing all of the background material, the consultant team presented the committee with
graphics illustrating the issues identified and the range of options open to the committee. After
several weeks of analysis and discussion of several alternatives the committee finalized its
recommendations. In addition to the specific issues identified by the community, the committee
examined each decision in light of three overall goals:
1. How to retain the unique character of Lynwood Center.
2. How to add development to the area without overwhelming its present character.
3. Find a means to develop all the amenities that the community had defined as desirable.
After making final decisions, a report was prepared and the committee held another public
meeting on December 10, 1996, to present its recommendations. Approximately 60 people
attended. Comments submitted were generally favorable and those of a more specific nature have
been addressed in this report.
II. Existing Conditions
Natural Landscape and Hydrolog~,
The Lynwood Center Special Planning Area totals approximately 54 acres in and around the
intersection of Lynwood Center Road and Point White Drive and includes the area designated in
the Comprehensive Plan as NSC, in addition to the area designated as R-5 east of Lynwood
Center Road and the OSR-2 area just west of the NSC (see Figure 1). The planning area also
includes the large triangular shaped parcel at the northwest intersection of Lynwood Center Road
and Baker Hill Road. This parcel was included because of its hydrological connection to the area.
The planning area is generally flat except for east of Lynwood Center Road where it rises to
approximately 100 feet above sea level.
Lynwood Center is the focal point of considerable drainage from streams and groundwater seeps
draining the high areas to the north, east and west and which form two lobes of a large Class II
wetland system. Several areas of this system have been filled and drained over the years. Water
May 23, 1997 3
now flows through a series of culverts and daylighted ditches under Baker Hill Road and Point
White Drive and emerges in the inter tidal portion of Rich Passage. Vegetation in undeveloped
areas consists mainly of deciduous forest (ash, alder, cottonwood, willow) and emergent wetland
vegetation (cattail, bulrushes, skunk cabbage, and salmonberry). The undeveloped R-5 parcel
east of Lynwood Center Road is second growth coniferous and deciduous forest.
Underlying the entire area is the Lynwood Aquifer which, at places, is exposed to the surface.
The surface geology is mainly sand and gravel with high infiltration rates. The aquifer is
considered highly vulnerable to contamination in this area due to the combination of geologic,
soil, and land use conditions.
Land Uses and Ownership
Of the approximately 54 acres in the Lynwood Center Special Planning Area, 37 acres are
undeveloped. Commercial uses occupy only 5 acres. The construction storage yard on the
southwest comer of Baker Hill Road and Lynwood Center Road is being planned for
redevelopment and is, therefore, included in the count of undeveloped land. The remaining 12
acres are in residential development. Approximately 31 acres of the Planning Area are held by
two landowners, 17+ acres and 12 acres respectively. The next largest ownership is
approximately 3 acres.
Infrastructure
The entire planning area is served by the South Bainbridge Water System. Sewage conveyance is
by on-site septic system. The commercial area of Lynwood Center has for many years
experienced septic failure and raw sewage has been flowing directly into Rich Passage. For this
reason this very limited area was required by the Department of Ecology to be served by the
Sewer District #7 Sewage Treatment plant which has just completed. The plant has been
designed to accommodate expansion in the future so that the possibility of a greater area of
Lynwood Center may be served at some future time. The Special Planning Area boundary is not
to be confused in any way with sewer service area. Actual timing of, and disposition of sewer
service is beyond the scope of the Steering Committee's responsibilities.
The roads serving the area, Lynwood Center Road, Baker Hill Road, and Point White Drive are in
relatively good condition with the exception of the portion of Point White Drive along Rich
Passage which experiences periodic flooding at the edge of the road at high tide conditions at
certain times of the year. As a result the road bed is failing in places along this particular section.
While there are shoulders on some roads, area residents view them as dangerous for walkers,
cyclists and children. Speeding is also a problem on Point White Drive with several areas
suffering property damage because of out-of-control, speeding vehicles.
May 23, 1997 4
Approved Developments
Pleasant Beach Condominiums
This development of 10 condominium units in 6 separate buildings was first approved as a PUD in
1983 by Kitsap County. Several extensions of the original approval have been granted since then,
the most recent in 1995, to arrange for sewage disposal. The project, located, on the waterfront
behind the Lynwood Center building, is now under construction.
Shel - chelb Estuary Project
The Washington State Department of Transportation, Marine Division, is developing and
enhancing a degraded estuary on property north of Point White Drive which will provide for tidal
exchange with the waters of Rich Passage. The project, named "Shel - chelb", a Suquamish word
meaning "bringing it home", also redirects an existing stream channel that originates north of
Baker Hill Road. This portion of the project is being undertaken in conjunction with the local
chapter of Trout Unlimited. The various terms of the agreement include the vacation of the
unopened City fight-of-way abutting the adjacent property in exchange for a 50' conservation
easement with a pedestrian trail along the stream corridor and around the estuary.
III. Final Recommendations
Land Use
Few changes in land use designations are recommended for the planning area. The framework
policies of the Comprehensive Plan provide that increases in density may be considered if there is
a public benefit. Changes recommended by the committee, therefore, reflect community's desire
for some public benefit in the area. The recommendations are based on the assumption that sewer
service will be available at some point during the twenty year planning period for those properties
where land use recommendations would require sewer. These recommendations, which are also
depicted in Figure 2 - Land Use, are as follows:
The five parcels along the west side of Lynwood Center Road and bounded by Baker Hill
Road and Point White Drive CA" on Figure 2 - Land Use) should retain the NSC designation
but will permit a residential density up to 12 units per acre (R-12) provided that a public
community center be constructed of equal and compatible quality and style as the rest of the
development Higher density could be allowed if affordable housing requirements were met..
Size and configuration of the community center would be similar to that at Island Center or
the Commons where there would be meeting space provided for community groups, classes or
events and would include a small kitchen area. This space could be a stand alone building or
be part of a mixed use building planned by the developer. Actual size and disposition of this
space will be determined at a later date.
May 23, 1997 5
The parcel containing the old lumber yard ("B") should be allowed to develop as a
commercial property as long as parking is provided on the parcel directly to the north ("C" - a
permitted use in the NSC) or on the parcel immediately to the west of that ("D" - a
conditional use). Further, if road end funds should become available, these funds could be
used in conjunction with private funds to develop a public pier or other public beach access.
The first parcel along the north side of Point White Drive that is immediately west of the
NSC CD") should be allowed to develop at 3 residential units per acre (R-3) if and when an
easement for public beach access is granted for the portion of the parcel south of Point White
Drive and adjacent to the lumber yard.
4. The R-5 designation for the 13-acre parcel east of Lynwood Center Road CE")was not
changed. Multi-family should be added as a permitted use, subject to site plan review.
Analysis: Framework Policy 1.3 of the Comprehensive Plan allocates up to 5% of the 2012
population growth to the Neighborhood Service Centers. This represents approximately 375
persons. Under current land use designations additional population at build-out for the Lynwood
Center NSC would be approximately 115 persons (50 units of mixed single family and multi-
family). Under the recommended land use changes this figure rises to 174 persons (77 units).
This does not include the additional 150+ persons ( approximately 65 units) that may inhabit the
R-5 area adjacent to, but not included within, the NSC. If considering strictly the NSC
boundaries this population increase (174 persons) is still well within what is reasonable for the
NSC's, especially considering the limited potential for additional population at both Island Center
and Rolling Bay.
5. Any future development adjacent to the Shel - chelb estuary and associated stream corridor
should consider the sensitive nature of this unique environmentally sensitive area.
May 23, 1997 6
Transportation/Circulation - Auto
Baker Hill Road, Lynwood Center Road, and Point White Drive continue to serve as the main
thoroughfares within the Planning Area. However, changes are recommended to improve the
safety and efficiency of circulation in the area: (refer to Figure 3)
The northwest comer of Lynwood Center Road should be squared up so that the
roadway is slightly narrowed to create more of a right angle turn from Lynwood
Center Road southbound to Point White Drive.
The intersection of Lynwood Center Road and Point White Drive should be a three-
way stop with crosswalks added to accommodate pedestrians from future
developments to the east of Lynwood Center Road and at the northwest comer of
Lynwood Center Road and Point White Drive.
Access to the residential areas to the west of the NSC should be located along
property lines and shared by adjacent landowners in order to minimize the number of
curb cuts on the three major roadways (indicated by the large arrows on Figure 3). In
addition, a local, low-use roadway system within the residential area, consistent with
the City's adopted standards, would provide both auto and pedestrian access to the
commercial area while eliminating the need for each property to have its own access.
This roadway system would be for internal, neighborhood use.
4. Construction of the estuary project and culvert should include a slightly raised
"bridge" or textured pavement as a traffic calming tool on Point White Drive.
Traffic Circulation - Parking
Some parallel parking for the commercial development on the northwest comer of
Lynwood Center Road and Point White Drive may be located at roadside (out of
traffic lanes). This same parking pattern may also be on the north side of Point White
Drive in the NSC zone. (Figure 3).
The parking lot south of the Lynwood Center building should be developed as a
formal parking lot in accordance with existing City regulations. Such a parking lot
would accommodate significantly more cars than at present.
The informal park-and-ride use of the lot at the northwest comer of Lynwood Center
Road and Baker Hill Road should be allowed to continue and Kitsap Transit should be
encouraged to forrealize this use.
May 23, 1997 7
Traffic Circulation - Pedestrians/Bicycles
The plan includes pedestrian and bike trails on both sides of Lynwood Center Road
to north of Baker Hill Road and south down Pleasant Beach Road, and on the south
side of Baker Hill Road. Pedestrian and bike trails will also go west along Point
White Drive on the water side. A series of pedestrian courts and paths on the north
side of Point White Drive will serve to connect parking and development. (Figure 4).
A pedestrian trail connecting Baker Hill Road and Point White Drive shall be located
either along the City's unvaeated portion of Baker Road and around the Shel-ehelb
estuary or along the stream corridor associated with the estuary.
3. Crosswalks should be added at the proposed three-way stop at the intersection of
Lynwood Center Road and Point White Drive, as previously stated.
Bus stops should be provided on Lynwood Center Road both north and south of the
intersection with Point White Drive and at the informal park and ride on Baker Hill
Road.
Landscape and Buffers
The Lynwood Center commercial area has been described during the Special Planning Area
process as "a wide spot in the road". This is because the major approaches to the intersection of
Lynwood Center Road and Poim White Drive are characterized by dense vegetation that generally
screens developmere from the road. In keeping with that concept, and the Comprehensive Plan
vision that the natural landscape buffers long scenic roads should be preserved, the following is
recommended: (see Figure 5):
A minimum 25 foot vegetation buffer with 50% screening (partial screen as described
in the adopted landscape ordinance) shall be required on all approaches to Lynwood
Center as shown on Figure 5.
2. The City endorses the 50 foot buffer around the Washington State Department of
Transportation estuary project.
The view of Serenity House from Pleasant Beach Road is considered to be of great
historical value and as such, the view from the road to the front of the existing building
should be maintained. If the property owner wishes to expand the use, this should be
done to the rear of the property.
May23,1997 8
LYNWOOD CENTER
SPECIAL PLANNING AREA
PROPOSED PLANNING AREA BOUNDARY
III
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SCALE: NS
DATE: .3/1,5/96
CITY OF BAINBRIDGE ISLAND
PUBLIC WORKS
LEGEND
PROPOSED PLANNING AREA
BOUNDARY
SEMI-RURAL
URBAN
I '.~;;.>~:i:~;ISHOR£LINE 0E~GNA~ON
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J ./¢'/- Shoreline
//
Rich Passage
~-3' NSC .. "~
/ / / D-R-3[ with public beach access easement
/ / / E -R-5 with sewer and water (Multi Family a permitted use)
/ / / A-R-12* with dedicated community center
/ / / (more units with required affordable housing)
/ / / I~-NSC' development allowed only with parking on lot 046_or lot 021
/// '(pier with public access)
Lynwood Center Special Planning Area City of Bainbridge Island
GLS Architects 105 South Main Suite 208 Seatfie, Washington August 5 1996
North
Figure 2: Land Use
Formalize Park & Ride
NE Baker Hill Road
Local entry,~. fi ,~Local entry
I
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II
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Special Planning Area 'Boundary
Figure 3: Road System
II
Bridge at estua/~~ ent
. Point White Drive NE
~ng abutting public right of Way
iiiiiI
t Rich Passage /
~ /
~ /
Lynwood Center Special Planning Area City of Bainbridge Island
GLS Architects 105 South Main Suite 208 Seattle, Washington August 5 1996
.i~0r thru roads
,~ ~ i [ ~, I ~.sstop
iiii ~ ¢ II Pedestrian Crossing %~
I ~ /> . Detail at intersection ~'~ 3 way stop
Existing road easement- ~
el lt~ ~~, Pedestrian Crossing
L
L NE Baker Hill Road
Lynwood Center Road NE
I
I-Special Planning Area Boundary
!
Pier with public access
qt White Dr
'4E ~
Rich Passage
/
/
/
/
/
/
!
Lynwood Center Special Planning Area City of Bainbridge Island
GLS Architects 105 South Main Suite 208 Seattle, Washington August 5 1996
Pleasant Beach Drive NE
<~:::;:::::1 Pedestrian/bike paths
Walkways and squares
Cross walks
{~ Parking Areas
· Bus stops
· ..::.~ Beach front
~ Parking must conlorm
to existing ordinance
Figure 4: Pedestrian
Rv_ t _m
NE Baker Hill Road
Baker RSad R.O.W.--I
I
- Estuary Buffer
Estuary
\
~ Rich Passage
t
Lynwood Center Special Planning Area City of Bainbridge Island
GLS Architects 105 South Main Suite 208 Seattle, Washington August 5 1996
· 'Road Buffers 25' 50% density
Unique street scape Parking lots 10C
No trees More residential character
~~Historic view, space
-Special Planning Area Boundary
zted abutting public right of ways
2f planting
Figure 5: Landscape
NE Baker Hill Road
R~ text~
8. rive
Overpass at Estuary on Point White D
4.I J
Point White Drive
6. ,..-'"\ ~
Trees
Parking Lot South of Lynwood Center Commercial
Lynwood Center Special Planning Area City of Bainbridge Island
GLS Architects 105 South Main Suite 208 Seattle. Washington A'ugust 5 1996
Lynwood Center Road
above North Baker Hill Road
Lynwood Center Road
above Lynwood Center Commercial
Parking
Lynwood Center Road at Commercial Area
~ Crosswalks
~ Bu
Lynwood Center Road/Point White Drive Intersection
Circulation
Sections
CITY COUNCIL AGENDA BILL
SUBJECT Lynwood Center Special Planning Area DATE
Comprehensive Plan Amendment Ord.
AGENDA ITEM Ordinances
BILL NO.
EXPENDITURE REQ. $ - 0 - AMOUNT IN CURRENT BUDGET
ATTACHMENTS:
Proposed ordinance; Lynwood Center report and
recommendations
THE FOLLOWING DOCUMENTS ARE RELEVANT:
6/5/97
Strategic Plan Comp. Plan
Zoning Ordinance RCW
Shoreline Plan BIMC
Other
X
Personnel Manual
Contract/Bid Documents
Environmental Policy
SUMMARY STATEMENT
See attached memo.
RECOMMENDATION
Third reading. Adopt the ordinance
authorize change to the maps.
as amended and
CITY OF BAINBRIDGE ISLAND
PLANNING AND COMMUNITY DEVELOPMENT
TO:
FROM:
DATE:
KE:
Mayor and City Council
Marti Stave, Planner
May 23, 1997
Lynwood Center Special Planning Area Comprehensive Plan Amendment
Ordinance
The following changes were made to the Comprehensive Plan Amendment ordinance and the
Lynwood Center Special Planning Area Report and Recommendations that you last reviewed on
May 15, 1997:
Comprehensive Plan Amendment ordinance:
1. The language for lip 2.7 (Historic Preservation), pg. 3 has been altered to
include encouragement of preservation of the Lynwood Center building and
Pleasant Beach Grill and to recognize the difficulty of preserving older
structures.
Lynwood Center Special Planning Area Report and Recommendations:
1. Phrase added to 4~ paragraph, page 4 under Infrastructure, to read: "The
plant has been designed to accommodate expansion in the future so that th__ge
possibility of a greater area of Lynwood Center may be served at some future
time."
Under Transportation Circulation - Parking, #1, page 7: language changed
to allow some parallel parking (not angled parking) at the roadside at the
discretion of the developer of the property.
Under Traffic Circulation - Pedestrians/Bicycles, page 8: a new paragraph
added to indicate the new pedestrian trail connecting Baker Hill Road and
Point White Drive. It is unclear at this time whether this trail will be located
along the City's unvacated portion of Baker Road of along the new stream
corridor proposed by Trout Unlimited (see attached ordinance 96-02).
If all language changes are approved and adopted by Council, additional money must be
authorized to pay for minor changes to the maps attached to the Plan: designating proposed
parking to be parallel, distinguishing public and private roads and trails, and some minor text
changes, not to exceed $200.
[:IAINBRIDG E ISL^Nb,
DEPT. OF I"L.-.,~,'..,,.O & ''
COMMUNI'TY DEVELOPMENT
AN ORDTNANCE o£ the City of Bainbridge [stand, Washington,
vacating a portion of Baker Road.
WHEREAS, on October 12, 1995, Marja Cool and Gale Cool, individually and for
Lovell Associates, inc., and Richard Dunbar and Sarah'Dunbar ("Petitioners") submitted a
petition to vacate a portion of the unopened right-of-way known as Baker Road, legally described
on Exhibit A, attached hereto and incorporated by this reference; and
WHEREAS, on October 17, the Washington State Department of Transportation
("WSDOT") requested that the City vacate the same portion of the right-of-way known as Baker
Road; and
WHEREAS, on November 16, 1995, the City Council adopted Resolu'ti0h-No. 95-44,
setting a public heating on the proposed right-of-way vacation for January 4, 1996; and
WHEREAS, on January 4, 1996, the City Council held a public hearing on the issue of
whether the City should vacate thi portion of the fight-of-way known as Baker Road, legally
described on Exhibit A, as requested by the Petitioners and WSDOT; and
WFW~REAS, WSDOT intends to develop an estuary as mitigation for cleanup activities
at the Eagle Harbor superfund site,. which will provide the City with a great public benefit by
restoring an environmentally endangered area; and
WltEREAS, the. US ~Fish and Wildlife Service and Trout Unlimited will perform a
stream restoration project feeding the estuary; and
Wlq~REAS, the stream restoration and estuary will both be buffered by protective
conservation easements; and
WHEREAS, a ten-foot public access easement to the site has been recorded, as required
by the City's, mitigated determination of nonsignificance issued for the South Bainbridge
Estuarine Wetland and Stream Restoration; and
WHEREAS, the City Council determined that it is in the best interests of the public
health, safety and welfare to vacate the portion of the unopened right-of-way known as Baker
Road; and
WHEREAS, the unopened fight-of-way known is' Baker Road is not a right-of-way
leading to fresh or salt water (commonly called a "road end'.').
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BAfiNBRIDGE
ISLAND, WASHINGTON, DO ORDAIN as follows:
Section 1. Upon the City's acceptance of the easements described in Sections 2 and 3
of this ordinance, the portion of the right-of-way known as Baker Road, legally described on
Exhibit A, is vacated to Richard Dunbar and Sarah Dunbar, and to Marja Cool and Gale Cool
and WSDOT, the owners of the real property abutting said portion of the right-of-way, subject
to retention by the City of Bainbridge Island of the right to exercise and grant easements for'the
construction, repair, and maintenance of public utilities and services; provided, that if the
construction of the projects known as the South Bainbridge Estuarine Wetland and Stream
Restoration is not completed by December 31, 1997, the right-of-way shall revert to the City.
Section 2. A conservation easement fifty (50) feet on each side of the top of banks of
the proposed stream corridor shall begranted to the City of Bainbridge Island from the estuary
to the southerly right-of-way line of Baker Hill Road.
Section 3. A ten (10) foot wide public access and trail easement to the'City of
Bainbridge Island shall be included within the eastern or western estuary and stream corridor
conservation easements. The determination by the' City of whether the eastern or western
perimeter is selected shall be in consultation with WSDOt and the adjoining property owner.
Section 4. In consideration of the public benefit of the restoration of the stream and
estuary and for the fact that the combination of the estuary, stream, buffers and trail exceeds the
area of the unopened Baker Road right-of-way no cash compensation to the City of Bainbridge
Island will be required.
Section 5. The City Clerk is authorized and directed to record a certified copy of this
ordinance with .the Kitsap. County Auditor's office.
-- Section 6. This ordinance shall'be effective five days after its passage, approval, and
publication as required by law.
PASSED by the City Council this 7th day of March, 1996.
APPROVED by the Mayor this 8th day of March, 1996.
ATTEST/A UTHENTICATE:
(~. '
APPROVED AS TO FORM:
JANET K. WEST, Mayor
ROD P. KASEGUMA, City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
December 28, 1995
March 7, 1996
March 13, 1996
March 18, 1996
96-02