In researching commercial development in Kitsap County, the tension surrounding growth issues became paramount. Concerns overshadowed facts and figures. Over 300 additional residents arrive in Washington State daily. By the year 2020, census figures project that Washington will have three million more people, or an increase of 60 percent. Our county is one of the fastest growing in the state. The prospect that we do not have an adequate plan, or that we do not have a consensus on a plan, to accommodate this growth is frightening. So frightening that adversarial stances are being taken by concerned businesses and citizens.

Much more than careers are at stake here. Our efforts to identify and agree upon a shared goal affect everyone’s quality of life, sense of community, and self-identity. Included in this growth is the personal advancements being made by those who play a part in our county’s development: builders, contractors, developers, urban designers, architects, planning commissioners, investors, and voters. The unease and angst over the Growth Management Act (GMA) and the county’s Smart Growth efforts, is mixed with hope and commitment.

Says Chris Endresen, County Commissioner, “In the sixteen years that I have been involved, I have never seen a land use change, or a proposed new development that hasn’t met with opposition. Nobody likes change, and in a democratic country whose system was founded on the right to debate, resolution takes time. Citizens have the right to appeal decisions that they don’t agree with and yet…”

Art Castle, Executive Vice-President of the Homebuilder’s Association of Kitsap County (HBA), feels that Kitsap is ahead of the curve in its efforts to formally unify citizens in a preparatory effort for the contentious development and growth issues to come. “We have a long way to go before we approach any specific issues.“ Says Castle, “Currently the Smart Growth efforts, are working towards identifying and fostering common goals.”

Peter O’Connor, architect, of O’Connor Associates, says, “As a county we need to constantly keep in mind why we chose to live here. That feeling of community, of being part of a safe environment where we can raise our children and know our neighbors, will slip away if we don’t take care. We can’t just through up houses and retail buildings without a plan. This sacrifices our communities.”

Tim Ryan, developer and Kitsap County resident since 1957, says that the key to successful growth is balance and flexibility. This means everyone. Having found his niche in the development and expansion of medical facilities, Ryan knows that the growth will continue. “Our clients want plenty of parking, yet as builders we tend to overdevelop sites and don’t allow for enough.” Ryan says we should not sacrifice design for efficiency. “This could cut our options for later expansion and the client is put in the position of having to look for a new site in the future.” Ryan does not completely agree with the GMA, “…but it is here to stay, whether we like it or not. Let’s just play ball and get on with it.”

Don Drury, builder, of Drury Construction says, “We are very busy building for stable business’ with long term relationships with the community.” Drury has many commercial projects going in Silverdale, Poulsbo, Bremerton, and Bainbridge Island. “The county is moving towards its own independence. We are developing our own employment and service base so that gradually we can be less dependent on Seattle.”

Many feel that much of the county’s development has resulted in suburban sprawl. Asks O’Connor, Bainbridge Island architect and resident since 1979, “Do we want to build a world where we have to drive everywhere? More cars and huge highways subsidize sprawl. Attempts to remedy past development mistakes with the same concepts only perpetuate the problems that we face today.”

“The American Dream has always been to own a large home on a large lot. That is creating a huge monster for us. Our only hope is to channel growth through social engineering. We must create a place that competes with the “big house in the country” dream. We must rebuild and maintain our urban centers.” Continues O’Connor, “We should focus on the needs of people, not of cars. Our vision should be that of better communities, walkable communities which create less traffic and provide easier access to jobs, services and open spaces.”

Craig Steinlicht, Associate Broker at John L. Scott Real Estate, says that he gets calls all of the time from businesses interested in locating here: fast food chains, drug stores, banks and businesses whose work force and management already live in Kitsap County. Says Steinlicht, “The problem is, with all the development restrictions and permitting issues only the very wealthy are able to build. All that is left to develop is wetlands and hillsides. These are more expensive to develop. Not only does this eliminate any hope for the local, independent businessman, but the expenses for development are passed through to consumers.”

Steinlicht knows that we need a growth plan but he disagrees with the GMA. “If we force people into the urban areas that means more traffic, not less. All this achieves is leap frogging from urban area to urban area. How do these enforced traffic jams save our environment or enrich our lives? Why cram us into areas without the resources to fix the current problems? We need to face reality: people are not going to leave their cars at home.”

Peter Brachvogel, and architect at BC&J, and member of the Bainbridge Planning Commission, speaks out strongly against some of the development that he has seen in Kitsap County. “For all of their best intentions, many developers have not paid attention to enhancing the community. This is self-perpetuating. It doesn’t have to be that way. The county is in a tremendous position to take a stance. Now. Otherwise we are going to end up looking like Seattle’s Lake City Way” Brachvogel is committed to, what he calls, Traditional Neighborhood Design. He feels that all building should be created with the purpose of sustaining a vital community.

State Representative, Joyce Mulliken, commemorated the Growth Management Act’s tenth anniversary in a Business Journal article, last August. When asked if the Act is working, Mulliken wrote, “We were told that the law would be flexible, and would allow for differences between urban, suburban and rural areas. But, as with many other laws, good intentions don’t always guarantee good results.”

Steinlicht agrees, “Yes we need a growth management plan, but we need to apply it with more reason, “That doesn’t mean that I want to pave everything. It’s about supply and demand. When the inventory is limited, costs are driven up. There is already so little land available. It’s probably as bad as I’ve seen it.”

According to Castle, “The problem is our laws and our policies do not support each other. The GMA seeks to encourage living and activity in and around our cities. As things stand, it is not possible to comply. The law wants to see urban density, yet our zoning codes prohibit mixed-use building. Historically, land use and zoning were meant to separate uses. Now, in an effort to maintain community in our core areas, the GMA supports combing uses. Smart Growth strives to find ways to change existing policies. Changing laws has always been controversial and very time consuming.”

Castle foresees many dilemmas. His main concern is that Kitsap County is not providing enough developable land to meet future needs. “There is a wide range of opinion over just how much land is enough and we are attempting to conform to artificially drawn geographic boundaries designed on a model. The law presumes that within these lines urban growth is possible. This doesn’t consider the fact that not all developable land owners are willing sellers. The result is artificial scarcity and inflated prices.” Castle would prefer to see a more balanced market place.

O’Connor sees it differently, “In 10 years it will be a totally different situation. Due to costs and sustainability issues, people will be looking for ways to leave their cars behind. They won’t have any other choice.” Along with Commissioners Tim Botkin and Chris Endresen, O’Connor is excited about the proposed new Government Center in Bremerton. “Remember when downtown Bremerton was a nice place to visit? Here is our opportunity to revive it. The Center will be like an anchor that will attract more development and kick start the whole economy. This is a great example of what can be done all over the county.”

Amidst it all, Endresen sees a light at the end of the tunnel, “The future holds such development as: The Government Center in Bremerton, Northwest Campus in Port Orchard, Port Blakely in Bremerton, Nextel, Olhava and Boxlight in Poulsbo.” Endresen is excited about, what she calls, “The biggest next step.” The county’s infra-structure.”

As a county filled with diverse ideas, we all share the same concerns: How can we plan for and best accommodate progress? How do we sustain the essence of our county? How do we preserve the quality of life for which we chose to live here? How do we meet economic needs that support that quality of life? How do we blend our differences and draw upon our strengths? Ever so slowly the so-called “sides” are merging and cooperating with each other. It’s not that we simply embrace one side and not the other. All sides of the growth debate are beginning to understand there’s no right versus wrong. It’s more, if we want to survive and enjoy life, we must move forward together. Our world is becoming a different place. Only by combining our resources can we recreate and live the American Dream.

(Editor’s Note: Marjorie Marcellus is a freelance writer and can be reached at 206-842-9814).