Bremerton planning commission backs 2044 comprehensive plan update, forwards implementing development regulations to city council

The Bremerton Planning Commission on April 21 voted to recommend that the City Council adopt the city’s 2044 comprehensive plan update and a corresponding set of implementing development regulations, forwarding both items after public testimony and staff presentations.

Planning Manager Garrett Jackson told the commission the staff recommendation was “that the planning commission conduct a public hearing tonight on the proposed comprehensive plan update, consider public testimony, deliberate, and forward a recommendation to the city council for adoption.” Commissioners then voted to send the plan and the implementing regulations to the council; both motions carried with six ayes and one abstention (Commissioner Anna Doering abstained).

The recommendation covers the comprehensive plan’s land use, housing, economic development, transportation, city services and environmental elements; a new public participation appendix; and changes intended to conform with Washington State requirements, Puget Sound Regional Council guidance, and Kitsap County planning policies. The package includes: expanded urban growth area (UGA) mapping; updated housing capacity and emergency housing figures tied to Department of Commerce guidance; added renter-protection text referencing adopted Ordinance 5510; increased height limits in several zones (including an 80-foot maximum for the new downtown mixed-use zone and 65 feet in existing high-density residential areas); minimum density floors in multiple commercial and residential zones; and removal of minimum parking requirements within the downtown subarea plan.

Why it matters: the comprehensive plan and the implementing code will shape where and how Bremerton grows through 2044 — including where new housing is allowed, how dense it can be, and what the downtown built environment will look like. The commission heard testimony both supporting and opposing components of the update and regulations, and staff said the Environmental Impact Statement (FEIS) published April 7 completes the environmental review for the package.

Key changes and discussion points

- Urban growth area and centers: The plan updates UGA mapping and aligns Bremerton’s plan with PSRC and countywide guidance. Jackson said the city’s land-capacity analysis shows capacity to accommodate projected population and job growth to 2044.

- Housing and middle housing: The zoning and plan were revised to add middle and multifamily housing allowances in lower-density zones; staff said middle housing is subject to state guidance (middle housing provisions and critical-area exceptions). The plan explicitly references Ordinance 5510, which provides renter protections and relocation assistance for substandard housing.

- Downtown and height/density: The downtown mixed-use zone consolidates several prior zones, sets an 80-foot height limit in the mixed-use area, removes minimum parking requirements within the downtown subarea, and includes provisions for an expanded public promenade along the waterfront. Staff said removing downtown minimum parking standards follows clear direction from the commission and is intended to prioritize active transportation and transit.

- Parking: The package removes minimum parking standards in the downtown subarea plan and prohibits new commercial surface parking there. Commissioners discussed whether to eliminate parking minimums citywide or carve out single-family/low-density residential zones; staff agreed to present options at a May workshop.

- Implementation regulations (Title 20): The implementing code changes include new definitions for middle housing, unit-lot subdivision language, lighting standards to reduce light pollution, adjusted open-space requirements for cluster developments (from 20% to 15%), and revised density and height tables for multiple zones. Staff noted additional tweaks to capital facilities exhibits and mapping will be made before city council review.

Public testimony

- Mark Goldberg, a long-time Bremerton developer, urged staff and commissioners to reconsider local density and parking proposals, saying “having downtown with no parking, that's a disaster.”

- Brandon Bishop of Knapton Development expressed support for most of the plan and said his firm is “particularly pro putting an 8 story limit on housing in the downtown core.”

- Jamie Clough, representing the Kitsap Building Association, said the association “support[s] the City of Bremerton’s 2044 comprehensive plan update” and praised the removal of minimum parking requirements as a way to reduce barriers to housing production.

- Marla Powers, environmental planner for the Port Gamble S'Klallam Tribe, thanked staff — particularly Garrett Jackson — for direct outreach and said the tribe appreciated the opportunity to comment on the EIS.

Commissioner questions and staff responses

Commissioners asked about the number and context for public responses to the EIS scoping; Jackson said 75% of respondents favored channeling population increases into centers but that he did not have the raw respondent count available at the meeting. Commissioners also pressed staff about Navy concerns related to downtown height and line-of-sight; Jackson said the downtown subarea plan now includes criteria for advanced notice to the Navy and that the Navy indicated satisfaction with that change.

Votes at a glance

- Motion: “Move to recommend that the City Council adopt the comprehensive plan update as shown in Attachment A of this report based on the findings and conclusions presented in Attachment B.” Mover: Commissioner Joshua Peterson; Second: Commissioner Mike Miller. Vote: Browning — approve; Doering — abstain; Miller — approve; Powell — approve; Peterson — approve; Vice Chair Tift — approve; Chair Wofford — approve. Tally: 6 yes, 0 no, 1 abstain. Outcome: approved (forwarded to City Council).

- Motion: “Move to recommend that the City Council adopt development regulations as shown in Attachment A of this report based on the findings and conclusions presented in Attachment B.” Mover: Vice Chair Tift; Second: Commissioner Browning. Vote: Browning — aye; Doering — abstain; Miller — aye; Powell — aye; Peterson — aye; Vice Chair Tift — aye; Chair Wofford — aye. Tally: 6 yes, 0 no, 1 abstain. Outcome: approved (forwarded to City Council).

What’s next

The commission’s recommendation sends both the comprehensive plan update and the implementing development regulations to the City Council for consideration. Staff told commissioners that additional mapping and capital-facilities numbers will be revised before council adoption and said May and later meetings will address follow-up code work: boundary-line adjustment rules, special development standards (including provisions required by the state for transitional and emergency housing and co-living), neighborhood-scale commercial uses, parking-standards options, nonconforming provisions, and later in 2025 a revised critical areas ordinance and shoreline master program updates. Staff said they will present options on whether to exempt low-density single-family zones from parking-minimum elimination and will provide examples and comparative jurisdiction data at the May 19 workshop.

Commissioner and staff contact details and documents

Planning Manager Garrett Jackson presented the staff report and FEIS materials; the city posted the FEIS (April 7) and related documents on Bremerton2044.com. Additional materials, including the motion text, attachments A and B, and the public-comment record are available in the planning commission packet and online.