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HomeMy WebLinkAbout89-08 - Ord. Amending County Comprehensive Plan Appendix: Belfair Urban Growth Area PlanR Area ORD0 C i J�. OR D 'z AMEX X F \ D X 3 VXCE \NFUMB ID RASS thin( C*MP \ UJ RB „ \ G R� 1r J HNSUVE L'- i L A� \CE anendiMason County Comprehensive °Lan Appendix: Belai an under the authority of Chapter 36 /0 and 36070A RCWO \r tan row t h WXERE.,; S, on May 20, 2308 trie Mason County Board of County Commissioners adopted revisions to Mason County Code Hite 17 Chapters ' 7.2C rough ` /035 reodesigratirrg IR-3 zoning to R-4 zoning, and Ws-LIzREAS, the revisions to Chapters / 7.20 � hrm grl /035 3e, air Urban CG r©v,h Area, Zoning and DevelopmenReguations provide for a minimum residentiacevelopnen: density of four (4.) dwe„ing units per net acre; and V� H Grow REi tine current Sing e-Famiy Residentia(R=3 Lane „se C esignation in t're Beiair _drbar h Area Dian is res-tricted to a maximum of three Z3) dwe,,ing units per net acre; and WHEREAS, the ,aid Jse oesignati©ts of the 3edfair Urban Growth Area PELar cassified as R=3 herein be recassined as R=4 to be cor mpa`sibe with the density minimums of the revised Chapters /0 2 3 through ' /7n 35 as adopted; a r\d WHI E RE S, asl sections of the Mason County Compre' pensive Pan Appendix: Befair Urban Growth Area Pan referencing, defining and providing poicies for R- 3 zoning with the Beiair Urban Growth Area are herein revised and designated as R-4 wild- a density of four (4) dweing units per net acre; and WHEREAS, adoption of this Ordnance repaces ordinance number 1 33-04 origiNaaLy adopted or 12/28/200z, NOW TTNEREIT*RE, tree Mason CoLnty Board of County Commissioners hereby adopt this Ordirance amending Mason County Comprehensive Pan Appendix: Beifair Jrban Growt-i Area flan to re- designate R-3 zoning in the Belfair Urban Growth Area as R-4 with a density of 4 dwelling units per net acre (as attached). DATED this day of July 2008. Board of Commissioners Mason County, Washing Jon A EST: (icetee-r Rebecca So Rogers, Cerk of the soar. Tin Sheldon, Chaai BOARD MASO\ Co V� COUNTY COMM SSD®N FRS NTY, WASHING] ON A PROVED :Deputy Pros i ri rig'.A t ecific eco en • ations Land Use and Community Design Recommendations Zoning regulations and design standards will be a critical tool in implementing the community's design objectives. Five different land use designations are proposed and sited to concentrate development in the three commercial nodes, allow for residential development to accommodate projected growth, and protect sensitive natural areas. These designations include: • Festival Retail — intended for the downtown core and focal point of pedestrian activity in the Belfair area. The designation promotes small scale retail uses and eating and drinking places with office and residential uses on upper floors. Mixed -Use — intended to provide for a wide variety of uses along much of the SR-3 corridor and other areas. to 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-43-, 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. The chart on the following page identifies the difference between the zones, while the map on page 19 identifies the locations of each designation. Recommendations for each of the districts including specific lists of permitted uses, density, and development standards are attached in Appendix 1. 17 BELFAIR URBAN GROWTH AREA PLAN Table 1. Comparison of Zoning Designations Proposed Zones Use on and STREET Pedestrian the (see following Key descriptions Provisions page) LEVEL Retail USES* Festival Retail (FR) Commercial General Mixed (MU) -Use Industrial Business (BI) (R-43, Residential 10 R-5, R- GC) General Commercial Office X a, X Residential X A, Industrial/ Manufacturing/ Wholesale (all (all floors) floors) UPPER FLOORS USES* Pedestrian Retail A, A, General Commercial Office k a, k X Residential A, A, DENSITY PROVISIONS AND KEY DESIGN STANDARDS* Height limit 3-5 stories 3 stories 3-5 stories 3 stories 3-4 stories Residential density (units/acre) No specified Not permitted No specified limit Not permitted 10 43 5 for for for R-10 R-5 R-44 limit landscaping Front yard 0-8' 0-30' 0-30' 30-60' 10-30' area* = Permitted use; = Permitted only in the GC-BI Overlay Area; No Symbol = Use not permitted * = See Appendix 1: Belfair Development Regulations for details 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. 18 h:\long range\belfair\plant - belfair.doc - 4/11/08114105 LU-2: Create the Mixed -Use (MU) Land Use Designation Purpose: The primary purpose of the Mixed -Use designation is to provide for a mix of uses along the SR-3 corridor, in sites around the FR District, and at the future crossroads of Romance Hill Road and the planned Alternative north/south access road. Permitted uses include commercial, office, and residential uses. By allowing a broad array of uses, property owners have more choice in how the land can be developed. Design standards allow developments to front on the street as long as they provide pedestrian -oriented facades — otherwise, developments must provide a landscaping buffer along the street front to enhance the character of the area. Design standards also encourage pedestrian and vehicular connectivity between properties. Building heights up three to five stories are permitted — otherwise, no specific density limits are provided (as they will be limited by parking requirements, natural site constraints, and market constraints). Locations: Along the SR-3 corridor south of downtown, surrounding the FR and GC designations in downtown, and at the Romance Hill Road and planned alternate north/south route crossroads • R-4 • Figure 16. MU Land Use Designation. Permitted Uses: A mix of public, professional office, retail, service, and multi -family residential uses. Height Limits and Density: Three to four story height limit depending upon location. Four-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. 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 reduced -scale building design. It will be important to minimize or reduce the number of vehicular access points off SR-3. Figure 17. Development examples consistent with the vision for the Corridor Mixed -Use zone. 21 BELFAIR URBAN GROWTH AREA PLAN LU-3: Create the General Commercial (GC) Land Use Designation Purpose: The primary purpose of the GC designation is to provide areas that offer a wide range of consumer goods and 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 allows both commercial uses and services and industrial related uses on those properties close to the railroad and/or already engaged in industrial - related uses. Design standards encourage land- scaping, 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 vehicular and pedestrian connectivity, development of pedestrian -oriented spaces, and appropriately scaled building design. Figure 18. GC Land Use Designation. Locations• Existing commercial areas at the northeast end of downtown along SR-3 and properties on the plateau along the SR-3 corridor. Penmitted 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 peiuiitted in the General Commercial — Business -Industrial (GC-BI) Overlay (see Figure 18) as long as they comply with the applicable buffer requirements for the BI classification Residential uses are not peuuitted. 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. Figure 19. Development examples consistent with the vision for the General Commercial zone. 22 h:Uonq range;belfairlplan2-belfair-dock;Tong-ra+age\beffair`,pian2---belfair,doe -4i18;0841405 LU-4: Create the Business — Industrial Designation (BI) Purpose: The primary purpose of this district is to provide for the location and grouping of industrial enterprises and activities involving manufacturing, assembly, fabrication, processing, bulk handling and storage, research facilities, warehousing and heavy trucking. It is also a purpose of this zone to protect the industrial land base for industrial economic development and employment opportunities. These purposes are accomplished by: • Allowing for a wide range of industrial and manufacturing uses. • Limiting retail uses to those necessary to directly support industrial activities. Prohibting residential uses. • Substantial landscape buffers are required for those properties adjacent to the SR-3 corridor otherwise Business -Industrial properties are exempted from most site planning and building design guidelines to maximize flexibility for the uses. Locations: Properties in the northeast comer 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. Figure 20. B-I Land Use Designation, 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 60' minimum Dense planting ROW Figure 21. Required landscape screen for Business -Industrial uses along the SR-3 Corridor. 23 BELFAIR URBAN GROWTH AREA PLAN LU-5: Create the Multi Family Residential (R-10) Land Use Designation R-4 Figure 22. R-10 Land Use Designation. Purpose: The purpose of the R-10 District is to provide sites for multi family residential develop- ment that are within walking distance of commercial areas and services within the Belfair UGA. The designation provides for a density of ten dwelling units per acre, except where "critical lands" are present — which reduce the permitted density. Clustering of the dwelling units and properties are encouraged to protect open space and water quality, reduce infrastructure needs, and enhance energy efficiency. Design standards and guidelines are important to minimize environmental and visual impacts of developments and provide amenities for residents. Protection of creeks and wetlands are critical — these features should be preservedandintegrated 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 — are also very important. Locations- Properties surrounding the three commercial nodes. 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. Height Limits and Density: Four stories. Maximum density of ten dwelling units per 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. Figure 23. Development examples consistent with the vision for the R-10 zone. 24 h:Uonq range\belfairiolan2 - belfair.dochaleng-range!bSair?plar32--belfaiscoc - 4i18/08444105 LU-6: Create the Medium Density Residential (R-5) Land Use 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 of five dwelling units per acre, except where ` critical lands" are present — which reduce the peiniitted density. Clustering of the dwelling units and properties are encouraged to protect open space and water quality, reduce infrastructure needs and enhance energy efficiency. Multi family dwelling units are peiniitted as long as they do not exceed the density requirement and minimize impacts to adjacent single family dwelling units. Locations: Some areas west of the SR-3 corridor and on the plateau. Peunitted Uses: 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 townhouses or small-scale apartment buildings Designation R-4 Figure 24. R-5 Land Use Designation. Height Limits and Density: Three-story base height limit. Maximum density of five - dwelling units per 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. New developments should accommodate Encourage use of sustainable design principles. Figure 25. Development examples consistent with the vision for the R-5 zone. 25 BELFAIR URBAN GROWTH AREA PLAN LU-7: Create the Single -Family Residential (R-43) Land Use Purpose: The purpose of the R-43- designation is to provide sites for detached single family residential development within the Belfair UGA. The designation allows for a density of three four dwelling units per acre, except where "critical lands" are present, which reduces the permitted density. Clustering of the dwelling units and properties are encouraged to protect open space and water quality, reduce infrastructure needs, and enhance energy efficiency. Multi family dwelling units are conditionally permitted as long as they do not exceed the density requirement and minimize impacts to adjacent single family dwelling units. Locations: Hillsides east of SR-3, sensitive areas north of downtown, and properties northwest of Salmon Center. Peiniitted Uses: Mostly detached single family uses at a lower density due to topography or natural site constraints Where uses are clustered to concentrate infrastructure and preserve sensitive natural areas or open space, the housing could include townhouses or small-scale apartment buildings Designation R-4 •R-4 R-- R-4 -4 "-varVall Figure 26. R-43 Land Use Designation. Height Limits and Density: Three-story base height limit. Maximum density of three :four dwelling units per acre. Design Guidelines: Integrate developments with open space, trails, and natural Encourage use of sustainable design principles. 26 areas. h:\long ranaetbelfair\DIan2 - belFair.doc✓ -Along-rargets- 4;18'081!4165 LU-8: Other Land Use Actions and Recommendations A. Create the Long Teiiu Agricultural (LTA) Land Use Designation. The purpose of the LTA designation is to support commercial agriculture and provide open space within the Belfair UGA. Applicable sites are on the west side of Old Belfair Highway north of the downtown area. This designation permits single family uses and agriculture -related uses. The base residential density is one dwelling unit per 10 acres. However, density credits of up to three dwelling units per acre are peiuiitted provided that the increased density is transferred to lands outside the LTA designation but within the UGA. B. Restrict the siting of adult businesses in the UGA. The community wishes to strongly discourage adult businesses and minimize their presence in the UGA. The County should involve the Belfair community in their development guidelines for adult businesses in Mason County. Figure 27. LTA Land Use Designation. 27 BELFAIR URBAN GROWTH AREA PLAN