Public Hearing – Village

at Harbor Hill
Gig Harbor City Council
November, 13, 2017
 Property History
 Annexation into City of Gig Harbor
 Comprehensive Plan Amendment
(2003)
 Development Agreement required
for Comprehensive Plan
Amendment (#613)
 20 year term
 5 year rezone
 Required small scale commercial
development to counterbalance the
Costco site development.
 Expired in August 2008.
 Site was platted as part of the Business
Park at Harbor Hill (2005)
 Property owner requests a Planning
Department pre-application meeting.
(2013)
 Property owner requests a Design
Review Board Pre-Application meeting.
(2014)
 Design Review Board Second and Third
Pre-Application meetings (2016)
 Application for Design Review
submitted. (December 2016)
 Application for Development Agreement
submitted. (December 2016).
Current Land Use and Zoning
Gig Harbor Municipal Code –
19.08.020
A. Comprehensive Plan. A development agreement shall be consistent with the
applicable policies and goals of the city of Gig Harbor comprehensive plan.

C. Deviations from Development Standards. Deviations from development standards in

addition to those allowed in subsection B of this section shall only be allowed as
described below.

1. A development agreement in the Planned Community Development land use designation

may allow for deviations from development standards imposed under the municipal code
for the following three reasons:
a) To provide flexibility to achieving public benefits; or
b) In order to respond to changing community needs; or
c) To encourage modifications which provide the functional equivalent or adequately achieve the
purposes of otherwise applicable city standards.
D.A. – Review Process
Date Purpose
12/21/2016 Complete Application for Development Agreement submitted to
Planning Department.
04/24/2017 City Council initiation of Review by the Planning and Building
Committee.
07/03/2017 Planning and Building Committee directs Design Review Board to
analyze request.
07/27/2017 Design Review Board reviews development agreement requests
08/24/2017 Joint Design Review Board and Planning and Building Committee
meeting. DRB Recommendation made.
09/14/2017 SEPA determination issued.
10/02/2017 Planning and Building Committee Recommendation to full Council.
10/16/2017 City Council Work Study Session.
11/13/2017 1st Public Hearing with City Council on Draft Development
Agreement.
Development Agreement Details
 18.56 Acres
 Requesting a 20 year term.
 Request vesting to the application date of December 22, 2016.
 Requesting allowance to phase construction.
 Requesting to allow a variety of commercial and service uses across the site.
(grocery store, banks, offices, clinics, parks, sales, commercial child care,
restaurants, taverns, drive-through facilities, and others)
 Modifies required setbacks
 Allowance of removing all landscaping from property except the designated
tree retention areas
 Allowing 5 monument signs at minimum for site.
Public Benefits proposed
 Public Park: Additional Land to be deeded to City for expansion of Shaw Park.
 Public Park(ing):Easement dedication for access and 8 parking stalls for
Shaw Park.
 Transportation Improvements: Construction and installation of 12
Rectangular Rapid Flashing Beacons (RRFBs) for all legs of the following three
intersections:
 Olympus Way and Borgen BLVD
 Borgen BLVD and Harbor Hill Drive
 Harbor Hill Drive Costco Access Drive

 Landscaping and Vegetation:

 Early Planting of buffers
 Continued removal of invasive species (blackberry, scotch broom) in buffer area.
Comprehensive Plan Consistency
2.1.7 Centers of Local Importance
The Gig Harbor North CoLI serves the big box retailer needs of the surrounding region. As well as being home to St. Anthony’s
Hospital and the YMCA which provide essential services as well as jobs for within this center. Pocket parks serve as both buffers
and pedestrian amenities which are required to be preserved and included as an essential character element of the area as
development continues. Gig Harbor North accommodates higher density single family residential development and utilizes
pedestrian pathways between the activity center and residences, providing residents easy access to services and public spaces. In
addition to the pedestrian pathways, the Cushman Trail, a regional trail amenity, crosses through this center providing pedestrian
and non-motorized connectivity to the City’s Westside CoLI and beyond.
2.2.3(i)(8) Planned Community Development
The purpose of a Planned Community Development (PCD) is to promote optimum site development options which are compatible with
the community’s planning goals and interests. A PCD should meet the following minimum general guidelines:
Planned Community Development Commercial (PCD-C) - Provides for the location of businesses serving shoppers and patrons on a
wider basis as distinguished from a neighborhood area; encourages urban development; encourages attractive natural appearing
development and landscaping; promotes a quality visual environment by establishing standards for design, size and shape of
buildings that create an attractive business climate; and where appropriate, residential uses should be located above commercial
uses.
Planned Community Development Business Park (PCD-BP) - Provides for the location of high quality design development and
operational standards for technology research and development facilities, light assembly, and warehousing, associated support
service and retail uses, business and professional office uses, corporate headquarters and other supporting enterprises; is intended
to be devoid of nuisance factors, hazards and potentially high public facility demands; and retail uses are not encouraged in order
to preserve these districts for major employment opportunities and to reduce the demand for vehicular access.
Comprehensive Plan Consistency
GOAL 2.8.1: PROVIDE LAND USE SITE DEVELOPMENT FLEXIBILITY
GOAL 2.9: PROMOTE URBAN PLANNING APPROACHES THAT INCREASE PUBLIC
HEALTH AND PHYSICAL ACTIVITY
GOAL 4.2: PROVIDE FUNCTIONAL LINKS BETWEEN DEVELOPED AND DEVELOPING
PARCELS.
GOAL 4.3: CREATE COMMERCIAL CENTERS WHICH PROVIDE HIGH LEVELS OF
PUBLIC AMENITIES IN AREAS DETERMINED APPROPRIATE FOR COMMERCIAL,
HIGH DENSITY RESIDENTIAL, OR MIXED USES
GOAL 4.22: ENHANCE THE BUILT ENVIRONMENT WITH FORMAL LANDSCAPING
AND CONSISTENT STREET FURNISHINGS.
GOAL 11.3: THROUGH THE CITY’S PERMIT PROCESS, REQUIRE, WHEN POSSIBLE,
NEW DEVELOPMENT TO SUPPORT AND ENHANCE THE PEDESTRIAN ENVIRONMENT
TO PROMOTE HEALTHY LIFESTYLES AND ACTIVE COMMERCIAL AREAS.
 Proposed Phasing
Plan
 Shaw Park is in Phase 1 with
Parking Stalls
 RRFB’s are required by
occupancy of last building in
phase one or prior to initiation
of construction of Phases 2 or
3.

N
Shaw Park
Expansion
Dedication
 Approximately .5 acre
expansion
 Parking easement of 8 stalls

 Public Access easement

RRFB Locations
 Monument Sign
Locations
 The Proposed Development
Agreement authorizes 5
monument signs for the site.

N
B
Tree Retention
Area
 Six areas for tree retention.

 Requested by the Planning and

Building Committee
 Discussed by the whole Council
at Work Study on 10/16/2017
 Provides authority to the
Design Review Board and the
Planning Director to ensure
quality standards that meet or
exceed city standards for these
areas.
Proposed Buffer
Plan
 Four Area Buffer Typologies
 Retain Existing Trees (A)
 Retain Existing Trees with new
understory plantings (B)
 New buffer trees and mixed
native-naturalized understory (C)
 Wetland Buffer
Enhancement/Restoration (D)
Tonight’s Meeting
 Questions on Staff Report
 Applicant Presentation/Comments (5 Minutes)
 Public Hearing
 City Council Direction on second Public Hearing scheduled for 11/27/2017