The URL can be used to link to this page

Home My WebLink About2022-015 - Ord. Amending the Belfair Urban Growth Area Subarea Plan and Comprehensive Plan ORDINANCE NUMBER O -0ID AMENDMENTS TO THE BELFAIR URBAN GROWTH AREA SUBAREA PLAN AND COMPREHENSIVE PLAN ORDINANCE adopting amendments to the Belfair Urban Growth Area (UGA) Subarea Plan and Mason County Comprehensive Plan. WHEREAS, under the authority of the Washington State Growth Management Act (GMA) (RCW 36.70A) Mason County is taking legislative action to revise its comprehensive plan; and WHEREAS, Mason County prepared a Planned Action Environmental Impact Statement(PAEIS) for the Belfair UGA; and WHEREAS, the Belfair UGA Subarea Plan was amended to align with the Preferred Alternative of the PAEIS; and WHEREAS, the Mason County Comprehensive Plan was amended to align with the Preferred Alternative of the PAEIS; and WHEREAS, on June 7 and December 6, 2021 the Mason County Planning Advisory Commission held a public hearing to consider the amendments and passed a motion to recommend approval of said amendments; and WHEREAS, the Board of County Commissioners considered the updated Subarea Plan and Comprehensive Plan at a duly advertised public hearing on February 15, 2022; and WHEREAS,the Board of County Commissioners took public testimony from interested parties, considered all the written and oral arguments, testimony and comments presented; and WHEREAS, the Board of County Commissioners also considered the Staff Report and recommendations of the Mason County Planning Advisory Commission; and WHEREAS, the Board of County Commissioners finds that the updated Subarea Plan and Comprehensive Plan complies with all applicable requirements of the Growth Management Act, the Comprehensive Plan, and the Mason County Code, and that it is in the best public interest; and NOW THEREFORE BE IT HEREBY ORDAINED, the Mason County Board of Commissioners hereby approves and ADOPTS amendments to the Belfair Urban Growth Area Subarea Plan and the Comprehensive Plan amendments, which is attached hereto as Exhibit A. DATED this day of 2022. BOARD OF COUNTY COMMISSIONERS MASON COUNTY, WASHINGTON ATTEST: MuQL'V 4�IW Kevin Shutty, Chair McKenzie SrrWth, Clerk of the Board APPROVED AS TO FORM: Sharon Trask, Commissioner CA Tim White , Chief DPA Randy Nfeaiherlin, Commissioner z BELFAIR ; URBAN GROWTH AREA PLAN December 2003 .. Updated February 2022 r , =s . w 'A �jY o `� �y�ye`r• Prepared b%': MAKERS Prepared for:Mason County Heffron Transportation,inc. ECONorthwest MacLeod Reckord 2022 Plan update prepared by: BERK Consulting,Inc. MAKERS The Transpo Group,Inc. Herrera Environmental FINAL—February 25, 2022 2004 Plan Credits Belfair Sub-Area Planning Committee Brian Peterson, Co-Chair Brigmon Lohman Charlie Benton Bob Fink,Co-Chair Peter Merrill,Jr. Brian McLellan Jack Johnson Steve Clayton Dan Hannafious Dan Teeters Robert Hager Mark Flatau Ken VanBuskirk Jacy Griffin Tim Wing Fran Abbott Harry Martin Fred Barrett Valerie McLeod Margie Kaiser Jack Nicklaus Lee Swoboda Judy Scott Mike Boyle David Overton Brian Davis Catherine Ann Woof Washington Department of Community, Trade and Economic Development Mason County, Washington Port of Allyn North Mason Chamber of Commerce Consultant Team MAKERS ARCHITECTURE HEFFRON TRANSPORTATION AND URBAN DESIGN Marni Heffron John Owen Laura Van Dyke Bob Bengford MACLEOD RECKORD Thanasorn Kamolratanayothin Terry Reckord Janis Ford ECONORTHWEST Chris Mefford BELFAIR UGA PLAN 2 FINAL—February 25, 2022 2021 Plan Credits Mason County Planning Advisory Commission Aaron Cleveland Brian Smith Darin Holland Isaiah Johnston Joseph Myers Mac McLean Consultant Team MAKERS ARCHITECTURE AND URBAN DESIGN John Owen Bob Bengford Ian Crozier BERK CONSULTING INC. Lisa Grueter Kevin Gifford Rebecca Fornaby THE TRANSPO GROUP, INC. Stephanie Herzstein HERRERA ENVIRONMENTAL Matt Fontaine Belfair UGA PLAN 3 FINAL—February 25, 2022 Belfair Urban Growth Area Plan December 2, 2003 — Updated February 2022 Table of Contents Introduction..................................................................................................................................................5 Background & Purpose .............................................................................................................................5 PlanningProcess.......................................................................................................................................6 ExistingConditions......................................................................................................................................12 LandUses................................................................................................................................................12 Circulation...............................................................................................................................................14 NaturalEnvironment ..............................................................................................................................15 Pedestrian Network and Trails................................................................................................................16 EconomicConditions ..............................................................................................................................17 PlanOverview.............................................................................................................................................18 Vision.......................................................................................................................................................18 StrategicConcept....................................................................................................................................25 Recommendations......................................................................................................................................27 Land Use and Community Design...........................................................................................................27 Transportation ........................................................................................................................................47 Parks,Trails, Open Space, and Public Facilities.......................................................................................48 Water Quality Recommendations ..........................................................................................................51 ImplementationStrategy............................................................................................................................52 ImplementationUpdates........................................................................................................................53 BELFAIR UGA PLAN 4 FINAL—February 25, 2022 Introduction Background & Purpose Unincorporated Belfair is the primary commercial center in the Northeast corner of North Mason County. In 2003 JEFFERSON COUNTY Mason County identified Belfair as an Urban Growth Area (UGA) of approximately 2,400 acres.The current >� �' KITSAP SEATTLE population within the UGA is COUP approximately 1,100. However, Belfair BREMERTON serves residents within a larger rural �� PORT ORCHARD geographic area with a population of approximately 23,000 as well as LIELFAIR tourists visiting the Hood Canal and fv1AS�f unique Theler Wetlands. COUNT) GIG HARBOR Given Belfair's status as an Urban r Growth Area, its location, market conditions,and planned infrastructure TACOMA SHELTON investments a substantial increase in population and land use activities are <} PIERCE expected within the UGA boundaries COUNTY over the next twenty-plus years. Mason Hi I County's 2016 Comprehensive Plan O"PIA projected a 2036 combined population } ,; of 4,720 for Belfair and nearby Allyn, an increase of 1,730 or 58%growth over Figure 1. Belfair Context 20 years. However, past projections of major growth have not been born out.The County's 1994 population estimate for the UGA projected up to 4,000 people by 2014, significantly above actual growth. The Market Analysis (see Appendix 2) completed in 2003 with this plan projected a growth rate ranging from 3-5%annually,suggesting a population just under 2,000 for the UGA by 2020 at the high end.Actual results have come in closer to the Market Analysis projections, however,the Market Analysis also identified several factors that could accelerate growth:available developable land, infrastructures improvements and amenities, and demand for multifamily housing.As of 2021,the County is reviewing permits for several urban single family and multifamily developments that would BELFAIR UGA PLAN 5 FINAL—February 25, 2022 achieve the lower 2036 Belfair growth target years ahead of the planning horizon.While the general planning horizon of this Plan is twenty years, a key goal of the Belfair Planning Committee was to consider a much longer time period in the formulation of the Plan and its recommendations. Consequently,this means planning for ultimate populations well above current levels. While new development is on the rise in Belfair,the town is developing a particular character or'theme' based around the Theler Wetlands as a conservation, recreation, and education destination.The Pacific Northwest Salmon Center constructed in 2009 has cemented this theme and is a tourism draw and located just abutting the Belfair UGA. It is anticipated that 300,000 people will visit the Salmon Center annually. Belfair is home to over 180 businesses located mostly along State Route 3 (SR-3), a busy arterial cluttered by power lines and competitive signage. Ongoing planning efforts have focused on a desire to make the town more attractive and pedestrian-friendly by allowing continued infill development and housing near the commercial village. Recent construction of the sewer system in and improvements to SR-3 will encourage such downtown development.These improvements and other water quality measures have helped begin environmental clean-up of pollution in several lower rivers and streams in and around Belfair. Belfair appears to be primed for growth.The planned sewer and transportation improvements will stimulate downtown development while regional projects, such as the Tacoma Narrows Bridge and the industrial development of Puget Sound Industrial Center-Bremerton (PSIC-Bremerton)to the north, increase growth pressure on the entire Belfair UGA. Expansion of commercial and industrial activity in the northeast part of the UGA will add much needed family-wage jobs for area residents.The addition of pedestrian facilities, continued development of a consistent town theme, an improved local economy and the on-going programs at the Pacific Northwest Salmon Center will serve to make Belfair a destination well into the foreseeable future. Planning Process Original Plan 2002-2004 The County hired the consultant team of MAKERS Architecture and Urban Design (lead consultant), Berk and Associates, Heffron Transportation, and MacLeod Reckord in November 2002 to assist the community in developing the Belfair sub-area plan.The consultant team worked directly with Mason County and Belfair Planning Committee members to facilitate the process. Specific events and activities included: • November 26,2002—Planning Committee Meeting:This was the project kick-off meeting and included introduction of the consultant team, County staff members, and Planning Committee BELFAIR UGA PLAN 6 FINAL—February 25, 2022 members.Together,the team discussed the project scope and procedures, direction for economic study,and committee members' individual thoughts and objectives, and summarized information collected to date. • January 21,2003—Planning Committee Meeting: Following up the last meeting,the project team summarized planning activities including site visit, review of background planning information and base map preparation.The team then reported on the existing conditions, "Mirror on the Community,"from an outsiders' perspective.Chris Mefford of Berk and Associates presented the findings from market study.The team discussed the upcoming workshop. • February 8,2003—Workshop#1:There were about 80 people attending the first workshop at Belfair Assembly of God Church. Following introductions about the plan by Makers, Chris Mefford summarized economic conditions and opportunities. The • workshop involved small group sessions taking part in mapping exercise and visual ` preference surveys.The mapping exercise — gave each group a chance to identify problems, issues, and opportunities related ' to land use and development,streetscape and circulation,and parks and recreation on the map which then be hung up on the " wall and be presented to the group as a tom` g t whole. �. • February 18,2003—Planning Committee r Meeting:The consultant team summarized results from the first workshop. Makers led a discussion on sketch preliminary alternatives related to redevelopment Figure 2. Workshop#t1:Map exercise and ideas, circulation improvements, land visual preference survey use/population patterns, connections, and design character. BELFAIR UGA PLAN 7 FINAL—February 25, 2022 discussion. Before adjourning,the team discussed the format and outreach for the second workshop. i w low , f , Figure 3. Workshop##2 • April 26, 2003—Workshop#2: Makers presented a summary the results from the first workshop to the numerous community participants.The consultant team then presented three land use alternatives,transportation options,and trails and open spaces options.Afterward,the participants were broken into small groups to evaluate land use alternatives and circulation options and to prioritize trails and open spaces options. • May 20, 2003—Planning Committee Meeting: Makers presented the results of the second workshop and presented preliminary ideas for preferred alternative including plan concept, land use,circulation, parks and trails, and community design. • August 19,2003—Planning Committee Meeting: Makers summarized comments on draft plan and draft design standards. Meeting participants discussed proposed zoning district boundaries and designations. • August 26,2003—Planning Committee Meeting: Participants reviewed the draft design standards. • October 27, 2003—Updated UGA Plan Draft and Development Regulations are submitted to the Planning Committee: Committee members have the opportunity to review the plan and draft development regulations prior to the final public workshop. • November 8,2003—Workshop#3: More than 130 participants attended this workshop to review the final draft plan and development regulations. Participants completed surveys BELFAIR UGA PLAN 8 FINAL—February 25, 2022 prioritizing key plan actions and provided a range of comments on plan and development regulation details. • November 18,2003—Planning Committee Meeting:After reviewing survey results from the workshop and discussing final changes to the plan,the Planning Committee voted to recommend adoption of the plan. • April-December,2004—Public Hearings and Workshops:The Planning Advisory Commission held a series of five public hearings and several workshops on the recommendation and related amendments between April 2004 and October 2004. A final public hearing was held on December 7, 2004. • December 28,2004—Adoption:The Mason County Board of Commissioners voted to adopt the UGA plan, related development code amendments, and zoning map. 2020-2021 PLAN UPDATE Since 2004 major progress has been made on the infrastructure investments recommended in the Belfair UGA plan. Because these investments are expected to trigger significant near-term growth,the County decided to pursue a Planned Action Environmental Impact Statement and ordinance for the Belfair UGA to facilitate growth reflective of a community-supported vision.This UGA plan was updated in conjunction with the work on the Planned Action Ordinance. Because the update process took place in the midst of the COVID-19 pandemic,all meetings and engagement activities took place remotely using a variety of online platforms. Specific events and activities included: • May 19,2020—Kick-Off Meeting:The project team held a kickoff meeting to initiate the Planned Action EIS and UGA Plan update.The consultant team,which included staff from BERK Consulting, Makers, and Transpo Group, met Mason County staff, and reviewed the project scope and schedule.The group discussed public engagement strategies in the context of the ongoing COVID-19 pandemic, and timing for the scoping and visioning phase of the project.The group also identified goals,timing, and data needs for the existing conditions report,to be shared as part of the public outreach and visioning process. • September 8,2020—Staff Workshop:The team refined objectives of the EIS and plan update, reviewed objectives from the original UGA plan adopted in 2004 and discussed current conditions. BERK staff provided an overview of current zoning, potential property development in the area, and changes to the UGA under consideration.Transpo Group staff briefed the group on the planned SR-3 bypass and its effects in the UGA, and Herrera staff summarized hydrography and environmental conditions. • November/December,2020 —Online Open House: BERK staff produced an online open house as an education and engagement tool.Similar to an in-person open house,the online open house included information about the project, maps, and interactive features. Participants were able to add comments to maps showing potential UGA and zoning revisions.An online survey BELFAIR UGA PLAN 9 FINAL—February 25, 2022 was also hosted at the same page,soliciting participant priorities for the future of the area and feedback about zoning and UGA boundary proposals. -T ��I•. I— �nru.hW 6arWYruN Yrro 4.aam.�brw.f._ — r Zoning and Development Regulation Review Areas j Reviev.zom ng for passible '- I short-term agriculture, I 12. Rezone Nort',M—n - - v Regional Fire prcperty tc Fubl'c Institution. �. �3,1 Rezone Feshecl Retnii rc PAixcd Usc. y 4 Review residenCal transitions. � I J �S 1 Rev'e.Ic nd we and zo ung mix along proposed Bypass route and Romance HillF- -.1110 foc u- 6;Rezone Wastewater Figure 4. Online Open House interactive map of proposed zoning changes BELFAIR UGA PLAN 10 FINAL—February 25, 2022 ® .i -- -- roi«, - o X ®rroa rwaic r I.Mi�rMtwW MMVie9MInMMMaI.! O Puitm®w,mmafp:rfi ton It�,,, IMs:rndN!M tx+,ea R. ®pJntt Ntae }ivYrn Mti.yV•t.,1i5li Pl'A 3 asn,..x. ^,sic ®ri.anfi Townhouses with open space 0 Figure 5. Online Community Workshop visual preference survey • April 19, 2021—Planning Advisory Commission Meeting/Community Meeting.As part of the regularly scheduled Planning Advisory Commission meeting,the County held a community meeting under RCW 43.21c.440(3)(b)to share an early Planned Action Ordinance framework and Subarea Plan adjustments. • April-May 2021 Draft EIS Comment Period—With the issuance of a Draft EIS,the County held a 30-day comment period to solicit tribal, agency, and public comments.The Final EIS was published in February 2022, and provides responses to comments. • Subarea Plan and Planned Action Ordinance adoption following public meetings and hearings. In spring and summer 2021, public meetings and hearings were held with the Planning Advisory Commission and Board of County Commissioners. BELFAIR UGA PLAN 11 FINAL—February 25, 2022 Exi' sting Land Uses Within the UGA, Belfair's commercial area is a three mile stretch along SR-3. From outsider's perspectives, physically,this corridor can be divided into 3 nodes or areas.The most prominent commercial node is what is often referred to as Belfair's downtown, centered around the Old Belfair Highway and Clifton Lane intersections.The downtown is anchored by two grocery stores and contains local and franchise restaurants,gas stations,car dealers, convenience and personal service uses,etc. The second node is an area at the south end of the UGA around the community center, school, and library.Together,these core uses function as Belfair's civic center and are in good physical condition. Most of the surrounding areas, on the other hand, are underutilized and potentially redevelopable.The Multi-Use Corridor between these two nodes is the third commercial area. It includes a mix of small- scale retail,service, offices,churches, residential uses and the Salmon Center, a regional environmental learning center and tourist draw. While most sites within the downtown area and SR-3 corridor to the south feature some form of development,there are numerous opportunities for commercial infill development and redevelopment. Construction of the sewer system in the early 2010's greatly increased commercial and residential development opportunities in Belfair; planned SR-3 bypass will further strengthen development potential when built.The SR-3 corridor east of the railroad on the plateau provides substantial future commercial development opportunities. Belfair currently contains about 450 residential units within the UGA. Single family homes make up the vast majority of the units.These uses are scattered mostly along the SR-3 corridor west of the railroad and in the vicinity of Old Belfair Highway in the northwest portion of the UGA. The UGA has seen significant residential growth since the original UGA plan was adopted,with overall units up about 50%since 2003,though still below earlier projections. Prior to the Growth Management Act residential growth in the rural areas outside of the UGA was substantial. Due in part to the size of the UGA,there are many areas that provide future opportunities for new housing. First and foremost is the area surrounding the downtown commercial core—where sites can accommodate a variety of housing within walking distance of services and amenities. Other housing opportunities are the lower flanks of the hillsides east BELFAIR UGA PLAN 12 FINAL—February 25, 2022 Belfair UGA Other UGAs r—-i L— Counties Areas Public lands ! Plateau } 111 Area Railroad j 1 ! Industrial +1 State Route ! Resource j 1 Uses } t � 77- �RAO } Downtown ? } ! ! ao The Salmon ! i� Center i Ea1- ! Q, 0 _a } l�ir,� } ,4 I 1 } } fta 00 } Southern } } Node } t } 10 o Belfair UGA Plan Figure 1. Important Areas in Belfair UGA BELFAIR UGA PLAN a 3 FINAL—February 25, 2022 of SR-3—which contain substantial view opportunities towards the Olympic Mountains and Hood Canal. Both of these areas contain environmental constraints, however, including some wetlands,waterways, and steep slopes.While these factors may limit some development,they can provide opportunities to enhance the quality of housing and environment if designed well. The most substantial housing opportunities in the UGA may be on the plateau—between SR-3 and the future SR-3 bypass route, where the land is relatively flat and there are few environmental constraints. Here there is a great opportunity to create cohesive new residential neighborhoods. Connections to the rest of the community will be important. Also,on the plateau in the north of the subarea are the UGA's current industrial sites.These are likely to continue in this use due to the highway and rail access and limited environmental and land use constraints. Circulation There are only two main north-south roads in - Belfair; SR-3 and NE Old Belfair Hwy. SR-3 is the primary access to town which also functions as a state highway connecting to Shelton to the south MASON and Bremerton to the north. Because there is no parallel route through the whole UGA,accidents on 3 - SR-3 can cause extensive delays. Based on the $ Plan's transportation analysis, most of the accidents happening along the corridor are at 300J j KITSAP driveway intersections.There are approximately 100 driveways on SR-3 between Cokelet Lane and io¢. SR-106 alone. NE Old Belfair Highway,the other north-south access road extends from SR-3 i northward, serves mostly local uses.The SR- 300/Clifton Lane corridor is one of the few east- _ west corridors in the UGA. SR-300 links rural areas aoz, to the west with Old Belfair Highway, and Clifton \3, PIERS E Lane links both with SR-3 in the downtown core. i The recently completed Romance Hill Road,close to a half mile south of the downtown area is the Future proposed alignment } only public roadway connecting with SR-3 south of Figure 2. SR-3 bypass proposed alignment. downtown.All other streets south of downtown Source: WSDOT are private dead-end roads. BELFAIR UGA PLAN 14 FINAL—February 25, 2022 With the lack of street grid system, local access relies solely on SR-3 and NE Old Belfair Highway.There is no other alternative route.A planned alternative north/south route on the plateau, however,would provide a second route through the Belfair area.The planned route extends from SR-3 near the UGA's eastern boundary and travels southwesterly on the plateau to connect back with SR-3 south of the UGA. Within the UGA a connection to the bypass via Romance Hill Road is planned. Considering growth projections for the UGA and current traffic conditions, major transportation improvement in Belfair will be needed over time.This includes improvements to SR-3,the planned alternative north/south route as well as other local access roads. Natural Environment Belfair has tremendous amount of natural habitat within the UGA.The Theler Wetland at the far west end of the UGA is a 135-acre natural jewel for Belfair. It provides trails along Hood Canal, Union River Wildlife area and the Salmon Center west of SR-3. , v ' Wetlands:To the north there are extensive and sensitive stream and wetland systems. Low lying areas _! ;,. V ,% along the Union River in the northwest corner of the I ' UGA have been designated by the County as a Class II Critical Aquifer Recharge Area (see 3.2 Water Resources in the EIS). Hillsides:Steep slopes parallel much of the east side of the SR-3 corridor from the downtown area southward r. —providing substantial view opportunities towards the water and mountains.A relatively flat plateau lies to the east of the ridge. p Forests: Much of the UGA is well-forested.These areas stream&wetland systems are colored dark green in Figure 3. - Forest secondary forest The uncolored areas in Figure 3 are developed sites, Logged areas&meadows while the medium shade of green includes other steep slopes wooded areas(secondary growth).The light brown Developed areas areas illustrate recently logged areas or dry meadows. Figure 3. Belfair Natural Areas BELFAIR UGA PLAN 15 FINAL—February 25, 2022 t , Figure 4. View of the Theler Wetland area Figure S. The Theler Wetland Trail from the ridge above SR-3. The community members proudly consider these wetlands, waterways, hillsides and forest land areas as the treasure for their community that need to be protected for next generation to enjoy. Considering population projections, however, participants recognize that structured open space with ballfields and active recreational uses are sorely needed within the UGA. Pedestrian Network and Trails The pedestrian network in Belfair is limited.There are few sidewalks in general and thus it's difficult to walk safely and comfortably within the community. Although Theler Wetland trail system is a wonderful exception, it does not connect to other natural habitat and neighborhood areas.There is a strong support from community members to expand the trail system throughout the community in different loops that connects different land uses together.This trail system can be used as another alternative route for pedestrians and bikers to get around in town. BELFAIR UGA PLAN 16 FINAL—February 25, 2022 Economic Conditions According to the 2003 economic analysis,the Belfair UGA had experienced very low growth in the previous decade,while rapid growth occurred in the rural areas around the UGA. New land-use policies for Mason County, related to GMA,suggest that growth will come to Belfair UGA at a higher rate than previously experienced. Large amounts of vacant land within the UGA present an opportunity for a housing developer to exploit economies of scale; developing a substantial pool of housing stock in the same area helps keep prices down.Among potential opportunities,the absence of multi-family housing is most notable and reportedly in strong demand.An influx of seniors provides a strong demand in senior housing. Increased demands for retail space will come with the population growth.Though much of this demand will likely occur in existing commercial centers that currently attract Belfair shoppers, new retail in Belfair attracted by this growth would also benefit from changes in spending habits of existing residents,thereby increasing capture rates for the trade area. In addition, lodging development opportunities appear to exist, based on strong intra-regional tourism and limited competition from existing lodging establishments. Industrial uses appear challenged by large amounts of competing commercial land available nearby.The UGA's large, undeveloped parcels, however, are also an asset for industrial development and may prove attractive to businesses that do not need the apparent accessibility advantages offered nearby. BELFAIR UGA PLAN 17 FINAL—February 2S, 2022 Plan ve ry i ew Vision The community's vision for Belfair's future begins with a feeling for the land.This feeling is reflected not only by an appreciation for the area's scenic natural setting, precious water resources, and diverse wildlife habitats, but also by the knowledge that the land is an important human resource. Care for the land is critical to the community's economic health and long-term sustainability. For this reason,the plan emphasizes measures to protect local streams and wetlands, locates growth where conditions are most suitable, includes sustainable development standards, and takes greatest advantage of the area's assets as an attraction to visitors and an amenity for residents and workers. Economic vitality is a second critical community goal. For Belfair to grow and prosper, local jobs must accompany residential growth, and the economy must diversify to include industrial, professional and service, and tourist-based businesses.To this end,the plan includes three separate concentrations of commercial activity, each appealing to a different economic sector. Additionally, recommendations for development standards, design guidelines, and public works focus on supporting new development that is compatible with Belfair's unique assets and economic potentials.A two-phased approach to highway improvements will assist the downtown core in the short term and allow larger, diverse growth in the plateau over time,as well as address critical near-and long-term transportation challenges. Finally, participants in this planning process have expressed a desire for a more cohesive community with a more integrated, positive identity.This means enhancing the area's visual quality. It means ensuring that new buildings are friendly in their design and planning new residential development to create neighborhoods, not just housing. It means providing the pedestrian and bicycle routes so that people can use local businesses and enjoy the community amenities without having to get in their cars. It also means protecting green belts of trees so that the area retains its"community in a forest" character.These are the issues toward which many of the design and park and open space recommendations are directed. The community's vision is not a passive one. It cannot be attained without a lot of hard work and cooperative effort. But the raw materials are there to make this vision a reality.The area will grow over time, and this growth can be shaped so that the whole community will benefit.The sewer line and improvements to SR-3 will give the central part of the community opportunities it has not had in the past,and the Salmon Center, library, and clinic will help to activate the south part of the UGA.The challenge is to make the most of this opportunity in time.And in the long term,the community's potential is even more dramatic. Positive,cooperative master planning of the lands on the plateau early can reap big rewards for the participants. BELFAIR UGA PLAN 18 FINAL—February 25, 2022 4, ��, w •� '"-i fr }North _ 1 ( Neighborhood Low density residental / Commercal or office n areas less sulable fat c +4 — development - t r Zi .r ti % . � Large'ootonmretad Protected green corridor �` ' _ i / - t �' along highway \ -� Neigtborhooe Protected streamoorridere -- �1 F School (throughout) r Reg+one perk '•` �,� � d , ` L•� ,/� r' New residential community IJ t1►..�c`. y�' i Wth a mac or hous rated vntmggPes t in" 7 open soar va wsa / system 5.. � Ali{It `•Y 've ` .� 'Clean industrialt � _ �• 1 � 4,.'be� 1 commercial park �Wwnt Node = ,` t/_ 4 " Infill mired-use with intleQfiOed peOCetflefl jr t nelWOflt , U a Trails from Salmon Center to cc mmunrty nple ferrtiy � resrdedthld :a-a e Imni y �± Surface water treater belore entering UnionRrrerand .. "� — Hood Canal w� water: f'. . • F -� I ;Y -- _ _._._._t Nodth•wullh by1nes with landscaping Bypass Node Alf �E U s —emu 4 Corridor Small scale retail y:. 1 '\ 7 Mixed-Use and sen cies s , r. i'•-Improve SR-3 corridor with 3 tares, aai tl pedestrian walkway.tandscaping. safety Improvements,and utiilines r �' '"`—Mixed-use deve'opmentalong — - -- .• -` SR-3 corndor dea'gned to as resent att active r p ant to the SOtrth@Prl - f ° street and minimize impacts to traffic Node Pate=fiat for a Hotel+resort 7 Small scale 1 retail and - �'��` --Sin tla tar"dt 1 servciesrC SldC nlia'' J i Belfair 20 Year Vision Plan Figure 6. Belfair 20-year vision The illustrations on the following pages depict some of these opportunities.They show what Belfair's future could be like.The development of the individual properties is not likely to be like what is shown. This is a conceptual plan that will change over time, but the overall qualities and general patterns of development are a distinct possibility if the plan's recommendations are implemented. BELFAIR UGA PLAN 19 FINAL—February 25, 2022 A Look at The Future Southern Node So,what will a visitor to Belfair see if he or she returns to the area in about 15 or 20 years?Our fictional visitor might well start at the south end near where the new Salmon Center is located. Here is truly a regional attraction, explaining the ecology of the area and providing children of all ages many opportunities to engage in the learning about the land that supports them.She heads south to a small cluster of shops and services and an inn where she can spend the night. Heading north again, our visitor has the option of following the scenic trail along the marsh or the walkway along SR-3. She chooses the walkway so that she can enjoy the street's boulevard-like character and new array of mixed-use buildings.She notices that traffic is steady but not congested,thanks to the new bypass and the fact that many of the local property owners have made a special effort to consolidate their driveways and landscape their street fronts. It makes a huge difference from what she remembers at the turn of the century. Even with the new buildings, she can see views of the inlet to the west. BELFAIR UGA PLAN 20 FINAL-February 25, 2022 Loop trail to community and residential neighborhoods C III Small scale services ■■■'■.'■•. •�` HABITAT 4 Infill and new mixed use FO development along HU T SR-3 corridor with pedestrian friendly elements Streetscape improvements i Driveway consolidation for safety and traffic flow improvement -. �+r- ---i—•- _ 9 Mixed use development with multi-family residential ' behind i Illustration of Southern Node Planning Objectives 0 North Figure 7. Southern node planning objectives. BELFAIR UGA PLAN 21 FINAL—February 25, 2022 Downtown Area Entering the downtown, our visitor is surprised to see a number of multi-story residences surrounding a small but lively shopping area.The new residential neighborhood that has grown up around the old core provides a lot of people and activity.Some of the old landmarks are still there, in many cases spruced up to fit with the newer development. She notices that it is easy to walk around the downtown, small pathways providing easy access to inviting shops, cafes, professional services, and studios.The little plaza in the center with the outdoor seating is just the place to meet a friend for a cup of coffee. Right across the highway,the Saturday flea market is really hopping.There seem to be people from all overlooking for treasures. Maybe she should stop and look for that old Johnny Cash record she needs for her collection. But she decides that, if she wants to visit the whole community,she'd better see what's happened on the plateau. BELFAIR UGA PLAN 22 FINAL—February 25, 2022 fMixed use development to the Multi-family Residential north on old Be Highway ��— Pedestrian o t mixed use (typical southth of f the access road) Park Centralized plaza space Access street to organize area and improve circulation "Keystone"buildings that — / create a distinct character at intersections Streetscape Improvements Coordinated parking lots for greater efficiency Stream protection measures Intersection improvements with crosswalk Park and community market 1 Illustration of Downtown Planning Objectives Figure& Downtown Area planning objectives. BELFAIR UGA PLAN 23 FINAL—February 25, 2022 Northern Plateau It's a bit of a walk up from the downtown, but the footpath is pleasant.She notices that even with the new development,there is a lot of green left.The creeks seem as free flowing as ever,with a lot of native vegetation around them to help them stay healthy and protect the water quality. Our wandering visitor also notices that the new residential development really seems to fit in with the surroundings. The smaller streets, swales, rural footpaths, landscaping with native vegetation,and sensitive site planning really make a difference. Here is proof that sustainable development makes sense, not only for the environment, but for the lifestyles as well. Industrial close to railroad line Commercial or office with buffer from highway Large scale retail L I = r Buffer to protect green corridor along highway , \ Neighborhood"main street" I - = with small retail uses and pedestrian amenities i Regional park Manufacturing and clean industrial uses at business park I l W,fit Wetland protection measures 1 � t-^; � � � ,.:G,� �''''�• Access streets to new residential } �� ' � ; =a •. ' development >. \ New multi-family residential development integrated with open space and trail systems Northern Plateau - �..r North Figure 9. Northern Plateau planning objectives BELFAIR UGA PLAN 24 FINAL—February 25, 2022 Finally, she reaches the crest of the ridge, and here she sees the biggest changes.There is a new, attractive shopping center integrated with a business park, several ball fields and a new neighborhood with a wide mix of housing types. It may not have the intimate charm of the downtown, but someone has really done a good job of planning and designing the area.Jobs, services,amenities, and residences are all here.The wetlands provide an interesting backdrop, and all the major features seem connected with ribbons of open space.And, located near the intersection of old SR-3 and the new route, it is convenient for all. Looking across the highway,she can see new retail development and perhaps just a glimpse or two of the light industrial activities lined up along the rail siding. Heading back toward her room at the Salmon Center Inn, she wishes that she had brought her bike with her. It would be an easy roll along either the SR-3 trail or the Romance Hill connection. But the walk gives her time to consider what she's seen.What strikes her is that,for a rural community, Belfair is really a place of contrasts; old and new, a small town setting with some sophisticated aspects, and a place where the old hamburger joint and the new coffee shop can coexist. Most importantly, she ponders about how the three centers complement one another, each adding to the community as a whole. It provides more choices, a richer mix of experiences and, literally,something for everyone. Maybe,she thinks, she'll stay another day or two, maybe kayak the canal, maybe look for that old Johnny Cash record, perhaps explore the job market a bit, and—what the heck—it can't hurt to do a bit of house hunting.Just for fun... Strategic Concept The planning concept translates the community's vision described on the previous pages into a set of key ideas that, in turn,form the basis for the individual planning recommendations. In Belfair,the community's vision means that public and private partners work together to develop a linear sequence of nodes—each with its own function and character—linked with an extensive trail system. Belfair's downtown area will be the most important of these nodes and the focal point for civic and cultural activities. Actions to encourage the Salmon Center development will attract visitors from all over the region, helping to fuel the local economy.And,the northern node will provide room to grow over the decades. Establishing zoning and guidelines that will direct new development to create a high-quality development with a mix of uses is critical. Improvements to SR-3 and guidelines to direct growth along the highway form another set of actions that are necessary to ensure good circulation and that the three nodes work together as a unified whole.The third major direction framing a number of planning recommendations and design standards is the community's desire for a high-quality, sustainable environment. BELFAIR UGA PLAN 25 FINAL—February 25, 2022 Plan Concept s� 1. Focus more diverse, intense development in four areas: tt • North end to accommodate larger footprint commercial ,, ,� t • Downtown to provide mix of pedestrian/local commuting/ mixed-use development . • New node with services at SR-3 bypass and Romance Hill - connector • Southern SR-3 corridor with mix of businesses and services • Southern nodes with + ' educational and recreational activities . 2. Upgrade SR-3 corridor �• _" AW* • Complete 3 lane configuration • Install sewer utilities and If safety improvements '., i` • Plan and build alternate route + f f 3. Ensure quality living and natural environment f • Water quality programs • New development fits with small-town and natural character • Connect and support neighborhoods F with trails,parks and public services ___: +ter' «� ,�. •t Belfair UGA Plan Figure 10. Plon concept BELFAIR UGA PLAN 26 FINAL—February 25, 2022 Recommendations Land Use and CommunityDesign Zoning regulations and design standards will be a critical tool in implementing the community's design objectives. Six different land use designations are proposed and sited to concentrate development in the commercial nodes, allow for residential development to accommodate projected growth,and protect sensitive natural areas.These designations include: • Mixed-Use—intended to provide for a wide variety of uses along much of the SR-3 corridor and other areas. • General Commercial—intended to provide for the full range of commercial uses to serve Belfair and the surrounding region. • Business-Industrial—intended to provide for employment growth in the Belfair area by encouraging manufacturing,wholesale trade, and office uses. • Residential—intended to provide opportunities for residential development within the Urban Growth Area. Includes subdesignations of R-4, R-5, and R-10(numbers referring to the average number of units allowed per acre. Regulations provide flexibility by encouraging clustering of development on the sites that can best support development. • Master Planned Mixed Use-intended to provide for large-scale master planned developments with a mix of employment and residential uses in the north part of the area. The chart on the following page identifies the difference between the zones,while the map on page 28 identifies the locations of each designation. BELFAIR UGA PLAN 27 FINAL—February 25, 2022 Table 1. Comparison of Zoning Designations Proposed Use and Key General Mixed-Use Business Residential Master Provisions Commercial (MU) Industrial (R-4,R-5,R- Planned (GC) (BI) 10) Mixed Use ALLOWED USES Pedestrian Retail General • • • Commercial Office Residential Industrial/ Manufacturing/ O Wholesale DENSITY PROVISIONS AND KEY DESIGN STANDARDS* Height limit 3 stories 3-5 stories 3 stories 3-4 stories 5 stories Residential 10 for R-10 No specified No specified density Not permitted Not permitted 5 for R-5 (units/acre) limit 4 for R-4 limit Front yard landscaping 0-30' 0-30' 30-60' 10-30' 0-30' area* • = Permitted use; O = Permitted only in the GC-BI Overlay Area No Symbol = Use not permitted See Mason County Municipal Code Chapters 17.20-17.35 for details BELFAIR UGA PLAN 28 FINAL—February 25, 2022 Description of Uses • Pedestrian Retail—Small scale retail trade uses(excluding auto-oriented uses), eating and drinking places, hotels and motels, personal service uses. • General Commercial—The full range of commercial uses including retail trade and shops, eating and drinking places, hotels and motels, auto-oriented uses,finance, insurance, and real estate uses, and service uses. • Office—Professional office. • Residential—Multi-family and/or single-family residential uses. • Industrial/Manufacturing/Wholesale—Manufacturing,assembling,warehousing, repairing, fabricating,and processing. BELFAIR UGA PLAN 29 FINAL—February 25, 2022 o: VV gR ERTG=- m Mg _ S ,NE MIGHT <s+�r -'A Q' +rr--J �f p Q' N� z � la 00 fl/ ram. ^ f� 1 / ?7 1 ,i1 1 0 0 1 1 �f 1 1 1 1 Map Date:February 2022 —� Miles Belfair UGA Boundary Belfai,UGA Zoning Mixed Use UGA, Business Industrial Mosier Planned Mixed Use Parcels General Commercial Multi Family Residential L Approximote Byp—&Connector Route General Commercial and Business Industrial Public Facility Long Term Agricultural Single Family Residential Medium Density Residential Figure 11. Proposed land use designations BELFAIR UGA PLAN 30 FINAL—February 25, 2022 LU-1 : Amend UGA Boundary Adopt recommend changes to the Belfair Urban Growth Area (UGA) boundary.The proposed changes add one area with an essential public facility to the UGA and remove a parcel of publicly held forest land that is unlikely to be developed.These changes are consistent with the goals of the Growth Management Act and the vision of this UGA plan. A. Expand the UGA boundary by approximately 54.5 acres to include the Belfair Wastewater and Water Reclamation Facility, plus adjacent County-owned properties. B. Reduce the UGA by approximately 40.6 acres in the southeastern corner of the UGA to remove a property owned by Washington State Department of Natural Resources (DNR) that is unlikely to be developed and which is not readily accessible from the rest of the UGA. t FaD NE.MCKN GH TaOt .L A Belfair UGA Boundary /J Parcels Approximate Bypass & Connector Route — UGA Boundary Revisions 0 Add to UGA Remove from UGA 7 // T.." Figure 12. Proposed UGA boundary revisions BELFAIR UGA PLAN 31 FINAL—February 25, 2022 LU-2: Mixed-Use (MU) Designation Purpose The primary purpose of the Mixed-Use designation is to provide for a mix of uses along the SR-3 corridor, in HE MGCKGi1T�' J _ downtown Belfair, and at the future crossroads of Romance - , Hill Road and the planned SR-3 bypass. Permitted uses o - include commercial, office, and residential uses. By allowing a broad array of uses, property owners have more Z. choice in how the land can be developed. Design standards Z require pedestrian-friendly design in downtown Belfair with either landscaping,small open spaces,or pedestrian- oriented building facades. Design standards also encourage pedestrian and vehicular connectivity between properties. o u Building heights up to three or five stories are permitted depending on the area—otherwise, no specific density limits are provided as the will be limited b rr p ( y y parking rr requirements, natural site constraints, and marketSa constraints). H/ Locations Figure 13. MU Land Use Designation Along the SR-3 corridor south of downtown, surrounding the GC designation in downtown, and at the Romance Hill Road and planned SR-3 bypass crossroads. Permitted Uses A mix of public, professional office, light industrial, retail,service, and multi-family residential uses. BELFAIR UGA PLAN 32 FINAL—February 25, 2022 Height Limits and Density Three to five story height limit depending upon location. Five-story buildings may be allowed along the east side of the SR-3 corridor where views can be maximized and impacts minimized. Buildings on the west side of SR-3 must not reach an elevation of more than 35 feet above grade level within 150 feet of the roadway,although taller heights could be considered with a Special Use Permit. Overall residential densities are limited by height limits, parking,site constraints,and design standards. Design Standards Design standards promote good site planning, pedestrian and vehicular access, extensive landscaping, and human-scale building design. It will be important to minimize or reduce the number of vehicular access points off SR-3. s Figure 14. Development examples consistent with the vision for the Mixed-Use zone. BELFAIR UGA PLAN 33 FINAL—February 25, 2022 LU-3: Create the Master Planned Mixed-Use (MP-MU) Designation Purpose The purpose of this district is to provide for large-scale master planned developments.This district allows a mix of m r 2` commercial and residential uses with a focus on dE NEWKIRK Rp K4TCHFMAK��4 1 business/industrial park development and multifamily housing. By allowing a broad array of uses, property owners have more choice in how the land can be developed. Design standards encourage landscaping, { // particularly along the SR-3 corridor to retain the wooded character of the area and between non-compatible uses to ' minimize negative impacts of parking, service,and/or industrial areas on multifamily uses in the zone. Design t' standards also promote safe vehicular and pedestrian connectivity, development of pedestrian-oriented spaces, and appropriately scaled building design. Locations Between SR-3 and the bypass in the northern-east part of Figure 15. MU Land Use the UGA. Designation Permitted Uses A mix of professional office, light manufacturing, retail,service,and multi-family residential uses. Height Limits and Density Height and bulk standards in the MU zone apply, meaning building heights of five stories are allowed.. Residential densities are limited by height limits, parking, site constraints, and design standards. Design Standards Area-wide standards for site design, building design, and landscaping promote good site planning, pedestrian and vehicular access, extensive landscaping, and human-scale building design. Requirements for master planned developments reinforce design standards for landscaping, pedestrian and vehicle circulation,and open space New vehicular access points off SR-3 should be minimized. BELFAIR UGA PLAN 34 FINAL—February 25, 2022 Rill&iii ,a-,.r•a r K J Figure 16. Development examples consistent with the vision for the Master Planned Mixed-Use zone. BELFAIR UGA PLAN 35 FINAL—February 25, 2022 LU-4: General Commercial (GC) Designation Purpose ) Q The primary purpose of the GC designation is to provide Z z &ui areas that offer a wide range of consumer goods and NE NEWKIRK Rp i,Ch services for both Belfair UGA residents, regional residents, and the traveling public.An additional purpose is to / provide a Business-Industrial Overlay(GC-BI)Area that �f allows both commercial uses and services and industrial o JE MCKNIGHTI 1 related uses on those properties close to the railroad 00 / and/or already engaged in industrial-related uses(see LU-5 /i Business Industrial Designation on page 38). Design standards encourage landscaping, particularly along the SR- 3 corridor to retain the wooded character of the area and minimize negative impacts of parking, service, and/or industrial areas. Design standards also promote safe �� A vehicular and pedestrian connectivity, development of A- pedestrian-oriented spaces, and appropriately scaled Figure 17. GC and GC-81 Land Use building design. Designations Locations Existing commercial areas at the northeast end of downtown along SR-3 and GC-BI overlay properties on the plateau along the SR-3 corridor. Permitted Uses Allows for the full range of commercial uses, including retail trade and shops;finance, insurance, and real estate uses; and professional office and service uses. Industrial/manufacturing/wholesale uses are permitted in the General Commercial—Business-Industrial (GC-BI) Overlay(see Figure 17)as long as they comply with the applicable buffer requirements for the BI classification. Residential uses are not permitted. BELFAIR UGA PLAN 36 FINAL—February 25, 2022 Height Limits and Density Three-story height limit. Design Standards The most important design goals are to enhance pedestrian and vehicular safety—particularly along SR 3.This means consolidating existing driveways, where possible, and minimizing new access points for new development and adding sidewalks and landscaping features along SR-3.Smaller scale signage should be a key design component of these areas to reduce the visual pollution of the SR-3 corridor. Design standards should encourage pitched roofs and use of natural building materials that can contribute to Belfair's visual character and identity. Non-pedestrian-oriented facades should be screened, especially on SR-3 and in pedestrian areas. !If Figure 18. Development examples consistent with the vision for the General Commercial zone. BELFAIR UGA PLAN 37 FINAL—February 25, 2022 LU-5: Business — Industrial Overlay Designation (BI) Purpose: The primary purpose of this district is to provide for the W� location and grouping of industrial enterprises and u i activities involving manufacturing, assembly,fabrication, I >: processing, bulk handling and storage, research facilities, warehousing and heavy trucking. It is also a purpose of this NE NEWKiRK Ro zone to protect the industrial land base for industrial economic development and employment opportunities. These purposes are accomplished by: ., ) i I � E • Allowing for a wide range of industrial and MCKNIGHTIP L manufacturing uses. • Limiting retail uses to those necessary to directly y � support industrial activities. • Prohibiting residential uses. Substantial landscape buffers are required for those ; properties adjacent to the SR-3 corridor,otherwise Figure 19. BI and GC-Bi Land Use Business-Industrial properties are exempted from most site Designations planning and building design guidelines to maximize flexibility for the uses. Locations: Properties in the northeast corner of the UGA. Provisions for the BI designation are also applicable to industrial, manufacturing, and wholesale uses in the GC-BI overlay areas along the SR-3 corridor(see LU- 4 on page 36). BELFAIR UGA PLAN 38 FINAL—February 25, 2022 Permitted Uses: A combination of manufacturing, institutional,wholesale trade, professional office, and service uses. Height Limits and Density: Three-story height limit. Design Guidelines: Provide a wide landscaping buffer along SR-3 to screen uses from highway. Driveway and access guidelines to enhance safety on SR-3. Industrial use type, outside storage or service uses Deese planting 9 I , 30'minimum i Row Figure 20. Required landscape screen for Business-Industrial uses along the SR-3 Corridor. BELFAIR UGA PLAN 39 FINAL—February 25, 2022 LU-6: Multi-Family Residential (R- 10) Designation Purpose The purpose of the R-10 District is to provide sites for rfi multi-family residential development that are within - i walking distance of commercial areas and services within the Belfair UGA.The designation provides for a density of ten dwelling units per acre. Clustering of the dwelling units o"~ and properties is encouraged to protect open space and water quality, reduce infrastructure needs, and enhance u energy efficiency. $ ,w Locations Within or adjacent to development nodes and i commercially zoned areas within a normal walking distance ° of one-half to three-quarters of a mile. Locations generally Figure 21. R-10 Land Use are areas not significantly impacted by critical areas and Designation slopes. Permitted Uses Apartments,townhomes, and other multi-family uses—which may be clustered on site(s).These areas will provide housing opportunities for seniors, singles, childless couples,and low-income families, and other people who want to be close to services and amenities and prefer not to maintain a yard. BELFAIR UGA PLAN 40 FINAL—February 25, 2022 Height Limits and Density Four stories. Maximum density of ten dwelling units per acre, and a minimum density of ten units per net developable acre. Development may be clustered as long as the average density for a property or applicable properties does not exceed the 10 units per acre limit. Design Guidelines Design guidelines will be important to minimize environmental and visual impacts of developments and provide amenities for residents. Consider density incentives that encourage the use of sustainable design principles in site design, access, building design, and landscape. Protection of creeks and wetlands is critical—these features should be preserved and integrated into the development as an asset and amenity for residents. Open space and play areas will be important, particularly for young families. Pedestrian access—between developments and to provide access to parks, open space, commercial, and civic uses—is also very important. d. ■ Figure 22. Development examples consistent with the vision for the R-10 zone. BELFAIR UGA PLAN 41 FINAL—February 25, 2022 LU-7: Medium Density Residential (R-5) Designation Purpose The purpose of the R-5 District is to provide sites for moderate density residential development within the Belfair Urban Growth Area.The district allows for a density M�KfKa 4C of five dwelling units per acre, except where"critical lands" c' are present—which reduce the permitted density. z NENF.�,G. ":E„.N ; Clustering of the dwelling units and properties are encouraged to protect open space and water quality, ,,rs,R reduce infrastructure needs,and enhance energy NE CKNC.- a efficiency. Multi-family dwelling units are permitted as long arR r, as they do not exceed the density requirement and minimize impacts to adjacent single-family dwelling units. Locations - Generally away from development nodes and �ry' commercially zoned areas, beyond a normal walking ;# a distance of one-half to three-quarters of a mile. n n Permitted Uses n This generally includes cottages,attached singled family, and detached single family uses.Where uses are clustered ' to concentrate infrastructure and preserve sensitive natural areas or open space,the housing could include Figure 23. R-5 Land Use Designation townhouses or small-scale apartment buildings. BELFAIR UGA PLAN 42 FINAL—February 25, 2022 Height Limits and Density Three-story base height limit. Maximum density of five dwelling units per gross acre, and a minimum density of four units per net developable acre. Design Guidelines Design guidelines for single family will focus on site planning and access issues. For example, new developments should be integrated with open space, local and regional trail systems,and sensitive natural areas. Use of sustainable design principles is encouraged. A, Figure 24. Development examples consistent with the vision for the R-5 zone. BELFAIR UGA PLAN 43 FINAL—February 25, 2022 LU-8: Single-Family Residential (R-4) Designation Purpose Purpose:The purpose of the R-4 designation is to provide sites for detached single family residential development within the Belfair UGA.The designation allows for a density of four dwelling units per acre. Clustering of the dwellingRK ;c } units and properties is encouraged to protect open space !' and water quality, reduce infrastructure needs, and "f, enhance energy efficiency. Multi-family dwelling units are wbfR :oR NE M.CKN GM?`� conditionally permitted as long as they do not exceed the - t.RD density requirement and minimize impacts to adjacent �P single-family dwelling units. M Locations Restricted to sites containing critical areas and slopes as development is expected to be clustered into the more y9 qa h suitable building areas.Away from development nodes and commercially zoned areas, beyond a normal walking a distance of one-half to three-quarters of a mile. _ a n n Permitted Uses y Detached single family uses and duplexes are permitted at �ESOJIR<iF y/ a lower density due to topography or natural site constraints. Where uses are clustered to concentrate Figure 25. R-4 Land Use infrastructure and preserve sensitive natural areas or open Designation space,the housing could include townhouses or small-scale apartment buildings. BELFAIR UGA PLAN 44 FINAL—February 25, 2022 Height Limits and Density Thirty-foot base height limit. Maximum density of four dwelling units per gross acre,and a minimum density of three units per net developable acre Design Guidelines Integrate developments with open space,trails, and natural areas. Encourage use of sustainable design principles. 110 Figure 26. Development examples consistent with the vision for the R-4 zone. BELFAIR UGA PLAN 45 FINAL—February 25, 2022 LU-9: OTHER LAND USE ACTIONS AND RECOMMENDATIONS A. Long Term Agricultural (LTA) �-x' t . } � Designation E"�"""R' The purpose of the LTA designation is to support a LU commercial agriculture and provide open space within the m' Belfair UGA. Applicable sites are on the east side of Old O Belfair Highway north of the downtown area.This E T�MeER z designation permits single family uses and agriculture- F-DR related uses.The base residential density is one dwelling NE rnCKN�GHT�� unit per 10 acres. However, density credits of up to three Rp _ dwelling units per acre are permitted provided that the SQ increased density is transferred to lands outside the LTA Q L designation but within the UGA. o z O� � O B. Restrict Adult Businesses Restrict the siting of adult businesses in the UGA.The Figure 27. LTA Land Use community wishes to strongly discourage adult businesses Designation and minimize their presence in the UGA.The County should involve the Belfair community in their development guidelines for adult businesses in Mason County. BELFAIR UGA PLAN 46 FINAL—February 25, 2022 Transportation Significant progress has been made since 2003 in implementing the transportation recommendations of the subarea plan.The list below shows the updated transportation recommendations for the subarea. Location . T-1 NE Old Belfair Highway/ Two-Way Stop:Two-way left-turn lane along NE Old NE Newkirk Road Belfair Highway .....................................................__........._........_...__.._........_........._.._..................._.._.....__.._......_........._.............;...__._....._.._...._...._........__.... ..........._................................................_....................................._................... _..__..................; T-2 NE Old Belfair Highway/SR 300/NE Roundabout with northbound,southbound,and Clifton Road eastbound right-turn lanes, plus a westbound right- turn slip lane. .............._.....;.._.........._._... ......... .................... .....---------........................................... _.................. T-3 NE Clifton Road/NE Roy Boad Road Single lane roundabout ------------ *--"..............................._.._.................................-----.....-....-------- ....._.............................................................._....._............ T-4 SR 3/Log Yard Road Roundabout with two(2)southbound through lanes (tapered to one lane after the intersection)and westbound and northbound right-turn slip lanes. ......................................_...................................................._.......................................... T-5 SR 3/Ridgepoint Boulevard Single-lane compact roundabout. I T-6 SR 3/NE Clifton Road Either install a roundabout or provide signal i modifications and a second eastbound left-turn (from NE Clifton Road to northbound on SR 3).The additional eastbound left-turn would require i widening SR 3 to a 4-lane cross section between NE I Clifton Road and Ridgepoint Boulevard. ....................._..........................................._....__.. ..............................-..............-..........--.................._.._........._.._...._..__................................_........_................................................_................_......._............ ....... ._......_. ................. T-7 SR 3/SR 300 Single lane roundabout. .................................................................................................................-............_....................................................;.................._.._...............................-........._....__......................................_................................................ ............................... .......: T-8 SR 3/Romance Hill Road Roundabout with separate southbound through and left-turn lanes. _..............._____.._____}._._....__-----------.._...._................_..........._............................ _...___...______.._._._.__...._._._......._..............................................................__......_._...._..-.................__._.. .............................____.._......._..... T-9 SR 3/SR 302 Roundabout with separate southbound through and left-turn lanes. _.............................................................._.._...._.................._........._.._.._......__..._._......................................................................................._.._...................................................._.................................................._..........................., T-10 SR 3 Freight Corridor/Log Yard Road Single lane roundabout. T-11 SR 3 Freight Corridor/Romance Hill Single lane roundabout. j Road .._.._.........._.._...........__j'---.............___..__....................._............................_......_...._...._.............__................"..__..-"'.._____"_..____.._....._.....__...._.._......__...._........_.................................--............................................_........._........................... BELFAIR UGA PLAN 47 FINAL—February 25, 2022 Parks, Trails, Open Space, and Public Facilities P-1 : Expand stream corridor, wetlands, and critical areas protection The preliminary zoning recommendations call for lower densities in most of these areas. Maintain and enforce the current critical areas ordinance. Proposed regulations and design guidelines also encourage clustering of development to protect these resources.See Water Quality Recommendations below for additional measures to protect water quality and stream integrity. P-2: Create a centralized plaza space within the retail zone downtown The plaza would the focal point of social, cultural, and civic activities in Belfair.The plaza should be design and sized large enough to hold the local farmers market.The plaza should be relatively informal in its design and feature space for outdoor dining and socializing, pedestrian amenities, and landscaping features. Proposed design guidelines address attractive pedestrian connections within the core. P-3: Develop a park near downtown One possible location for the park is on the east side of SR-3 near the Old Belfair Highway intersection. This site could be assembled from underused County property and donated land. It would be a good location for a farmers market and other civic activities benefiting from highway exposure and a central location. Incorporate a farmers market at the site.The park should be clearly visible from the street and contain sufficient parking. Improved crosswalks should be installed to connect this site to the downtown core.See Recommendation T-7. P-4: Develop parks in conjunction with new residential development on the plateau New residential development should include smaller neighborhood parks.The area also provides the best opportunity for a larger park towards the northern end of the plateau to serve the north Mason County region.The larger park should include active uses, such as ballfields,that draw from the greater Belfair area. BELFAIR UGA PLAN 48 FINAL—February 25, 2022 P-5: Expand the system of trails associated with the Theler wetlands The existing trail system should be extended and a new trail added along the eastern fringe of the wetlands area paralleling SR-3 and connecting the Salmon Center with future corridor developments, the downtown area,and the proposed downtown park. (See P-4.) P-6: Install a trail/bikeway system along Sr-3 Provisions for pedestrian and bicycle travel are important for both local and regional circulation. Part of the SR-3 widening to three lanes in the south should include, at a minimum, sidewalks and widened shoulders for bicycles. Pedestrian/bicycle trails should be added to SR-3 sections that already feature three lanes wherever there is sufficient right-of-way. P-7: Develop a system of connected trails on the plateau A combination of multi-purpose trails and walking trails connecting residential areas with parks, open spaces, commercial uses, and other neighboring residential areas should be constructed.The network should include a north/south trail paralleling the bypass route.Trail connections to the plateau retail center and the SR-3 corridor are also very important. Implementation could be a partnership between the developer(s),the County, and the State (associated with bypass construction).Trails should be carefully designed to avoid erosion steep slopes. P-8: Create a trail and sidewalk system that loops within and around the downtown area This would be a walking trail that would connect future residential areas on the fringe of downtown with the wetlands, proposed downtown park and plaza spaces, and natural areas. BELFAIR UGA PLAN 49 FINAL—February 25, 2022 Stream corridors and - - - ' wetland areas Add improved Create walkways and access at bridge ,bicycles facilities along / Other environmentally in the long term the SR-3 corridor sensitive areas Expand stream b `. Proposed plaza corridor and wetlands t ote • cion Proposed park protection Proposed regional trail Expansion of Theler Wetland trail system m Proposed walking trail Pedestrian friendly streetscapes - Regional Park Pedestrian Plaza " 7�I Develop a park near p' Develop a system of� downtown ry �/ connected trails on the plateau Expand the Theler Wetlands trail system 300,) ♦� // I ♦ // Neighborhood Parks lI � Protect Hillsides - Figure 28. Parks, trails, and open space recommendations map BELFAIR UGA PLAN 50 FINAL—February 25, 2022 Water Quality Recommendations lA��. Onstall sa over trunk lino within the nowt F ve:ir�. This is aR essential first step in upgFading water quality while accemmedatiRg gFOWth.The CGHRty is RECOMMENDATION COMPLETE W-2: undertake a program of local water quality facilities to reduce pollutants in local streams and in the canal and detention and infiltration facilities (where feasible) to improve flow rates in streams. Prior to 20th century settlement,the low-lying wetland areas along Union River and Hood Canal retained and filtered storm water runoff before it entered the bay. Now, not only do human activities add considerable pollutants,the development has reduced the land's ability to naturally clean the water. It is especially important to prevent run-off from new roads and pavements from flowing directly into natural streams without prior treatment. One way to lessen this problem is to, over time, install a series of treatment facilities that filter out the pollutants through a system of ponds and swales. An example of this type of facility is planned to handle the water from the new clinic development near Romance Hill Road.This system could be studied as a prototype for other applications. W-3: Continue current collaborative, inter-agency efforts to monitor and upgrade water quality and quantity. W-4: Encourage an education and volunteer program encouraging local residents and property owners to adopt "best practices" regarding stream and wetland maintenance and low impact development. The Salmon Center and local schools may provide excellent opportunities to initiate educational programs. BELFAIR UGA PLAN 51 FINAL—February 25, 2022 Implementation Strategy Participants in the Belfair Sub-Area Plan envision their community evolving from a "pass through" center on the 511-3 corridor to a cohesive, multi-dimensional community with a strong, intimately scaled downtown, attractive residential neighborhoods, an upgraded highway corridor with a second north- south link,a new Salmon Center that along with the area's environmental setting serves as a regional draw, and a new mixed-use development on the plateau.This is an ambitious vision. It will require years of sustained efforts on the part of all community interests including business and landowners, residents, environmental advocates,and Mason County and Washington State agencies. Unincorporated communities implementing improvement plans generally face additional challenges because they do not have a self-contained local government specifically addressing their concerns. County governments, because of their broad geographic jurisdiction and rural context, generally find it difficult to focus on the needs of a single urban growth area. In addition,there is no formal local organizational structure to initiate improvement actions or coordinate efforts as is typical in even a small town. Because of these challenges, it is especially important that local citizens cooperate to initiate improvement efforts and consistently advocate county and state governments for the necessary public actions.Therefore,successful implementation of the Belfair plan depends on the ability of the various local interests to organize and cooperate for mutual benefit. Current conditions and community priorities identified during the planning process suggest a three- phase implementation strategy.The first phase,to be initiated immediately is to create a sound framework for future work by establishing the necessary regulatory provisions, planning for SR-3 corridor and sewer line construction and organizing local interests to initiate small scale downtown improvements. Given the current economic climate and the time it takes to secure public funds and most of the immediate visible improvements will likely be rather modest, such as a new small business, consolidated driveways,or a renovated property. But such actions are necessary to provide the spark for later efforts.As in the case of building a camp fire where you need to start with tinder and twigs before you can pile on the big logs,community redevelopment often requires starting with small, immediately achievable efforts and not waiting for the larger projects. Phase 2 should complete the initial infrastructure improvements along the SR-3 corridor necessary for the redevelopment of the urban growth area and hopefully add the Salmon Center as a regional attraction. During this phase, downtown interests should also accomplish the highest priority projects to BELFAIR UGA PLAN 52 FINAL—February 25, 2022 take advantage of the corridor improvements and encourage the development of close-in residential development. In addition, planning and funding acquisition of the by-pass corridor be initiated. It is during this period that the community will begin to see both major public improvements and increased interest in substantive higher quality private development. During Phase 3,the community,the County and the State should work together to complete the north- south bypass,extend utility lines and capitalize on the work of the previous phases. By this time, if the real estate market has matured, development should be in full swing with infill redevelopment around the downtown, along the corridor and on the plateau. It is difficult to estimate the timing of these three phases for several reasons: • Development trends depend on the growth of the regional and South Kitsap Peninsula economy, both of which are difficult to predict at this time. • The short-term effect of the new sewer line in stimulating local growth is also difficult to predict. • The funding of major public infrastructure is currently difficult,given the budget difficulties at all levels of government. • The timing of positive projects such as the Salmon Center and regional trails is also unpredictable. Given these uncertainties,the general timing of the various recommended actions cannot be overly specific. Of course, during this time certain critical needs or funding opportunities may arise that spur or delay a specific recommendation. Implementation Updates Since 2004,significant progress has been made towards implementation of the UGA plan recommendations, including: • Adoption of development regulations and other regulatory actions. (Recommendations LU-2 and 4 through 8). • SR-3 conversion to three lanes, addition of sidewalks and shoulder bike lanes, and driveway consolidation throughout Belfair's core. (Recommendation T-1 in original plan) • Design and construction of the sewer trunk line. (Recommendation W-1) • Construction of the Salmon Center(at a different location than originally proposed in the 2004 plan) and some trail improvements near the center. (Recommendation P-5) • Planning and funding for SR-3 bypass. (Recommendation T-6 in original plan) • Design and construction of the sewer trunk line. (Recommendation W-1) Successful progress on these projects demonstrates the hard-work and dedication of Belfair residents, the County, and agency partners, and sets the stage for future growth in line with the community's vision. Much work remains to be done.With the infrastructure investments in Belfair, property BELFAIR UGA PLAN 53 FINAL—February 25, 2022 development will likely accelerate, increasing the need for stakeholders to work together to implement the recommendations in this plan to provide parks and open space amenities, and to improve walking and driving conditions in Belfair's downtown. The following efforts should be completed within the next 1S years as growth and property development take place: Future and on-going efforts Updated development regulations and UGA boundary(Recommendations LU-1 and 3). Continue water quality improvement efforts. (Recommendations W-2 through W-4). Plan driveway consolidation/streetscape improvements for properties along SR-3.This is a necessary adjunct to the SR-3 street improvements. (Recommendation P-6) Establish a downtown improvement task force to initiate collaborative projects such as pedestrian network,farmer's market/park, etc. (Recommendation LU-1, P-2, P-3, and P-9) Complete intersection and pedestrian improvements in downtown. (Recommendations P-S and P-6) Construct alternate North-South SR-3 bypass route. (Recommendation T-6 in original plan) Add park and other needed community services. (Recommendations P-4 and P-8) Complete trail system. (Recommendations P-1 through P-9) BELFAIR UGA PLAN 54 Attachment A: Comprehensive Plan Consistency Edits EDITS TO COMPREHENSIVE PLAN PAGES Chapter 1 Citizen's Guide: Amend tables, figures, and text to show a transfer of population growth from rural county to the Belfair UGA. Chapter 1 Introduction, Page 5 Remove the following Table Mason County Population Growth Projection 2016-2036 2016 2036 Population Percent Increase Increase 2016-2036 Mason County Total 62,320 83,800 21,480 34% City of Shelton 10,070 16,200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% Urban Growth Areas(Allyn, Belfair) 2,990 4,720 1 1,730 58% i Rural County 45,520 55,660 1 10,140 22% Source: Washington State Office of Financial Management and Gty of Shelton Replace the Table as follows Mason County Population Growth Allocations: 2016-2036 Area 2016 2036 Population Percent Increase Increase 2016-2036 Mason County 62,320 83,800 21,480 34% Total City of Shelton 10,070 16,200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% UGA: Allyn 11990 3,290 1,300 65% UGA: Belfair 11000 6,510 5,510 551% Rural County 45,520 50,580 5,060 1 1% Sources: Washington State Office of Financial Management, City of Shelton, and Belfair UGA Plan 1 Chapter 1 Introduction, Page 7 Remove the following chart Neyv Reside 2016-2036 Ne4.$fie5idenCs n UCiAs(ANr�,Behar,5tielton) � <•� Ne,v I bAnf Needed to Aceonyr oda0e2b36 Pcpuiation + Nee,Nrxcvre nUG&AABetar,Shekon) i Total t:, wly for Aci iitiaia Habi ei ft"Caixrty ■�� .. i tic.xryr !Capa*it UGAs(ADABel*,51 ltcn) 0 5000 10000 15000 20000 254M Source: Washington State Office of Financial Management and City of Shelton Forecast Replace the chart as follows New Residents 2016-2036 New Residents in UGAs(Allyn,Belfair, Shelton) New Housing Needed to Accommodate 2036 Population New Housing in UGAs(Allyn,Belfair, Shelton) Total Capacity for Additional Housing in Rural County Housing Capacity in UGAs(Allyn,Belfair, Shelton) 0 5,000 10,000 15,000 20,000 25,000 Sources: Washington State Office of Financial Management, City of Shelton Forecast, Belfair UGA Plan CHAPTER 3 LAND USE ELEMENT Amend tables, figures, and text to show a transfer of population growth from rural county to the Belfair UGA, e.g., Tables 1 and 14. 2 Remove Table 1 Table I.-Mason County Population Projection 2016-2036 MASON COUN rY AND URBAN GROWTH AREA 20 YEAR POPULATION PROJECTION 2016 2036 Population Parctnt Increaso Increase 2016-2036 aeon County atal 62,320 UM 21,480 34% of Shehon 10,070 16,200 6,130 61% Shelton U 3,740 7,220 3,480 93% rban Growth s(Allyn, elfair) 2,990 4,720 1,730 58% Ural County 45,520 55,660 10,140 22% Source Washongton$late Office of Financial Manaeemem Replace Table 1 as follows Table 1. Mason County Population Growth Allocations: 2016-2036 Area 2016 2036 Population Percent Increase Increase 2016-2036 Mason County 62,320 83,800 21,480 34% Total City of Shelton 10,070 16,200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% UGA: Allyn 1,990 3,290 1,300 65% UGA: Belfair 1,000 6,510 5,510 551% Rural County 45,520 50,580 5,060 1 1 Sources: Washington State Office of Financial Management, City of Shelton, and Belfair UGA Plan 3 Remove Table 14 as follows Table 14. Area Growth Projections for Mason County 2016-2036 Area Additional Shan of Percent Total Population Population Land Area Growth Shelton Urban Growth Area 9,610 44% 1.5% tielfair Urban Growth Area 430 2% .4% Allyn Urban Growth Area 1,300 6% .1% Fully Contained Community Reserve 600 3% - RAC—LAM IRDS 400 2% <1% Rural Lands 9,140 43% 63'§ Total County 21,480 100% Replace Table 14 as follows Area Additional Share of Percent Population Population Total Growth Land Area Shelton Urban Growth Area 9,610 45% 1.5% Belfair Urban Growth Area 5,510 26% 0.4% Allyn Urban Growth Area 1,300 6% 0.1% Fully Contained Community Reserve 600 3% - RAC— LAMIRDS 400 2% 1 <1% Rural Lands 1 4,060 19% 63% Total County 21,480 100% Future Land Use Map: Published outside of plan — Amend UGA boundary to reflect adjustments for public lands. See Error! Reference source not found.. 4 Amend growth capacity to match preferred alternative in Table 9. Remove Table 9 Table 9_ Bel#air Urban Growth Area Zoning Summary 2015-2016 Zone Total Undeveloped Dwelling Potential Times 2.S Acres Acres u"itli/saes Units persons/unit Long Term Agriculture(LTA) 17 0 1/10 1 2 Festival Retail(FR) 20 3 0 0 0 General Commercial(G() 146 107 0 0 0 General Commercial Business Industrial(GC-81) 146 83 0 0 0 Mixed Use(M Li l ----------- --- 185� �—_ 78 � 1 Clt'1 -------- 787 ------�—._ 1967 Business Industrial(B-1) 133 59 0 0 0 Multi Family Residential(R-10) 11_717 158 1i1P1 1584 3961 Med.Density Residential(R-5) 825 716 5/1 3580 8951 Single Family Residential(R-4)— 723 279 4/1 1117 — 279 Totals 2,392 1,433 7,069 17,675 Sauce: Masan County Assessor's Office,2015 and Masan Courty Zoning Map *Assessors Data and Zoning Data are different data sets,used for destinct purposes,and de o"land use differently. Replace Table 9 as follows Belfair Urban Growth Area Zoning Summary 2022 Zone Gross Net Max Assumed Percent Pipeline Total Net Total Net Acres Developable Residential Residential Residenti HU Pop HU Acres Density Density al (DU/AC) (DU/AC) R-4 579 39 4.0 3.0 100% - 274 113 R-5 609 138 5.0 4.0 100% 160 1,725 712 R-10 213 56 10.0 5.79 100% - 785 324 PF 94 - - - - - - - LTA 17 8 - - - - - - MU 220 34 - 15.0 50% 234 1,136 469 MP-MU 245 76 - 15.0 50% 85 1,589 656 GC 28 3 - - - - - - GC-BI 81 21 - - - - - - B-1 129 44 - - - - - - Total 2,216 420 479 5,509 2,274 Note: The model subtracts existing housing units on redevelopable properties in some locations and are reflected in total net housing units. 5 Amend demand for residential capacity in net acres in Table 16. Remove Table 16 Table M land Capacity Summary(Net Acres) Area(all acres Residential Non- Total are net Capacity Residential Capacity acres)" Capacity Urban Growth Areas $1100 1,710 4,810 -Shelton 1,650 1,430 3,080 - Belfair 1,230 250 1,480 Allyn 220 30 250 •E xcf;,s,vely nan-res�dent�al ••Net acres excludes unavailable lands,unsuitable lands;20 percent roads&25 percent market factor Replace Table 16 as follows Area (all acres Residential Non Total are net acres) Capacity Residential Capacity Capacity Urban Growth Areas 3,100 1,710 4,810 -Shelton ** 1,650 1,430* 3,080 - Belfair*** 1,652 564 2,216 -Allyn ** 220 30* 250 *Exclusively non-residential ** Net acres excludes unavailable lands, unsuitable lands; 20 percent roads & 25 percent market factor ***See Belfair UGA Plan and EIS.Excludes unavailable and unsuitable lands and applies discount factors. CHAPTER 4 RURAL ELEMENT Amend tables, figures, and text to show a transfer of population growth from rural county to the Belfair UGA, e.g., Table 1. 6 Remove Table 1, page 6 of 28 Table 1. Mason County Population Projection 2016-2036 MASON COUNTY AND URBAN GROWTH AREA 20 YEAR POPULATION PROJECTION P"ulatlon Percent Increase 2016 2036 Increase 2016-2036 Mason County Total 62,320 83,800 21,48 34 City of Shelton 10,070 16,20C 6,13 61 Shelton UGA 3,740 7,22 3,4$ 93 rban Growth Areas(Allyn, Ffair) 2,99 C44,72 A1,173 5f8'oral Gour�ty :45,S S7, 10,1 Z� --,—T ---- ' Source: Washington State Office of financial Management Replace Table 1 as follows Table 1. Mason County Population Growth Allocations: 2016-2036 Area 2016 2036 Population Percent Increase Increase 2016-2036 Mason County 62,320 83,800 21,480 34% Total City of Shelton 10,070 16,200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% UGA: Allyn 1,990 3,290 1,300 65% UGA: Belfair 11000 6,510 5,510 551% Rural County 45,520 50,580 5,060 1 1 Sources: Washington State Office of Financial Management, City of Shelton, and Belfair UGA Plan 7 Amend Figure 1, page 10 of element, with Belfair UGA Boundaries per Exhibit 1 below. Figure 1. Mason County Rural Lands � � ,.,,,,.,,.,... •�rl ,•.mow' F �, ,..�..--�.._..�--_,..-..-, a s - jr § ,a t 8 Exhibit 1. Belfair UGA Boundaries as Amended '' rl t � KEG N R D E r = 0 I '' 2 I �-P NEWKIRK'RD a 1 �cLN 1 BREMERTON n 1 Hp'14, 8 EPo",DR I 1 p� 1 O NE MCKNIGHT RD Q Z .:- - D 0 1 LL Z v m p u, = w e 1 3.) 1 pa � Q NEB' 1 I NE�ARSG�g`JO �yo2 W 1 CEP Z 1 ��P I F 2 300qj - �p 1 O AO 11 1 3 1 1 1 1 1 NESOUBE�N 1 1 NE q��ER 1 - Z 1 1 1 1 1 1 1 1 0 Miles :1II BERK Map Date:February 2022 13 Belfair UGA Boundary Future Land Use UGAs Agricultural Resource Lands Water Bodies Agricultural/UGA Overlap Streams ❑ Long Term Commercial Forest ❑ Rural Urban Growth Area 9 CHAPTER 5 HOUSING ELEMENT Amend tables, figures, and text to show a transfer of population growth from rural county to the Belfair UGA, e.g., Table 1. Remove Table 1, page 6 of 30 Table 1. Mason County Population Projection 2016-2036 ----MASON COUNTY AND URBAtvi GROWTH AREA 20 YEAR POPULATION PROJECTION 2016 2036 Population Percent Increase Increase 2016-2036 sawn County 62,320 83,800 21,480 34% otal ity of Shelton 10,070 16.200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% Urban Growth 2,990 4320 1,730 58% ural County 45,520 55,660 10,140 22% Source: Washington State Office of Financial Management Replace Table 1 as follows Table 1. Mason County Population Growth Allocations: 2016-2036 Area 2016 2036 Population Percent Increase Increase 2016-2036 Mason County 62,320 83,800 21,480 34% Total City of Shelton 10,070 16,200 6,130 61% Shelton UGA 3,740 7,220 3,480 93% UGA: Allyn 1,990 3,290 1,300 65% UGA: Belfair 1,000 6,510 5,510 551% Rural County 45,520 50,580 5,060 1 1 Sources: Washington State Office of Financial Management, City of Shelton, and Belfair UGA Plan 10 Remove Table 5, page 12 of 30 Table S. Mason County Housing Projection 2016-2036 2016 Housing 2036 Housing Number of New %Increase 2016- Units Units Housing Units 2036 Mason County Total 33,400 44,000 10,650 32% City of Shelton 3,900 5,000 1,150 30% Urban Growth Areas (Allyn,Belfair,Shelton) 3,000 4,500 1,500 50% Rural County 26,500 34,500 8,000 30% Source: Washington State Office of Financial Management Replace Table 5 as follows Table 5. Mason County Housing Projection 2016-2036 2016 Housing Units 2016 Housing 2036 Housing Number of % Increase Units Units New 2016- Housing Units 2036 Mason County Total 33,400 44,000 10,650 32% City of Shelton 3,900 5,000 1,150 29% Urban Growth Areas 3,000 6,600 3,600 120% (Allyn, Belfair, Shelton) Rural County 26,500 32,400 5,900 22% 11 Remove Figure 4, page 13 of 30 NP%v Residents 20I&2036 Ne v lie�in LUk,VWA,Etelfair,5heken) + Nee Ikxr4-f Needed toAcconviWate20 bPoxidation Ne%v Hogg in L1GAs Mn,Bela r,9Acn) Total Capacityfor Additional Ha&v in Rural Cocnty �■� �: Hutni C QPa Xity in LJIG&V lhyrl,Belf4,9 1AM) w 0 S000 10000 15000 20000 25000 Source: Washington State Office of financial Management and City of Shehon forecast Replace the chart as follows New Residents 2016-2036 New Residents in UGAs(Allyn,Belfair, Shelton) New Housing Needed to Accommodate 2036 Population New Housing in UGAs(Allyn,Belfair, Shelton) Total Capacity for Additional Housing in _-,■,�Rural County Housing Capacity in UGAs(Allyn,Belfair, Shelton) 0 5,000 10,000 15,000 20,000 25,000 Sources: Washington State Office of Financial Management, City of Shelton Forecast, Belfair UGA Plan 12 CHAPTER 6 CAPITAL FACILITIES ELEMENT Amend tables, figures, and text to show a transfer of population growth from rural county to the Belfair UGA, e.g., Table 3. Amend Figure 1, page 4 of 85 Figure 1.Map of Mason County 2018-2023 Capital Facilities Plan 5vMOM �w.ats #ar Aow o Rn�t belNlarilw, .�', .r"r "WOa,9b-W T ,rb' 1 tl t flaw t�ls..• *,"PY I.l_.k.x R.Fk.,�.JMIt�IF�hi{�. llpteatYfFtatx '; r'� lR1W1�(3M Il�R _ fi �yl,M�C-Jtxjl�N�1N i •' s w• +arse Ldu�tji F acilities Element Page 4 Of as Amend Belfair UGA boundary to match Exhibit 1 on page 9. 13 Amend Table 3 page 9 of 85 Tabla 3. Mason County Population Growth Projection 2016-2036 Percent Population Increase 2016 2036 Increase 2016-2036 Mason County Total 62,320 83,800 21,480 3414 City of Shelton 10,07 16,200 6,13 61 Shelton UGA 3,74 7,220 3.48 9394 Urban Growth Areas(Allyn,Belfair) 2.99 4,720 1,73 5894 Rural Coun 45,52 55,660 10,14 22 Replace Table 3 as follows Mason County Population Growth Allocations: 2016-2036 Area 2016 2036 Population Percent Increase Increase 2016-2036 Mason County 62,320 83,800 21,480 34% Total City of Shelton 10,070 16,200 6,130 61% Shelton UGA 31740 7,220 3,480 93% UGA: Allyn 1,990 3,290 1,300 65% UGA: Belfair 1,000 6,510 5,510 551% Rural County 45,520 50,580 5,060 1 1 Sources: Washington State Office of Financial Management, City of Shelton, and Belfair UGA Plan Create a subsection that references capital improvements identified in Belfair Planned Action, particularly transportation improvements and the SEPA mitigation fee. Create new Section 8 after page 84 Section 8. Belfair UGA The Belfair UGA has been evaluated for transportation, sewer, water, and power and other services. Please see the Belfair UGA Plan 2022, and the Belfair Planned Action EIS and Ordinance regarding improvements and a SEPA mitigation fee for transportation. CHAPTER 7 UTILITIES ELEMENT Amend tables, figures, and text to show a transfer of expected housing growth from rural county to the Belfair UGA, e.g., Table 4. 14 Replace Table 4, page 23 Table 4. Projected Housing Needs 2016-2036 2016 Housing 2036 Housing Number of New %Increase Units Units Housing Units 2016-2036 Urban Growth Areas 3,000 4,5)00 1,500 50% - - ----------- _l (--- Rural County 26,500 34,500 8,000 30% Shelton 3,000 S'(W 1,150 30% Mason County Total 33,400 44,000 10,650 32% Source_US Census Housing Survey and Office of Financial Management Replace Table 4 as follows Table 4. Mason County Projected Housing Needs 2016-2036 2016 Housing Units 2016 Housing 2036 Housing Number of % Increase Units Units New 2016- Housing Units 2036 Mason County Total 33,400 44,000 10,650 32% City of Shelton 3,900 5,000 1,150 29% Urban Growth Areas 3,000 6,600 3,600 120% (Allyn, Belfair, Shelton) Rural County 26,500 32,400 5,900 22% Reference the Belfair Planned Action for growth assumptions and planned improvements, especially power, e.g., in relation to Table 5. 15 Add a footnote below Table 5 as follows: Table 5. Mason County Residential,Commercial, Industrial Electricity Demand 2016-2036 1993 2016 2036 Projection Mason County Population 38,350 62,320 83AM PUD 3 Electricity(kWh) 493,000,000 610,000,000 770,000,000 PUD 1 Electricity(kWh) S8,700,000 73,100,000 91,000,000 Per Capita kWh 14,390 10,960 110,000 Source:U,S.Energy Information Administration(EIA)State Energy Data System,PUD No. 1,PUD No.3.and the 2010 Census Average household size was estimated to be 2.57,US Census Bureau,American Community Survey See the Belfair Planned Action EIS for power evaluation. CHAPTER 8 TRANSPORTATION ELEMENT Update plans incorporated into the Transportation Element, page 3: Urban Growth Area Plans • Belfair Urban Growth Area Plan:https://masoncountywa.gov/community-services/belfair-eis/ Amend description of Belfair UGA Plan and Access and Circulation, page 56. BELFAIR UGA PLAN UPDATE, INCLUDING ACCESS AND CIRCULATION STUDY Planned construction of a sewer system and improvements associated with the Belfair Bypass create an opportunity for Mason County to realize its long-range vision for this small urban growth area and reduce growth pressures in outlying areas.A transportation plan,subarea plan update,and planned action EIS and ordinance,coordinated with intended changes to land use will help guide near-term and long-term investments in order to maximize the opportunities presented by upcoming Belfair Bypass project funding, maximize mobility benefits to this small community,and inform WSDOT decisions about practical solutions for enhancing the character of SR 3 through Belfair,where the state highway effectively functions as"Main Street'for this small community.A focus on access and circulation can address not only long-term opportunities but also the near-term impacts associated with what will be several years of major traffic disruption caused by Bypass construction activities.An access and circulation study can also speak to specific local concerns such as emergency response access,and appropriate speed limits on urban facilities. Amend description of. Cross reference Belfair Planned Action in Capital Facilities Project List, page 58. BELFAIR CONNECTOR STUDY While the Bypass itself is a funded WSDOT project, many ancillary projects and needs will require Mason County's leadership and coordination if they are to be fully realized.This includes the location and configuration of potential new connections between SR 3 and the new bypass.Various studies over the years have considered possible connections between the limited access bypass and SR 3.Some of the potential connections discussed previously have included Rasor Road, Romance Hill Road,and Newkirk Road.The Belfair Connector Study will identify the most practical 16 route options and an associated funding strategy.These will be County roads,not WSDOT facilities. Ideally,construction of one or more of these new connections will be complete at the same time as the new bypass, ate_.A source of planned improvements also includes the subarea plan update, and planned action EIS and ordinance. Update list of transportation improvements based on Preferred Alternative mitigation in Transportation Improvement Program (Appendix B). Add as a page in Appendix B: The Belfair UGA has been evaluated for transportation. Please see the Belfair UGA Plan 2022, and the Belfair Planned Action EIS and Ordinance regarding improvements and a SEPA mitigation fee for transportation. 17