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HomeMy WebLinkAbout133-04 - Ord. County Subarea Plan and Zoning Code for Belfair Urban Growth Area ORDINANCENUMBER 13 3 - 0 4 MASON COUNTY SUB -AREA PLAN AND ZONING CODE FOR THE BELFAIR URBAN GROWTH AREA AN ORDINANCE adopting amendments to the Mason County Comprehensive Plan regarding the Belfair Urban Growth Area, and amendments to Mason County development regulations , and new Mason County Code Chapters 17 . 20 to 17 . 35 , under the authority of Chapters 36 . 70 and 36 . 70A RCW, the county' s police powers , and any other applicable authority. WHEREAS , the Belfair Sub -Area Planning Committee had prepared a proposed sub -area plan and draft zoning code and development regulations over a period of more than two years , worked on it with county staff, advertised it locally, distributed it to the community, held a several workshops on it attended by as many as 130 citizens , and approved it at public meetings ; WHEREAS , the Belfair Sub -Area Planning Committee recommendation was submitted the Planning Advisory Commission for consideration; WHEREAS , 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 ; WHEREAS , the proposed zoning code divides the urban area into a number of districts (residential, commercial, and industrial) and set standards for those areas in order to guide the growth of Belfair consistent with the community vision for Belfair, as contained in the Sub - area plan; WHEREAS , the proposed zoning code advances a number of public purposes as stated in the code in various sections titled "purpose" and relevant to the code as a whole and the individual chapters and zoning districts ; WHEREAS , a zoning plan is necessary for planning for the capital improvements necessary to provide for urban growth as the zoning plan provides for substantial more predictability for the demand for services and improvements , and the existing regulations did not provide this guidance ; WHEREAS , action to establish this zoning is necessary to foreclose the possibility of incompatible development occurring before the sub - area plan can be finished and final codes adopted; WHEREAS , the Mason County Board of Commissioners held a public hearing on December 7 , 2004 , and accepted written public comment until December 20 , 2004, to get comment on and consider this issue ; Page 1 WHEREAS , the Hood Canal is vulnerable to contamination because it is very long with a limited outlet and poor circulation or flushing of water to clear contaminates efficiently; WHEREAS , the proposal will generally reduce the areas of industrial and commercial use and locate them in areas further from the Hood Canal and out of the critical aquifer recharge areas ; WHEREAS , the reduction of these areas helps reduce the threat of contamination; WHEREAS , For the reasons set forth above and by public, administrative and agency comment, the adoption of these amendments is necessary to prevent and mitigate a serious threat to the public health and safety. NOW, THEREFORE, BE IT HEREBY ORDAINED, that the Board of Commissioners of Mason County hereby approves the amendments to the Mason County Comprehensive Plan Attachment A; approves the amendments to the Mason County Development Regulations Attachment B ; approves the Belfair Urban Growth Area Zoning Map dated December 6 , 2004 ; and adopts the attached Findings of Fact . DATED this 28th day of December, 2004 . Board of Commissioners Mason County, Washington ATTEST : Herb Baze, Commissioner Clerk f the Board APPROVED AS TO FORM : Wesley . Johfr{son, Commissioner Deputy Prosecuting Attorney Opposed Jayni L . Kamin, Commissioner IICLUSTERI_HOME_SERVER IHOMEIRDFI WPIPLAN16et(air02-031draft03-041ord. doc Page 2 Mason County 0 . dnance No . 133 -04 Attachment Amendments to the Mason County Comprehensive Plan Section 1 ® Amendment o existing Mason County Comprehensive Plan text. (deletions are struck through , additions are underlined) Mason County Comawhenslve Plan = Apr& 1296 FRevlsed May 2000° August 2003) PlanrilnF Pollcles Lff"2 URBANGR N'T A Le 1�6 Generalpolicles - 101 Exterior lighting on new development should be shielded or obscured to prevent excessive glare on public streets or walkways, or in adjacent residential , areas . U= 102 New development should provide adequate parking and space for loading and unloading of persons, materials and"goods . U 103 New development should provide adequate access for emergency vehicles . U 104 A variety of uses and densities should be encouraged within the Urban Growth Areas (UGAs). U 105 Development in UGAs should support multi-modal forms of transportation and . encourage pedestrian activities. U 106 Shoreline development in UGAs should include a variety of water dependent, water related, and recreational uses. U 107 New Development within the . UGAs should occur in areas where public facilities and services are already available, or are planned. U 108 Urban Growth Boundaries should provide a sufficient amount of developable land to minimize negative ° acts on land and. housing costs withinthe UGAs . .2 Shelton Urban Growth Area Page ®2 . 1 ason County Covrehesive Plan ® April 1996 fReviseri ay 2000° Aueust 2003 lannine Policies Le3O Belfair urbanGromth Area Plan BUGA 1 Incorporate the Belfair Urban Growth Area Plan 2004 by reference into the Comprehensive Plan, 2. 31 Urban Growth Area Boundary Policies BUGA 2 Establish boundaries for the Belfair UGA which accommodate the projected urban population for the year 2014 and provide. • Sufficient land to accommodate housing needs for single family, multifamily and mixed use development • Sufficient land to accommodate utilities, facilities and transportation infrastructure for an urban area Sufficient land for institutional uses Sufficient land to provide supporting commercial and industrial services for the present and projected population, regional population and traveling public • Sufficient and well-located land to capitalize on the industrial potential within the area: regional roads, active rail lines, proximity to Kitsap County and the Puget Sound area, ® Sufficient land for a market factor. U-200 The Urban Growth Boundary for the community of Belfair should be of sufficient size to accommodate growth which is 25% greater than projected. U 201 The Urban Growth Boundary should reflect the abilities of service purveyors to provide urban levels of facilities and services during the 20-year planning period. BUGA 3 Protect the environmentally sensitive areas of Theler Wetlands, the Union River Valley, and the steep slopes east of SR 3 from detrimental development pressures and impacts by the designation ofmajor portions of the valley as rural, by encouraging clustering of development on the flatter and more stable portions of the steep slopes, and by consideration of either rural designations or additional development standards for development adjacent to the Theler Wetlands , BUGA 4 Ensure the development of an integrated, planned community where people will be able to work and live, by permitting residential and compatible business uses to develop in close proximity to each other, with strong functional and aesthetic links, through the implementation of strict performance standards . Page IlIm2 . 2 anon County Comprehensive PlanwApril 1996 (Revised av 2000° Aggust 20031 nninr Policies U®205 Mason County should l for a variety of uses 'in the Belfair LT A, including residential, open space, public facilities, cultural facilities, and commercial, retail nd industrial uses . U-206 Mason County should minimme land use conflicts in the Belfair UGA throughthe use of appropriate buffering and performance standards, and ensure compatibility among residential, commercial, and industrial land uses. 2 . 32 Land Use and Community Design Policies See Policies LU- 1 to LU- 8 in in "Appendix A : Belfair Urban Growth Area Plan" 2 .33 Transportation Policies See Policies T- 1 to T-9 included in "Appendix A : Belfair Urban Growth Area Plan" 2 . 34 Parks , Trails, Open Space, and Public Facility Policies See Policies P- 1 to P -9 included in "Appendix A : Belfair Urban Growth Area Plan" 2 .35 Water Quality Policies See Policies W4 to W4 included in "Appendix A : Belfair Urban Growth Area Plan" Page ®2 . 3 ason County Co prehenslve Plan Y91996 (Revised a 2000° AULYW 20031 lannlne Pollcres Um2O2 The County should define the levels of service necessary to support urban levels of development in the UGA° BUGA 5 Assure the orderly transition from rural to urban uses for Belfair by Phasing sewer provision, Allowing urban development based on sewer provision • Allowing appropriate transitional development in areas where sewers will be provided, • Allowing rural densities and development in areas which cannot meet transitional development standards . UGA 5a In areas within the Urban Growth Area, where public sewer and water are not available, subdivisions must be designed to allow more intensive development when such services become available. This can be accomplished in one of the following two ways : Alternative # 1 Before urban services are available at a property, subdivision shall be to urban densities. However, development may be allowed wherein non-urban services are provided on several lots in support of development on others . Alternative #2 Before urban services are otherwise available on a property, subdivision of the property may provide for a number of lots meeting the definition of urban density while the remainder of the property is maintained as a single large lot. The large lot portion may be used to site non- urban type services such as wells and septic systems to serve development on the smaller, urban size, lots. Provisions shall be made for the future urban services to such properties as provided below. BUGA 5a1 Development shall facilitate the achievement of future urban needs for the area, such as for proper street system, utilities, services and orderly platting, so that desirable future urban development is not precluded by uncoordinated development. Development regulations shall specify when improvements are required at the time of subdivision, when the improvements are required to be obligated at time of subdivision, and/or when provisions for future improvements are required at time of subdivision. Approval shall require a waiver of protest to the future formation of a utility local improvement district for the purpose of constructing sewer mains to serve the area in which the property is located. ` BUGA 5a2 When water or sewer lines are installed for use prior to connection to public utilities, the lines should be sized to meet the future system requirements .and standards . Page 111.2 . 4 ason County C`o ®rehensive Plan = && 1996 (Revised Mav 2000• Au-ust 20031 Planning Policies BUGA 5b 1 lots developed for any uses in the Phase 1 sewer service area prior to the availability of public sewer may be required to ' tall side sewer pipelines, if the approved waste water treatment plan or design determines that it is appropriate, in order to provide for future connection of all such structures to the public sewerage system when it becomes available. All lots developed for any uses outside of the Phase 1 area shall be required to connect to the public sewer system when it becomes available as a condition of approval, except for single family residences . -203 Urban services and facilities within the Belfair UGA that are required to meet the needs of new development should 'be planning to be available within six years of the completion of development to meet the levels of services established for such services and facilities . BUGA 6 Designate a Phase 1 sewer provision area that includes the downtown core of Belfair. This area is where sewer should be provided to first. Encourage urban development of mixed uses to locate there, based on provision of services, good site design and adequate transportation facilities. BUGA 7 Designate a Phase 2 sewer provisions area located outside the downtown core of Belfair. This area is intended to be provided with sewer service after Phase 1 is serviced. U-204 Facilities and services in the Belfair UGA should be sufficient to accommodate seasonal increases in population. BUGA 8 In the interim, before sewer is provided, allow mixe&use urban-level development to proceed if the proposal can demonstrate it can meet the following criteria: • It complies with the applicable health regulations and other Mason County building regulations; e. g. critical areas, storm water management, etc. • It provides a binding site plan which shows how the current proposal will be accommodated and how the remainder of the site will accommodate and not preclude urban services and densities . • Sewer pipelines appropriately designed for future connection to the community sewer system will be installed from the plumbed structure to , the lot line. • A waiver of protest is given to the future formation of a utility local improvement district for the purpose of constructing sewer mains to serve the area. A binding site plan is prepared for the development. BUGA 9 The binding site plan for development in areas not yet served by sewer should also show how the development would address the following: Buffers • Landscaping Page -2 . 5 ason County Co arehenslve Plan ® Aar& Mf.AalsedMal! 000• August 2003) Planning olicles Traffic access and parking standards Height and scale in relation to surrounding uses and future uses Vegetation removal Storm water t coverage Compatibility with surrounding existing and future uses lift 0 TT Ili Cirm:jY41% Alip Atea ! 9 ALL Vj- the e neighberheeds 9 9 9 7 fielighberhe8dse WAblu,mrheeds to eme another. and fal; sueh as ! ) WAILAV, meffly ! ! jI :I :jl1aI1*Q an WKWFW� LAVA UAL Page ®2 . 6 ason County Comprehensive Plan ® Aorfl 1996 eyfsed av 2000° August 200311 lannfnQ Policies U"309 New residential development shall be reasonably accessible to public transportation. New subdivisions should incorporate transit facilities into their site desips , 19 ! ° ement to eent.effls 9 /f 11 pimifiessienw ! ffieM ! , uses, home 11111111 a ZGpC1Y=y�'; TT AAA Page M1111123 ason COME "EnreheKslve Plan ® Anrll 1996 JBevlse av 2000° August 2003 , Plahnln� olicles MR 9 ! 9em , ! 9 , Al mid away ftem effiqFef34%o% �Tllll4'n11V IF th 7 ! ! . Open Spalee and Rw.. TT KAn TT 4rkl should parti Allin"i Ills Page HIm2 . 8 ason_County Comare ensiye Plan - Aartl 1996 LRevlsedNMav20000 .Afffgust2003) lane,Ing Pollcles AA is i-!�'�l'�rr,C L/HC=e _ 1 'L7'it16 Ie LY° aae aNNING rM NE he,z WE Id v"+NNNVN NINNIT 9 9 ! ! ! a VON in pot< IIII.Wiltumamb" IS TO 9 ! a 9 ! ! AT VI ANT AMIflat�A UNITY +1% ^ .011, TWsh and. the seenie ley, must 4NI Aft beNNI INNINNI ! ! 9 Page 11ITIN2 . 9 Mason County Comprehensive Plan - Aa 1996 (Revised ALar 2000° August 2003) Planning Policies IIII&Wl Bell f 9 f y ffk&4helor f ffmidf! f f Two V Ai IS ! of ��WMI �b village 4the MEN. the f y ! parks,state Heed f DNR y y ynm% A lot lop I y pienie f Hfi ! shops, Bletwewen o SR 3 yUMP room ! y y doll 111ape 9 9 6 !f ' 9 y IQJ y 6 Page 11M . 10 .son County Co orehensive Plan - &d 1996 evtsed av 2000' August 2003) lanntnF Policies • 9 Li 7! and extending ial �lepaieat�sheuld be Do ! Designate ls%� A w% o f 9 9 ! 1 9 9 f �•ca+++ e,•.4 ., F 1, f1 11 4 f D -2 -b Eneetwage housing east ef the hi "Wo. edging up the hill ! 7 elustered single fawAly ep duplexes to a density ef fouf ( 4 ) density uOnits pef Housing ea lmds steepef Own 0 ' a. . 9 Page ® , I I Mason County Comorehensive Plan ® Aari41996 (Revised av 2000 ° Aueust 20031 Pldnn Policies ALiAWLApli TV fill Will, te - dons 0 Unit allilik" Alike Ali Vol 11111�:SiMOFSMI '11 and 9 9 7 sed r vfD +-e.,ei,�vn,o 4 7 y vl4ffvi�j vtv- Till AT Standafds that r aAnd hes I. buffer Or C e Leek of sewers has eaused lew 7 intensity deved.8F.Ct. it oeuld TV TV v and fest.e.mng easy plating fer traditiond small let f naffeweF and 6 Ilk: . 011 VILLA W AL&IIIIIILVIII&A IF 7 Page MAI Illinois 2 Attachment A ® Amendments tote Mason County Comprenensive Plan Section 2 : Addition of Appendix A : elfair Urban Growth Area Plan lA ��rr Pee a � .� ��r� � . i' ��-�' ✓min f � ��„ ` ���=�� x � ..� ����f� w � e ✓a �s �, 'fn ��''�xfi �� ,a"'` ,,,'' 5 '�rp s�;x'� ''���`��s��,-L�r�Y �' r� fin^ f�t'n r�✓ax 'r' � r l'�' � fix; us F S � > 000 `. - : mob Prepared by. � � Prepared for •�Y +e+,, 2� - c t f,.n., � . ,. . . - . . .. . . . . Credits Mason County PlanningAdvisory ite Bob Sund , Wendy Ervin , Tim Wing , Bill Dewey , Diane Edgin , Steve Clayton , Mark Drain , Terri Jefferys elfair Sub -Area Planning Committee Brian Peterson , Co- Chair Bob Fink , Co- Chair Jack Johnson , Dan Teeters , Ken VanBuskirk , Fran Abbott , Valerie McLeod , Lee Swoboda , David Overton , Brigmon Lohman , Peter Merrill , Jr. , Steve Clayton , Robert Hager, Jacy Griffin , Harry Martin , Margie Kaiser, Judy Scott , Brian Davis , Charlie Benton , Brian McLellan , Dan Hannafious , Mark Flatau , Tim Wing , Fred Barrett , Jack Nicklaus , Mike Boyle , and Catherine Ann Wolf Washington Department of Community, Trade and Economic Development Mason County, Washington Port of Allyn North Mason Chamber of Commerce Consultants MAKERS ARCHITECTURE AND URBAN DESIGN John Owen Bob Bengford Thanasorn Kamolratanayothin Janis Ford ECONORTHWEST Chris Mefford HEFFRON TRANSPORTATION Marni Heffron Laura Van Dyke MACLEOD RECKORD Terry Reckord 113 Belfair Table of Contents Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Background/Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PlanningProcess . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 ExistingConditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LandUses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Natural Environment . a M a 0 0 0 0 0 0 0 0 0 No 0 z 0 0 0 M a 0 0 P 0 a R 0 0 0 a 0 V 0 0 a 0 a a M 0 4 0 0 W 0 a 9 0 0 9 N W W V 4 " M 0 a t a a a a M M ff 0 " N 0 N V 0 * * 0 0 * A 0 * # 0 W a W 0 0 0 V W g M M 0 V * 0 d a 7 Pedestrian Network and Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 EconomicConditions . . . . M a a a 0 0 0 0 0 R 0 a a 0 R a W 0 R 0 a a a 0 0 a q 0 0 0 0 0 0 0 9 0 0 a a 0 0 0 0 a 0 0 0 0 9 a 0 9 0 0 0 0 z a M 0 a 0 0 a 9 0 a 0 a V a V 0 0 a a 0 a 0 0 5 z S 0 a 0 a a 0 0 W a a a 0 0 9 a ff 8 PlanOverview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 StrategicConcept . . 0 0 s 0 9 a 4 a a 0 flaw " Nommus mon " Ma " am M a M 0 A 0 0 0 0 0 0 0 0 D R 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a 0 0 0 0 0 0 M a 0 0 a a W 0 0 0 0 a a 0 0 0 z a M 0 W 0 a 0 0 V 0 0 0 a 0 0 a 0 0 14 Specific Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Land Use and Community Design Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Transportation Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Parks , Trails , Open Space , and Public Facility Recommendations . 0 A 0 0 0 0 M K A N s a a P a a 0 a 0 a 0 4 33 Water Quality Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Implementation Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Appendices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 . Belfair Development Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A- 1 2 . Belfair Market Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-2 3 . Belfair Transportation Technical Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A- 3 4 . Additional Environmental Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A4 i BELFAIR URBAN GROWTH AREA PLAN Introduction Unincorporated Belfair is the primary commercial C Lft. 4V,I' center in the Northeast corner of North Mason County. Mason County recently identified Belfair as an Urban Growth Area UGA of ."" 51' `tl 'e Pesec ' 4r approximately 2 , 400 acres . The current F r' population within the UGA is approximately ' -' -r�- - r � I, brl e " ''- f� N N YN Y FIEFFERSON CO 1 �. d �' ! �' tJ xSeattle V MASON GU t 1 EJrVr7ef l' tk'ti� �+'� "'IF 915.! a � 900 . However, Belfair serves residents within a larger rural geographic area with a KITS ' PLU Po h&d t w .._ -.. . .. _ ITSA OF MASUN LUG � 'M1 t population of approximately 23 , 000 as well as r' Belfair `R=>"OFFS°"'" ' F , tourists visiting the Hood Canal and unique SN ,e { 41, Theler Wetlands . PIERCECO - ! t s �1 4 { ris £ I 1 eIF Given the recent UGA designation, Belfair ' s r ; A tabor location and market conditions a substantial �o , t �r °o ; ' k ! � ra>z a ` �YQ w increase in population and land use activities are Shelton expected within the UGA boundaries over the 4 I IF , i' 0� IFyr d4 next twenty-plus years . Mason County s 1994 IF MASUN population estimate for the UGA projected up to ' TNnnBTUN CO "� 4 , 000 people by 2014 . No new population ` F. ijFI pia % projections from the State or Mason County for Rs� °° the UGA beyond 2020 have been made . Figure 1 . Belfair location. The Market Analysis (see Appendix 2) completed with this plan projects a growth rate ranging from 3 - 5 % annually. At the high end, this would suggest a population just under 2 , 000 for the UGA by 2020 — much less than Mason County' s earlier estimate . However, the Market Analysis identifies several reasons why the growth rate could be higher : Available developable land, proposed improvements and amenities , and demand for multifamily housing . 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 that are more than 2 , 000 or even 4, 000 . While new development is on the rise in Belfair, the town is in the midst of trying to develop a particular character or ` theme ' based around the Theler Wetlands as the town ' s anchor . Plans are currently underway for the development of the Pacific Northwest Salmon Center, a 36 , 000 square feet facility which will significantly increase the tourist draw . It is anticipated that 300 , 000 people will visit the Salmon Center annually. 1 BELEAIR URBAN GROWTH AREA PLAN Belfair is home to over 150 businesses located mostly along State Route 3 (SR- 3 ) , which is overwhelmed by power lines and competitive signage . The town ' s prior and present 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 . The planned construction of a sewer system in conjunction with SR-3 improvements will be a stimulus for such downtown development while assisting environmental clean-up of pollution in several lower rivers and streams in and around Belfair. The future of Belfair appears to be one of consistent growth. The immediate impacts of the sewer will serve as a stimulus for downtown development while the more regional projects, such as the Tacoma Narrows Bridge and the industrial development of South Kitsap Industrial Area (SKIA) to the north, will create added growth pressures to the entire Belfair UGA. The addition of a proposed ` Industrial Park ' west of SR- 3 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 completion of the Pacific Northwest Salmon Center will serve to make Belfair a destination well into the foreseeable future . Planning 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 — Planning Committee Meeting : This was the project kick-off meeting and I ncluded introduction of the consultant team, County staff members , and Planning Committee 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 — Planning Committee Meeting : Following up the last meeting, the project team summarized planning activities including site visit, review of background planning informa- tion 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 — Workshop 41 : There �i were about 80 people attending the first workshop at Belfair Assembly of God � Church. Followinglee introductions about _. :. Figure 2. Workshop # 1 : Map exercise (left) and visual preference survey (right) . 2 h :\wp\plan\belfair02-03\draftO3-04\plan1 - belfair.doc - 12/27/04 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 whole . • February 18— Planning Committee Meeting : The consultant team summarized results from the first workshop . Makers led a discussion on sketch preliminary alternatives related to redevelopment ideas , circulation improvements , land use/population patterns , connections , and design character. • March 18 — Planning Committee Meeting ® Makers presented land use concept alternatives based on the previous meeting and the results from the first workshop . Terry Reckord of McLeod Reckord presented trails and open spaces plan. A discussion and refinement with the team were followed . • April 15 — Planning Committee Meeting : Mamie Heffron of Heffron Transportation presented transportation report findings and circulation concept alternatives followed by team discussion. Before adjourning, the team discussed the format and outreach for the second workshop . • April 26 — Workshop #2 : Makers presented a l 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 AAA options . Afterward, the participants were broken into small groups to evaluate land use alternatives . and circulation options , and prioritize trails and open spaces options . • May 20 — 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. • July 15 —Planning Committee Meeting : Makers presented a preferred plan followed by team discussion and refinement . • August 19 — Planning Committee Meeting : Makers summarized comments on draft plan and draft design standards . Meeting participants discussed proposed zoning district boundaries and designations . • August 26 — Planning Committee Meeting : Participants reviewed the draft design standards . • October 27 — 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 . 3 BELFAIR URBAN GROWTH AREA PLAN ® November 8 — Workshop Do More than 130 participants attended this workshop to review the final draft plan and development regulations . Participants completed surveys prioritizing key plan actions and provided a range of comments on plan and development regulation details . November 18 — Planning Committee Meetingo After reviewing survey results from the workshop and discussing final changes to the plan, the Planning Committee voted to recommend adoption of the plan. 4 h :\wp\plan\belfair02-03\draftO3-04\planI - belfair.doc - 12/27/04 Existing Conditions 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. Just south of Theler Wetlands is where Pacific Northwest Salmon Center is proposed . It will serve not only as a regional environmental learning center but also a tourist draw to the community. Together, these core uses functions as Belfair ' s civic center and are in good physical condition . Most of the areas surrounding it, on the other hand, are underutilized and thus , potentially redevelopable . The third commercial area includes the properties between these two nodes and includes a hodge -podge of small scale retail, service, offices , churches , and residential uses . Commercial and residential development j opportunities are currently limited due to - < the lack of sewer system . With the UGA J ` s IF designation, infrastructure upgrades overIF 1 €� the next decade are likely to improve this%! I $. condition (planned for 2007 with SR- 3 4 ' ` improvements) . While most sites within . " - Plateau-Area the downtown area and SR- Resourccee 3 corridor to r � ° Resou Uses _ . 1( � . _ 5� _ . __ ... the south feature some form of I development, there are numerous 'opportunities for commercial infill I development and redevelopment . The Current IF IF 401, fIF N Y Downtown i -- 1 ' - i SR- 3 corridor east of the railroad up on Area Fx a . , IF FI. Tf ern .: the plateau provides substantial futureFillIF s " 41 °y �- commercial development opportunitiesI IF . z ' Belfair currently contains fewer than 300 IF , r residential units within the UGA . Single � a = f ^._. F:I �~IF family homes make up the majority of $R 3 Multi-UseFF the units . These uses are scattered Corridor 'F mostly along the SR-3 corridor west of community Center/ the railroad and in the vicinity of Old Node° `e0'ef IF L IF ° Belfair Highway in the northwest portion 1 41 IF IF IF of the UGA . GA . III IF IF Belfair Base Map .. While new housing within the UGA over -- __ _.. J : � 41 IF the last ten years has been limited, IF Figure 4. Current conditions in the Belfair UGA . 5 BELFAIR URBAN GROWTH AREA PLAN residential growth in the rural areas outside of the UGA has been substantial . As a result of the Growth Management Act and subsequent development regulations , this trend is expected to change — resulting in an increase in residential growth within the UGA . 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 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 up on the plateau, east of the SR- 3 corridor — 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 — mostly west of SR- 3 — 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 and Bremerton to the north . Because there is no parallel route through the whole UGA, accidents on SR- 3 can cause extensive delays . Based on the Plan ' s transportation analysis , most of the accidents happening along the corridor are at driveway intersections . There are approximately103 driveways on SR- 3 between Cokelet Lane and SR406 alone . NE Old Belfair Highway, the other north- south access road extends from SR- 3 northward, serves mostly local uses . The SR-300/Clifton Lane corridor is one of the few east-west corridors in the UGA. SR- 300links rural areas to the west with Old Belfair Highway, and Clifton Lane links both with SR- 3 in the downtown core . The recently completed Romance Hill Road, close to a half mile south of the downtown area is the only public roadway connecting with SR-3 south of downtown. All other streets south of downtown are private dead- end roads . 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 . Romance Hill Road provides one possible connection to SR- 3 within the UGA. 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 , and probably the planned alternative north/south route as well as other local access roads . 6 h :\wp\plan\belfair02-03kdraft03-04\plan1 - belfair.doc - 12/27/04 Natural Environment Belfair has tremendous amount of natural habitat within the UGA . The Theler r � Wetland at the far west end of the UGA is a 135 acre natural J jewel for Belfair. It - ' provides trails along Hood Canal , Union River Wildlife area and wetland center including a future Salmon Center west ofal SR- 3 . 3 Tie1 k ell ell To the north, extensive and sensitive ;3 stream and wetland systems continue (note the light green areas in Figure 5 ) . Low lee lying areas along the Union River in theyk kIll, 1, northwest corner of the UGA have been designated by the County as a Class II Critical Aquifer Recharge Area (see Figure WR. t� 4- 1 in Appendix 4) . Steep hillsides parallel much of the eastell kYI Ilk Ax side of the SR-3 corridor from the _ I - downtown area southward — providingt substantial view opportunities towards the _ ,d e Al " ^ water and mountains . A relatively flat lee I, plateau lies to the east of the ridge . Much ° of the UGA is well-forested . These areas If 77, are colored dark green in Figure 5 . j The community members proudly consider these wetlands , waterways , hillsides and forest land areas as the treasure for their Figure 5. Belfair natural features — see text for community that need to be protected for description of areas. 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 . The uncolored areas in Figure 5 are developed sites , while the medium shade of green includes other wooded areas (secondary growth) . The light brown ell areas illustrate recently logged areas or dry meadows . w Figure 6. View of the Theler Wetland area from the ridge above SR-3. 7 BELFAIR URBAN GROWTH AREA PLAN 1 a r • �J • • �u 1 _ • • _ ell eel I 10 ep el 1% lee el ee y r s • • • • • • ' Y � x lee s ✓ FIIA Ile ele lee llz 10 I "�.. m • i Plan Overview 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 . 9 BELFAIR URBAN GROWTH AREA PLAN 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 . - Fee Fee IF .. � 11 / li P IFd I Fee _ I, IF r � . L 1 �. ..11 <IF[ L � . Indust¢ial \ I - 7 r ' b_= - .$ I Fly IF 1 IId IFF v ; Fd I j � J1� y =� I eI ,-1 t = �� �FI }, �-;. ....� } tom :' + ,= r .r"' .tII Ar wI North eY FA III ILdI _ x _ � Neighborhood FlI IF LIFI yFI yI eI Low density residential T ' r - ! �' y Commercial or office in areas less sutable for r development mrI Large footprint retail Protected green corridor —f. __ T " - i ._ al / I i y f along highway i { # { ` Neighborhood erld I "c A retail uses Protected stream corddors '� � — -. 1 i i �t ;l iz` r r (throughout) _i c " F� { \ i Regional park i \) �, - -- - � - - - —�-- ,.,. t` a . v r ,, e, a ` New residential N + r 7 w\geyf t� *. community rn k c with a mix of T ' � » F ` � 1 . housing types a ,� f „ integrated with t' J 1 u�fro i t � " . 1 F / ' ° I � 4 • z opens ace/trail Fw�� t j \Y � 11f �. I . - � .,r_ r � � , r ; w q� tt Down tow - — Y - _ I f i dot Y1 ;B 1 Nodesf 9 � - °� � �`f ° " Infill mixed-use development I q r5 I with integrated pedestrian - G�r � vi Z v�y f3 rr network �i' j ' ' z. I Trails from Salmon t rj i I Center to community _ i d, p = } a [ IFS family �j ' f' f pt residential f� Smglefamily \ ' 1 Surface water treated residential { I before entering 1 r . y j union River and UNIONMVER � 1 gt j WILOLfFE AREq 1 .�d � n i Hood Canal 1 _"'�e E t �1 waters ., 4 � — --- ' Fel _ t1 . . '� . I 2 , — ar ,j North-south by-pass with landscaping and trail — z. q t . Corridor i t� vI MixedmUse �,, uao a y . IQ ' os , x i Improve SR-3 corridor with 3lanes, w« j / it I ' pedestrian walkway, landscaping . !,-/ 1 safety improvements , and utilities — 9t 'r F.ti r 4!'s 1 `, Mixed- use development along � ! " < j pres corridor designed o fry present attractive front to the sliCilOC1 r street and minimize impacts to traffic C@Cher ` ems=, s ' n Potential for ahotel/resort Small scale �. services =S supporting - I s Single family Salmon - residential i Center = 7 I (J� Z Belfair 20 Year / 2 /,yam .i 7 .• _� ®.�.w,. o Ica coo ,000p.ak _I onh �� Vision Plan Figure 8. Belfair 20-year vision . 10 h :\wp\plan\belfair02-03\draftO3-04\plan1 - belfair.doc - 12/27/04 A book at the Future 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, let ' s say it ' s a "she, " might well start at the south end 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 . There is a small cluster of shops and services nearby and an inn where she can spend the night. Heading north, 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 . Loop trail to community and residential neighborhoods _ i +," /Y C £ Raw as Hog � Small scale services .) 5 _ supporting Salmon � 1MM- INN CenterPA \ _ — .. .. IS Infill and new mixed use development along FPO xF i SR-3 corridor with pedestrian 14 friendly elements NSIX -I Streetscape improvements \\ fFee � _ S t" .ram.:- :-w.: . \ .. Driveway consolidation \ . for safety and traffic flog \` - ' ' MIFF F improvement " f� F- _.... . Fg } ' L4 _ �1V. ....... .. c i MFMFFM - ' 4 Fee' — Mixed use development ' with multi-family residential IS behind . vv VIP �' cJ tI s t r r � . r t � �MM,. Illustration of Salmon Center Planning Objectives North Figure 9. Illustrating the Salmon Center area planning objectives. 11 BELFAIR URBAN GROWTH AREA PLAN 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 over looking 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 . Mixed use development to the Multi-family Residential north on old Belfair Highway Pedestrian o t mixed use (typical southth of f the access road) Park Centralized plaza space �. Access street to organize W �` area and improve circulation d " Keystone" buildings that create a distinct character 5. at intersections aaa I� Streetscape Improvements Coordinated parking lots for greater efficiency Stream protection measures Intersection improvements with crosswalk Park and community market I Illustration of Downtown Planning Objectives Figure 10. Illustrating the downtown area planning objectives. 12 h :\wp\plan\belfair02-03\draft03-04\plan1 - belfair.doc - 12/27/04 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 . Ill . yi,il \. \E I, \ ,A I 6i \\ Sites for commercial or industrial rf Commercial or office with buffer from highway I at i ` \ r r Large scale retail Buffer to protect t{ i \ i 'i i �� ,�. green corridor along highway r ` Neighborhood " main street ! � with small retail uses and pedestrian amenities ! . < I '( i ? �'' .y it f,zp ; Regional park . 41 Wetland protection measures / - Access streets to new residential f/,zf , (�r. �' development i New multi-family residential \V T dam r Q development integrated with a ` open space and trail systems r J T 3 - , .. z - 1 : off ow � . r 1 , / r _ I. �isiMF/ri . . II , North �: ' Figure 11 . Illustrating the plateau area planning objectives. 13 BELFAIR URBAN GROWTH AREA PLAN 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 Starbucks 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 . 14 h :\wp\plan\belfair02-03\draftO3-04\plan1 - belfair.doc - 12/27/04 Plan Concept i , FL I u _IF _ VVW� IF c 1 . Focus more diverse, 1 . ' [ Y ' f intense development in - — x Three centers : � „ t , , VI IF • North end to accomodate larger - r 1 ' [ s , � T99 , footprint commercial - = ' r r [ t I , • Downtown to provide mix ofIF 1 + a ' i19 ^- pedestrianlloeal commuting mixed- � � � ' " fi 11 use development ; = �� ° � E '•- 1 • Salmon center 10 emphasize ti 9 IF i educational and recreational _, % t tF. aI activities fl. � r ! v- .✓ , IFF- _ l t i ► ► t R r IF IF IF � .� � : _ iy { I .ak;. ,m, j '± j i t lr M �M IF FF -� T p 1 - S ` ' �� - IT - ._\ i IF 41 I ; Y a [ �, — r 2 . Upgrade SR-3 co . .,� m .� +. + wUV , at qIF • Complete 3 lane configuration ' , ; r ° r;z • Install sewer utilities and TM, * k , pedestrian and safety t ` IFri � y ° ; IF- Improvements , tP ; ' : Encouragealternative �, y = - 4 -- I { ' ;I IIwr�8 i appropriate developmentIF :' k 10 . 3 3 ' 1�' b ps • Plan for alternative +s t �` ' `'t North/South route ;II IF ;, h IF f V7TV -IF IrI r i ' �'. f # v TF - < �. f t h } t 1' t �. .. t11x i , , " — 3 . Insure quality living and IF T IF � _Air Natural environment AT J • Initiate water quality program i # r + 1 7 , $ w a ' } 1k • Insure new development fits with small- f � town and natural character !� IT r ' • Connect and support neighborhoods with trails , parks and public services . p !3 Jek Fu'kI '3 - 7 1 ` IF ... $ ' I IF IF I IT F13 j V rFIF ' :; �► , t - , 1 , is� . ,ff ' Belfair Bubo Area Plan 1 IT k IF t VI I +�a IF iF F /j IF Figure 12. FROM concept. 15 BELFAIR URBAN GROWTH AREA PLAN 16 h :\wp\plan\belfair02-03\draftO3-04\plan1 - belfair.doc - 12/27/04 Specific Recommendations Land Use and Community IRecommendations 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 . ® 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- 3 , R- 5 , and R40 (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 (see descriptions Festival General Mixed-Use Business Residential on the following page) Retail Commercial (MU) Industrial (R-39 R-5, 1140) and Key Provisions (FR) (GC) (BI) STREET LEVEL USES* Pedestrian Retail a a General Commercial Office Residential a Industrial/ Manufacturing/ Wholesale (all floors) (all floors) FLOORSUPPER Pedestrian Retail General Commercial Office a Residential DENSITY PROVISIONS Height limit 3-5 stories 3 stories 3-5 stories 3 stories 34 stories Residential 10 for R- 10 density No specified Not permitted No specified Not permitted 5 for R-5 ( units/acre ) limit limit 3 for R-3 Front yard landscaping 0-8 ' 0-30 ' 0-30 ' 30-60 ' 10-30 ' area = Permitted use; IR07 = 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 . a Residential — Multi-family and/or single family residential uses . ® Industrial[Manufacturing/Wholesale — Manufacturing, assembling, warehousing, repairing, fabricating, and processing . 18 h:\wp\plan\belfair02-03\draftO3-04\plan1 - belfair.doc - 12/27/04 Proposed Land Use Designations AOFF ILL, IF AFF 777 IF FALL 7 IF Festival Retail ( FIR ) ILL _.._,._. _ a General Commercial ( GC ) ! 1 i ��� 3 P � Mixed- Use ( MU ) r r ! , fnA AA IA IV AI AI Business - Industrial ( B- I ) i7� r , r l f� tF ,4 _ !AA Hsu ° - _ , 1% r ,_,_� •; Multi Family Residential ( R- 10 ) ll : A — FF `� ?.AtA i � � Medium Density Residential ( IF 91 t: r , . , AA AI II IA FA ALI1rA FL IA IL A f i , Single Family Residential ( R-3 ) ` .!!�,'� E Long Term Agriculture (LTA) I / ! * �� ;j , ;: General Commercial with Business-IndustrialOverlay: "_ Allow uses permitted in the 4+ a P l i Business-Industrial (B ) _ classification provided all applicable requirements of the � > r ¢ r BI designation {including ` `� ALL 1. AL IF I landscape screening) are met. "F \ f � ` r ` '" G • R v s , .rtd" a '' , wl" 'k � � � d ' '`V I ;t Ii k 4 . . . L r p }} TF 1 1 p`"P f r 1 1 : . , � g a {p + Iefrir rr >fi i. � n a afer- 1 � � , yi UN;ON PoVEATLI a .I C7 1fly I l• - . p {MLOL)FEAREA oW M1 _ Retail Overlay : Allow retail uses to be incorporated with r . , tt the multi family developments , _ { ¢ J1i under the following conditions : s k= q r j f,+� t ' a) Amend the sub-area plan to a Ix r L E t 3 provide public participation ; or A A f f f ' _ _ b) Demonstrate that the GC d c : . y area to the north is built out. _ - ` ' " � � 4h Lf IF ir II If ' � F ¢ _" — — I � t '' + � � Hotel Overlay: A hilltop hotel h? � i rf f ,,p will be permitted within area if CL ILL Z C r k j " • guidelines for siting , pedestrian t rp r ' and vehicular access ; building b � g design , landscaping , and water quality are met. ` t . Belfair SubmArea Plan Figure 13. Proposed land use designations. This Figure and the following map figures illustrating the land use districts represent the original proposal adopted by the Belfair Sub -Area Planning Committee . These maps are only intended to the show general areas of a given zone and may be modified by the zoning maps . 19 BELFAIR URBAN GROWTH AREA PLAN I U4 e Create the Festival Retail (Fly) band Use Designation Purpose : The primary purpose of the Festival _. . ® _ ;V Detail designation is to combine business , a cultural, civic , and residential activities into a A - r ' cohesive community focal point which M M; �#p promotes pedestrian actvity. The district encourages small scale retail trade uses (excluding auto - oriented uses) , eating and drinking places , hotels and motels , personal ' "- service uses civic and educational uses and special events (including a farmers ' market) . - Professional offices and residential uses are permitted on upper floors to add vitality to the a ,a.- ' ° i !� area and support businesses . Proposed Figure 14. FR Land Use Designation. development regulations are intended to promote pedestrian- oriented facades, walkways between developments , landscaping to buffer parking areas and add interest, and building standards to encourage quality and human scale buildings . Location : Centered around the central triangle area in downtown. Permitted Uses : Small scale retail trade uses ( excluding auto -oriented uses) , eating and drinking places, hotels and motels , personal service uses , civic and educational uses . Professional offices and residential uses are permitted on upper floors . Height Limits and Density Building heights are generally limited to four- stories . However, five story buildings may be allowed if they provide a centralized pedestrian plaza space per design standards . Overall densities are limited by height limits , parking, site constraints , and design standards . Design Standards : Design standards will be critical to encourage pedestrian- oriented site and building design, good pedestrian and vehicular access , pedestrian amenities and open space, parking lot landscaping, and the integration of developments with the natural environment . Outdoor spaces within these areas should function as social settings for a variety of experiences, adding to the comfort and complexity of life in an village center environment, while maintaining a human scale and an ability for easy pedestrian circulation . -- - WNW Wm- mom my i -..,,, -� s r a .. Figure 15. Development examples consistent with the vision for the Festival Retail area. 20 h :\wp\plan\belfair02-03\draft03-04\plan1 - belfair.doc - 12/27/04 LU-2o Create the Mixe&Use (MU) band Use Designation Purpose : The primary purpose of the Mixed-Use � � �' , r a ['�9D P designation is to provide for a mix of uses along the - t� SR- 3 corridor, in sites around the FR District, and at the - = � ,v74 I ice, �, , - future crossroads of Romance Hill Road and the - ` L � J R}' planned Alternative north/south access road . AR 10 V Permitted uses include commercial , office, and A" W'f ! ; ; A. D t cl residential uses . By allowing a broad array of uses , ` r i, . property owners have more choice in how the land - ' t R 3 + /'� can be developed. Design standards allow ' p AAA ' =— /i developments to front on the street as long as they11 , r r:; AAAAm r ' provide pedestrian-oriented facades — otherwise, ' R s .; I developments must provide a landscaping buffer "' k , ' R 5" ; � = i alongthe street front to enhance the character of the R a Y f area. Design standards also encourage pedestrian e R - Arr ' ' t and vehicular connectivity between properties . - f' R-s Building heights up three to five stories areAA a _A A%rr I- I . : ; " permitted — otherwise, no specific density limits are Figure 16. MU Land Use Designation . 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 . 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 . A ' AAA AIT AAA AAA AAA, r 8 < � " 1 _ NN. Figure 17. Development examples consistent with the vision for the Corridor Mixed- Use zone. 21 BELFAIR URBAN GROWTH AREA PLAN L.IJ-3e Create the General Commercial (GC) Land Use Designation Purpose : The primary purpose of the GC z R 3 5a 1 ( , , designation is to provide areas that offer a wide , ' ; + + ' range of consumer goods and services for both T IV j Belfair UGA residents , regional residents , and the -`- _. III traveling public . An additional purpose is to IN , ;� , A�T r^— ryi e provide aBusiness-Industrial Overlay (GC -BI) i � � � iG `jtt Area that allows both commercial uses and services R 3 , R 'S and industrial related uses on those properties close _ y� � — J , , IV to the railroad and/or already engaged in industrial- - F %' "� Park `- related uses . Design standards encourage land- ' IM t� ` "' " ' scaping, particularly along the SR- 3 corridor to MU INN retain the wooded character of the area and ern ' — ` i minimize negative impacts of parking, service 6` 'IN g p p g� IN and/or industrial areas . Design standards also I V R-3 promote safe vehicular and pedestrian connectivity, development of pedestrian-oriented spaces , and Figure 18. GC Land Use Designation, appropriately scaled building design. Locations : Existing commercial areas at the northeast end of downtown along SR- 3 and 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 — Business4ndustrial (GC -BI) Overlay (see Figure 18 ) as long as they comply with the applicable buffer requirements for the BI classification. Residential uses are not permitted . 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 . NIJ IN AI E y� a Figure 19. Development examples consistent with the vision for the General Commercial zone. 22 h :\wp\plan\belfair02-03\draft03-04\plan2 - belfair.doc - 12/27/04 LjU4o Create the Business - Industrial Designation ( I) 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 r R storage, research facilities, warehousing and heavy r� �� + � trucking . It is also a purpose of this zone to protect � 'r -'� � N the industrial land base for industrial economicT ; " � �IV A lee 'IV I VZ ' development and employment opportunities . These �� � � purposes are accomplished by: I INYe �Y< • Allowing for a wide range of industrial and yr "�' MV IN t +f `�� manufacturing uses . —% GC • Limiting retail uses to those necessary to i � directly support industrial activities . ' ' • Prohibting residential uses . .NrI ' � , � $ ;_ It r � , � �� 3 I Substantial landscape buffers are required for those _� j � ti� ParkIN properties adjacent to the SR-3 corridor, otherwise , r . ' Business-Industrial properties are exempted from Figure 20, 84 Land Use Designation. most site 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. 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 Dense planting i 60 ' minimum ROW Figure 21 . Required landscape screen for Business-Industrial uses along the SR-3 Corridor. 23 BELFAIR URBAN GROWTH AREA PLAN LUT 5 * Create the Multi Family Residential (11.40) Land Use Designation V F 3 ! +j Purpose : The purpose of the R- 10 District is to provide sites for multi family residential develop - LT _, .r-�, �: r.>1� �a meat that are within walking distance of tf arc � 4 f commercial areas and services within the Belfair - ,%i 1OeUGA. The designation provides for a density of > _ . y ten dwelling units per acre, except where "critical i i� / y W -1 � � > J,f 5 lands" are present — which reduce the permitted L density. Clustering of the dwelling units and rlI^� f f properties are encouraged to protect open space and water quality, reduce infrastructure needs , /r and enhance energy efficiency. Design standards and guidelines led r %` i are important to minimize environmental and visual impacts of p0r ' R 3 C 1. developments and provide amenities for residents . Protection of J,`" creeks and wetlands are critical — these features should be MU Jy� " Rs. _ .preserved and integrated into the development as an asset and amenity for residents . Open space and play areas will be Figure 22. R40 Land important, particularly for young families . Pedestrian access — Use Designation . 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 Densityj 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 :\wp\plan\belfair02-03\draft03-04\plan2 - belfair.doc - 12/27/04 LUI 6 : Create the Medium Density Residential (R-5) Land Use Designation Purpose : The purpose of the R- 5 District is to provide sites for moderate density residential development within the I �� ea R3 Belfair Urban Growth Area. The district allows fora ` R ' R a , lf' density of five dwelling units per acre, except where ` "critical lands " are present — which reduce the -__� l . J'� t�� B permitted density. Clustering of the dwelling units and properties are encouraged to protect open space and F leif fi water quality, reduce infrastructure needs , and enhance A; j energyefficient Multi family dwelling units are % Y Y g � � permitted as long as they do not exceed the density ; R° , , Fx�_ R t° requirement and minimize impacts to adjacent single Y sH family dwelling units . � _ le All 1 Locations : Some areas west of the SR- 3 corridor and on the plateau . mL 1 % + k Permitted Uses : This generally includes cottages , Ft attached singled family, and detached single family ? `— `�' uses . Where uses are clustered to concentrate Figure 24, infrastructure and preserve sensitive natural areas or open R-5 Land Use Designation . space , the housing could include townhouses or small- scale apartment buildings . Height Limits and Densitx 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 . r e p J r t� yy8 dip ;B ; Figure 25. Development examples consistent with the vision for the R-5 zone. 25 BELFAIR URBAN GROWTH AREA PLAN LU4e Create the Single- amity Residential (RZ 3 ) Land Use Designation Purpose : The purpose of the R- 3 designation is to provide sites for detached single family residential T � _1 development within the Belfair UGA . The designations allows for a density of three dwelling units per acre , _ I l � � „ rlG� e� t except where critical lands are present, which reduces the permitted density. Clustering - - " 1 / :GG \•� of the dwelling units and properties are R , encouraged to protect open space and water quality, GE - reduce infrastructure needs and enhance energy Rio " f I J ..� � }'F t . fie � � �a� efficiency. Multi family dwelling units are tR ' n R ± � conditionally permitted as long as they do not R ,o ' exceed the density requirement and minimize ,d, d R 90 impacts to adjacent single family dwelling l units . � f � t ; � . Locations : Hillsides east of SR- 3 , sensitive f`J � areas north of downtown, and properties RS northwest of Salmon Center. ➢ ` r ' -% Permitted Uses : Mostly detached single family uses at a lower density due to topography orLs` natural site constraints . Where uses are clustered to Figure 26. concentrate infrastructure and preserve sensitive natural R-3 Land Use Designation . areas or open space, the housing could include townhouses or small- scale apartment buildings . Height Limits and Density Three- story base height limit . Maximum density of three dwelling units per acre . Design Guidelines : Integrate developments with open space, trails , and natural areas . Encourage use of sustainable design principles . 26 h :\wp\plan\belfair02-03\draftO3-04\plan2 - belfair.doc - 12/27/04 LU49. Other Land Use Actions and Recommendations , ; �3 A . Create the Long Term Agricultural (LTA) Land Use Designation . The purpose of the LTA designation is - -r - - to support commercial agriculture and provide open I } 1 space within the Belfair UGA . Applicable sites are onthe west side of Old Belfair Highway north of the # downtown area. This designation permits single family uses and agriculture-related uses . The base - t fr residential density is one dwelling unit per 10 acres . - I Mu 1 � However, density credits of up to three dwelling units -�4- per acre are permitted 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 Figure 27. community wishes to strongly discourage adult businesses LTA Land Use 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. 27 ELFAIR URBAN GROWTH AREA PLAN RecommendationsTransportation The Belfair Transportation Technical Report dated June 9 , 2003 , provides extensive background information on relevant transportation issues in the Belfair UGA — including existing conditions , projected conditions, improvement issues and options , design guidance, and a description of potential improvements . Figure 28 below and the list on the following pages draw from the recommendations of the report . __�._. , IN r tl r _.� t 1 i , , 1 ,r Recommendations IF , ! if I too . . VJ NO - � I_ �f . 1 FLF­­ FILL IF T-5 : Truck access improvements -N 'IF along SRFFF3 on the plateau —. ol 44+F or I Fogn ` hIF IF4fIFIF T-4 : Provide traffic calming and 4+IIN NI ®�� �a ,- entry improvements along SR 3 r " IN Nt INr I. IIo FA Ir 1 Ft rI IN oN rII,lFN o �;> I Y #T' + ®tr v a To Connect existing roads ' � I . - in conjunction with rew 4W I ' development _ ,+ �• ii T T-7 : Signalize intersection ¢ r ;w _ _ _ T t i , lo`� f � + l I + . , , , , rtrW L TF Provide Old I elfair Highway I r ( Main Street) improvements I ;_, , between SR-3 and Clifton Lane ' # i ` ,/ - \ r , r i . 1 T-3 : Provide safety imp s at 1 4 - ram. ' SR 31SR 3QQ Intersection r . ; lI lF IF - ., ' j• ♦. { •/ !- t sl . •, f i Tl Develop local access �; '` � r t /-_ _ II It IIIFN II o 444 10 NI tA Roads in conjunction with rew development F k °Nro"R" F I " i T-6 : Develop an alternativltII wiair-EaRen IN r _ North/South bypass route on f fay t the plateau T- 1 : Upgrade SR-3 to three- � r lane configuration and enhance "T $ I " A* - = { ! - bicycle and pedestrian access J j -C ' I - i P' K _.-_ .__ N y --fi a 7, 1 t , . ? j> o' "r i :' _ a r N. ca oh.acc rc ' r - - ,r D j >sr r S + — �\ !{s4 _ % T 4 . Provide traffic calming and- t I R entry improvemen s a ong S -3 II r - 4A .. 4 ._- A y 7 i T-2 : Provide safety _ -' improvements at SR 4 SIC fl 3/SR - 106 - - I I r� � Intersection - - T-^-" _ _ _.__ , I . ' - -= _ _ Figure 28. Transportation recommendations. 28 h :\wp\plan\belfair02-03\draftO3-04\plan2 It belfair.doc It 12/27/04 S -3 Upgrades T4 Upgrade SR-3 to three lane configuration and enhance bicycle and pedestrian access . Maintain one lane in each direction and add a center turn lane/median, bike lanes , curb/gutter/sidewalk or shoulder/swale (depending on location) , and planting strip between Romance Hill Road and SR- 106 . Work with property and business owners along corridor to consolidate and narrow driveways along the corridor to improve safety. Also see "Notes on the Timing of T - 1 and T-6 Improvements " below . r Figure 29 Existing conditions , on SR-3 a a VV „ dha ysptmieskr . . Figure 30. Three-lane configuration with shoulder. ix= .tee w� , a : .. 9resYiziai] n .ASL'wC % ';� 14 Figure 31 . Three-land configuration with curb and gutter. 29 BELFAIR URBAN GROWTH AREA PLAN T-2 : Provide safety improvements at the SR-NSR406 intersection . Install a permanent traffic signal . Consider consolidating southbound "wye" into main intersection to slow traffic . Construct median to offset from northbound left-turn lane . Funding from the County may be available in conjunction with temporary lighting due to scheduled 2006 Hood Canal Bridge construction . T-3 : Provide safety improvements at the S -NS -300 intersection . Prohibit eastbound left turn from SR- 300 to SR-3 by installing a center median. Since this is primarily a safety improvement, it will likely be eligible for WSDOT funding . T4 : Provide traffic calming and entry improvements along S -3 . Install center landscaped medians on SR-3 north of Cokelet Lane and south of SR- 106 and at other locations . T-5 : Truck access improvements along SR-3 on the plateau . Review major truck access points to determine if additional acceleration lanes and/or traffic signals could improve truck access onto SR- 3 . Alternative North- South Route (Bypass) T- 6 : Develop an alternative north/south bypass route on the plateau . Continue to pursue an alternate route to SR-3 on the plateau to the east. This will relieve traffic congestion on SR- 3 through Belfair and accommodate new development. Provide one lane in each direction together with necessary turn lanes , center median, bicycle access , landscaping, and sidewalks . Other Transportation Improvements T-7 : Signalize the Clifton Lane/Old Belfair Highway intersection . Install a traffic signal at this intersection when warranted. Include pedestrian sidewalks and signals on all four legs of the intersection. T-8 : Provide Old Belfair Highway (Main Street) improvements between SR-3 and Clifton Lane. Install sidewalks and landscaping along the street edge. Consider landscape median treatments at key locations where they would not affect access to adjacent businesses . Consider mid-block pedestrian crosswalk. T-9 : Develop local access roads in conjunction with new development. As new development occurs along the SR- 3 corridor, encourage developers to construct local access roads to the side or behind properties to enhance circulation. This action also applies towards connecting existing roads , where possible . Access easements to adjacent properties should be required to provide continuity in the local access roadway network . Pedestrian access (walkway or sidewalk) should be provided along the side of the roadway closest to buildings . 30 h :\wp\plan\belfair02-03\draftO3-04\plan2 - belfair.doc - 12/27/04 Table 2 below summarizes the list of improvements along with a priority, which is based on the urgency of the need . An estimate of when the improvements are needed was also made . This is the time the improvement should be implemented. Some of the improvements could be completed anytime , since they would not be affected by growth in Belfair ' s traffic . Table 2. Summaty of Recommendations Location Improvement Priority Timing T- 1 a SR-3 from Romance Widen roadway to three lanes . High Anytime Hill Road to SR- 106 T- 1 b SR-3 Driveway Consolidate and narrow driveways . Periodically review High Anytime Consolidation operations of private driveways and implement turn restrictions based on congestion or accident experience T- lc SR-3 Sidewalk Install sidewalk between Cokelet Lane to Romance Hill Road Medium Anytime on both sides of SR-3 Tm2 SR-3/SR- 106 Install "permanent' traffic signal . High Now Intersection T-3 SR-3/SR=300 Prohibit eastbound left turn from SR=300 to SR=3. Install Medium Anytime Intersection center median T4 SRm3 Medians Install center landscape medians on SR-3 north of Cokelet Low Anytime Lane and south of SR- 106 and at other locations. T-5 Truck Access Review major truck access points (e. g . , Weyerhauser Road , Medium Anytime industrial driveways) to determine if addition of acceleration lanes or traffic signals could improve truck access onto SRm3 . T-6 SR-3 — Alternate Support construction of an alternate route to SR-3 through High Anytime Route the Belfair LIGA. TJ SRm300/Clifton Lane Install traffic signal Medium 8 to 10 Intersection years T-8 Old Belfair Highway Complete sidewalk network, install landscape and median Medium Anytime Improvements treatments . T-9 Develop local access Encourage developers to construct local access roadways on Medium Anytime roadway properties fronting SR=3 . Require access easements to adjacent properties . 31 BELFAIR URBAN GROWTH AREA PLAN Trail iFacility Recommendations _r , An I xs Stream corridors and I` wetland areas j— Add in i V FL 11 On (generalized locations ) t access at bridge r.AI An FI IF IIV FAo1 II InAM FA Vt oAn,IX VA FAnFnA In the longterm I other sensitive - 9 Create walkways anAII )IA environmental resources A- IAI IA FA A. II FA AAn AI - --- - bicycles facilities along fi the SR-3 corridor Proposed plaza Expand stream — ` "- i ' ` corridor and _ 1 Proposed park wetlands ! r „ Proposed regional trail protection . C F ` { Proposed trail through d k � � " wetland trail system - - �� � � i P 6 `:r. l Proposed walking trail � " -; i (conceptual) ` I tttt3 Pedestrian friendly 4n c streetscapes a t � , 3 .. t Reglgal Park �ag / 2A3 � FI p. ,"' 11 iI Expand stream corridor _ . xs Pedestrian and wetlands protection P-9 lazy y I nAa V - -, - L ' '` P 8 i Develop a park near i f y I downtown � A _ � " - - I 3i P1 , a r An r s P �' - .° ` ,„, .� - - r: . . � t Expand the system n �' ; I . Neighborhood Park of trails associated � t , t with the Theler A ' rrA - - - _.�._ Wetlands t 1 0 - a IF ` t .I `n try v f Develop a system of �� r� " z connected trails on the 1 , P 7, ; = f plateau -. AI ; a _ Protect Hillsides P 1 r _ . _.. _ t ' A' 1 Neighborhood Park _. - - - 1 rA nA eifair u o rep ! an Figure 32. Parks, trails, and open Space recommendations IAA 32 h :\wp\plan\belfair02-03\draftO3-04\plan2 - belfair.doc At 12/27/04 P4 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. -2 : Create a centralized plaza space within the proposed Festival 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 festival retail uses , 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- 3 . P4 : 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. 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. 33 BELFAIR URBAN GROWTH AREA PLAN P-7 : As part of development, construct a walking trail along the ridge top east of the SR-3 corridor. Sections of this hiking trail could be constructed in conjunction with new residential development and would connect future residential developments on the ridge-top east of SR- 3 , providing dramatic views of the Theler Wetlands , Lynch Cove, and the Olympic Mountains . P4 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) . P-9 : 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 . 34 h :\wp\plan\belfair02-03\draft03-04\plan2 - belfair.doc - 12/27/04 Water Quality Recommendations 4 o Install sanitary sewer trunk line within the next 5 years . This is an essential first step in upgrading water quality while accommodating growth . The County is currently engaged in planning a trunk line extension into Belfair within the next approximately five years . -2 : Undertake a program of local water quality detention facilities to reduce pollutants in local streams and in the canal. 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 . -3 : Continue current collaborative, inter- agency efforts to monitor and upgrade water quality. W4 : 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 . 35 BELFAIR URBAN GROWTH AREA PLAN Implementation Strategy Participants in the Belfair Sub -Area Plan envision their community evolving from a "pass through" center on the SR- 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 land owners , 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 is to create a sound framework for future work by establishing the necessary regulatory provisions ; planning for SR- 3 corridor, alternate North- South route, 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 . During Phase 2 , most of the projects identified should be started and some completed . These should include the initial infrastructure improvements along the SR- 3 corridor necessary for the redevelopment of the urban growth area and hopefully the addition of the Salmon Center as a regional attraction . During this phase, downtown interests should also accomplish the highest priority projects to take advantage of the corridor improvements and encourage the development of close-in residential development . The projects in this Phase should also include the "by-pass" corridor, with the degree of completion depending on funding and the schedule developed in 36 h :\wp\plan\belfair02-03\draftO3-04\plan2 - belfair.doc - 12/27/04 Phase 1 . It is during this period that the community will begin to see both major public I mprovements and increased interest in substantive higher quality private development . During Phase 3 , the community, the County and the State should continue to work together to be sure that all projects are completed and to 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 at this time . Given these uncertainties , the general timing of the various recommended actions cannot be overly specific , but preliminary targets can be identified . In general terms , Phase 1 is set at 1 to 2 years , Phase 2 from 3 to 7 years and Phase 3 from 7 to 15 years . Of course, during this time certain critical needs or funding opportunities may arise that spur or delay a specific recommendation . The proposed phasing schedule detailed below is intended as a rough guideline based on an overall strategy. Phase 1 — 1 to 2 years • Adopt development regulations and implement other regulatory actions . (Recommendations LU- 1 through 8 ) . This is a necessary first step to help insure that new development fits the community' s vision. • Continue water quality improvement efforts . (Recommendations W-2 through W4) . • Design the SR- 3 and sewer trunk line improvements . (Recommendations T- 1 and W4 ) • Plan driveway consolidation/streetscape improvements for properties along SR- 3 . This is a necessary adjunct to the SR- 3 street improvements . (Recommendations T- lb and 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) • Plan construction program and consider beginning first steps for alternate North- South route . (Recommendation T- 6) Phase 2 — 3 to 7 years • Complete SR- 3 improvements and sewer trunk line . (Recommendations T- 1 andW- 1 ) 37 BELFAIR URBAN GROWTH AREA PLAN 0 Construct the Salmon Center and initial trail connections to the north into downtown . (Recommendation P - 5 ) 0 Complete intersection and pedestrian improvements in downtown . (Recommendations P - 5 and P - 6) ® Begin/complete design, funding acquisition, and/or construction on the alternate North- South route . (Recommendation T- 6) Phase 3 — 7 to 15 years ® Add park and other needed community services . (Recommendations P4 and M ) ® Complete trail system . (Recommendations P - 1 through M) ® Complete any remaining recommended projects not yet done . 38 h :\wp\plan\belfair02-03\draftO3-04\plan2 - belfair.doc - 12/27/04 Appendices ® Belfair Economic ® ii it BELFAIR URBAN GROWTH AREA PLAN Belfair Urban Growth . Area Market Analysis Prepared for MAKERS Architecture + Urban Design by ECONorthwest 605 First Ave . , Suite 400 Seattle , WA 98104 (206) 622-2403 March 2003 Appendices Belfair Economic Analysis BELFAIR URBAN GROWTH AREA PLAN j% lfa ' r Market Analysis SUMMARY Community stakeholders for the Belfair Urban Growth Area in Mason County have joined with the County to develop a subarea plan for future development of the community . The County hired Makers Architecture and Urban Design to lead the plan , and ECONorthwest for economic and market analyses as sub- contractors to Makers . This report documents our findings for the market analysis . The area now known as the Belfair Urban Growth Area (UGA) has experienced very low growth in the past decade . Population in the rural areas around the UGA has grown more rapidly. In addition , many of these rural areas support a relatively high proportion of seasonal housing . Many Belfair businesses have depended on seasonal and tourist business for a substantial portion of their revenues . Other businesses serve the population in the surrounding rural areas in Mason County . Recent changes in land use policies for Mason County suggest that growth will come to Belfair , likely at a much higher rate than has been experienced to date . Housing density restrictions in rural areas (outside of the UGA) suggest upward pressure in demand for denser development that can only occur within designated Urban Growth Areas such as the Belfair UGA . Infrastructure needs hamper development in the short-run , as is well known by the Belfair planning committee and local stakeholders . Also , market forces appear to limit the expected growth , to some degree , indicating lower growth than suggested by the County (as published in the Request for Proposals for this project) . For planning purposes , we have described population growth rates ranging from 3 . 0 to 5 . 0 percent . This range represents substantially higher growth rates than experienced in years past, and makes sense given growth rates for the larger area, including rural and urban areas of Mason County, Pierce County , and Kitsap County. While we believe the 3 to 5 percent growth scenarios represent the most probable range of outcomes , there are identifiable reasons why growth could be higher . The amount of vacant land within the UGA presents an opportunity for housing developer to exploit economies of scale : developing a substantial pool of housing stock in the same area helps keep prices down . These dwelling units would compete effectively with existing alternatives , and possibly attract home buyers at a greater rate than current trends suggest . Among potential opportunities , the absence of multifamily housing is most notable and reportedly in strong demand . In the short run , the lack of infrastructure appears to be the primary barrier to multifamily development . Belfair UGA Market Study ECONorthwest March 2003 Page i Senior housing is also in strong demand , and Belfair is well suited to accommodate much of that growth . A strong influx of seniors , with the associated development of senior housing , may be an important component of area growth . We did not find sufficient buildable land data for Mason County to quantify the County 's ability to accommodate demand . However , total net land supply (net of undevelopable land) does not appear to constrain development in or near the Belfair UGA . Buildable land reports in Pierce County and in Kitsap County (broken out by subareas within each County) suggest that the current population forecasts for Mason County are not likely to be substantially bolstered by a lack of supply in either Kitsap County or Pierce County . Increased demands for retail space will come with the population growth . Growth in the rural areas of Mason County will continue to provide a growing customer base for Belfair businesses . Through our analysis we determined that a net increase from 250 , 000 to 600 , 000 square feet of retail space is likely to accompany the population growth expected for the primary retail trade area of the Belfair UGA . Much of this demand for space will likely occur in existing commercial centers that currently attract Belfair shoppers : Silverdale , Gig Harbor , and other areas . 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 . This trade - off of leakages of new growth and capturing more market share of existing populations (permanent, seasonal , and tourist) lead us to accept the high end of 600 ,000 square feet of retail space that might accommodate strong population growth in trade area. Other commercial land uses have a place in planning for Belfair . Lodging opportunities appear to exist , based on strong infra-regional tourism and limited competition from existing lodging establishments . Regional and national market forces , however , suggest that new lodging development in Western Washington is at least a few years away . Ultimately, however, the availability of desirable vacant land in the UGA combined with very little competition may make lodging a more imminent possibility in Belfair than elsewhere in the region . Industrial uses appear challenged by large amounts of competing commercial land available nearby in the South Kitsap County Industrial Area. Large , undeveloped parcels are an asset for industrial development in the UGA and may prove attractive for businesses that do not need the apparent accessibility advantages offered in Kitsap County , Belfair UGA Market Study ECONorthwest March 2003 Page ii TABLE OF CONTENTS Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i Table of Contents . . . . . Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Methods . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Organization of this report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Economic profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Population and housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Current and historic growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Existing population forecasts for reference areas . 10 Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Other commercial land uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Landsupply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Synthesis and conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Population and housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m 22 Retail 24 4 Other commercial land uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Office and commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Lodging . . . . . . . . . . . 28 elfair UGA Market Study ECONorthwest March 2003 Page iii INTRODUCTION BACKGROUND Community stakeholders for the Belfair Urban Growth Area in Mason County have come together with the County to develop a subarea plan for future development of the community. The County hired Makers Architecture and Urban Design to lead the plan , and ECONorthwest for economic and market analyses as sub- contractors to Makers . This report documents our findings for the market analysis . , The County and project team requested several specific analytical tasks to be considered by ECO , including the following requests : • Focus on the retail market area, forecasting ranges in market demand and examining the market dynamics of the area • Identify the larger market area that might be achieved by sound economic redevelopment • Describe the forces affecting the demand and supply for land in Belfair • Include an economic profile of the Belfair area (geographically including Mason , Kitsap , and Pierce counties) • Include an analysis of economic and population forecasts for the area (using existing State forecasts and any County or City forecasts that might exist) • Identify the comparative advantages of the Belfair area • Analyze the land use demand based on economic forecasts • .Discuss the supply of vacant and redevelopable land; and • Identify development opportunities , strengths , and weaknesses of the market area. METHODS This report reflects our best ability to make use of information available at the time of this study . We analyzed available information and provide interpretation of the implications of existing information for planning in the Belfair UGA . We relied heavily on published data and forecasts from local , County, State and Federal agencies , including : the ECO 's scope of work and Maker's contract with the County refers to an "economic study" and a "market analysis . " Those terms refer to the same body of work contract with ECO . This report is both the economic study and the market analysis . Belfair UGA Market Study ECOorthwest March 2003 Page 1 Washington State Office of Financial Management ; Washington State Department of Revenue ; County government departments in Mason County , Kitsap County, and Pierce County . We also conducted original analysis of U . S . Census Data for this study . We supplemented our data analysis with interviews of members of the Belfair Planning Committee and local businesses . We did not have the resources to interview everyone on the planning committee . We did not conduct surveys for new data, but made use of any data provided to us as a result of the interviews . In addition , many studies have been done in recent years related to projects important to Belfair . Transportation and sewer investment considerations have resulted in several documents with data we found useful in our approach to this study . At the planning committee 's request , we reviewed many documents related to their past work. All of these reports were helpful in our understanding of the issue facing Belfair ; not all of the reports included information directly applicable to this study . We employed state - ofAhe -practice techniques for market analyses related to land use planning projects . This work does not stand on its own for usage as a market analysis for any particular new business enterprise . Nor is the report sufficient for property appraisal or valuation of real estate related opportunities . Finally , it is important to understand the theoretical nature of this document and the difficulty in predicting human behavior . Any particular land developer may find opportunities in the market place not shown in this report . In a small area such as the Belfair UGA, one developer or one large employer can choose to locate in Belfair at any point in time and thereby change the economic landscape dramatically. This report is our best interpretation of current conditions and known plans as they relate to Belfair 's long-run development. ORGANIZATION OF THIS REPORT The rest of this report is organized into three major sections with subsections as follows : • Economic profiler This section includes assessments of historic trends and current conditions that affect future scenarios . Subsections include : o Population and housing o Retail o Other commercial land uses • Land supply. This section presents our summary and interpretation of relevant land supply discussions that would affect planning scenarios for the UGA . Belfair UGA Market Study ECONorthwest March 2003 Page 2 ® Synthesis and conclusions . This section incorporates supply and demand considerations into descriptions of future scenarios for the Belfair UGA , with the following subsections : o Population and housing o Retail o Other commercial land uses elfair UGA Market Study ECONorthwest March 2003 Page 3 ECONOMIC PROFILE This section of the report documents the data we examined that reflect existing conditions in Belfair at the time of this study . The data of interest do not conveniently come with summaries for the UGA boundary , which presents a challenge to understanding existing conditions . For example , the boundaries of the geographical units used by the U . S . Census , a primary data source for all planning studies , do not align with the UGA (Figure 1 ) . All of the UGA is within Census Tract 9604 . 00 . Two block groups and several blocks intersect or exist within the UGA . Figure 1 Belfair UGA and US Census boundaries elfar Urban Growth Area Ilk r " I Ilk UGA boundary i61,116 s Grt up 8Ipk 4%% 16 ®Block group Boundaries Census black boundariesrk 6 - Ilk IIv _ i7A3lk Ilk Ilk , I 1 5 11 OI I k4r, J,c} 3 21�1� 7� th Ater '5555 �" ZI k 14 66 1. 66 66 66 - : 71611 )r� Cr©Lip` � Irm4 - 66 kr a Ilk Note : UGA boundary estimated by ECONorthwest To deal with the obstacles of geography, in some instances , the following discussions of socioeconomic conditions relies on auxiliary Belfair UGA Market Study EC Northwest March 2003 Page 4 sources of data, including Mason County Assessor 's records . In other instances , our assessment of economic conditions will draw on historical trends and forecasts for larger units of geography . POPULATION AND HOUSING In this section , we discuss the existing data and forecasts regarding population growth in and around the Belfair the area. This section does not include a forecast of Belfair population intended for use by the Planning Committee . This section does include , however, information and analysis useful for preparing scenarios of future population , discussed in later sections of this report that follow discussions of land supply . HISTORICCURRENT AND Discussions with County staff revealed no current estimates of the number of housing units or people living within the Belfair Urban Growth Area . We obtained an extract of the County assessors ' data along with a list of 484 parcel IDs that the County has identified as existing within the UGA . Of those parcels 213 were identified as having a residential structure on the parcel (an additional 81 were identified as having a residential land use designation without a housing unit existing on the parcel) . The data suggest 149 single-family houses and 50 parcels with at least one mobile home (Table 1 ) . The residential units also include three duplexes , three quadplexes and two apartment complexes known to have 24 units each . Table 1 . Housing unit estimates for Belfair UGA and Mason County, 2002 Land Use Parcel Count Single family 149 Duplex buildings 3 Quadplex buildings 3 Apartments (5 or more units ) 1 Mobile homes 50 Other residential 7 Vacant residential 81 Total residential parcels 294 Commercial 84 Vacant Commercial 13 Preservation 34 PUBLIC 8 Timber 5 Unknown 9 Belfair UGA Market Study ECONorthwest March 2003 Page 5 Based on the parcel data we estimate approximately 300 housing units to exist in the UGA (including two 24 -unit senior housing complexes , and an estimated 70 mobile homes) . 2000 Census data show average household size of 2 . 60 for occupied housing units in census block groups 9604 - 1 and 9604 - 2 (see Figure 1 above for geographic reference) . 2 With an estimated 5% natural vacancy rate , this would suggest approximately 740 permanent residents of the Belfair UGA . Several variables could make this estimate off by a little bit : there could be more mobile homes than we have estimated ; and / or there could be higher or lower vacancy rates and household sizes within Belfair . This distribution of housing among types is fairly similar to the distribution of housing found throughout Mason County (Table 2 ) . Relatively little multifamily housing exists in Mason County and the total amount declined slightly during the 1990s . Table 2 . MasonCounty housing units by type ( 1990 and 000 ) SF/Duplex MF MH oat/RV/Van Total 1990 15 , 850 843 51370 229 22 ,292 2000 18 ,429 823 51447 816 25 , 515 Change 21579 (20 ) 77 587 31223 Source: ECONorthwest analysis of 2000 Census data . With no market rate multifamily housing in the Belfair UGA, demand for such housing is difficult to ascertain . There are no rental rates or vacancy rates to point to that show the willingness to pay for such housing in Belfair . The senior housing has very strong demand , though the tenants and / or management are subsidized to lower the cost to live there . Waiting lists exists and vacancies fill immediately . Since the premise of this study is planning for unprecedented growth , just knowing that currently there exist more than 500 and less than 1 , 000 permanent residents is useful to help understand the implications of future scenarios . Many other housing units near Belfair are used for seasonal residences only. We discuss seasonal housing and the effects on the local economy in subsequent sections of this report . In addition to understanding conditions within the UGA , much of the long-run growth factors for Belfair call for an understanding of areas around Belfair , such as all of Mason County, Kitsap County, and the portion of Pierce County north of the Tacoma Narrows , referred to as Key Peninsula. Population in this region is concentrated in Bremerton , north of Bremerton in unincorporated portions of Kitsap County, Port Orchard , Poulsbo , and a portion of the City of Bainbridge Island (formerly and still commonly referred to as Winslow) (Figure 2) . 2 U . S . Census 2000 data from the 100 percent count files (SF1 ) show 1 , 340 people living in 513 households in block group number 96041 , and 654 people living 250 households in block group number 96042 in 2000 . In addition , 60 people lived in institutional housing in block group 96041 . Belfair 11CA Market Study ECONorthwest March 2003 Page 6 Figure 2 . Population Densities for Mason and KitsapCounties and e Key Peninsula Area of Pierce County ( ) 2000 Census . I ck Groups PQrsAnS Per Square Mile 0 - 55: 56 w 317 3tS $37 838 - 21313 ® 2,314 - 9,d84 l city Boundary County 0 Z5 & 10 15' 2M1tiles o- ard � a s t� frr 44 I ,s E 3 a . Haig Harbor Y` "tiJ ? b Areas within Bremerton and the Silverdale area (unincorporated portion of Kitsap County) added the most people during the 1990s (Figure 3) . Some jurisdictions grew faster than others during the 1990s (Table 3 ) . Gig Harbor grew the most rapidly of any city in Mason or Kitsap County , having grown at 7 . 2 percent . The City of Bremerton as a whole actually declined in population , though as shown in Figure 2 , areas within Bremerton grew . Belfair UGA Market Study ECONorthwest March 2003 Page 7 Figure li n change from 1990 to 2000 , by Census tract 1990 Census Tracts iGfiowth in Population per square Mile, L -79$ 0 1 - 100 101 . 250 251 = 11000 N ® 11001 - 2, 500 � [ City Boundary County b 2;5 S 1q 1'S 'mites Idge Ilan rd Gig Harbor �z V % Selfair UGA Market Study ECONorthwest March 2003 Page 8 Table 3 . Population growth for Belfair reference areas , 1990 to 2000 Population Average Annual 1990 2000 Growth Rate Mason County 38 , 341 49 ,405 2 . 6 % Shelton 71241 81442 1 . 5% Kitsap County 189 , 731 231 , 969 2 . 0% Bremerton 38 , 142 37 ,259 -0 . 2 % Port Orchard 41984 71693 4 . 4 % Poulsbo 41848 61813 3 :5 % Key Peninsula of Pierce County 39 , 395 549769 3 . 3 % Gig Harbor 39236 61465 7 . 2 % The Belfair area grew relatively little in full-time residences during the 1990s , adding less than 100 people overall to the two Census block groups within which Belfair exists (Table 4 , Figure. 1 above) . Just beyond these two block groups in all directions into Mason County, substantially more population growth occurred during the 1990s . Population grew at 3 . 4 percent per year during this period in those areas , representing rapid growth relative to County-wide growth in Mason and Kitsap counties (2 . 6 and 2 . 0 respectively) . While this information should not be viewed as predictive of future growth in Belfair , it is useful to understand the difference between expected growth and historic growth in the Belfair UGA. Table 4. Population growth for Belfair area Census Block Groups , 1990 to 2000 Population Average Annual 2000 Census Block Group ID 1990 2000 Growth Rate 9604- 1 11380 19400 0 . 1 % 9604-2 588 654 1 . 1 % Total 1 ,968 29054 0 .4% Tracts and Blocks Groups Outside UGA Tract 9603 37794 51293 3 .4 % Block Group 9604-3 827 11126 3 . 1 % Block Group 9605-2 765 897 1 . 6 % Total 5,386 7 ,316 3 . 1 % Source: U .S . Census Bureau . Note: Census Tract 9603 includes blocks 9603001 through 9603005. Home prices achievable in Belfair depend on a range of factors , such as the size of houses developed , desirability of the parcel , views , Belfair UGA Market Study ECONorthwest March 2003 Page 9 accessibility, and of course the price of other houses that the potential buyer would consider . In Mason County, the median home price in 2001 was $ 113 , 000 . In Kitsap County, the 2001 median home price was $ 157 , 000 and increased to $ 161 , 000 in 2002 . Multifamily housing price and vacancy trends in Kitsap County show increasing demand for multifamily housing in and near Silverdale and Poulsbo , with lower demand for multifamily housing in Bremerton and Port Orchard . In Poulsbo and Silverdale , rents for 2 bedroom / 1 bath apartments are $800 per month . Vacancies for all apartments are very low, at 2 . 4 percent which is much lower than Seattle-Everett-Tacoma housing market , where vacancies are in the range of 5 - 9 percent . In Bremerton and Port Orchard , rents achieved are lower ($ 650 per month) , though vacancies are still very low at 3 . 0 percent . In the Key Peninsula of Pierce County, vacancies for apartments are higher at 5 . 0 percent and rents are $ 750 per month (2 bed / 1 bath) , slightly lower than Poulsbo / Silverdale . Elsewhere in Pierce County, vacancies and rents show softer demand . EXISTING PU ION FORECASTS FOR REFERENCE The Washington State Office of Financial Management, Mason County, and the Puget Sound Regional Council have all published forecasts for areas surrounding or near Belfair. In addition , Claritas , Inc . , provides population forecasts for zip codes throughout Washington State . ECONorthwest purchased the Claritas forecasts in November 2002 for use in market studies such as this . None of these organizations forecast population for the UGA specifically, but all of their forecasts are useful for understanding the growth potential of the larger area. OFM forecasts average growth rates ranging from 4 . 5 to 5 . 5 percent annually for Mason County in OFM 's high- growth scenario (Figure 4) . OFM 's medium- and low- growth scenarios range from 2 . 0 to 2 . 9 percent and from 0 . 3 to 1 . 2 percent, respectively. elfair UGA Market Study ECONorthwest (March 2003 Page 10 Figure 4 . OFM forecasts of Mason County population , 6 . 0% — -- ..-..._.....-----.... - ..__..._.... -- -.�...... ---- - -..-. _. OFM High OFM Medium OFM Low aNi 4.0% �s 2 M 3 .0% c c m N rn 2 . 0% Q 1 .0% 0.0% 2005 2010 2015 2020 2025 Source: Washington State Office of Financial Management, 2002. Nearby in Kitsap County, OFM forecasts lower growth rates through 2025 (Figure 5) . OFM 's low-growth scenarios show population declines through 2005 , rebounding up to a range of 0 . 8 to 1 . 1 percent annually from 2005 to 2025 . OFM 's medium- and high- growth scenarios of annual growth rates range from 0 . 4 to 2 . 8 percent and from 4 . 0 to 5 . 1 percent , respectively. elfair UCA Market Study ECONorthwest March 2003 Page 11 Figure e ss of KltsapCounty ul i n , OFM High 5. 0% OFM Medium No OFM Low 4. 0% m m L 3. 0% 2 rn 2. 0% c c m d d Q 0.0% 2010 2015 2020 2025 -1 .0% -2.0% J -- Source: Washington State Office of Financial Management, 2002 . Eelfair UGA Market Study ECONorthwest March 2003 Page 12 Claritas , Inc . , produces forecasts of population and other demographics by zip code based on a model which the company updates regularly . The Belfair UGA lies entirely within the 98528 zip code area (Figure 6 ) . Claritas forecasts show 7 , 907 people living in zip code 98528 in 2002 and forecast 8 , 368 people living there in 2007 , a growth rate of 1 . 1 percent per year . Forecasts for zip code 98367 , adjacent to the Belfair UGA to the East in Kitsap County, show an increase of 1 , 539 people between 2002 and 2007 , an annual average growth rate of 1 . 3 percent . Figure 6 . Population forecasts by zip code , 2002 =2007 �s �r". sue,✓ r „p+. . ' ., ..,, t,»�. �" ,» £ „r �s Y :. � `r � ,��� � ' . � r�'.�«✓'"� ' WO Change in population 2002 - 2007 N N ,511 -250 - -50 -49 - +200 m 201 - 533 � �x xT z 534 - 1134 fff r 1135 or more K Belfair UGA s' ,:.. :x2' .�.r '� ��' � �. ,✓'� �s"'"a�� Source : Claritas , Inc. , 10/30/02. Staff members at Claritas report that counties ' comprehensive plans are inputs for their forecasts . However , we do not specifically know the degree to which Mason County's comprehensive plan elements are reflected in the forecasts for zip codes in Mason County or Kitsap County . Belfair UGA Market Study ECONorthwest March 2003 Page 13 RETAIL Like most unincorporated areas , the unincorporated areas of Mason County , including Belfair UGA , provide relatively little retail sales . A pull factor is an analytical tool that describes how much retail activity occurs within a geographic area relative to what we would expect given the area's population base , and based on another geographical area referred to as a reference area. For this analysis , Washington State is the reference area. A pull factor with a value of 1 . 0 for an area of interest indicates that retail sales are exactly what one would expect from a population that size . In other words , an area that has a pull factor greater than 1 . 0 is "importing" expenditures from neighboring population centers , while an area with a pull factor less than 1 . 0 is "exporting" or "leaking" retail sales to other jurisdictions . Pull factors are useful for gauging an area's position as a retail center . Areas like Gig Harbor, which serves as the commercial center for a large rural area can have very high pull factors , while rural areas and smaller towns can sometimes exhibit very low pull factors , reflecting their weaker market position . Pull factors for various categories of retail activity for all of unincorporated Mason County range from 0 . 18 to 0 . 47 (Table 5) . Overall , the retail pull factor for unincorporated Mason County is 0 . 34 , which is nearly exactly average is about average for unincorporated areas in Washington State counties (0 . 31 ) . The pull factor value for unincorporated Mason County was the same in 2001 as in 1995 , with slight fluctuations in interim years . Table 5 . Comparison of pull factors by retail category by jurisdiction (2001 ) Shelton Mason Uninc. Bremerton Port Orchard Poulsbo Bainbridge Kitsap Uninc Gig Harbor Population 8,470 41 , 130 37,260 7,810 61965 20,740 160,625 6,485 RETAIL TRADE - Total 2,18 0,34 1 .79 3.34 3.56 0,67 0,91 4.46 BUILDING MATERIALS/HARDWARE 0.82 0.37 0,85 1 .99 0,73 0,67 0,57 2.96 GENERAL MERCHANDISE and MISC. 2.92 0, 18 0,81 2,16 1 .74 0,54 1 .32 3.64 FOOD 2,69 0,47 0,89 4.20 4.57 1 .33 0,84 5.55 AUTO DEALERS/GAS STATIONS 1 .42 0,44 3.86 4.56 7.50 0,08 0,30 4.05 APPAREL/ACCESSORIES 0,41 0,06 0,40 2,26 1 .03 0,77 1 .51 5.28 FURNITURE/FURNISHINGS/EQUIP 1 .73 0, 14 1 .87 2.40 1 .82 0,93 1 .11 2.97 EATING/DRINKING PLACES 2.53 0,33 1 .81 3.98 3.54 0,90 0,75 6.31 Source : ECONorthwest analysis of Washington State Department of Revenue Data 11 Note: Bold typeface denotes categories for which a jurisdiction's pull factor is greater than 1 .0 . Typeface that is both Bald and Red identifies categories for which a jurisdiction's pull factor exceeds 2 . 0. There is nothing surprising in this information . Rural areas do not typically attract a lot of retail . The Belfair UGA typifies the type of retail activity seen in unincorporated UGAs elsewhere in Washington State (e . g . , unincorporated UGAs in Whatcom County) . Unincorporated UGAs commonly depend on tourist economies , supporting seasonal retail with emphasis on food stores and restaurants . Also , as is the case in Belfair , Belfair UGA Market Study ECNorthwest March 2003 Page 14 it is common for such an area's permanent residents to seek a substantial portion of retail and service needs in adjacent areas that are more densely developed . Based on this information , our visits to the area, and our interviews with local stakeholders , we estimated the general trade area boundary that supports services in Belfair (Figure 7) . This boundary is an estimate of the residences (permanent or seasonal) of many customers that support Belfair businesses . A smaller percentage of customers come from outlying areas , of which many may make purchases as they drive through Belfair towards distant destinations (such as the Pacific Coast) . Estimating this boundary is useful only to understand the growth of a large constituency that will continue to support a portion of Belfair business . Figure 7 . Primary Trade Area for the Belfair UGA Primary Trade Area 6elfair UGA Road Ciassificatior N Limifed Arxess Mgwha Local Roads fl�, t ,n Q 5 1Q 1s NJles IF- I II 10 and Ff $, All IF IF IF IF If If I 4,�1F AA "IFFFF, VAN If F- IFF LIFT Y. } � A9 r IF IF IF If F : IF 11 If IF FIX f IF IF l, tr Belfair UGA Market Study EC ® Northwest March 2003 Page 15 - L: e • a a y , ea i � z f e ee l b & will G tkI � l I �OMNI . a r `✓' � '+� gn 0 � � ; Household incomes in the primary trade area identified above are concentrated heavily in the range of $ 50 , 000 to $ 99 , 999 , based on 1999 incomes reported in the U . S . Census (Figure 9 ) . This distribution is fairly similar to the distribution of all households by income ranges for all of Washington State . However , the Belfair retail trade area has somewhat lower percentage of upper-middle and upper income households ; only 30% of the households in the trade area reported income of $ 60 , 000 or more , compared with 36% for all of Washington State . Figure 9 . Households by income range in the Belfair Primary Trade re ( 19 ) 500 500 400 H M0 O d 300 N 7 O 2 200 100 0 p0 0�' 0°j 0 0 CP 0°b 0°' 0°p 5P 0°' 0°' 0°' 0§' 00 �p 0 0 0 0 0 Di O 0 0 0 0 0 0 0 0 ss cs % ,ry �ry �o �0 4 44b 6sy ashhs�A �rac o%`o o%0 o'`° o'`° o`° o`° o`o o`o o`o o`° o`a �°� �°� ti% o00 ey5 000 boo 00o hoo 00o hoo 000 goo 000 000 �00 000 063 00o tioo v a9^ ash ayti s9`V tp 4 4b % 4' 6. � 40 ' G k � 00` ^ryh ` ^y0` 6s Household Income Source: ECONorthwest analysis of aggregated 2000 Census block group data . OTHER COMMERCIAL LAND USES Other commercial land uses include a range of industrial and office uses . Some of these businesses serve the Belfair business community ; others serve a population base similar to the retail area; others , still , might serve a broader market extending throughout Washington State and beyond . We found no significant cluster of activity other than the commonality of serving seasonal / tourist populations as a strong part of the customer base . Belfair UGA Market Study ECONorthwest March 2003 Page 17 LAND SUPPLY As is true of any market , the market for residential and commercial development in the Belfair UGA is ultimately determined by the interaction of demand for such development and supply—the area's ability to accommodate the pressures of growth . The supply side of the market analysis assesses the ability of the developable land , together with the existing built space , to accommodate the foreseeable demand for residential and commercial development . On the commercial side , growth in the number of customers and in overall spending eventually either attracts new businesses or induces expansions of existing businesses . Due to the nature of commercial development , this growth rarely occurs in a linear form . At any given moment , some imbalance is likely to exist between the demand for existing commercial space and the amount of built space that exists on the ground . In instances where current capacity is tight , substantial new development may take place in short order . In times when existing businesses have excess capacity (i . e . the capacity to accommodate additional sales) , new development is less likely to occur until that excess capacity is absorbed . While many businesses in Belfair would likely accommodate more customers , the only land use and building type that appears to have noteworthy excess capacity is grocery store space . Three grocery stores in Belfair , including two major chains , vie for a limited and seasonal market . These grocery stores are large enough to cooperatively accommodate substantial growth in the demand for groceries and other products they sell (household supplies , etc . ) . This excess supply of grocery space is likely a major barrier to new growth in food stores . The issue of land supply affects planning in the Belfair UGA plan in two ways : 1 ) the amount and capacity of developable land within the UGA , and 2) the amount and capacity of developable land outside of the UGA . This report discusses how these two factors of land supply affect the demand for land in the UGA . Many factors affect the desirability of the supply of land : infrastructure service , environmental considerations , etc . For long-range planning purposes , net serviceable land supply (the amount of land remaining after removing the quantity of land permanently constrained) is the criterion of interest for the supply analysis . Infrastructure needs and who would pay for such needs is a short-term consideration . Within the UGA, 123 parcels cover 568 acres of vacant land , according to Mason County as of June 2001 . We do not know how much of that land is developable or redvelopable . Outside of the UGA there are generally two regions of interest : 1 ) unincorporated areas in Mason County, and 2 ) Kitsap County and the portion of Pierce County north of the Tacoma Narrows (Key and Gig Peninsulas) . Belfair UGA Market Study ECONorthwest March 2003 Page 18 Within Mason County, the County 's comprehensive plan calls for developing the rural areas at lower densities than had been allowed before the Growth Management Act . If the market will not drive development up to those lower densities , then this will be a non -factor . If on the other hand the market would otherwise build at increased densities throughout the areas , then it is reasonable to expect upward pressure on the demand for housing in the urban growth areas . Outside of Mason County, the critical driver of Belfair growth would be areas nearer to commercial and residential clusters in the central Puget Sound region—particularly in Pierce and Kitsap counties . The central Puget Sound region continues to grow—slower at present than growth experienced in recent years , but continued growth occurs and is forecasted . A potential driver of demand for land in the Belfair UGA is diminishing supply of desirable land in Pierce and Kitsap counties . Both Pierce and Kitsap counties have completed buildable lands reports in recent years , a requirement of the Growth Management Act . Both reports suggest that residential land will not be constrained to the point that, in and of themselves , these limits would be expected to increase demand for residential land in Mason County. Both the Pierce and Kitsap counties reports disaggregate land by area, provide density assumptions and regulations, discuss gross and net land (net of undevelopable areas) , and provide forecasts of population and housing. Both show ample supply of residential land to accommodate the growth forecasted for their counties . The media, however , reports dissatisfaction with the counties ' reports among regional developers and builders . A common argument made by builders and developers against County buildable lands studies is that the studies do not adequately take into account market factors . Market factors generally include the desirably of land , which can be very different and more subjective than the other criteria to determine whether a parcel is developable . The Fall 2002 real estate research report for Kitsap County, Kitsap County Trends , supports the County's conclusions . The report includes editorial review and research report from several public and private organizations , such the Home Builders Association of Kitsap County and the Kitsap County Association of Realtors . Still , the County Community Development department points out in the report that the buildable lands report is not a market study to determine the desirability of land as it exists . Commercial land supply in Kitsap County also appears sufficient to accommodate foreseeable commercial growth . The executive summary for Kitsap County Trends summarizes land supply trends (both commercial and residential) as follows . There is substantial land ready for development , including Northwest Corporate Campus near Port Orchard , Day Road Industrial Park on Bainbridge Island , Olympic View Industrial Park and Olympic View Business Park at the Bremerton International Airport , the Olhava Belfair tJ A Market Study ECONorthwest March 2003 Page 19 project in Poulsbo , the Twelve Trees project in north Kitsap County, the Olympic Resource Management 's West Hills site in Bremerton , and a number of smaller industrial sites throughout the county, such as the Powder Hill Business Park in Poulsbo . Among the more notable recent land use actions that will bring even more prime industrial land on the market are : Port Blakely's West Kitsap Lake project's land use designation has been approved , a public-private agreement is in place , all legal challenges have been overcome , and it has been annexed to the City of Bremerton . It will provide 7 , 000 jobs and 1 , 200 homes surrounding a corporate campus . Construction is expected to begin within two years . ® South Kitsap Industrial Area has been recommended for approval by the Kitsap County Planning Commission as an Urban Growth Area adjoining the Bremerton National Airport . It will provide an additional 1 , 700 acres of flat , well buffered , and highly desirable industrial land within approximately the same time period as the above properties . A master zone overlay will enable industrial development throughout SKIA in a series of business parks served by interlocal agreements regarding needed infrastructure . These lands will augment the existing development opportunities of the Port of Bremerton at the Bremerton International Airport . The buildable land reports from the counties show ample lands in Kitsap County and Pierce County to accommodate all foreseeable growth in commercial services expected to accompany the population growth . The reported capacity in the Kitsap and Pierce counties does not lead one to question the existing Mason County population forecasts as a beginning place for population planning in Belfair . The key shortcoming to this approach , which we will not be able to fully address , has to do with market factors and developers ' strengths . We do not , and will not, know enough about the specific locations of all competitive , developable parcels and their market desirability relative to Belfair to be able to predict the precise order in which development will occur . Regarding accessibility factors having to do with location , the location of Belfair relative to commercial and residential opportunities is similar to many places that currently have capacity to accommodate growth ( such as Gig Harbor, Silverdale) . The Belfair land on the hill offers marketable views , as does land Kitsap and Pierce counties . The amount of contiguous vacant land in the other counties is not assessed in the buildable lands report . On that point , Belfair is very competitive . If a developer is looking for economies of scale by developing several hundred housing units at once , or a larger commercial area, Belfair offers that comparative advantage . Belfair UGA Market Study ECONorthwest March 2003 Page 20 Regarding desirability , it is entirely possible that the private plans for Belfair land could result in more desirable development opportunities than those found elsewhere in the region , and thereby attract more growth to Belfair . This underscores the key theme of this study: growth in Belfair will be more heavily influenced by attractive investments within the UGA, than by market pressures from areas of competitive supply driving development into the UGA . Upon review of the above information , several market trends can help inform the planning process for the UGA . • Belfair is a small community with relatively few residents and commercial services that depend greatly on seasonal demand for their services . A few other businesses exist to serve the year-round population , drawing from much further away than the population living in or very close to Belfair . In other words , it is not the case that Belfair is a bedroom community looking to attract more jobs for a large residential base . • Increased growth is expected . New development regulations in the rural areas of Mason County and Kitsap County will almost certainly result in increased growth in the Belfair UGA than would be expected without the regulations . • Land is not scarce . The Kitsap County buildable lands report cites enough capacity in its rural and urban areas to accommodate all of the growth forecasted for Kitsap County. Therefore , changing land use and density policies do not suggest that Mason County and Belfair will receive growth otherwise forecasted for Kitsap County . Belfair offers desirable amenities for certain land uses : • For commercial land uses , Belfair offers large areas of undeveloped land , which are attractive for larger developments where economies of scales can be achieved for developers . The South Kitsap Industrial Area also offers these amenities , so for businesses wishing to serve the central Puget Sound region , the SKIA area would be more attractive . • Businesses wishing to serve the seasonal customers that come to and through Belfair would continue to prefer Belfair to the SKIA area, and with the population growth expected for Belfair and its primary trade area, more commercial services would be expected . • Opportunities exist to market the views found in Belfair and to develop a larger housing developments on the undeveloped land . Again , the economies of scale that come with such Belfair UGA Market Study EC Northwest March 2003 Page 21 developments would help developers keep costs down and possibly attract home buyers to the area . At this point , we lack information necessary to comment on the buildout potential of the Belfair UGA . It does appear , however , that land supply is not a constraint for development inside or outside of the UGA . In the short-term , the constraint on development in the UGA is infrastructure . Sewers and roads are frequently cited as the primary deterrent to development . We recognize this as a short-term barrier (up to four to six years) , but we assume infrastructure will keep up with land use demand in the long run . POPULATION AND HOUSING The future for Belfair will almost certainly differ from the present and past of Belfair . Thus , the growth rates of historic trends and current conditions are useful to inform the process , but are not a basis on which one should forecast growth of any type (residential , commercial , etc . ) . The most important factor that challenges growth forecasts for Belfair is the small size of the study area. Forseeable market trends might suggest one future scenario , but a single developer or land transaction has the potential to entirely change future scenarios . That caveat has very strong implications for planning in Belfair . As discussed above , if we set aside Growth Management Act implications , the forecasted growth rates for Mason County, Kitsap County, and Pierce County do not suggest significantly higher growth for the Belfair area than has been seen in recent years . Interpretations of land capacity data also do not suggest a large shift in development trends towards the Belfair UGA . However , GMA-related policies and decreased densities allowed in unincorporated Mason County will almost certainly cause developers to look to Belfair for opportunities . The amount of contiguous undeveloped land and allowed higher densities present attractive incentives for developers to provide housing for residents that otherwise might move to rural Mason County. Given these influences , an increase in growth rates and an increase in Belfair 's share of County growth almost certainly is expected in the long run . In Table 7 below, we present three growth scenarios that represent substantial increases in growth for the Belfair UGA . The three scenarios show the total population and housing units expected between 2000 and 2020 based on average annual growth rates of 3 , 4 , and 5 percent growth . Also , the implied share of County growth is shown , based on OFM medium forecasts for the County . Table 7 . Alternative population growth scenarios for Belfair UGA 2000-2020 Population Housing County AAGR* Growth Units Share Belfair UGA Market Study ECONorthwest Larch 2003 Page 22 3 % 522 221 2 . 6 % 4 % 771 326 3 . 8 % 5% 12070 452 5 . 3 % *Average annual growth rate Each of the growth scenarios above suggest substantially higher growth than Belfair has experienced to date , as illustrated in earlier sections of this report . Population growth in the Belfair UGA itself and some adjacent land outside of the boundaries grew by 0 . 4 to 1 . 1 percent during the 1990s , a period of very high growth for the Puget Sound region . The Belfair UGA 's share of County growth has been negligible . Growth rates as high as those shown in Table 7 are plausible given all of the market factors and GMA policies identified above . Growth rates higher than those shown could possibly materialize along with the following events and conditions : • Infrastructure expansions occur to support new development • Prices in competitive supply areas exceed the prices at which Belfair developers could sell new development • Desirable properties in unincorporated Mason , Pierce , and Kitsap counties become in short supply relative to demand , pushing even more demand into the Belfair UGA than assumed in Table 7 • New commercial development and major employers move into Belfair or the South Kitsap Industrial Area providing a new, cl6se-in employment base for Belfair residents , making the area more attractive for permanent residents All of these conditions may very well occur , depending on developers ' willingness to accept risk in the face of market conditions identified above . We cannot predict the risk tolerance of developers interested in Belfair . Based on that uncertainty, we have limited our range of higher certainty growth scenarios to those identified in Table 7 . Within the range of potential housing types , it is very likely that population growth would support multifamily housing , depending on the costs of development . Costs associated with environmental conditions and infrastructure expansions could challenge developers ' ability to provide multifamily housing at market rates . Rents achievable for multifamily rental units in new buildings appear to fall within a range of $ 750 to $ 900 at today 's rates (for 2 bedroom / 1 bathroom units) . At those rates , depending on the size and several other factors , a developer would need to build the development at a cost of $ 65 , 000 to $80 , 000 per dwelling unit , excluding land costs . At this cost- threshold , potential multifamily developers will not be in a position to shoulder extra costs associated with infrastructure expansions . Belfair UGA Market Study ECONorthwest March 2003 Page 23 Senior housing will continue to see strong and increasing demand in many rural areas . Should the County plan for accommodating more senior housing, then this demographic could increase the foreseeable population growth scenarios. Strong demand at the existing senior housing complexes is evidence enough that seniors are willing and interested in living in Belfair . Single-family housing development in Belfair would also benefit from infrastructure expansions . The large amount of undeveloped land in the UGA could also accommodate a larger scale of single-family development . Housing prices in Mason County reflect a lower willingness to pay for single-family houses , and developable properties in or near the Allyn UGA and in unincorporated Mason County will compete with Belfair to serve the existing demand . The success of developing extensive single- family housing will depend on development costs and the ability for other amenities and economic development to come to Belfair . Given these constraints and opportunities , a reasonable mix of single- family and multifamily units (excluding senior housing) would be 25 to 40 percent multifamily units . If 5 percent growth were to occur, that would mean planning for 150 multifamily units and 300 single-family houses , for example , or something close to those proportions . RETAIL The future demand for retail in Belfair and the amount of retail space that accommodates that demand depend on several factors , including: • Change in population of trade area • Change in seasonal and tourist activity • Change in household incomes in the primary trade area • Change in the spending habits of trade area population . • Change in the attractiveness of other retail locations . Our approach to describing planning scenarios for retail space depends heavily on the first criteria. The other criteria will certainly play a role in determining the amount of retail space that develops in Belfair . However , for the retail categories in which Belfair is likely to compete for the foreseeable future , the primary determinant of growth will almost certainly be the growth in population within the area's primary trade area. As discussed above , the retail trade area extends far beyond the Belfair UGA boundary, and the permanent residents only determine a portion of total retail activity in Belfair . The potential permanent population of the trade area is , however , a starting point for determining future scenarios of retail activity in Belfair . Belfair UGA Market Study ECONorthwest March 2003 Page 24 Our population studies above suggest that Belfair will grow at a faster rate than Mason County . This suggests that the trade area will also grow at a faster rate . The size of the trade area, however , along with some of the same forces that increase growth within the UGA, will result in a lower percentage growth rate for the larger retail area than within the UGA . We present two growth scenarios in Table 8 that show slightly higher growth for the primary retail area than has occurred in recent years , and slightly higher growth than the medium forecasts for Mason County. At 2 . 0 and 4 . 0 percent annual growth , the retail trade area would grow by 7 , 000 to 15 , 000 people between 2000 and 2020 . Table 8 . Primaryretail trade area population growth Belfair retail trade area 2000 population 10 , 046 Population scenarios (total population in future year) Growth rate scenarios 2 . 0 % 4 . 0 % 2010 population 12 , 246 14 , 871 2020 population 14 , 928 22 , 012 Net increase in population 2000-2010 21200 41825 2010-2020 4 , 882 11 , 966 Source: U .S . Census , OFM Assuming consumer expenditures per capita consistent with those of all Washington State , the population growth in each of the above scenarios would support a net gain of 248 , 000 and 607 , 000 square feet of new retail space , respectively. 3 This is not a forecast of retail space that we expect to come to Belfair . This is the upper bound of retail space that we would expect the new growth in the primary trade area to support whether that new space is in Belfair , Poulsbo , Gig Harbor or anywhere 3 Our estimates of retail floor space are based on the population growth scenarios and the following assumptions : Annual sales Annual per capita per square sales foot* Retail trade $ 14 ,565 Building materials/hardware $868 $ 150 General merchandise $ 1 ,437 $ 150 Food $2 ,446 $330 Auto dealers/gas stations $3 ,636 na Apparel/accessories $683 $240 Furniture/furnishings/equip $ 1 , 359 $200 Eating/drinking places $ 1 , 188 $280 Miscellaneous retail stores $2 , 948 $210 Source : Washington State Department of Revenue ; Urban Land Institute Belfair UGA Market Study ECONorthwest March 2003 Page 25 else people living in this area would shop . In addition to Washington State consumer expenditures , the results come from assumptions of the amount of retails sales per square foot of retail . The growth in population and retail space shown in Table 8 would result in a total retail capture rate of between 30 and 60 percent for the primary retail trade area, depending on the actual capture rate for the UGA at present . 4 Typically, destination- oriented retail uses , including categories like apparel and accessories and furniture, furnishings, and equipment draw from relatively large market areas . In most instances , competitors in these categories can be found in or near a region 's centers of gravity. This translates into locations that are in or adjacent to dense population centers , or into locations that lie on a highly, accessible midpoint between two or more population centers . Given these market behaviors , and given Belfair 's current position as a secondary gateway to rural portions of the region , it is likely that Belfair businesses will be most competitive in more convenience- oriented retail uses : building materials/ hardware, eating and drinking places, food and certain smaller-scale components of general merchandise. Table 9 . Supportable net growth in retail floor space by type of retail activity, 2000 =2020 Retail floor space 2 .0 % 4. 0 % population population growth growth Building materials/hardware 28 , 000 69 , 000 General merchandise 47 , 000 1157000 Food 36 , 000 89 , 000 Apparel/accessories 14 ,000 34 , 000 Furniture/furnishings/equip 33 , 000 81 , 000 Eating/drinking places 21 , 000 51 , 000 Miscellaneous retail stores 69 ,000 168 , 000 Retail trade total 248,000 6079000 Source : U .S . Census, Washington State Office of Financial Management, Urban Land Institute. 4 As discussed in the supporting text for Table 5 , we do not know the actual capture rate for Belfair—we only know the capture rate for all of unincorporated Mason County (34 percent in 2001 ) . We believe the Belfair capture rate for the primary trade area is probably lower than 34 percent. An existing capture rate of 20 percent in combination with the 2 . 0 percent growth scenario described in Table 8 would yield a capture rate of 46 percent in 2020 . The 4 . 0 percent growth would result in a 63 percent capture rate by 2020 . A current capture rate higher than 20 percent would imply higher capture rates for growth scenarios . Belfair U A Market Study ECONorthwest March 2003 Page 26 In addition to varying population scenarios , other factors would result in more or less retail space in Belfair , including : ® Changes in Belfair businesses capture rates of trade area population. The pull factors above suggest that Belfair captures less than half of the spending of the number of people that live in trade area. Increases in those capture rates would increase the amount of built space supportable by the trade area . Several factors can affect the capture rates themselves , resulting in either upward or downward pressures on capture rates , including two key factors . o Competitive supply of retail centers in Gig Harbor , Silverdale and other nearby areas (downward pressure) o Market pioneering within the Belfair UGA , based on the attractiveness factors identified above (upward pressure) . ® Changes in tourist related expenditures. Changes could come from increased tourism or increased expenditures by tourists . In the short term, some amount of increased tourism seems likely, given a general decline in air travel , which could result in increases in increases tourism . Intra-regional tourism composes most of the Belfair area tourist activity . OTHER COMMERCIAL LAND USES Population growth in the area will bring with it some amount of personal , consumer and business services to the area. Increases in these activities will result in demand for office space , some additional retail space , and more flexible space to facilitate a range of commercial and light industrial needs . The primary focus of this report , as identified in the scope of work and in the introduction , has been to discuss population , housing, and retail growth . However , given the relationships between land use and transportation planning, it is important to understand the demand for other land uses . OFFICE AND COMMERCIAL Regarding office space , large office buildings are not likely in Belfair 's future . Overall , the region is overbuilt for office space , and new concentrations of office space in this region will need larger economic bases to support large quantities of space . Belfair will need to plan for small , flexible office spaces , strategically located based on accessibility and support of the community's retail activities . Some amount of mixed-use development or built space that flexibly accommodate either retail or office will be supported by the growing population and commercial services . Health services will drive demand for much of this space . The growing population and particularly the demand for senior housing will support Belfair UGA Market Study ECONorthwest March 2003 Page 27 medical , dental and other health services offices . Other services will include franchised business and personal services , such as banks , insurance office , dry cleaners , real estate companies , printers and copiers . Some amount of small businesses operated by local residents would be expected as well , including professional offices such as architecture , engineering, etc . Overall , the net gain in total office space during the planning horizon would be expected in the range of 100 , 000 to 200 , 000 s . f. , barring unforeseen growth in related activities (hospital expansions , a large industrial employer coming to town , etc . ) . INDUSTRIAL Much of the light industrial and other commercial activity in Mason County has been in the form of entrepreneurial activity in rural areas . The Mason County EDC produced an article summarizing much of this activity . The Belfair UGA, with its large amount of undeveloped land and relatively low prices for space and smaller developments , seems well suited to accommodate this type of activity . The new GMA policies adopted by the County call for this activity to occur in the UGAs .. Large- scale operations demanding heavier4ndustrial needs seem more likely attracted to the very nearby South Kitsap Industrial Area, but over time some amount light industrial activity will find its way to Belfair . With land not likely to be a constraint, it appears that the planning efforts will be best served by simply keeping industrial land in the plan— as opposed to setting a target for a certain amount of land dedicated to industrial / flex-tech activity. Without a clear driver of such activity, it is more important that the planning efforts allow room for industrial activities to occur , than it is to quantify a certain amount of land required for industrial . LODGING We did not undertake a detailed market analysis for lodging for this project . We have done more rigorous analysis of lodging recently in other areas in Western Washington that provide insights into the lodging market for Belfair . The Belfair Motel is the only lodging available in the vicinity of Belfair . Motel management reports very high demand , especially during tourist months . The Motel is relatively inexpensive and offers weekly rates for extended stays . The customers are tourists during summers . This year , the Motel has benefited from construction work in the area and extended stays of construction workers . Developers might find an opportunity for resort style development in Belfair . Large undeveloped parcels lend themselves to hotel and resort development . The relative void of lodging competitors could provide an opening for lodging development in the short term . Also , intra-regional tourism is expected to be very strong in the short term , with national security issues deterring air travel . Belfair llGA Market Study ECONorthwest March 2003 Page 28 This apparent opportunity , however , is dampened by general economic forecasts and hotel data that suggest the next five years will not have a lot of hotel development . A weakening economy, the loss of some corporate jobs , tourism decline from outside of the region , and strong competition from neighboring areas , particularly downtown Seattle , are all working together to put pressure on the market . For the larger market area that Belfair is in , overnight rooms are probably in oversupply. Occupancy rates in the Seattle area have dropped markedly in the last two years . In addition , the Puget Sound region , has been a beneficiary of air travel which has declined with national security concerns . Resorts that rely on tourism from outside of the region may continue to experience depressed demand . The recent closing of Alderbrook Resort may be indicative of challenges faced by resorts in the region . Significant new lodging development in the region (beyond what is now in the pipeline) may be as far as six to eight years off. The exact timing depends on the completion percentage of a number of projects under consideration in the region right now. Beyond that period , regional hotel demand will return . In the meantime , Belfair appears to offer opportunities for niche resorts that cater to infra-regional tourism . Belfair UGA Market Study ECONorthwest March 2003 Page 29 Appendices 2 . Additional it BELFAIR URBAN GROWTH AREA PLAN WATER DISTRICT WELLHEADWELL ON AREAS ' ZONE 'I ZONE2 r' 21 � . 23 20 wtut BUFFERZONE A 30 sy © 28 27 26 RIEGL,ER • LAKE 3' 2 COVE ! $� ,A T23 C} tiw =M T22rN Ile E slaoIte **Rat 4 AQ LAKE lww 7 6 10 19 DEVE FAUX LAKE LAKE KOENEMA 7 , Its FEET FIGURE1 v. RECOMMENDED WELLHEAD PROTECTION AREA FOR THE DEEP AQUIFER SYSTEM . REItNRIWATER DISTPJCT NO. i WELLHEAD PROTEC"noN t rr t Critical Aquifer Recharge Areas / r Legend e / Critical Aquifer Recharge Area f within the BeKair UGA w Belfair UGA Boundary IN Draft, March 24, 2004 / IN W E Sit / o soo 1 ,00o z000 IN , / NO \� Feet _ Nib' r �,. IN / `r.. / J r Z Z to 1 / 7 O / t Z a 21 03a ]LEM � Y Beifair Sub-Area Location Township 23 N., Range 1 W. A� f f t Prepared by Mason County Public Works GIS Attachment B ® Amendments to the Mason County Development Regulations Section 10 Amendment to existing Mason County Development Regulations text, last amended Ordinance No . 128-04 . (deletions are struck through, additions are underlined) AMEND : Section 1 .03 .020 Matrix of Permitted Uses The intent of this section is to assist proponents and staff in determining whether a proposed land use is consistent with the applicable policies of the Comprehensive Plan . Those policies were formed with the intention to allow property owners and project proponents as much flexibility as possible in the use of their property, within the constraints of the Growth Management Act. Therefore , the following matrix identifies the permitted uses in the urban or resource land areas in Mason County; note that the public should consult the specific adopted urban growth area plan and development regulations for land use designation as permitted or prohibited . Permitted uses , as they apply to Rural Lands , have been placed in Chapter 1 . 04 . All uses not listed as permitted uses, accessory uses , or special permit uses in the matrix or Chapter 1 . 04 are prohibited uses . AMEND : Figure 1 . 03 .020 Matrix of Permitted Uses Change in Header for codes to Figure 1 . 03 . 020 Matrix of Permitted Uses : Include : U= consult the specific adopted urban growth area plan and development regulations for land use designation as permitted or prohibited . [ please see Attachment 1 , the first page of Figure 1 . 03 . 032 with revisions added ] AMEND : Section 1 .03 .032 Development Densities and Dimensional Requirements C . Dimensional Requirements . Dimensional requirements include setbacks , building height restrictions , and maximum allowed lot coverage . These requirements for each Development Area are set forth in FIGURE 1 . 03 . 032 ; consult the specific adopted urban growth area plan and development regulations for density and dimensional requirements for the applicable zone designation . Maximum height restrictions shall not apply to storage silos , antennas , transmission towers or water tanks . AMEND : Figure 1 . 03 . 032 Development Densities a) add to notation to Shelton, Belfair, and Allyn Urban Growth Area in Figure 1 . 03 . 032 Development Densities ; Dimensional Requirements : Shelton Urban Growth Area Belfair Urban Growth Area U Allyn Urban Growth Area (V I H :\WP\PLAN\belfair02-03\draft03 -04\draft PAC incorporation recommendations .doc b) Change in lower notes for codes to Figure 1 . 03 . 032 Development Densities ; Dimensional Requirements : Include : U= consult the specific adopted urban growth area plan and development regulations for density and dimensional requirements for the applicable zone designation . tion . [ please see Attachment 2, Figure 1 . 03 . 032 with revisions added ] AMEND : Section 1 . 03 .036 Buffer and Landscape Requirements As a method for allowing the placement of differing land uses adjacent to one another, buffer yards shall be required. These requirements do not apples) urban growth areas , where the public should consult the specific adopted urban growth area plan and development regulations for density and dimensional requirements for the applicable zone designation . exee�atift and b Rural Lands, where the standards included in Chapter 1 . 04 shall be applied. r -,,. ,tea Subsection (F) , the additional requirement for land adjacent to Agricultural Resource lands , continues to apply to Rural Lands . The location, size and type of buffer yard shall be determined by comparing the category of the proposed land use with the categories of all abutting land uses , in accordance with FIGURE 1 . 03 . 036 . Buffer yard requirements are stated in terms of the number of plant units required per one hundred ( 100) linear feet of buffer yard . Any land set aside as a buffer yard may be used in calculating the development density of a parcel of land . (Added Text is underlined, Deleted Text is struckthrough) 2 H :\WP\PLAN\belfair02-03\draftO3 -04\draft PAC incorporation recommendations .doc Attachment 1 X=Permitted Use T=permitted only as tourist related use R=permitted only as resource based use S=special use permit required *=not allowed as cottage industry U= consult the specific adopted urban growth area plan and development regulations for land use designation as permitted or prohibited [PLEASE NOTE : ' Rural Land Uses are addressed in Section 1 .041 MASON COUNTY MATRIX OF PERMITTED USES FIG 1 *036020 Land Use Urban Agricultural Description of Use Classification Growth Resource Resource ITT Areas Areas Lands Accessory apartment or use I X X X Adult retirement community III X Adult day-care facility (less than 8) II X Adult-day care facility (greater than 8) III X Agricultural buildings I X X Agricultural crops; orchards I X X Airport* VI X Ambulance service V X Animal Hospital V X Aquaculture IV X X X Assisted living facility* III X Auction house/barn (no vehicle or livestock) V X Automobile service station* V X Automobile wash* V X Automobile, repair V X Automobile, sales * V X Bakery IV X Banks, savings & loan assoc. * IV X Bed & breakfast IV X X Bicycle paths , walking trails II, I X X X Billiard hall & pool hall* V X Blueprinting & photostating V X Boat yards * V X Bowling Alley* II X Buy-back recycling center* V X Cabinet shops (see Industry, light) V X Carpenter shops (see Industry, light) V X Attachment 2 a� IND A w 0 0., c T1 °�bA in in u � � ® ava b °� cn m W) m m m ® 0 ro WCd W U) GOO ° oo oCo w 0 0 404 U vUi Y A "C 6aD �+_ "" N �n N cd o o A r d ® ~ Cd W gAGo IRMO U � d � rA 0A oo �p �o b b GOO � a��i W • � �� a h N paCd Cd U - U Cd O "C a�i rA cd cd td �p _ . Yril d ' '" GOO GPM TOO W O � � Cd b wO � ~ Yam+ GOOCd Cd _ V1 Cd O N f� GOO 0 GOO rri O. 0 U U y cd A � � U 0 .� C G�C1 .fl ro bA N GOO ro o a 5 a U �U o N ON, Attachment ® Amendments to the Mason County Development Regulations Section 2 Addition in Title 17 Mason County Code of new Chapters 17. 20 to 17. 35 " elfair Urban Growth Area Zoning and DevelopmentRegulations " TITLE 17 CHAPTERS 17. 20 THROUGH 17. 35 BELFAIR URBAN GROWTH AREA NING AND DEVELOPMENT REGULATIONS TABLE OF CONTENTS TABLEOF CONTENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I Chapter 17 .20 GENERAL PROVISIONS FOR THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Chapter 17 .21 "LTA" — LONGTERM AGRICULTURAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Chapter 17 . 22 RESIDENTIAL DISTRICTS IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 174220100 "R113 " LOW DENSITY RESIDENTIAL DISTRICT . . . . , . . , . 4 1 1 1 1 1 1 4 1 1 0 4 1 0 1 0 4 0 a 1 6 4 6 1 4 a I 1 4 a a I 1 6 a 4 1 4 1 6 6 1 4 a 1 0 1 1 a 1 6 8 17 , 22 , 200 "R115 " - MEDIUM DENSITY RESIDENTIAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 176220300 "R- 10" — MULTI FAMILY RESIDENTIAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Chapter 17 .23 MIXED USE DISTRICTS IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . 14 17 /234100 "FR" - FESTIVAL RETAIL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 17423 , 200 "MU" — MIXED USE DISTRICT. , , ' . . . , . . . . . . . . 1 0 . 1 0 1 0 4 1 a 1 4 6 6 1 4 4 4 0 4 1 1 1 1 1 1 1 4 1 0 1 a 6 0 a I I 1 4 0 4 1 1 1 1 1 a I 1 0 0 1 1 1 4 1 4 1 1 1 a I I I I a 0 4 1 1 0 0 1 21 Chapter 17 .24 COMMERCIAL AND INDUSTRIAL DISTRICTS IN THE BELFAIR UGA. . . . . . . . . . . . . . . . 25 17424 . 100 "GC" — GENERAL COMMERCIAL DISTRICT , , " , . . . " . " . . . " . . . . . . . d ' I . . . . . . . . 25 17 .24 . 200 `BI" — BUSINESS INDUSTRIAL DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Chapter 17 .25 PEDESTRIAN ACCESS AND AMENITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Chapter 17 .26 PRIVATE OPEN SPACE FOR MULTI FAMILY DEVELOPMENTS . . . . . . . . . . . . . . . . . . . . . . . . . 436 Chapter 17 .27 INTERIOR VEHICULAR ACCESS IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Chapter 17 .29 SERVICE AND STORAGE AREAS IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Chapter 17 . 30 BUILDING DESIGN REQUIREMENTS IN THE BELFAIR UGA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Chapter 17 .31 LANDSCAPING IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Chapter 17 . 32 LIGHTING IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Chapter 17 . 33 SAFETY IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ' 54 Chapter 17 . 34 SIGNS IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 Chapter 17 . 35 NEIGHBORHOOD DESIGN IN THE BELFAIR UGA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 1 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Chapter 17.20 GENERAL PROVISIONS FOR THE BELFAIR UGA Sections : 17.20 . 110 Title : The ordinance codified under this Title , Chapters 17 . 20 to 17 . 35 , shall be known as the Belfair Zoning Code, which code adopts a zoning districting plan for the Belfair Urban Growth Area (BUGA or Belfair UGA) . 17.20 . 120 Authority : This code is enacted under the authority and police powers of Mason County and the Revised Code of Washington including, but not limited to , the requirements and authority of Chapter 36 . 70, Planning Enabling Act and Chapter 36 . 70A RCW, the Washington State Growth Management Act. 17 .20 . 130 Purpose and Applicability. A . Purpose : These development regulations and design standards are intended to implement the vision and recommendations of the Belfair Urban Growth Area Plan B . Applicability : The development regulations and design standards apply to all properties within the Belfair Urban Growth Area unless otherwise noted. They shall supplement other provisions of Mason County Code . Where a conflict exists, these development regulations and design standards shall apply as they are more specific . The development regulations and design standards are not intended to add unnecessarily to the cost of development. The design standards do not dictate any particular architectural style , and are intended to encourage quality development, and allow creativity by developers/ designers . 17.20 . 140 Interpretation : A . In the case where the wording of the code is not explicit or where its application is in dispute , the Director of the Department of Community Development or his/her designee shall have the authority to interpret the meaning of the code upon receipt of a written request stipulating the exact nature of the dispute . Such decisions may be appealed to the Planning Commission. B . Private Agreements : The County has no authority to enforce private Codes Covenants or Restrictions either recorded by deed or other agreements except as their compliance may have been made a part of a project approval . C . To clarify the interpretation of the regulations , the words "shall", "must" , " is/are required " , or "is/are prohibited" signify required actions . The words " should " , "is/are recommended " , or "is/are encouraged" signify recommended actions . Mason County, however, can make recommended actions requirements for a particular development, depending on site visibility, site environmental conditions, or other important characteristics . Also, the terms "where possible " or "when possible " are used numerous times within the design standards . The phrase means that an applicable standard or guideline must be followed unless there are physical features associated with a site that make conformance difficult or impossible while using normal development practices and construction techniques . Cost is not considered a "physical ' feature . 17.20 . 150 Relationship to the Mason County Comprehensive Plan and other sections of the MCC : A . Comprehensive Plan: The Growth Management Act requires consistency between the Comprehensive Plan and development regulations such as zoning . As such it is hereby stipulated that where a conflict exists between this Section and the letter, intent or spirit of the Comprehensive Plan the latter shall apply. These zoning regulations are intended to implement the Growth Management Act Goals, the County Wide Planning Policies and the Goals , policies , and objectives adopted in the Comprehensive Plan for Urban Areas . This includes land use , building density and intensity, roadway functionality, utilities and infrastructure , open space, housing, protection of sensitive environmental areas and concurrency . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 2 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc B . MCC : Where this Section adopts by reference another section of the Mason County Code that section shall be applicable within the Belfair Urban Growth Area . Where this section is silent on a subject or standard the applicable section of the MCC shall apply. 17.20 . 160 Administrator : The Director of the Department of Community Development or his/her designee shall be the individual responsible for providing coordination of review and decision-making, enforcement and the provision of information regarding the status of applications and issuance of development permits subject to this Chapter. 17.20.200 Definitions : The definitions used in the Belfair Urban Growth Area are the same as established in the Mason County Development Regulations, except that the following definitions apply only within the Belfair UGA . • Adult Entertainment: An establishment consisting of, including, or having the characteristics of any or all of the following : (a) Adult bookstore or exotic retail establishment— An establishment having more than 25 % of its stock-in-trade merchandise that are distinguished or characterized by their emphasis on matter depicting, describing, or relating to sexual activities , anatomical genital areas, or erotic entertainment. The term "merchandise" as used above includes , but is not limited to the following : books, magazines , posters, cards, pictures, publications , tapes, discs, films , or other such medium; instruments, devices, equipment, paraphernalia, or other products . (b) Adult cabaret, arcade , or theater — ( 1 ) An establishment devoted to erotic entertainment, either with or without a liquor license, presenting material distinguished or characterized by an emphasis on matter depicting, describing, or relating to sexual activities or anatomical genital areas ; (2) An erotic dance studio as regulated in MCC Chapter 5 . 19 . • Articulation: The giving of emphasis to architectural elements (like windows, balconies , entries, etc . ) that create a complementary pattern of rhythm, dividing large buildings into smaller identifiable pieces . • Balcony: A balcony is an outdoor space built as an above ground platform projecting from the wall of a building and enclosed by a parapet or railing . • Bay Window: A bay window protrudes from the main exterior wall at least Ifoot measured horizontally from the fagade of the building . • Blank wall : Any wall or portion of a wall that has a surface area of 400 square feet without a window, door, building modulation as defined below or other architectural feature, or any ground level wall surface or section of a wall over 4 feet in height at ground level that is longer than 15 feet as measured horizontally without having a ground level window or door lying wholly or in part within that 15 foot section. • Blank wall treatment: The use of various techniques to mitigate the visual effect of a blank wall. Blank wall treatment requirements can be found in Chapter 17 . 30 . • Building Height : The maximum building height, as measured from the average grade of the base of a building to the bottom of the roof eaves or the top of the cornice line . Church spires, bell towers , chimneys and other architectural features may exceed the applicable maximum building height by 50% and communications facilities by as much as permitted through approval of a special use permit. • Cornice : A horizontal molding projecting along the top of a wall or building . • Courtyard : A landscaped space enclosed on at least three sides by a single structure . • Deck: A roofless outdoor space built as an above ground platform projecting from a wall of a building and connected to the ground by structural supports . • Duplex : A single building that contains two dwelling units . • Erotic Entertainment: Any exhibition, performance, dance of any type, or other performance where such entertainment involves a person appearing or performing (either live or recorded) who : (a) is unclothed or in such attire , costume or clothing as to expose to view any portion of the female breast below the top of the areola, or (without regard to gender) any portion of the pubic region, anus, buttocks, or genitals ; or (b) touches, caresses , or BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 3 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc fondles the breasts, buttocks , anus , genitals or pubic region of themselves or a patron, or permits the touching, caressing, or fondling of their own breasts , buttocks , anus , genitals or pubic region by a patron, another employee or anyone else with the intent to sexually arouse or excite . • Fagade : The front of a building facing a street. It may also be referred to as the apparent width of the structure facing the street. • Fenestration: The design, proportioning, and disposition of windows and other exterior openings of a building . • Foot-candle : A unit equivalent to the illumination produced by a source of one candle at a distance of one foot and equal to one lumen incident per square foot. • Foot-lambert : A unit of luminance equal to the luminance of a surface emitting a luminous flux of one lumen per square foot. • Gabled Roof: A triangular wall enclosed by the sloping ends of a ridged roof. • Hipped Roof: A roof with sloping ends and sides . • Light Manufacturing : Manufacturing where there is no out-door storage of raw materials or products, the manufacturing and assembly processes are entirely contained within closed structures , and there no discernable noise, odor, vibration, glare , dust, or other sensory effect from the manufacturing processes . • Lumen: The unit of luminous flux equal to the luminous flux emitted in a unit solid angle by a point source of one candle intensity. • Lux : A unit of illumination equivalent to 0 . 0929 foot candle and equal to the illumination produced by luminous flux of one lumen falling perpendicularly on a surface one meter square . • Modulation: Stepping back or projecting forward portions of the building face with specified intervals of building width and depth, as a means of breaking up the apparent bulk of the structure ' s continuous exterior walls and to some extent, helping to identify individual residential units . • Multi-Family Dwelling Units : Includes any structure that contains more than three dwelling units . • Pedestrian Oriented Facade : Ground floor facades facing a public street or pedestrian- oriented space containing transparent window area or window displays along a minimum of 50 percent of their length and featuring no blank walls . • Pedestrian-Oriented Space : An area that provides pedestrian-oriented amenities and landscaping to enhance the pedestrian use of the space for passive recreational activities such as : resting, reading, picnicking, and socializing . Requirements for pedestrian-oriented space are contained in Chapter 17 . 25 . • Recycling Center: A drop off station for recycling of household goods such as paper, plastic, cardboard, glass , and cans , but not intended to include permanent storage of recycled materials , processing of materials , or larger scale items such as appliances or construction debris . • Stepped Roofs : Different levels of roofs that are created by stepping back all or a portion of the facade . • Townhouse : A dwelling unit, typically two or more stories tall, that exists as part of a set of attached units , each having a unique publicly-accessible entrance . • Triplex : A single building that contains three dwelling units . • Weather Protection: Architectural features such as an awning, marquee, or canopy that protects pedestrians from rain and sunlight. To qualify as weather protection, the feature must be at least 8 feet above the walking surface and project at least 6 feet horizontally from the structure . 17.20 .300 Districts Established : Zoning districts are established as follows : "LTA" LONG TERM AGRICULTURAL (LTA) "R-3 " LOW DENSITY RESIDENTIAL DISTRICT (R-3) "R-5 " MEDIUM DENSITY RESIDENTIAL DISTRICT (R-5 ) "R- 10" HIGH DENSITY RESIDENTIAL DISTRICT (R40) BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 4 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc "FR" FESTIVAL RETAIL DISTRICT "MU" MIXED USE DISTRICT "GC" GENERAL COMMERCIAL DISTRICT "BI" BUSINESS INDUSTRIAL DISTRICT 17.20 .400 District Boundaries — Map * A. A parcel specific Official Zoning Map, designating the boundaries of zoning districts and approved overlay districts and Planned Unit Developments , shall be adopted by the County Board of Commissioners . Said map shall be kept on file with the Department of Community Development. B . The Official Zoning Map shall be amended as provided for in this code and in a manner consistent with the Comprehensive Plan and Title 15 of the MCC . C . The map shall be at a scale that allows easy determination of the zoning district in which a subject property may lay. D . Where a street, alley, pathway, railroad, or stream is located on the interface between districts ; the boundary between districts shall be the centerline of said feature . E . Boundary lines shall be interpreted as provided in the Mason County Development Regulations . 17.20. 500 Amendments : Amendments to this title or changes to the Official Zoning Map shall be made as provided for in Title 15 of the MCC . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 5 h : \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc Chapter 17.21 "LTA" — LONG TERM AGRICULTURAL DISTRICT Sections : 17.21 . 100 Purpose : The purpose of the LTA district is to support commercial agriculture and provide open space within the Belfair UGA. Locations are restricted to sites viable for commercial agricultural uses . This district allows for a base density of one dwelling unit per 10 acres . However, density credits of up to three dwelling units per acre are permitted provided that this density shall only be used if transferred to lands outside the LTA district and within the Belfair UGA. 17.21 .200 Allowed uses : Uses allowed in the LTA District shall be as follows : Agricultural buildings Agricultural crops ; orchards Aquaculture Bicycle paths, walking trails Dwellings, single-family Forestry Greenhouses, private & non-commercial Horticultural nurseries, wholesale and retail Kennels Livestock Public parks Stables 17.21 .300 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Home Occupations Accessory Structures Accessory Dwelling Units Family Child Care Centers Group Homes Outdoor Vehicle Parking Well heads and water treatment facilities Community drain fields Small- scale retail associated with an allowed use 17.21 .400 Special uses : Bed and Breakfast Inns Other Essential Public Facilities 17.21 .450 Prohibited uses : The following uses are prohibited: Adult entertainment 17 .21 .500 Bulk and dimensional standards : Density: Maximum average of one dwelling unit per 10 acres excluding the area of designated wetlands, designated landslide hazard areas (note : building may be allowed in LHA) , lakes , ponds , or marine waters . Exceptions : One dwelling unit per lot legally created prior to the adoption of this ordinance . Density credits of up to three dwelling units per acre are permitted provided that this density shall only be used if transferred to lands outside the LTA designation and within the UGA . In the UGA, density transfer under the provisions of this Section may be used on the receiving property in order to allow additional dwelling units in residential zoning districts above that BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 6 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc permitted by the residential density limit, provided that other code requirements are met. Height: The maximum height of structures in the district shall be as follows : Buildings containing the permitted use : 30 feet Accessory structure : 20 feet Setbacks : Front yard : 15 feet Side yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street side yard : 15 feet Rear yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street rear yard: 15 feet BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 7 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17 .22 RESIDENTIAL DISTRICTS IN THE BELFAIR UGA 17.22 . 100 "R-3 " LOW DENSITY RESIDENTIAL DISTRICT Sections : 17 .22 . 110 Purpose : The purpose of the R-3 District is to provide a lower density housing option in the UGA . Locations are restricted to sites containing critical areas and slopes as development is expected to be clustered into the more suitable building areas . Locations should also be away from development nodes and commercially zoned areas but with the intensity of development still relatively low, beyond a normal walking distance of to 3/4 mile . The district allows for a density of three dwelling units per acre, except where "critical lands " are present — which reduce the permitted density. Clustering of the dwelling units and properties is 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 . 17.22 . 120 Allowed uses : Uses allowed in the R-3 District shall be as follows : One detached dwelling per lot Duplexes Public parks Public utility service lines 17.22 . 130 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Home Occupations Accessory Structures Accessory Dwelling Units Family Child Care Centers Group Homes Outdoor Vehicle Parking Well heads and water treatment facilities Community drain fields 17.22 . 140 Special uses : Churches Schools Commercial Child Care Centers Bed and Breakfast Inns Multi Family Dwelling Units Other Essential Public Facilities Townhouses Triplexes 17 .22 . 145 Prohibited uses : The following uses are prohibited: Adult entertainment 17.22 . 150 Bulk and dimensional standards : Density: Maximum average of three dwelling units per acre excluding the area of designated wetlands , designated landslide hazard areas (note : building may be allowed in LHA) , lakes, ponds, or marine waters . Intensity : 35 % lot coverage on individual lots . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 8 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc Min. Lot Area : None . Development must not exceed density and lot coverage requirements above . Lot Dimensions : All lots shall have a minimum width of 25 feet. Height: The maximum height of structures in the district shall be as follows : Buildings containing the permitted use : 30 feet Accessory structure : 20 feet Setbacks : Front yard : 15 feet Side yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street side yard : 15 feet Rear yard : 5 feet for accessory structures and 10 feet for the dwelling unit Street rear yard: 15 feet BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 9 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc 17.22 .200 "R-5 " - MEDIUM DENSITY RESIDENTIAL DISTRICT Sections : 17.22 .210 Purpose : The purpose of the R-5 District is to provide a medium density housing option within the Belfair Urban Growth Area . Locations are restricted to sites not significantly impacted by critical areas and slopes . Locations should generally be away from development nodes and commercially zoned areas, beyond a normal walking distance of % to 3/4 mile . The district allows for a density of five dwelling units per acre, except where "critical lands " are present — which reduce the permitted density. Clustering of the dwelling units and properties is encouraged to protect open space and water quality, reduce infrastructure needs , and enhance energy efficiency. Multi family dwelling units are permitted as long as they do not exceed the density requirement and minimize impacts to adjacent single family dwelling units . 17.22 .220 Allowed uses : Uses allowed in the R-5 District shall be as follows : One Detached Dwelling per lot Duplexes Multi Family Dwelling Units Public parks Public utility service lines Townhouses Triplexes 17.22 .230 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Home Occupations Accessory Dwelling Units Club houses Recreation areas Family Child Care Centers Group Homes Outdoor Vehicle Parking Well heads and water treatment facilities Community drain fields 17.22 .240 Special uses : Churches Schools Commercial Child Care Centers Bed and Breakfast Inns Other Essential Public Facilities Hotels provided the following siting and design conditions are met: • Site is identified as a "Hotel Overlay" on the Official Zoning Map for the Belfair UGA , 17.22 .245 Prohibited uses : The following uses are prohibited: Adult entertainment 17 .22 .250 Bulk and dimensional standards : Density: Maximum average of 5 dwelling units per acre excluding the area of designated wetlands, designated landslide hazard areas (note : building may be allowed in LHA) , lakes , ponds , or marine waters . Intensity : 40% Lot coverage BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 10 h: Awp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc Min. Lot Area : None . Development must not exceed density and lot coverage requirements above . Lot Dimensions : All lots shall have a minimum width of 25 feet. Height: The maximum height of structures in the district shall be as follows : Buildings containing the permitted use : 35 feet Accessory structure : 20 feet Setbacks : Front yard : 10 feet Side yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street side yard : 10 feet Rear yard : 5 feet for accessory structures and 10 feet for the dwelling unit Street rear yard: 10 feet BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 11 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt . doc 17.22 .300 "R40 " — MULTI FAMILY RESIDENTIAL DISTRICT Sections : 17. 22 .310 Purpose : The purpose of the R- 10 District is to provide a high-density residential-area housing option within the Belfair Urban Growth Area . Locations should be within or adjacent to development nodes and commercially zoned areas within a normal walking distance of to 3/4 mile . Locations generally are areas not significantly impacted by critical areas and slopes . The district allows 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 is encouraged to protect open space and water quality, reduce infrastructure needs, and enhance energy efficiency. Design standards are important to minimize environmental and visual impacts of developments and provide amenities for residents . 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. 17.22 .320 Allowed uses : Uses allowed in the R- 10 District shall be as follows : Detached Dwellings Duplexes Multi Family Dwelling Units Public parks Public utility service lines Townhouses Triplexes 17 .22 .330 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Home Occupations Accessory Dwelling Units Club houses Recreation areas Family Child Care Centers Group Homes Outdoor Vehicle Parking Well heads and water treatment facilities Community drain fields 17.22 .340 Special uses : Churches Schools Bed and Breakfast Inns Commercial Child Care Center Other Essential Public Facilities All uses permitted in the Festival Retail District (FR) provided the following conditions are met: ® Site is identified as a "Retail Overlay" on the Official Zoning Map for the Belfair UGA . ® Development must comply with all bulk, dimensional, and design standards and guidelines of the Festival Retail District. 17 .22 .345 Prohibited uses : The following uses are prohibited : Adult entertainment 17 .22 .350 Bulk and dimensional standards : BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 12 h : \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc Density: Maximum average of 10 dwelling units per acre excluding the area of designated wetlands , designated landslide hazard areas (note : building may be allowed in LHA) , lakes , ponds , or marine waters . Intensity : 50% Lot coverage Min. Lot Area : None . Development must not exceed density and lot coverage requirements above . Lot Dimensions : All lots shall have a minimum width of 25 feet. Height : The maximum height of structures in the district shall be as follows : Buildings containing the permitted use : 45 feet Accessory structure : 20 feet Setbacks : Front yard: 10 feet Side yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street side yard: 10 feet Rear yard: 5 feet for accessory structures and 10 feet for the dwelling unit Street rear yard: 10 feet 17 .22 ,360 Retail Overlay Area Within the R- 10 District, areas may be identified as a "Retail Overlay Area" on the Official Zoning Map for the Belfair UGA . Mapping of such an area allows for commercial development similar to that allowed in the Festival Retail District. Development allowed in the Retail Overlay Areas must meet the bulk and dimensional requirements, and design standards and guidelines of the Festival Retail District. Establishment of a Retail Overlay Area requires that the Belfair UGA Plan be amended after a public participation process to allow such retail uses or that the zoning map be amended after the applicant successfully demonstrates to the County that the General Commercial ( GC) zoned lands east of the Burlington Northern Railroad line are built-out. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 13 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Chapter 17.23 MIXED USE DISTRICTS IN THE BELFAIR UGA 17e23 . 100 66FR99 - FESTIVAL RETAIL DISTRICT Sections * 17 .23 . 110 Purpose : The primary purpose of the Festival Retail District is to combine business, cultural and civic activities into a cohesive community focal point which promotes pedestrian usage . Locations generally are areas not significantly impacted by critical areas and slopes . The district encourages pedestrian-oriented uses such as retail trade uses (excluding auto-oriented uses) , eating and drinking places , hotels and motels , personal service uses, civic and educational uses, and special events (including a farmers ' market) . Professional offices and residential uses are permitted on upper floors to add vitality to the area and support businesses . Building heights are limited to four stories, but can go up to five stories in the downtown area if the development provides substantial pedestrian-oriented space . Overall commercial and residential densities are limited by height limits, parking requirements , site constraints , market conditions , and design guidelines . Design guidelines encourage pedestrian-oriented site and building design, good pedestrian and vehicular access , pedestrian amenities and open space , parking lot landscaping, and the integration of developments with the natural environment. Outdoor spaces within these areas should function as social settings for a variety of experiences, adding to the comfort and complexity of life in an village center environment, while maintaining a human scale and an ability for easy pedestrian circulation. 17 .23 . 120 Allowed uses : Uses allowed in the FR District shall be as follows : Alcoholic beverage sales : package stores and wine shops Antique shops . Appliance and communication equipment repair shop and/or sales . Art Galleries and artist studios Art and craft supplies, retail Vehicle parts stores Bakeries , with on- site sales Bars and taverns other than those associated with full menu food service . Bicycle shops Book stores Banks and financial institutions Barber and beauty shops Commercial Child Care Centers Clothing sales and rentals and shoe stores Delicatessens Dry cleaners and laundries not including Laundromats Fabric and yard goods stores Florists Food specialty shops , including : baked goods, meats, health foods , candies Furniture stores under 50 , 000 sq. ft. Grocery stores : under 50 , 000 sq. ft. Hotels / motels as long as rooms are on upper floors Household specialty shops , including : plumbing, lighting, heating/cooling Hardware stores : under 50 , 000 sq. ft. Hobby shops Jewelry stores Locksmiths Medical offices, excluding clinics, on upper floors Multi-Family Dwelling Units on upper floors Music stores, recordings and instruments Paint and glass shops Pharmacies , dispensing Photographic studios Printing shops , publishing and reproduction BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 14 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Professional offices on upper floors Radio and Television broadcasting stations Restaurants , cafes and food stands Retail shops not otherwise named which are under 5 , 000 square feet Second hand stores and pawn shops Sporting goods stores Stationary and office supply stores Theaters , live stage Theaters , motion picture 17. 23 . 130 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Alcoholic beverage sales : on-site, in association with full menu food uses . Merchandise repair, excluding vehicles Micro brewery Parking of one Delivery vehicle Dance floors no larger than 300 sq. ft. Music and electronic game machines up to a total of four. Catering 17 .23 . 140 Special uses : The following uses, subject to applicable licensing and development regulations, shall be allowed only with approval of a conditional use permit. Consideration shall be given to the purpose and development standards of the district including any adopted design standards or guidelines . Antique malls over 10 , 000 sq. ft. Building material sales Churches Clinics, including veterinary Commercial parking lots not associated with an on-site use Funeral parlors , cremation and mortuary services . Gyms , fitness and aerobic studios Laundromats Live entertainment except between the hours of 12 : 00 AM and 7 : 00 AM Private transportation depot Schools Public sidewalk food and merchandise vendors including Espresso and newsstands . Commercial recreation facilities including game arcades , batting cages, shooting galleries and skating rinks . Dance and music studios Dance floors over 300 sq. ft. in area Out-door storage of merchandise and/or more than one vehicle 17 .23 . 145 Prohibited uses : The following uses are prohibited : Adult entertainment 17 .23 . 150 Bulk and dimensional standards : Density : No maximum density standard, however the number of units may be limited by the applicable height limit, parking requirements, design standards and guidelines , building codes, and site specific constraints . Intensity : No requirements . Min. Lot Area : None , Lot Dimensions : None BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 15 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Height: The maximum height of structures in the district shall be 45 feet, with the following exception: The maximum height may be increased to 55 feet if one contiguous pedestrian-oriented space is provided on- site per the following, whichever is less : (a) At least 3 , 000 square feet in area and at least 40 feet in width; or (b) Sized to at least 25 % of the applicable building footprint Setbacks : There shall be no setbacks required in the district. 17.23 . 160 Site design standards and guidelines : A. Intent: 1 . To upgrade the identity of downtown Belfair. 2 . To enhance the streetscape by minimizing the amount of driveway and parking areas visible from the street in downtown. 3 . To enhance the appearance of highly visible sites . B . Provide pedestrian-oriented street frontage . Specifically, no more than 50 percent of the linear street frontage for commercially developed properties shall be occupied by driveways and parking areas . In other words, at least 50 percent of the linear street frontage must either be open space area (must be at least 20 feet in width from the street to qualify as "open space") or contain pedestrian-oriented facades . Exceptions : 1 . Properties fronting SR-3 between Old Belfair Highway and Clifton Lane or Old Belfair Highway between SR-3 and Clifton Lane as long as they meet the standards in Section 17 . 23 . 170 . 2 . Other properties where the applicant can demonstrate that an alternate proposal can better meet the intent of the guidelines . C . Street corners and highly visible sites . Development of street corner properties should contribute to a sense of community and/or the demarcation of the area. Specifically, all development proposals for sites should include at least one of the design treatments described below. 1 . Locate a building towards the street corner (within 15 feet of corner property line) . Building facades located here are encouraged to include a special architectural element, such as a raised roofline, tower, or an extended parapet, along the most visible views of the structure (see Figures I and 2 for examples) . 2 . Provide a pedestrian walkway and/or plaza space at the corner leading directly to a building entry or shopping plaza space . May be appropriate in conjunction with an approved Monument Sign. 3 . Install substantial landscaping (at least 200 square feet of ground surface area with trees , shrubs , and or ground cover) . May be appropriate in conjunction with an approved Monument Sign. * ) At least " 200 SF Corner Entry 4 \ } Corner Courtyard — Specials �- Pedestnan Plaza �— architectural =tea" T element ) Building placed up to the Pedestrian oriented space Substantial landscaping street corner with entry adjacent to the corner adjacent to the corner Figure 1 . Street corner design options. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 16 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc D . Setback buildings adjacent to SR-3 sufficient to accommodate the planned roadway configuration, planting strip and sidewalk improvements per the Belfair Urban Growth Area Plan. 17.23 . 170 Pedestrian and vehicular access standards and guidelines : A . Intent : To improve the pedestrian environment downtown by making it easier, safer, and more comfortable to walk between businesses, to the street sidewalk, to transit stops , and through parking lots . B . Create a network of primary and secondary pedestrian walkways in the central triangle area between Clifton Way, SR-3 , and Old Belfair Highway. These may be one direct route , a curvilinear route, or several indirect routes depending on development opportunities, developer creativity, and constraints on individual properties . Due to the size of the parcels in this area, it is recognized that such a pedestrian network will likely be developed incrementally over time as properties redevelop . However, these properties represent the focal point for downtown Belfair and the area is intended to become the focal point for social, cultural, and festival retail activities in the community as well . The pedestrian network should include at least one primary east-west pedestrian route through the Festival Retail Zone and contain at least one primary north-south walkway connecting to SR-3 . Applicants must demonstrate how their proposal meets the guidelines below and provides for future extensions of the pedestrian network. Specific guidelines : 1 . Primary walkways in the network must be at least 12 feet in width. Other (secondary) walkways should be sized and designed per subsection 17 . 25 . 020(E) . Exceptions : (a) The County may approve a 6-foot wide pathway width where it can be demonstrated that the Primary walkway should follow an interior property line . (b) Where the Primary walkway follows an interior roadway, the County may allow reduced walkway widths to no less than 8 feet. 2 . At least 50 percent of the combined frontage on both sides of the primary walkway should feature buildings with pedestrian-oriented facades . Definition : Pedestrian-oriented facades contain transparent window area or window displays along at least 50 percent of the building 's linear frontage. The primary building entries must be located along this fagade. Weather protection, including awnings, canopies, marquees, or overhangs, at least 6 feet in width and 10 foot in height clearance, must be provided along at least 80 percent of the building frontage. 3 . Where the primary walkway is adjacent to driveways or parking lots , provide street trees on the applicable side at least 30 feet on-center in planting strips (at least 20 square feet per tree) or within tree grates . 4 . Provide pedestrian lighting (attached to buildings or placed on individual poles between 12 and 14 feet in height) to achieve 2 foot-candles on the primary walkway ' s surface . 5 . Incorporate pedestrian amenities , including seating, landscaping, and public art, along primary walkways . Specifically, one linear foot of seating (at least 16 inches deep) should be provided for every 30 square feet of corridor area. Seating may include benches , low seating walls , steps , or, if properly designed, a planter edge or edge of a fountain. 6 . Untreated blank walls along primary walkways are prohibited. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 17 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Centralized plaza space Park \ ` Primary walkway could follow �... � i an east-west access road that functions as a " main street" o through Festival Retail area " Keystone" buildings that create a distinct character at intersections r Buildings that feature pedestrian -oriented facades Parking lots and access make up less than one- half of the street frontage Primary walkway . Secondary walkway Key street corner sites Figure 2. Illustrating one way new development could meet the site design and pedestrian and vehicular access standards . 17.23 . 180 Building design standards and guidelines : A . Intent : 1 . To encourage pedestrian activity downtown. 2 . To make businesses inviting . 3 . To add comfort and interest to the pedestrian experience along the street front. B . Buildings fronting on public streets must feature pedestrian-oriented facades (see Figures 2 and 3 ) . This includes : 1 . Provision of transparent window areas or window displays along at least 50 percent of the building ' s linear frontage . 2 . Location of the primary building entries along this facade . 3 . Provision of weather protection, including awnings , canopies, marquees, or overhangs , at least three feet in width, along at least 75 percent of the building frontage . Awnings may extend to within 4 feet of the roadway curb , subject to Mason County building permit review. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 18 h :\wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc WEATHER PROTECTION ALONG MIN . 75% OF FRONT FACADE PRIMARY ENTRY LOCATED ALONG FRONT FACADE MIN . 50% TRANSPARENT DOORS & WIN ON FRONT FACADE Figure 3 . Illustrating standards for pedestrian-oriented facades. 17.23 . 190 Landscaping design standards and guidelines : A. Intent: To mitigate the appearance of parking lots on the downtown streetscape . B . The minimum landscaped area between a public right-of--way and parking area shall be at least 8 feet and include the following plantings (see Figure 4) : 1 . An average of one tree per 30 linear feet of required landscaped area . 2 . An average of one shrub per 20 square feet of planting area. Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet. 3 . Ground cover material should cover 70 percent of the soil in one growing season or 70 percent of the soil in three years if mulch is applied until the ground cover fills the designated area . One tree per 30 lineal feet (trees can be clustered to increase views ) One shrub per 20 sf of planting area Parking, service, or Ground cover storeage areas i Buffer ROW Figure 4. Illustrating standards for landscaping buffers between a street and parking lot. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 19 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc 17 .23 . 100 lion-conforming uses and structures : Legally established and non-conforming uses and structures shall be allowed to remain subject to the provisions of the Mason County Development Regulations , except that in the "Festival Retail" district the following allowances shall also apply to a legally established structures and uses . A . Non-conforming Structures : 1 . A non-conforming structure that is damaged or accidentally destroyed up to 100% may be replaced subject to the obtaining of a special use permit wherein compliance where possible with the current design standards and guidelines shall be determined and required. 2 . A non-conforming structure may be enlarged, extended or structurally altered so long as any new construction does not increase the non-conforming aspects of the structure . B . Non-conforming Uses : 1 . A nonconforming use may continue so long as the associated structure is not enlarged by more than 20% or the intensity of use of the property for commercial uses is not otherwise increased. 17.23 . 110 Applicability : The provisions of this section and chapter shall apply to all new construction, applications for a change of use and /or alterations to existing structures . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 20 h :\wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt . doc 17 .23 . 200 "MU" — MIXED USE DISTRICT Sections : 17.23 .210 Purpose : The primary purpose of this district 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, with lower building heights west of SR 3 . Otherwise, no specific density limits are provided (as they will be limited by parking requirements , natural site constraints , and market constraints) . 17 .23 .220 Allowed uses : Uses allowed in the MU District shall be as follows : Alcoholic beverage sales : package stores and wine shops Antique shops Appliance and communication equipment repair shop and/or sales . Art Galleries and artist studios Art and craft supplies, retail Vehicle parts stores Bakeries , with on- site sales Bars and taverns, other than those associated with full menu food service Bicycle shops Book stores Banks and financial institutions Barber and beauty shops Building material sales Churches Commercial child care centers Community centers Clinics , including veterinary Clothing sales and rentals and shoe stores Delicatessens One Detached Dwelling per lot Dry cleaners and laundries , not including Laundromats Duplexes Fabric and yard goods stores Florists Food specialty shops , including : baked goods , meats, health foods, candies Funeral parlors , cremation and mortuary services . Furniture Stores Grocery Stores Gyms , fitness and aerobic studios Hotels / motels Household specialty shops, including : plumbing, lighting, heating/cooling Hardware Stores Hobby shops Jewelry stores Laundromats Light manufacturing of stone, clay, and glass products including : glass, pottery and china ceramic , stone cutting and engraving Light manufacturing of handcrafted products Light manufacturing of computers , office machines and equipment manufacturing Local utility system transmission lines and structures Locksmiths BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 21 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Lumber and other building materials including pre- assembled products Medical offices Multifamily dwelling units Museums , libraries , and educational facilities (other than public schools) Music stores , recordings and instruments Outside storage and display Paint and glass shops Parks Pharmacies , dispensing Photographic studios Printing, publishing and reproduction services Professional offices Public transportation: bus terminals, park and ride lots Radio and Television broadcasting stations Recycling centers Rental and Leasing Services : vehicles , furniture and tools Research, development and testing services Restaurants , cafes and food stands Retail shops not otherwise named which are under 10, 000 square feet Second hand stores and pawn shops Service and repair shops for appliances , small equipment, and automobiles Sporting goods stores Stationary and office supply stores Theaters , live stage Theaters, motion picture Townhouses Triplexes Wholesale trade uses 17.23 .240 Special uses : The following uses , subject to applicable licensing and development regulations, shall be allowed only with approval of a conditional use permit. Consideration shall be given to the purpose and development standards of the district including any adopted design standards or guidelines . Utility buildings and structures except transmission lines and structures Commercial parking lots not associated with an on-site use Live entertainment except between the hours of 12 : 00 AM and 7 : 00 AM Private transportation depot Schools Public sidewalk food and merchandise vendors including Espresso and newsstands . Private recreation facilities including game arcades , batting cages, shooting galleries and skating rinks . 17.23 .245 Prohibited uses : The following uses are prohibited: Adult entertainment 17.23 .250 Bulk and dimensional standards : Density: The maximum density shall be dictated by the applicable height limit, parking requirements , design guidelines , site constraints , and market conditions . Intensity: No requirements . Min. Lot Area : None . Lot Dimensions : None BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 22 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt . doc Height: The maximum height of structures in the district shall be 45 feet, with the following exception: The top of buildings or structures (including rooflines but excluding church spires, bell towers , and chimneys) on the west side of SR-3 shall not reach an elevation of more than 35 feet above the grade level of the roadway, within 150 feet of the SR-3 right-of-way. Setbacks : See subsections 17 . 23 . 255 (C) , 17 .23 .265 (B ) and (C) , and 17 . 31 . 020(G) for required setbacks, otherwise no setbacks are required. 17.23 . 255 Site design standards and guidelines : A . Intent: 1 . To upgrade the identity of downtown Belfair. 2 . To enhance the streetscape by minimizing the amount of driveway and parking areas visible from the street in downtown. B . For properties fronting Old Belfair Highway, NE Roy Boad Road and The Old Beard ' s Place , provide pedestrian-oriented street frontage . Specifically, no more than 50 percent of the linear street frontage for commercially developed properties shall be occupied by driveways and parking areas . In other words, at least 50 percent of the linear street frontage must either be : 1 . Landscaping — at least 20 feet of width of Landscape Type B . 2 . Pedestrian oriented spaces (see definition) — at least 20 feet in width. 3 . Pedestrian-oriented facades (see definition) . 4 . Any combination of the above . Exception — alternative proposals will be considered where the applicant can demonstrate to the County that such proposal can better meet the intent of the guidelines . C . Setback buildings adjacent to SR-3 sufficient to accommodate the planned roadway configuration, planting strip and sidewalk improvements per the Belfair Urban Growth Area Plan. 17.23 .260 Building design standards and guidelines : A. Intent : 1 . To encourage pedestrian activity downtown. 2 . To make businesses inviting . 3 . To add comfort and interest to the pedestrian experience along the street front. B . Buildings fronting on Old Belfair Highway and NE Roy Boad Road must feature pedestrian-oriented facades (see Figure 3 ) . This includes : 1 . Transparent window area or window displays along at least 50 percent of the building ' s linear frontage . 2 . Primary building entries located along this facade . 3 . Weather protection, including awnings, canopies, marquees , or overhangs, at least three feet in width, provided along at least 75 percent of the building frontage . Awnings may extend to within 4 feet of the roadway curb, subject to Mason County building permit review . 17.23 .265 Landscaping design standards and guidelines : A . Intent : To mitigate the appearance of parking lots on the streetscape . B . The minimum landscaped area between SR-3 and a parking, service, or outdoor storage area shall be at least 15 feet and include the following plantings (see Figure 5 ) : 1 . An average of one tree per 20 linear feet of required landscaped area . 2 . An average of one shrub per 20 square feet of planting area . Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet. 3 . Ground cover per 17 . 31 . 020 (D)(5 ) standards . C . The minimum landscaped area between all other public streets and a parking, service, or outdoor storage area shall be at least 10 feet and include the following plantings : 1 . An average of one tree per 30 linear feet of required landscaped area . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 23 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc 2 . An average of one shrub per 20 square feet of planting area . Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet . 3 . Ground cover per 17 . 31 . 020(D)(5 ) standards . One tree per 20 lineal j� feet (trees can be clustered or staggered to increase views) One shrub per 20 sf of planting area Parking, service, or storeage areas Ground cover �� rep.. 30 -.Buffer ROW Figure 5. Illustrating standards for landscaping buffers between a street and parking lot. 17.23 .270 Non-conforming uses and structures : Legally established and continued Non-conforming uses and structures shall be allowed to remain subject to the provisions of Chapter except that in the Mixed-Use District the following allowances shall also apply to legally established structures and uses . A. Non-conforming Structures : 1 . A non-conforming structure that is damaged or accidentally destroyed up to 100% may be replaced subject to the obtaining of a special use permit wherein compliance where possible with the current design standards and guidelines shall be determined and required . 2 . A non-conforming structure may be enlarged, extended or structurally altered so long as any new construction does not increase the non-conforming aspects of the structure . B . Non-conforming Uses : 1 . A nonconforming use may continue so long as the associated structure is not enlarged by more than 20% or the intensity of use of the property for commercial uses is not otherwise increased. 17 . 23 .280 Applicability : The provisions of this section and chapter shall apply to all new construction, applications for change of use and /or alterations to existing structures . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 24 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc Chapter 17 .24 COMMERCIAL AND INDUSTRIAL DISTRICTS IN THE BELFAIR UGA 17924 . 100 " GC " — GENERAL COMMERCIAL DISTRICT Sections : 17 .24 . 110 Purpose ; The primary purpose of this district is to provide areas that offer a wide range of consumer goods and services for Belfair UGA residents , regional residents , and the traveling public . It is further intended to group buildings and business establishments in a manner that creates convenient, attractive and safe development. Design standards promote safe vehicular and pedestrian access between properties . The district also provides standards intended add visual interest in the developments . Landscaping standards are provided to add visual interest and mitigate the impacts of parking lots on the SR-3 corridor, other streets, and the visual environment within the development. Building heights are limited to three stories . All business shall be conducted within enclosed buildings , except for approved outdoor storage , display, food vendors, and dining areas . 17.24 . 120 Allowed uses : Uses with a total building size under 50 , 000 square feet shall be allowed in the GC District as follows : Alcoholic beverage sales : package stores and wine shops Antique shops Appliance and communication equipment repair shops and/or sales . Art Galleries and artist studios Art and craft supplies, retail Vehicle parts stores Bakeries , with on site sales Bars and taverns other than those associated with full menu food service Bicycle shops Book stores Banks and financial institutions Barber and beauty shops Building material sales Churches Commercial child care centers Clinics including veterinary Clothing sales and rentals and shoe stores Delicatessens Dry cleaners and laundries not including Laundromats Fabric and yard goods stores Florists Food specialty shops , including : baked goods , meats, health foods , candies Funeral parlors, cremation and mortuary services . Furniture Stores Grocery Stores Gyms, fitness and aerobic studios Hotels / motels Household specialty shops, including : plumbing, lighting, heating/cooling Hardware Stores Hobby shops Jewelry stores Laundromats Light manufacturing of stone , clay, and glass products including : glass, pottery and china ceramic , stone cutting and engraving Light manufacturing of handcrafted products Light manufacturing of computers, office machines and equipment manufacturing Local utility system transmission lines and structures Locksmiths Lumber and other building materials including pre-assembled products BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 25 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Medical offices Music stores , recordings and instruments Outside storage and display Paint and glass shops Pharmacies, dispensing Photographic studios Printing, publishing and reproduction services Professional offices Public transportation : bus terminals, park and ride lots Radio and television broadcasting stations Recycling centers Rental and leasing Services : vehicles , furniture and tools Research, development and testing services Restaurants, cafes and food stands Retail uses not otherwise named Service and repair shops for appliances , small equipment and automobiles Second hand stores and pawn shops Sporting goods stores Stationary and office supply stores Theaters , live stage Theaters , motion picture Wholesale Trade Uses 17.24 . 140 Special uses : The following uses, subject to applicable licensing and development regulations , shall be allowed only with approval of a conditional use permit . Consideration shall be given to the purpose and development standards of the district including any adopted design standards or guidelines . Light Manufacturing Utility buildings and structures except transmission lines and structures Commercial parking lots not associated with an on-site use Private transportation depot Schools Public sidewalk food and merchandise vendors including Espresso and newsstands . Private recreation facilities including game arcades, batting cages , shooting galleries and skating rinks . All uses permitted in the Business4ndustrial District provided the following conditions are met: • Site is identified as a "General Commercial — Business Industrial Overlay" on the Official Zoning Map for the Belfair UGA. • Development must comply with all bulk and dimensional and design standards and guidelines of Chapter 17 . 24, Business Industrial District. All uses listed as allowed ( 17 . 24 . 120) where the building exceed 50, 000 square feet. Adult entertainment provided that the proposed property is at least 300 feet from existing residences, schools and churches and at least 300 feet from the nearest district allowing residential uses . 17 .24 . 150 Bulk and dimensional standards : Density: The maximum density shall be dictated by the applicable height limit, parking requirements, design guidelines, site constraints, and market conditions . Intensity: No requirements . Min. Lot Area : None . Lot Dimensions : None BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 26 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Height: The maximum height of structures in the district shall be 35 feet. Setbacks : Front Yard : 30 feet along SR-3 east of the railroad. See subsections 17 . 24 . 155 (C) , 17 . 24 . 160(B ) , (C) , and (D ) and 17 . 31 . 020(G) for required setbacks , otherwise no setbacks are required. 17.24 . 155 Site design standards and guidelines : A . Intent: 1 . To enhance the appearance of highly visible sites . B . Enhance the appearance of street corners on SR-3 . Development of street corner properties should contribute to a sense of community and/or the demarcation of the area . Specifically, all development proposals for sites adjacent to public street intersections along the SR-3 corridor should include at least one of the design treatments described below ( See Figure 1 ) . 1 . Locate a building towards the street corner (within 15 feet of corner property line) . Building facades located here are encouraged to include a special architectural element, such as a raised roofline, towers, or an extended parapet, along the most visible views of the structure . 2 . Provide a pedestrian walkway and/or plaza space at the corner leading directly to a building entry or shopping plaza space . May be appropriate in conjunction with an approved Monument Sign, 3 . Install substantial landscaping (at least 200 square feet of ground surface area with trees , shrubs , and or ground cover. May be appropriate in conjunction with an approved Monument Sign, C . Setback buildings adjacent to SR-3 sufficient to accommodate the planned roadway configuration, planting strip and sidewalk improvements per the Belfair Urban Growth Area Plan. 17.24 . 160 Landscaping design standards and guidelines : A. Intent : I . To mitigate the appearance of parking lots on the streetscape . 2 . To enhance the appearance of the SR-3 corridor. B . The minimum landscaped area between SR-3 , north of the railroad, and a parking, service, or outdoor storage area shall be at least 30 feet and include the following plantings (see Figure 5) : 1 . An average of one tree per 20 linear feet of required landscaped area. 2 . An average of one shrub per 20 square feet of planting area . Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet. 3 . Ground cover per 17 . 31 . 020(D)(5 ) standards . C . The minimum landscaped area between SR-3 , south of the railroad, and a parking, service , or outdoor storage area shall be at least 15 feet and include the following plantings : 1 . An average of one tree per 30 linear feet of required landscaped area . 2 . An average of one shrub per 20 square feet of planting area . Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet. 3 . Ground cover per 17 . 31 . 020(D)(5 ) standards . D . The minimum landscaped area between all other streets and a parking, service , or outdoor storage area shall be at least 10 feet and include the following plantings : 1 . An average of one tree per 30 linear feet of required landscaped area . 2 . An average of one shrub per 20 square feet of planting area . Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet. 3 . Ground cover per 17 . 31 . 020(D)(5 ) standards . 17.24 . 165 Non-conforming uses and structures : Legally established and continued Non-conforming uses and structures shall be allowed to remain subject to the provisions of Chapter except that in BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 27 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc the General Commercial District the following allowances shall also apply to a legally established structures and uses . A . Non-conforming Structures : 1 . A non-conforming structure that is damaged or accidentally destroyed up to 100% may be replaced subject to the obtaining of a special use permit wherein compliance where possible with the current design standards and guidelines shall be determined and required. 2 . A non-conforming structure may be enlarged, extended or structurally altered so long as any new construction does not increase the non-conforming aspects of the structure . B . Non-conforming Uses : 1 . A nonconforming use may continue so long as the associated structure is not enlarged by more than 20% or the intensity of use of the property for commercial uses is not otherwise increased. 17.24 . 170 Applicability : The provision of this section and chapter shall apply to all new construction, applications for change of use and /or alterations to existing structures . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 28 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc 17.24 .200 "BI" — BUSINESS INDUSTRIAL DISTRICT SeCtiOI1S : 17.24 . 210 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: A . Allowing for a wide range of industrial and manufacturing uses . B . Limiting retail uses to those necessary to directly support industrial activities . C . Prohibiting residential uses . Maximum building heights in the district are three stories . Substantial landscaping buffers are required for those properties adjacent to SR-3 . Business -Industrial properties are exempted from most other site planning and building design guidelines to maximize flexibility for the uses . 17.24.220 Allowed uses : Uses allowed in the BI District shall be as follows : Automobile, appliance, and equipment repair services Dry cleaning plants Veterinary clinics Vocational schools Institutional uses Business service uses Truck dealers Auto parts yards Manufacturing uses Resource land uses Professional office uses Impound yard Towing services Fuel depot 17 .24 .230 Accessory uses : The following uses are permitted only as they are ancillary to the primary allowed uses and may or may not require a special license or permit in addition to holding a building permits : Retail sales, not to exceed 10% of the building ' s area . 17.24.240 Special uses : The following uses , subject to applicable licensing and development regulations, shall be allowed only with approval of a conditional use permit. Consideration shall be given to the purpose and development standards of the district including any adopted design standards or guidelines . Adult entertainment provided that the proposed property is at least 300 feet from existing residences, schools and churches and at least 300 feet from the nearest district allowing residential uses . 17 .24 .250 Bulk and dimensional standards : Density: The maximum density shall be dictated by the applicable height limit, parking requirements , design guidelines , site constraints , and market conditions . Intensity : No requirements . Min. Lot Area : None . Lot Dimensions : None Height: The maximum height of structures in the district shall be 35 feet. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 29 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Setbacks : Front Yard: 30 feet along SR-3 ; 15 feet all other streets . See subsections 17 . 24 . 255 (B ) for applicable requirements along SR-3 . 17. 24 .255 Landscaping design standards and guidelines : A . Intent : To mitigate the appearance of business-industrial uses along the SR-3 corridor. B . The minimum landscaped area between SR-3 and a parking, service, or outdoor storage area or building shall be at least 30 feet where Type A Landscaping is used and 60 feet if Type B or C Landscaping is used [see subsection 17 . 31 . 020(G) for standards] . 17.24.260 Non-conforming uses and structures : Legally established and continued Non-conforming uses and structures shall be allowed to remain subject to the provisions of Chapter except that in the Business -Industrial District the following allowances shall also apply to a legally established structures and uses . A. Non-conforming Structures : 1 . A non-conforming structure that is damaged or accidentally destroyed up to 100% may be replaced subject to the obtaining of a special use permit wherein compliance where possible with the current design standards and guidelines shall be determined and required. 2 . A non-conforming structure may be enlarged, extended or structurally altered so long as any new construction does not increase the non-conforming aspects of the structure . B . Non-conforming Uses : 1 . A nonconforming use may continue so long as the associated structure is not enlarged by more than 20% or the intensity of use of the property for commercial uses is not otherwise increased. 17.24 .265 Applicability: The provisions of this section and chapter shall apply to all new construction, applications for change of use and /or alterations to existing structures . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 30 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17.25 PEDESTRIAN ACCESS AND AMENITIES Sections : 17.25.010 Purpose : The purpose of this section is to : A . Improve the pedestrian environment by making it easier, safer and more comfortable to walk between businesses and properties , to the street sidewalk, to transit stops, and through parking lots . B . Promote walking both as a social activity and an alternative to driving . C . Develop an expansive trail system linking all land uses with parks, open space , and other trails . 17 .25. 020 Standards . The following standards apply to all non-single family residential development unless the standard notes otherwise . The Mason County Director of Community Development may waive one or more of these standards where the applicant can demonstrate that such pedestrian access and/or amenities are not applicable or desirable due to the nature of the use (i . e . , industrial or mini-storage) and/or incompatibilities with adjacent properties . A. Commercial and multi family developments where possible shall provide pedestrian access onto the site from the main street off of which the use is located. Where a use fronts two streets, access shall be provided from the road closest to the main entrance or, preferably, from both streets . B . New developments shall provide sidewalk and planting strip improvements in conjunction with new development activity per the Belfair Urban Growth Area Plan standards . C . New developments should be integrated with and expand upon the existing and planned Belfair UGA trail network. To implement this guideline, the County may require that the pedestrian walkway(s) of a development provide connections to an adjacent trail system, if there is one . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 31 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc -Y.r__.__,.� _ _ iW"l*'gs ' Stream corridors and 1 I - = - - I �' .=° vretland areas / I- Add improved - ,j t access at bridge Other sensitive - - t In the long term -1 - I r environmental resources - _ Create walkways and - - bicycles facilities along Proposed plaza Expand stream - s .OFF IF - the SR-3 corridor corridor and � _ F ,t Proposed park _ wetands k 4 J OF ; . Proposed regional trail protection -"„ Ott m a Proposed trail through / r p I { �, kAV 1 vrotland trail system I IF - t .}$; , m m Proposed Fiv(king trail j P$ .f (conceptual) F j _ _I_�OF % Mlkidisk Pedestrian frendly r .� (�: `, streetscapes FFY" - F. I. j i J rr'. �., �' X 11 OFF, 1 J. OFF -� I'$' `Fr 4 ,�v 1 ReglatalPark ¢ S 5 ' OFF Expand stream corridor-- " - - Pede t an `' and wetlands protection j g9 � I �,Te L I �, r -- F mod"' - OF Develop a park near r7 Fla` . ''� t 1I{ downtown '�` . '.! ` ' . 'p : WIF j . FLO IF I I OF re ri m I- -r Expand the system r 'y , + � ,�, '" .: Neighborhood Park% of trails asso AF, OF with the Thai ' d 1 �� -r�- -- Wetlandsle OFF, I I .J + 1 11 OFIl 44 '", " Develop a system of # �. connected trails on the _ " I plateau rOFF t IF M - - F t # ' �- Protect Hillsides JJ10 we 04 ., IfP1 ab i ' = � ,1OF _ "° -� > �' Neighborhood Pafk _ _ IF 11: IF / 1j Belfair Sub -Area Plan L _ _j' r rI Figure 6. Proposed Be (air UGA trail network improvements. D . New developments should include a circulation system that connects buildings, open spaces , parking areas , and the adjacent street sidewalk system. Commercial and multifamily uses should provide a pedestrian connection to adjacent commercial and/or multifamily uses where desirable and possible to encourage multiple -task trips, more efficient parking, and a high-quality pedestrian ambience . Also, connections to transit uses and adjacent properties are particularly important and may be required by the County. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 32 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Connections belwoen developments Potential / �? pedestrian hs { F i ' connection r , Direct access to buildings from sidewalk Inn ( I, In nIn ,- -- Pedestrian oriented space Clearly marked F I inter.ror crosswalks } __ G3 4ii, It r S connections L 6 r between � rr i developments IN Potential $ r �{ pedestrian A connection ' In Iro r - Im , In dd 1 { t If �r r � ---. i Figure 7. Developments should include a circulation system that connects buildings, open spaces, parking areas, and the adjacent street sidewalk system . E . New developments shall provide for adequate interior walkway widths and surfaces . Specifically, applicants must demonstrate to the County how the proposed walkway system will be designed to handle projected usage as provided by the following guidelines : 1 . The paving surface on all pedestrian paths should be appropriate to their use : ( a) Concrete, brick or other decorative hard-surfaced pavements for interior pedestrian walkways, building entries, or parking lot pathways (b) Seamless materials like asphalt for multi-purpose pathways (c) Crushed gravel for nature trails (d) Wood for boardwalks 2 . The following design criteria for pedestrian paths should be applied: (a) 4 foot wide walkways for low pedestrian volumes (b) 6 foot wide walkways will allow two people to walk side-by-side and is suitable where moderate pedestrian activity is expected (c) 12 foot wide walkways will allow two groups of two people walking side-by- side to pass and are appropriate for the heavily used walkways and community- wide trails . F . New developments shall provide pedestrian-oriented spaces in all commercial, office, and mixed-use developments . Specifically : 1 . Developments with less than 30, 000 square feet of gross floor area of commercial, office, and mixed-use buildings are encouraged to provide pedestrian-oriented space at a ratio of 100 square feet for every 10, 000 square feet of gross floor area of building . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 33 h: \wp\plan\belfair02-03\draft03 -04\draft pac zoning alt. doc 2 . Developments with at least 30 , 000 square feet of gross floor area of commercial, office , and mixed-use buildings are required to provide pedestrian- oriented space at a ratio of 100 square feet for every 10, 000 square feet of gross floor area of building . G . To qualify as a "pedestrian oriented space, the following must be addressed: 1 . Provide direct pedestrian access from the adjacent roadways . 2 . Provide a walking surface with unit pavers or concrete with special texture , pattern, and/or decorative features . 3 . Incorporate pedestrian amenities , including seating, landscaping, and public art. 4 . Provide pedestrian lighting, preferably below 15 feet in height. H . A "pedestrian oriented space " may have and is encouraged to have the following features : 1 . Active retail uses on the building fa�ade(s) facing the space ; 2 . A location in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry; 3 . Provision of weather protection features on building facades fronting the space ; 4 . Location, orientation, and/or mitigating structures designed with consideration of the sun and wind; 5 . Additional pedestrian amenities , including but not limited to : public art, movable chairs and tables , and extra landscaping features . I . A "pedestrian oriented space " shall not have : 1 . Asphalt or gravel pavement. 2 . Adjacent unscreened parking lots . 3 . Adjacent chain link fences . 4 . Adjacent "blank walls " without "blank wall treatment. " 5 . Adjacent dumpsters or service areas . articulated edges to Landscapingdl pl"ovide viSLIat Interest _ to the space y' A, dJI 14 Ad I Wd } 1 •� I e�li I ryr S 2 i_ t.J.c. . +�'•.{ T _i. . e-+- ""� 1 lRf�l T 4 wm'f" , Imo . 91 1 nt ml dV � _ 1 �iE � r 'Pr ar dd. ly . —. dd Al d'ddA � . , rdd E t p ! t •l' Irir '� 113d3„ ! Y k � �'f � ` FI Illsdkd r k I �r .k'` '' d — 1 u4k . r_ t K f dd AS Buildings adjacent to Special paving pedestrdian - oriented spaces rnaterials aria patterns have pedestrian -oriented facades Figure 8. An example ofpedestrian-oriented space. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 34 h : \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc J . New development shall provide pathways through parking lots . A specially marked or paved crosswalk must be provided through parking lots greater than 150 feet long (measured parallel to the street front) or more than 2 bays deep (approximately 75 feet measured perpendicular from street front) . Generally, walkways should be provided at least every 150 , feet measured perpendicularly to the building face with a main entry. This distance should be considered somewhat flexible to account for the length of the parking lot and driveway locations . Additional design criteria : 1 . Pathways should be curbed and raised at least six inches above the parking lot grade except where they cross driveways or aisles or where necessary to meet handicap requirements . Alternatively, the County may approve walkways delineated by a distinctive paving material or marking when adequate pedestrian safety is provided. 2 . Pathways must be at least four feet wide, exclusive of parked car overhangs . Where necessary to ensure four feet of unobstructed walkway, wheel stops are required. 3 . Where pathways cross parking areas, contrasting materials or markings such as white concrete in an asphalt area or visually obvious paint stripes are required to define pathways . r _ _ El P ,r {/�`f ri r' faf/r' Jr r' r• r' • r' l0107 JJr' re ' rs ,r' t r' • r' o _r,'rf ror *I UeA m a O f � F J, / 1 rk Ile ~lam` J f� f!t f / ` Pedestrian walkways 11 Ilk Figure 9. Illustrating standards for pathways through parking lots. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 35 h: \wp\plan\belfair02-03 \draft03 -04\di aft pac zoning alt. doc r - T _N 3 *ax I } ^ Y (I g' a . . � - n � t Chapter 17 .27 INTERIOR VEHICULAR ACCESS IN THE BELFAIR UGA 17 . 27.010 Purpose : The purpose of this section is to : A . Minimize negative impacts on the streetscape and pedestrian environment. B . Encourage a safe and convenient network of vehicular circulation. C . Create attractive vehicular routes that also accommodate pedestrian access and amenities . D . Minimize negative impacts of parking lots on the streetscape and pedestrian environment. E . Promote shared parking between compatible uses . 17.27.020 Standards . The following standards apply to all non-single family residential development unless noted otherwise . The Mason County Director of the Department of Community Development may waive one or more of these standards where the applicant can demonstrate that such vehicular access standard(s) is not applicable or desirable due to the nature of the site or use (i. e . , industrial or mini-storage) and/or incompatibilities with adjacent properties (i . e . , connections to an existing incompatible use on an adjacent property) . A . For properties adjacent to SR-3 and other defined highways and arterial roadways, new driveways shall be no more than 30 feet wide and shall be defined by a curb , berm, or other pavement element. No more than one driveway per parcel or one driveway per 300 feet on a single parcel shall be allowed onto or from SR-3 . Exceptions : 1 . Traffic analysis demonstrates the need for more than one driveway; 2 . On-site circulation or access to truck loading facilities cannot be accommodated by only one driveway. 3 . Wider driveways (up to 40 feet) would be allowed if traffic volumes generated by the site require two exiting lanes (one left turn and one right turn lane) and/or if the site generates a high volume of large trucks that require a wider driveway. 4 . Where an additional or wider driveway is required by the fire department for safe fire apparatus access . B . For new commercial development projects, strive to create major driveways that serve more than one property and/or business . Cross-access easements for adjoining properties may be required by the County, where necessary. C . Consider the alignment with driveways on the opposite side of SR-3 when determining driveway location for new and consolidated/shared driveways . Driveways across SR-3 should align or be offset such that the left-turning vehicles out of the driveways do not conflict. This may be required by the County . D . Properties adjacent to SR-3 and other defined highways and arterial roadways shall not locate their parking lots adjacent to street intersections unless the County finds that no other alternative is feasible to accommodate permitted development. E . Developments shall provide automobile connections to adjacent properties , through the use of cross access easements, common entryways, shared internal roadways , and/or shared parking lots, and similar techniques where possible . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 37 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt . doc Shared driveways Potential future connectionANNAFAN , : 1 �,AN- Ii i M) dn IN �. I � � , I i 1 t -'- - ` +, 1 Maximum separatio { ,; of driveways from dl.A Interior access :�I1 SR-3 road links r 1 II _urf properties I fc 5 + connectivitiy - <.rA A Ad 4 Ad ( 1 - '( Potential i, jANN -!. AIN future connection a li A r • r 1 —" 1NI . 1 1 ` i 11 ,l Service ' access {- E A AN r r{ s :. " #. `-Aa. New roadway connection Figure H . Example developments illustrating key vehicular access guidelines. F . Commercial developers and retail property owners are encouraged to share parking lots between adjacent businesses . The construction of walls or other barriers that prohibit pedestrian access is prohibited unless the County determines that such barrier is necessary for safety or environmental reasons . G . Where adjacent parking lots are not consolidated, joint pedestrian access shall be provided between developments . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 38 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17 .28 OFF-STREET PARKING IN THE BELFAIR UGA 17.28 .010 Cooperative off-street parking. Any two or more uses may establish cooperative off-street parking, and where it can be presented to Mason County that the hours of traffic generation on the part of the two land uses appear at different times of the day, the off-street parking provisions for each can be credited to the same off-street parking areas provided cooperatively. 17.28. 020 Minimum off-street parking requirements. A. For purposes of defining off- street parking, the floor area of each level of a building shall exclude areas devoted to storage, restrooms , corridors, hallways , entries , stairways , elevators , decks , equipment, utility rooms and kitchens not to be occupied by clientele , and other areas for utility purposes not connected with general conduct of business for which office or sales space is provided. B . Off- street parking areas shall contain the number of parking spaces stipulated in " Table 1 . General Residential Parking Standards" and " Table 2. General Non-Residential Parking Standards" below. A use which is similar to any of the below-referenced uses shall adhere to the minimum parking requirements for the referenced use or uses . Mason County shall determine the minimum parking requirements for a use that is not referenced in this section. Table 1 . General Residential Parking Standards, RESIDENTIAL USE MINIMUM SPACES MAXIMUM SPACES REQUIRED ALLOWED Dwelling units - single family : 2 . 0 per dwelling unit No maximum Dwelling units - multiple family : ® Studio units : 1 . 0 per dwelling unit 1 . 5 per dwelling unit ® One-bedroom units : 1 . 5 per dwelling unit 2 . 0 per dwelling unit ® Two-bedroom units : 2 . 0 per dwelling unit 2 . 5 per dwelling unit ® Three-bedroom or 2 . 0 per dwelling unit 3 . 0 per dwelling unit more units : Retirement homes : 0 . 8 per dwelling unit 1 . 5 per dwelling unit Rest homes , nursing and 0 . 3 per bed 1 . 0 per bed convalescent homes : Congregate care facilities : 1 0 . 5 per dwelling unit 1 . 5 per dwelling unit Table 2. General Non-Residential Parking Standards NON-RESIDENTIAL USE MINIMUM SPACES MAXIMUM SPACES REQUIRED ALLOWED Churches, synagogues , and temples : 1 . 0 per 4 fixed seats plus 1 . 0 per 50 sq . ft. of gross floor area without fixed seats for assembly purposes Day care facilities and pre-schools : 2 . 0 plus 1 . 0 per employee 5 . 0 plus 1 . 0 per employee Financial institutions : 3 . 0 per 1 , 000 square feet 5 . 0 per 1 , 000 square feet Food stores and markets : 3 . 0 per 1 , 000 square feet 5 . 0 per 1 , 000 square feet Governmental buildings, studios, 3 . 0 per 1 , 000 square feet 5 . 0 per 1 ,000 square feet professional and business offices : Hotels/motels : 1 . 0 per room plus 1 . 0 per employee on any given shift BELFAIR UGA ZONING CODE - Title 17 Mason County Code Page 39 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Medical offices : 3 . 0 per 1 ,000 square feet 5 . 0 per 1 ,000 square feet Manufacturing facilities : 1 . 0 per 1 , 000 square feet Personal services : ® Without fixed stations : 3 . 0 per 1 , 000 square feet 5 . 0 per 1 , 000 square feet ® With fixed stations : 1 . 5 per station 2 . 0 per station Restaurants and cafeterias : 8 . 0 per 1 ,000 square feet 15 . 0 per 1 , 000 square feet Retail sales and service stores : 3 . 0 per 1 ,000 square feet 5 . 0 per 1 , 000 square feet Service stations 3 . 0 per facility plus 1 . 0 per service bay plus 3 . 0 per 1 ,000 sq. ft. for store Theaters 1 per 4 fixed seats and/or 1 per 100 sq . ft. of gross floor area without fixed seats for assembly purposes Wholesale and warehouse uses 1 . 0 per 1 , 000 square feet C . An applicant may request a modification of the minimum or maximum required number of parking spaces by providing a study that substantiates parking demand can/should be met with a reduced/increased parking requirement. In such cases, Mason County may approve a reduction of up to 50 percent of the minimum required number of spaces or an increase of up to 25 percent of the maximum required number of spaces . Said study shall be prepared by a qualified professional approved by Mason County. D . When the County has received a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitation of the shell permit. In industrial developments, a minimum of 20 percent of gross floor area shall be assumed as office when calculating parking requirements . When the range of possible uses result in different parking requirements, Mason County will establish the amount of parking based on a likely range of uses . E . In any non-Business-Industrial development required to provide six or more parking spaces, bicycle parking shall be provided. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified. F . Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces required for motor vehicles except as follows : 1 . Mason County may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location. 2 . Mason County may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination will include but not be limited to the following uses : (a) Park/playfield; (b) Marina; (c) Library/museum/arboretum; (d) Elementary/secondary school; (e) Sports club ; or (f) Retail business (especially when located along a developed or projected bicycle trail or designated bicycle route) . G . Bicycle facilities for patrons shall be located within 100 feet of the building entrance and shall be designed to allow either a bicycle frame or wheels to be locked to a structure attached to the pavement. H . All bicycle parking and storage shall be located in safe and visible areas that do not impede pedestrian or vehicle traffic flow and shall be well lit for nighttime use . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 40 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt . doc Chapter 17 .29 SERVICE AND STODGE AREAS IN THE BELFAIR UGA 17.29.010 Purpose : The purpose of this section is to screen the negative impacts of service and storage areas on the pedestrian environment. 17.29 . 020 Standards. The following standards apply to all development except for single family developments and developments in the Business -Industrial district. A . Service elements shall be located to minimize the impacts on the pedestrian environment and adjacent uses . Service elements should generally be concentrated and located where they are designed for easy access by service vehicles and for convenient access by tenants . N1ECHANIGAL \` EQUIPMENT \ / \ DUNIFSTEF<� . r Figure 12. Site service elements to minimize their impacts on the pedestrian environment. B . Garbage , recycling collection and utility areas that are visible from a public street, park, or neighboring property shall be enclosed and screened around their perimeter by a wall or fence at least seven feet high and have self-closing doors . If the area is adjacent to a public street or pedestrian alley, a landscaped planting strip, minimum three feet wide , shall be located on three sides of such facility. Solid er,dos'Uj e � � f 02 of a �h�sir 3 �j' ?'a1I C:onCrete pad Figure 13. Screen service elements. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 41 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt . doc C . Screen fences should be made of masonry, ornamental metal or wood, or some combination of the three . The use of chain link, plastic or wire fencing is prohibited. D . Roof-mounted mechanical equipment should be located so as not to be visible from the street, public open spaces , parking areas , or from the ground level of adjacent properties . Screening features should blend with the architectural character of the building . E . Outdoor storage areas, when permitted, must be screened from the view of public streets , parking areas , pedestrian pathways , open space, and adjacent properties per the screen fence standards per above or by providing at least 15 feet of Type A Landscaping per subsection 17 . 31 . 020(G) around the perimeter of the storage area . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 42 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17.30 BUILDING DESIGN REQUIREMENTS IN THE BELFAII2 UGA 17.30 .010 Purpose : The purpose of this section is to : A. Reduce the bulk and mass of large buildings . B . Add visual interest to buildings . C . Retain Belfair ' s small town character. D . Encourage the utilization of design details and small-scale elements in the design of buildings so that they are attractive at a pedestrian scale . E . Achieve a human scale by including elements that provide visual clues to the size of the building and activity within. F . Encourage pedestrian activity. G. Encourage the use of high quality and durable building materials . 17.30 .020 Standards. The following standards apply to all commercial and multi-family development unless otherwise noted (developments in the B -I zone are exempted) . The Mason County Planning Director may waive one or more of these standards where the applicant can demonstrate that such building design standards are not applicable since the applicable building or buildings are screened from public view from the street or adjacent properties and such design features are not typically found on buildings proposed for the subject use (retail and multi family uses shall not be exempted in any case) . A . Multi-story buildings shall include modulation and/or articulation features . Specifically, commercial buildings shall provide at least two of the modulation and articulation features listed below along the street front or primary fagade at intervals of no more than 50 feet. Multi-family buildings shall provide at least two of the modulation and articulation features below along the street front or primary fagade at intervals of no more than 40 feet. Modulation and/or articulation methods : 1 . Providing building modulation of at least 6 feet in depth and 6 feet in width (required for multi family residential buildings) . 2 . Repeating distinctive window patterns at intervals less than the articulation interval . 3 . Providing a porch, patio, deck, or covered entry for each articulation interval . 4 . Providing a balcony or bay window for each articulation interval. 5 . Changing the roofline by alternating dormers, stepped roofs , gables, or other roof elements to reinforce the modulation or articulation interval . 6 . Changing materials and/or color with a change in building plane . 7 . Providing lighting fixtures , trellis , tree, or other landscape features within each interval . 8 . Using recessed building entries , plazas , courtyards , or seating and plantings areas . 9 . Using alternative methods to shape a building such as angled or curved facade elements, offset planes, or terracing . 10 . Using other methods as approved by the County as long as they meet the intent of the standards . i i INTERVAL i INTERVAL i Figure 14. An example of building articulation . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 43 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc B . Buildings greater than 100 feet in length along the street front and/or primary facade should provide an additional special design features (for example : a broken or articulated roofline, inset or gabled entry, dormer, chimney, stepped roof, gable, prominent cornice or fascia, clock tower, fountain, or pedestrian open space) to add visual interest. C . For commercial structures over 40, 000 square feet in gross building footprint such as a grocery store , smaller uses and activities should be clustered near the entrance as shown on Figure 15 . Alternatively, developments can provide at least 600 square feet of pedestrian- oriented space near the building entry. P���it �strr;a n-car{r� nfFtcf sj�ace a B a ke ry Coffee Prin� _rry Shop En. rry Florist Urge - Scale Detail Use ( at least 40 , 000 so Figure 15. An example of clustering smaller uses near an entry of large commercial structures. D . All buildings must employ at least two of the following elements or techniques toward achieving human scale . If a proposed building is over three stories in height, or more than 100 ' wide as measured along any facade facing a street and visible from that street, the building shall use at least three of the following listed elements : 1 . Balconies or decks in upper stories at least six feet deep and six feet wide . At least one balcony or deck per upper floor on the facades facing streets . 2 . Bay windows that extend out from the building face at least one foot measured horizontally in upper stories , at least one per floor on the facades facing the street. 3 . Individual windows in upper stories . 4 . Multiple-paned fenestration (windows with multiple panes) . 5 . At least 150 SF of pedestrian-oriented space . 6 . Gable or hipped roof, providing that the hipped or gable roof covers at least one half of the building's footprint and has a slope greater or equal to 3 feet vertical in 12 feet horizontal. 7 . A porch, covered entry, trellis, gateway feature , or similar element. 8 . Upper story setbacks, providing one or more of the upper stories are set back from the face of the building at least 6 feet. 9 . Any of the features noted in the "pedestrian oriented facades " definition. 10 . Other, similar method approved by the County. All proposals for achieving human scale are subject to approval by the County. E . All buildings facing a street, park, public walkway, or parking area must include at least three of the following design detail elements : 1 . Sculptural, mosaic , or other architectural details . 2 . Transparent window area or window displays along at least 50 percent of the length of the ground floor facade for retail . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 44 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc 3 . Pedestrian weather protection. 4 . Decorative light fixtures . 5 . Landscape trellises . 6 . Decorative building materials incorporated into the building facade, including decorative masonry, shingles, brick, or stone . 7 . Individualized patterns or continuous woods details such as fancy butt shingles in a geometric pattern, decorative moldings, brackets , wave trim or lattice work, ceramic tile, stone, glass block, or similar materials . 8 . Other materials with decorative or textural qualities as approved. 9 . Gable or hipped roof, provided the hipped or gable roof covers at least one half of the building' s footprint and has a slope greater or equal to 6 feet vertical in 12 feet horizontal. 10 . Building articulation, with the upper story set back from the face of the building at least 6 feet or projecting out (forward) at least 2 feet. 11 . Decorative artwork. 12 . Othef, similar element approved by the County. All proposals for achieving human scale are subject to approval by the County. Upper story setback and deck Roofline variation Repeating distinctive a d � window patterns DQ $ � Weather protection 0 ( V along at least 75 % of frontage Q y' � Transparent window displays on at least 50% of frontage Primary building entries %' - are located along this facade Figure 16. An example development illustrating some of the desired design details. F. All buildings must provide a covered entry (such as an overhang, awning, or canopy) on their primary facade. G . Untreated blank walls visible from public streets, sidewalks, pedestrian areas, and parking areas are prohibited. Where unavoidable, blank wall treatment should be provided in one or more of the following ways : 1 . Installing a vertical trellis in front of the wall with climbing vines or other plants . 2 . Landscaping that covers 50 percent of wall area within three years of planting . 3 . Special materials (e. g., decorative patterned masonry) . 4 . Display windows . 5 . Artwork or other treatment approved by the County. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 45 h: \wp\plan\belfair02 -03 \draft03 - 04\draft pac zoning alt. doc Trellis v0th vines or other plants rtuort Ar Irt . 5` wide plantins� bed and materials t� cover 5 0" o' Qf w a I I within 3 + P er Figure 17. Blank wall treatments. H . Durable and high-quality exterior materials must be used on buildings visible from a public right-of-way, pedestrian area, or parking lot. Highly reflective materials are not allowed. Materials should be typically used in the Northwest, including, but not limited to : 1 . Bevel or lap siding . 2 . Rock, stone , and brick material . 3 . Architectural shake-style or "asphalt" shingle roofing . 4 . Metal roofs . I . If sheet materials (for example : composite fiber products or metal siding) are used as a siding material over more than 25 percent of a building ' s facade visible from a public right- of-way, pedestrian area, or parking lot, then material with a matted finish in a color must be used . The following must also be done : 1 . Visible window and door trim painted or finished in a complementary color . 2 . Corner and edge trim that covers exposed edges of the siding material . J . All prefabricated metal buildings visible from a public right-of-way, pedestrian area, or parking lot shall include at least three of the following features : 1 . Porch or recessed entry. 2 . Overhanging eaves . 3 . Visible trim at least 4 inches wide around all doors and windows in an accent color. 4 . Other building elements such as a cupola, building wing, trellis, portico, etc . 5 . Picture windows or adjoining windows totaling at least 32 square feet. 6 . Canopy or other weather protection feature over an adjacent walkway. 7 . Other feature that meets the intent of the standards and as approved by the County . K If concrete blocks (concrete masonry units or "cinder blocks") are used for walls that are visible from a public right-of-way, pedestrian area, or parking lot, use one or more of the following architectural treatments : 1 . Textured blocks with surfaces such as split-face or grooved. 2 . Colored mortar. 3 . Other masonry types, such as brick, glass block, or tile , in conjunction with concrete blocks . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 46 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc 4 . Other similar treatment acceptable to the County L Do not use the following materials for walls that are visible from a public right-of-way, pedestrian area, or parking lot unless an exception is granted by Mason County. 1 . Mirrored glass . 2 . Corrugated fiberglass . 3 . Chain-link fences in front yards . 4 . Synthetic materials with reflective surfaces , including galvanized steel and glossy vinyl siding. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 47 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc Chapter 17.31 LANDSCAPING IN THE BELFAHR UGA 17.31 . 010 Purpose : The purpose of this section is to : A. Preserve and improve the aesthetic character of Belfair. B . Enhance the esthetic quality of new construction. C . Promote retention and protection of existing vegetation and to reduce the impact of development on drainage systems , water quality, and natural habitats . D . Enhance the appearance of the SR-3 corridor and other streets in Belfair. E . Mitigate the negative impacts of parking lots on the streetscape . F . Screen unsightly uses from view . 17.31 .020 Standards . The following standards apply to all commercial and multi family development unless otherwise noted. A landscape design plan is required . A . Landscaping should be suitable and fitting with the character of Belfair as a growing community in a rural area. Because this is within an Urban Growth Area with a variety of development types, landscaping - both naturalized and cultivated - will be important in establishing and unifying the community ' s character. Existing substantial vegetation and native materials in informal plantings and arrangements should be considered in the concept. Specific objectives include : 1 . To provide visual screens and barriers as a transition between differing land uses . 2 . To define plant species which are of low maintenance, resistant to drought and otherwise appropriate for conditions within the business district and which are safe for pedestrians . 3 . To provide visual relief from large expanses of parking areas and integrate new construction into the natural environment. 4 . To provide physical separation between vehicular and pedestrian traffic . 5 . To retain existing vegetation and significant trees by incorporating them into the site design. 6 . To provide decorative landscaping as a focal setting for signs, special site elements and/ or pedestrian areas . 7 . To provide increased areas of permeable surfaces to allow for infiltration of surface water into groundwater resources , reduce the quantity of storm water discharge and improve the quality of storm water discharge . 8 . Maintaining a green corridor along SR-3 except where buildings are encouraged to front directly onto the highway . B . The landscape design plan shall address the following considerations : 1 . A unified pedestrian circulation system with amenities and plantings . 2 . A coordinated system of open spaces and/or planted areas that provide the required pedestrian areas and landscaping . The plan should indicate how the various spaces and plantings relate to the project' s site design objectives of continuity, variety, activity, etc . 3 . Screening of service or unsightly areas . 4 . Plantings and/or site features that enhance the building ' s architectural qualities . 5 . Protection of existing significant trees and natural site amenities . C . The design plan should consider the following landscape design objectives where appropriate : 1 . Where feasible , coordinate the selection of plant material to provide a succession of blooms , seasonal color, and a variety of textures . 2 . Provide a transition in landscaping design between adjacent sites , within a site, and from native vegetation areas in order to achieve greater continuity. 3 . Design landscaping to create definition between public and private spaces . 4 . Design landscaping to provide a transition between built structures (vertical planes) and the site (horizontal planes) . 5 . Use plantings to highlight significant site features and to define the function of the site , including parking, circulation, entries , and open space . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 48 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc D . The design plan should use planting strips or areas as barriers and/or screens to separate land uses or specific activities and provide visual relief from large expanses of parking areas or buildings . Specifically: 1 . Planting areas should be a mix of evergreen and deciduous shrubs whose height and width will be proportionate to the area being planted. 2 . Trees , shrubs, ground covers , and/or grasses that are native to the Puget Sound basin and are appropriate to the conditions of the site are preferred. 3 . Care must be taken not to visually block lines of sight for vehicles or pedestrians or obscure businesses with landscape material that will be too large at maturity for the site . 4 . Plants should be arranged asymmetrically unless the landscape plan emphasizes a formal design concept or space is too restricted to allow a mix of plant materials . 5 . Ground cover material should cover 70 percent of the soil in one growing season or 70 percent of the soil in three years if mulch is applied until the ground cover fills the designated area. E. The design plan should also consider : 1 . Integration of the stormwater management features (such as biofrltration swales or surface water detention ponds) into the planting strip . 2 . Incorporation of or protection of natural features, including wetlands, significant trees and vegetation, and slopes . F . Landscaping types . The following list of landscaping types 1 . Landscape Type A. PURPOSE To provide a dense site barrier separatir� land uses or screening speck activities or elements 8' tall min. If landscaped fence is provided adjacent to residential property, the >; shrubs may be replaced with ground cover. sty �4 IL I , ov o�fy�b�ic z7 `1 Groundcover \� Requirements: e A minimum of one evergreen tree at least 8 ' tall for every 150 square feet arranged in a manner to obstruct views into the property. e At least one shrub per 20 square feet of buffer area. Shrubs shall be at least 1'81, tail at planting and have a mature height of 8 and 4 feet. Figure 18. Landscape Type A . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 49 h:\wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt . doc 2 . Landscape Type B PURPOSE To provide moderately dense and naturalistic vegetation screen to offer visual relief and integrate built elements into the natural environment. B' tall min . At least 50% of the trees will be evergreen Le Groundcover Requirements . • At least one tree per 300 square feet of landscaped are (min. Ht 8') . • Shrubs covering at least 50% of landscaped area. • Groundcover which will cover the remaining area within 3 years. Figure 19. Landscape Type B. 3 . Landscape Type C PURPOSE To enhance the natural areas and to integrate developments into the existing conditions. y Mixture of native trees, shrubs, and groundcover arranged in a naturalistic setting if used as part of w the screen of required front yard treatment Requirements. ® Landscaping shall consist of trees, shrubs and groundcovers that are native to the Puget Sound basin and are appropriate to the conditions of the site. Species are subject to the approval by the city. ® Arrangements of plants shall be asymmetrical and plant material shall be sufficient in quality to cover the soil In one growing season. Figure 20. Landscape Type C. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 50 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc G . Landscape buffer requirements between uses shall be as noted in Table 1 below. Where substantial native vegetation exists in the required side and rear buffer areas, such vegetation shall be retained within the required buffer width to the extent possible . Where a limited amount of native vegetation exists in the required buffer area, the County may require supplemental landscaping based on the required landscape types noted in Table 3 to complement the existing native vegetation. Table 3. Required buffers for side and rear yards. Landscape Types A , B, and C refer to the landscaping types referenced in subsection (D) above. Applicable Use (Buffer must occur within) Category 3* Category 4* Category 5* Category 6* (includes multi family (includes lodging and small (includes retail and light (includes heavy industry and housing and group care scale retail and office) industrial uses) related uses) facilities) Category 1 * 20 ' Type A 20 ' Type A 20 ' Type A 30 ' Type A (includes passive 30 ' Type B or 30 ' Type B or 30 ' Type B or 40 ' Type B or recreational uses and some agriculture uses) 40 ' Type C 40 ' Type C 40 ' Type C 50 ' Type C Category 2* 20 ' Type A 20 ' Type A 20 ' Type A 30 ' Type A (includes most single 25 ' Type B or 25 ' Type B or 25 ' Type B or 40 ' Type B or family housing, public institutions, and public 30 ' Type C 30 ' Type C 30 ' Type C 50 ' Type C parks) Category 3* X 15 ' Type A 20 ' Type A 30 ' Type A 20 ' Type B or 25 ' Type B or 40 ' Type B or b 25 ' Type C 30 ' Type C 50 ' Type C Category 4* X X 20 ' Type A 30 ' Type A ° 25 ' Type B or 40 ' Type B or 30 ' Type C 50 ' Type C Category 5* X X X 20 ' Type A 25 ' Type B or 30 ' Type C Category 6* X X X X * Land Use Categories are detailed in the Mason County Development Regulations . H . Provide internal parking lot landscaping (parking lots within the Business -Industrial district are exempt unless visible from SR-3 ) . Specifically, all surface parking lots (excluding underground or structured parking areas) with more than 14 stalls and within 100 feet of the public right-of-way (excluding alleys) and not separated from that street by another building shall conform to the following standards : Total Number Minimum Required of Parking Spaces Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscaped area calculations can include landscaped areas between the parking lot and the street. G . Provide shrubs and ground cover in the required interior parking lot landscape areas . 1 . Plant shrubs at a density of five per 100 square feet of landscape area . 2 . Up to 50 percent of shrubs may be deciduous . 3 . Select and plant ground cover so as to provide 90 percent coverage within three years of planting, provided that mulch is applied until plant coverage is complete . H . Do not locate a parking stall more than 50 feet from a landscape area . Exceptions : BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 51 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt . doc 1 . Mason County may exempt parking lots with less than 100 parking spaces and not visible from or not within 100 feet of a street or park from interior parking lot landscaping, but not necessarily from perimeter parking lot landscaping . 2 . Mason County may allow alternative parking lot landscaping schemes where the applicant can successfully demonstrate that such schemes better meet the intent of the guidelines . 1 . Provide at least one tree for every six parking spaces . The trees required for parking lot landscaping may not be considered as street trees . Exceptions : 1 . Mason County may exempt parking lots with less than 100 parking spaces and not visible from or not within 100 feet of a street or park from interior parking lot landscaping, but not necessarily from perimeter parking lot landscaping. 2 . Mason County may allow alternative parking lot landscaping schemes where the applicant can successfully demonstrate that such schemes better meet the intent of the guidelines . J . Provide landscaping to screen parking lots from adjacent or neighboring properties . Specifically, screen parking lots with over 14 stalls and within 10 feet of adjacent property lines with Landscape Type A or 20 feet of Type B or C landscaping . Mason County may waive this requirement if parking is shared by the adjacent uses . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 52 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17.32 LIGHTING Ill THE BELFAIR UGA 17.32 . 010 Purpose : The purpose of this section is to : A . Provide a suitable level of illumination for pedestrian walkways and building entries at night. B . Minimize the possibility of illegal activities by providing suitable illumination at night. C . Improve the confidence and safety of pedestrians walking throughout the downtown area at night. 17.32 .020 Technical Definitions . Foot-candle : A unit equivalent to the illumination produced by a source of one candle at a distance of one foot and equal to one lumen incident per square foot. Foot-lambert : A unit of luminance equal to the luminance of a surface emitting a luminous flux of one lumen per square foot. Lux : A unit of illumination equivalent to 0 . 0929 foot candle and equal to the illumination produced by luminous flux of one lumen falling perpendicularly on a surface one meter square . Lumen : The unit of luminous flux equal to the luminous flux emitted in a unit solid angle by a point source of one candle intensity. 17 .32 .030 Standards . The following standards apply to all commercial and multi family development unless otherwise noted. For the illumination levels described below, conformance shall be determined with the measuring instrument located approximately 5 feet above the walking surface . Measurements shall be taken during the darkest portion of the night. Existing lighting fixtures, whether illuminated advertising signs , building-mounted lights , or streetlights , may contribute to the measured levels stipulated. A . Provide a minimum illumination level of 2 foot-candles for all public pedestrian walkways . Building entries require 4 foot-candles or greater. B . Provide a minimum illumination of 1 foot-candle throughout public and private parking areas . Parking lot light fixtures shall be of attractive and harmonious design for the area they serve and shall provide maximum illumination down while minimizing illumination up . They shall be high-pressure sodium or as approved by the County . C . Direct lighting downward to the intended area to be lighted. All exterior lighting fixtures should incorporate cutoff shields to prevent spillover into residential areas . Broadcast lighting fixtures that project lighting outward rather than downward are discouraged. Outdoor lighting should be arranged so that the light is directed away from adjoining properties . Temporary high intensity construction lights should be oriented so that the bulb itself is not visible from the nearest property line . D . Limit freestanding light fixtures to 16 feet in height. E . Vehicular roadway and highway lighting shall be subject to the County requirements . F . Do not use mercury vapor light fixtures . G . When using decorative miniature lighting strings, do not use bulbs larger than 11 watts each. H . Consider light from buildings as an attractive component of streetscape lighting . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 53 h : \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17.33 SAFETY IN THE BELFAIR UGA 17 .33 . 010 Purpose : The purpose of this section is to : A. To reduce criminal activity by providing natural surveillance opportunities onto public and semi-public spaces . B . To ensure that a development ' s circulation system, parking areas , sidewalks, and open spaces contribute a perception of residential and controlled space where illegal activity will be observed and reported. C . To encourage design measures that create a sense of individual territory and community responsibility by residents . 17 .33 .020 Standards . The following standards apply to all non-single family residential development: A. Entries and pedestrian walkways shall be emphasized with lighting and landscaping so that occupants and guests can clearly see them. B . Well-lit parking areas and walkways (at least 2 foot candles evenly distributed on the ground) which allow users to identify faces at a reasonable distance and choose an appropriate route shall be provided. Avoid dead-ends or isolated places for pedestrian walkways . 17.33 .030 Standards . The following standards apply to all multi family residential development: A . Multiple family residential development sites should be designed to assure that the following contribute to natural surveillance and provide for the personal safety for residents : 1 . Orientation of a building 2 . Placement of windows and doors 3 . Alignment of sidewalks and paths 4 . Locations and levels of lighting 5 . Design and size of open spaces Roof Deck Bay Window , Balcony 11 Porches Figure 21 . Design for safety by maximizing surveillance of common open spaces. B . Buildings shall be arranged to allow visibility from dwelling units to open space areas, parking lots , and pedestrian walkways . C . Entrances should be prominent and highly visible from other buildings and public areas . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 54 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc 1 . Open spaces should be located in central areas to maximize resident ' s access the space and improve its visibility from surrounding dwelling units . 2 . Windows , openings, and lighting should be included to provide visibility into common areas such as laundry rooms , mail kiosks , parking garages , exercise rooms , stair wells, and other parts of the site. 3 . Windows on the street front fagade should be provided, where possible , to provide views of the street for security. 4 . Children ' s play areas must be centrally located, visible from dwelling units , and away from hazardous areas (garbage dumpsters , streets , parking areas , woods) . D . Attractive paved pedestrian walkways shall be provided, where applicable, for visible and convenient access between buildings , open space, public sidewalks , transit sites, and parking areas . E . The visual and spatial transition between the living area of a residence and the street should be emphasized . This means providing a partial visual screen or space-defining element between the interior residential space and the public sidewalk. Specifically : 1 . Raise the ground level dwelling windows or provide landscaping as a transition, particularly where setbacks are minimal. 2 . Avoid exterior access corridors next to dwelling windows on upper floors 3 . Provide appropriate screening and buffering to create a physical separation between pedestrians on the sidewalk and the windows of a residential unit. BELEAIR UGA ZONING CODE — Title 17 Mason County Code Page 55 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt . doc Chapter 17.34 SIGNS IN THE BELFAIR UGA 179349110 Signs in the Belfair UGA. This Chapter shall also be know as the Belfair Sign Code . 17.34. 120 Intent of sign regulations. The intent of the sign regulations is to provide minimum standards to safeguard life, health, property and public welfare by regulating and controlling the number, size, design, quality of materials, construction, location, electrification and maintenance of all signs and sign structures ; to preserve and improve the appearance of Belfair as a place in which to live and as an attraction to nonresidents who come to visit or trade ; to encourage sound signing practices as an aid to business and for public information but to prevent excessive and confusing sign displays or signs that pose a hazard to the public . 17 .34. 130 Application. This Chapter applies only to signs within the Belfair Urban Growth Area . 17 .34 . 140 Exemptions to the sign regulations . The following may be construed as signs, but are not intended to be regulated as signs in the Development Regulations . A . The flag, emblem or insignia of a nation or other governmental unit or nonprofit organization subject to the guidelines concerning their use set forth by the government or organization which they represent. B . Traffic or other municipal signs, signs required by law or emergency, railroad crossing signs , legal notices and signs erected by government agencies to implement public policy; C . Signs of public utility companies indicating danger or which serve as an aid to public safety or which show the location of underground facilities or of public telephones ; D . Signs located in the interior of any building or within an enclosed lobby or court of any building or group of buildings , which signs are designed and located to be viewed exclusively by patrons of such use or uses ; E . Temporary signs or decorations , clearly incidental and customary and commonly associated with any national, local or religious holiday, or traditional community event such as annual festivals or parades ; F . Sculptures, fountains, murals, mosaics and design features which do not incorporate advertising or identification; 17.34 . 150 Definitions . The following definitions apply within this Chapter: Accessory building or use . Any building or use which: A . Is subordinated to , and serves a principal building or principal use ; and B . Is subordinate in area, extent or purpose to the principal building or principal use served; and C . Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use served; and D . Is located on the same lot as the principal building or principal use served, with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere than on the same lot with the building or use served. Accessory uses include signs which are related to and support an on-site business or activity . Agricultural sales sign. A usually seasonal sign used to announce and/or direct the public to a sale of locally grown agricultural products . Animated sign. Any sign which includes action or motion or the optical illusion of action or motion, or color changes of all or any part of the sign facing, requiring electrical energy, or set in motion by movement of the atmosphere . Billboard . The same as an off-premises sign. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 56 h: Awp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc Changing message center sign . An electrically or electronically controlled sign where different automatic changing messages are shown on the same lamp blank. Commercial sign . For the purposes of sign regulations , a sign intended to attract attention, identify, advertise, and/or promote : a business ; goods sold, offered, traded, or manufactured; a service sold or offered; or professional, commercial or industrial gainful activity. County. Mason County, Washington. Construction sign. Any sign used to identify the architects , engineers , contractors or other individuals or firms involved with the construction of a building and announce the character of the building or the purpose for which the building is intended. Flashing sign. Any sign which contains an intermittent or flashing light source or which includes the illusion of intermittent or flashing light by means of animation or an externally mounted intermittent light source . Garage sale signs (yard sales , moving sales, patio sales) . Temporary signs used to announce and/or direct the public to a sale of used items . Off-premises sign. A sign that directs attention to a business, commodity, service or entertainment conducted, sold or offered at a location other than the premises on which the sign is located . Non-commercial sign. For the purposes of sign regulations , a sign intended for a purpose other than to attract attention, identify, advertise , and/or promote : a business ; goods sold, offered, traded, or manufactured; a service sold or offered; or professional, commercial, or industrial gainful activity. Political sign. A sign advertising a candidate or candidates for public elective office, or a political party, or sign urging a particular vote on a public issue decided by ballot. Real estate signs . Any sign pertaining to the sale, lease or rental of land or buildings . Roof sign. Any sign erected upon, against or directly above a roof or on top of or above the parapet of a building. Sign . Any communication device, structure or fixture that is intended to aid an establishment in identification and to advertise and/or promote a business, service, activity or interest. For the purpose of this chapter, a sign shall not be considered to be building or structural design, but shall be restricted solely to graphics , symbols or written copy that is meant to be used in the aforementioned way. Signs as regulated in this chapter have been organized into a variety of types , such as commercial and non-commercial, which are regulated differently. Temporary sign. Those signs associated with a particular event or short term activity — such as construction of a building — which are intended to be removed when the event or activity ends . Temporary signs may be of either a commercial or non-commercial nature . 17 .349210 Sight Distance for signs . In addition to the setback requirements otherwise established, signs shall be located such that there is at every street intersection a clear view between heights of three feet and ten feet in a triangle formed by the corner and points on the curb thirty feet from the intersection or entryway. 17.34 .220 Prohibited commercial signs. The following commercial signs or displays are prohibited in all areas of the county: A . Roof signs ; B . Animated or flashing signs , provided that changing message center signs may be allowed when the image and/or message remains fixed for at least 5 seconds and that the only animation or appearance of movement allowed is the transition from one message and/or image to another by the scrolling on and/or off of the message and/or image ; C . Signs which, by reason of their size , location, movement, content, coloring or manner of illumination may be confused with or construed as a traffic control sign, signal or device, or the light of an emergency or radio equipment vehicle, or which obstruct the visibility of traffic or street sign or signal device from the traffic intended to be served by the sign, signal or device ; D . Signs attached to utility poles ; E . Off-premises signs and billboards , except for the temporary signs allowed in Sections 17 . 34 . 310 through 17 . 34 . 340, inclusive ; F . Pole-mounted signs ; G. Ground-mounted signs taller than 10 feet in height; H . Signs employing exposed electrical conduits ; BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 57 h : \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc I . Signs with visible ballast boxes or other equipment; J . Signs with luminous plastic letters ; K. Audible or odor-producing signs ; L . Back-lit translucent awnings ; M . Cardboard signs ; N . Back-lit signs with letters or graphics on a plastic sheet (also known as can signs) ; P . Vinyl banners, except those related to a specific event and displayed prior to the event for no more than 10 days . Typical " can signs" Internally lit letters are not acceptable or graphics are acceptable Building or monument surface - Lit letters or graphics h_ IF :v IF OpaqueIF �"( n l sign panel IF IF IF, .. S Plastic or Sheet - translucent metal - Sign integrated into building sheet box architecture (e . g . Situated in recessed panel , integrated into canopy construction , etc. ) Figure 22. Can signs compared with permitted signs. 17.34.240 Prohibited non ,,commercial signs . The following non-commercial signs or displays are prohibited in all areas of the county: A . Animated or flashing signs, provided that changing message center signs may be allowed when the image and/or message remains fixed for at least 5 seconds and that the only animation or appearance of movement allowed is the transition from one message and/or image to another by the scrolling on and/or off of the message and/or image ; B . Signs which, by reason of their size, location, movement, content, coloring or manner of illumination may be confused with or construed as a traffic control sign, signal or device , or the light of an emergency or radio equipment vehicle , or which obstruct the visibility of traffic or street sign or signal device from the traffic intended to be served by the sign, signal or device . 17 .34.310 Real Estate Signs . Real Estate signs may be placed only upon private property with owner's consent. 17.34 .320 Non-Commercial Signs . Non-commercial signs may be placed upon private property with owner's consent. Political signs are permitted on public right-of-ways as regulated by state law and local ordinance . 17.34 .330 Garage Sale Signs (Also Yard Sales, Moving Sales, Patio Sales) . Garage Sale Signs (Also Yard Sales , Moving Sales , Patio Sales) may be placed only upon private property and with the owner' s consent. 17.34 .340 Agricultural sales signs BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 58 h: \wp\plan\belfair02-03 \draft03 -04\draft pac zoning alt. doc Agricultural sales signs may be placed only upon private property and with the owner's consent. 17.34 .350 Design Guidelines . The following guidelines apply to all signage for non-single family residential development : A. Signage must be of high-quality design and materials . B . Signage shall always complement a building ' s character and design (e. g. , walls signs should avoid covering building columns) . C. Signs may be fabricated of mixed media, including metal reverse-illuminated letters, suspended neon letters, illuminate individual letters, or signs etched or cut out of solid material, such as wood or brass, and illuminated from behind. D . Keep signs as simple as possible, relying on symbols to avoid needless' clutter and complexity. E. Use landscaping in conjunction with monument signs to enhance the appearance. F . Light colored lettering and logos on a dark background is highly recommended for readability, sense of quality and design continuity. G. Non-illuminated mixed-media, and other special mixed-media signs will be subject to approval by the County. Building focal point Tenant signage location oe Blade sign location P:;41 Figure 23. Appropriate sign location and size. 17*34*360 Permitted Commercial Monument Sign Standards A. Monument Site Entry Signs may be located at major vehicular or pedestrian entries along the street front. B . Only one monument sign is allowed per site . For large sites, more than one monument sign shall be permitted as long as such signs are placed no closer than 150 feet apart along the street front. C . Monument signs size limits : ( 1 ) Single tenant signs shall be no more than 8 feet in height and 32 square feet in area per face (Two sign faces are allowed) . (2 ) Single tenant signs for retail uses larger than 50, 000 square feet in gross floor area shall be no more than 10 feet in height and 50 square feet in area per face. (3 ) Multi-tenant (more than 3 tenants) signs shall be no more than 10 feet in height and 40 square feet in area per face . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 59 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt. doc (4) Multi-tenant signs for commercial uses with more than 50, 000 square feet in gross floor area shall be no more than 10 feet in height and 50 square feet in area per face . (5 ) Monument signs for multi family developments shall be no more than 5 feet in height and 28 square feet in total sign face area . 01 �r Figure 24. An example of a monument sign. D . Signs shall be designed to integrate with adjacent site landscaping . E . Monument signs shall be setback at least 5 feet from any public right-of-way. F . Monument signs may be internally lit or illuminated from the front. G . A 3046ot lineal break in required tree coverage in landscaped front yard areas parallel to the street, where applicable , is permitted adjacent to monument signs to enhance visibility. Other landscape elements such as shrubs and ground cover will still apply. 17.34.370 Permitted Commercial Building Sign Standards A . Building signs are those signs mounted directly on the face of a building and include signs to identify the building or facility or individual tenants or businesses . Building signs should be designed and located to fit with the buildings architecture . For example, building signs might fit within a recessed panel or on a building element such as a fascia or canopy. Building signs should not cover over an architectural element such as a window or portion of a buildings ornamentation or trim. B . Buildings signs should fit parallel or perpendicular with the building facade . The supporting mechanisms or arms of new building signs should not be visible . Perpendicular signs should not extend more than four feet from the building facade . C . The maximum surface area of building mounted signs for a given facade is 25 square feet plus 10 percent of the area of the building ' s main facade . The sign( s) may be located on any facade, but the signs on all fagades count toward maximum surface area. D . The lettering and logos of building signs may be internally-lit but the background of the sign face shall not be internally illuminated. Building signs may be illuminated from the front. III I I N Coordinate tenant signage i I" �\ I 1" 1 p IF ILL-T r D111, i MAXIMUM AREA 25 s.f. Plus 10% of main building facade (if signage meets guidelines) Figure 25. Maximum size of building signs. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 60 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc 179349380 Permitted Commercial 'Tenant Sign Standards Miscellaneous tenant signs including those hung from building canopies (blade signs) , temporary ground placed A-Board signs, and window signs are allowed provided they do not exceed 12 square feet and provided they are within 10 ' of the individual or multiple tenant building entrance . 17 .34.390 Permitted Commercial Neon Sign Standards Neon signs in windows are permitted. 17.34A00 Non-conforming Commercial Signs A . Signs which are legally established prior to the effective date of this chapter, 2004 , may continue for a period of ten years, provided that, if a non-conforming sign is changed or moved, it must be brought into conformance with this chapter at that time . Notwithstanding the previous sentence , sandwich boards or A-frame boards , which are legally established prior to the effective date of this chapter, may continue for a period of 90 days , provided that after that time : 1 . the sign shall be removed or brought in to conformance , and 2 . prior to any enforcement action, the county shall attempt to notify the property and/or business owner of the non-conformity. B . If this chapter is amended so as to create new non-conforming signs from signs which were in conformance with this chapter, those signs may continue for a period of ten years from the date of the amendment that made them non-conforming, provided that, if a non-conforming sign is changed or moved, it must be brought into conformance with this chapter at that time . C . Parcels affected by roadway construction identified in the Belfair Sub -Area Plan my be granted an extension of 6 months past project completion to bring non-conforming signs into conformance . Figure 26. Example of a sandwich board or A frame board �O BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 61 h: \wp\plan\belfair02 -03 \draft03 -04\draft pac zoning alt. doc Chapter 17.35 NEIGHBORHOOD DESIGN IN THE BELF'AIR UGA 17 .35. 010 Purpose : The purpose of this section is to : A . Enhance pedestrian and vehicular connectivity between residential areas and to surrounding uses and amenities . B . Provide safe and attractive streets for residents . C . Create cohesive neighborhoods designed around centralized park or open spaces . D . Create walkable neighborhoods . E . Create community open space amenities which lend identity to a neighborhood and are used by its residents in many ways . F . Create a system of parks that are accessible and interconnected, providing a greater amenity to the community. G . Retain sensitive natural areas and other unique natural features as community open space . 17.35. 020 Standards . The following standards apply to all residential subdivisions and development unless otherwise noted. A. Neighborhood Units : Large new developments (more than 20 acres) should be designed with cohesive neighborhood units — where all residents are no more than 1 /4 —mile walking distance from a central neighborhood park or square and if permitted, neighborhood service uses . Such neighborhood units should be connected to other neighborhood units by residential streets and pedestrian paths so that several smaller areas can support community- wide services , such as an elementary school. Neighborhood units should not be bisected by a collector or arterial road . Traffic speeds should be no higher than 35 miles per hour on residential streets . Main pedestrian paths or streets into a neighborhood should be treated as gateways with special landscaping, signage, or other identifiable features . B . House and driveway design. The following standards apply to new developments with more than four lots . 1 . Design driveways with minimum amounts of impervious surface and minimum presence on the street to retain green-space and reduce surface water runoff. Driveways must meet the following standards : (a) Except for driveways shared by two residences , the maximum width of driveway at the front property line is 12 feet. If automobile access is from the alley, the maximum width at the rear property line is 18 feet. (b) Driveways and vehicle circulation pavements shall be the minimum size necessary to accommodate vehicle storage and circulation. The County may require that pavement dimensions be modified to reduce impervious surface . Applicants are encouraged to use pervious materials, where feasible , such as split pavements with lawns or unit pavers in the center of the driveway. (c) Developments of more than ten dwelling units shall feature shared driveways for at least 50 percent of the residential lots . 2 . Design homes that minimize the impact of garages on the street and enhance the sense of neighborhood. Specifically: (a) All homes should include a porch or covered entry facing the street. (b) Garages visible from the street shall be setback at least 5 feet further than the front wall of the house facing the street. C . Street Network. The following standards apply to new developments with more than four lots . 1 . The street pattern for new residential development shall emphasize a connected network of streets rather than long irregular loops with dead-ends and cul-de-sacs . Such a network will provide better traffic flows, orientation, and shorter trips through the neighborhood. Intersections should occur at no more than 400 foot intervals . 2 . The street pattern should be adjusted for existing topography and other natural features , while maintaining interconnections and function. BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 62 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt . doc 3 . Streets should interconnect neighborhoods . At least 33 percent of streets should be through streets . 4 . Allow for future connections where topography permits a street to be extended in the future . 5 . Consider alleys in the design of a street system — which have proven useful in reducing on- street parking pressure and pedestrian/driveway conflicts . Alleys are also the most appropriate location for utilities and other service facilities . Alleys also enhance the appearance of the street since garages will be located at the rear of homes . D . Street Design. The following standards apply to all public streets in residential areas . 1 . Residential streets shall be designed per Table 4 . Table 4 : Residential street design standards LOCAL NEIGHBORHOOD STREETS Classification Collector Sub-Collector Access Street Characteristics Principal traffic arterial Conveys traffic from Carries very little or no within residential areas . Collectors to Access through traffic . Conveys traffic from streets . Arterials to lower order streets . Collectors are often key streets for bicycle access . Usual avg. daily traffic 15000-35000 250- 1000 0-250 Lane configuration At least two 12 ' lanes One 12 ' travel lane One I travel lane and two 8 ' parking lanes (accommodating two (accommodating two or 5 ' bicycle lanes , lanes of traffic) and two lanes of traffic) and two 8 ' parking lanes ; or 6 ' or 7 ' parking lanes . Two 10 ' travel lanes and one 8 ' parking lane . Curb to curb width 30-40 ' depending upon 28 ' 22 ' -24 ' whether there are parking or bicycle lanes included Recommended R.O .W. 60 ' 50 ' 50 ' including sidewalks on both sides Level design speed 35 mph 20 mph 20 mph Range of desirable 300 ' -500 ' 150 ' -300 ' 100 ' - 150 ' centerline curb radius Planting strips 6 ' with trees 3 ' without trees 3 ' without trees 6 ' with trees 6 ' with trees Sidewalks 4 ' sidewalk on both 4 ' sidewalk on both 4 ' sidewalk on at least sides sides one side (except for new streets serving six or fewer homes) 2 . The County may approve an alternative street design where the applicant can demonstrate that such alternative design achieves the following : (a) Enhances safety for pedestrians and vehicles . (b) Provides durable construction but reduces environmental impacts (i . e . , more impervious surface) . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 63 h: \wp\plan\belfair02 -03 \draftO3 -04\draft pac zoning alt. doc (c) Street design is appropriate for site given existing topography and vegetation. (d) Street design is consistent with the purpose of this section and is sufficient to accommodate the projected traffic . E . Sidewalks and Trails . The following standards apply to all new residential development with more than four lots unless otherwise noted. 1 . New development should be integrated with, and expand Belfair ' s system of community-wide trails (see Figure 6) . 2 . Sidewalks or pathways should be provided along public streets per Table 4 above . 3 . The paving surface on all pedestrian paths should be appropriate to their use : (a) Concrete for sidewalks (b) Seamless materials like asphalt for bike/skating trails (c) Crushed gravel for nature trails (d) The County will consider alternative materials where the applicant can demonstrate that the material is appropriate for the projected use , durable, and easily maintainable . 4 . All multi-lot developments over 20 acres should provide bicycle pathways or routes — especially if they connect with the planned community wide trail system. F . Parks and Open Space . The following guidelines apply to all residential subdivisions with more than 25 lots and all multi-family development unless otherwise noted. 1 . Develop a variety of public open spaces in every community to provide for a variety of natural conditions and neighborhood uses . Recreational open space is critical for the needs of a community, particularly for its youth. All Neighborhood Units identified in subsection (A) above should integrate facilities for sports and recreation, bike trails and tot playgrounds . Specifically: (a) Pocket parks or squares are generally at least '/2 acre in size and should be set aside for every 75 dwelling units, in addition to Neighborhood Parks noted below. These spaces should have neighborhood landmarks such as a fountain, monument, bandstand, and/or other similar element to create a focal point and organize other park elements like lighting, landscaping, and furniture . Landscaping elements should generally not restrict gathering and circulation. Integrate the pocket park or squares into the pattern of neighborhood streets around it. At least 66 percent of the perimeter should be visible and accessible from streets to make them safer places . Parking should be on adjacent streets and not within the park itself. (b) Neighborhood parks required for larger developments of over 100 units . These parks are generally over an acre, but less than 2 acres in size and support informal recreational needs such as small fields for kicking a soccer ball or playing Frisbee . Other uses could include more passive recreation such as strolling and reading. Neighborhood parks should also include a small children ' s play area. At least 30 percent of its edges should front on, and be accessible from local streets with sidewalks . Neighborhood parks should be accessible by side walk or walking path from all residences served. The parks should be within '/4 mile walk or bike from all residences in its neighborhood and should be sited at highly visible locations from within the neighborhood. Local streets should accommodate parking . (c) Community parks serve several neighborhoods and up to 5 , 000 residents . These parks demand greater care in siting and can adjoin schools or amenities like lakes . Such parks should include sports courts , field sports, children ' s play area, picnic area, public restrooms , passive recreational areas , landscaping, and walkways . Most access should come by walking or bicycling , but provisions for off-street parking should also be made . BELFAIR UGA ZONING CODE — Title 17 Mason County Code Page 64 h: \wp\plan\belfair02-03 \draftO3 -04\draft pac zoning alt . doc LANDSCAPING TO CONNECTION TO DIFFERENTIATE ZONES BIKE/TRAIL SYSTEM PP► RKING , e )PASSIVE , CURT SP , RTS RECREATION ' CHILDREN ' S PLAYAREA PICNIC FIELD SPORTS AREA STREET ACCESS SHELTER + CONNECTION TO RESTROOM BIKE/TRAIL SYSTEM FACTILITIES Figure 27. An example of a community park. (d) The County will consider alternate means of providing parks and recreation as long as they meet the intent of the standards : ( 1 ) Providing off-site facilities for smaller developments , (2) Contributing to county park and recreation funds , (3 ) Setting aside land for future park development. 2 . 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Belfair is a designated urban growth area in the Mason County Comprehensive Plan ; itself adopted under the provisions of the Growth Management Act (GMA) , Revised Code of Washington (RCW) Title 36 . 70A. 3 . Detailed zoning districts and codes are necessary for orderly growth, separation of incompatible uses , implementation of Comprehensive Plan policies, establishment of standards of development which contribute to a livable community, and effective planning of public facilities and services commensurate in size and nature of the area they serve ; 4 . The Growth Management act authorizes and requires development regulations be adopted to implement the goals and policies of the Comprehensive Plan. 5 . An official zoning map and zoning regulations will protect property values through development of distinct cohesive commercial and residential neighborhoods . 6 . A zoning map and zoning regulations are necessary to insure sustainable commercial and industrial development districts because the proposed regulations will provide property owners and investors with a consistent and defined regulatory environment and a surety that investment in their property will be protected by standards that require the development of compatible uses and comparable level of improvements, among other benefits . 7 . The County finds that regulation of commercial signs is appropriate because unregulated commercial signs pose a threat to the health, safety and welfare of the Community of Belfair. Excessive use of signs and overly large signs can distract drivers from focusing on the road. The unregulated use of signs can cause aesthetic and economic impacts on a small, urban community, as noted in a recent report, ' Belfair, Washington : Visitor Assessment Findings and Suggestions . " 8 . The Belfair Sub-Area Planning Committee had prepared a proposed sub -area plan and draft zoning code and development regulations over a period of more than two years, worked on it with county staff, advertised it locally, distributed it to the community, held a several workshops on it attended by as many as 130 citizens , and approved it at public meetings ; 9 . The Belfair Sub-Area Planning Committee recommendation was submitted the Planning Advisory Commission for consideration . Page 1 H: I WPIPLAMBELFAIR02-031DRAFT03-04TINDINGS.DOC 10 . 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 . 11 . The proposed zoning code divides the urban area into a number of districts (residential, commercial, and industrial) and set standards for those areas in order to guide the growth of Belfair consistent with the community vision for Belfair, as contained in the Sub-area plan. 12 . The proposed zoning code advances a number of public purposes as stated in the code in various sections titled "purpose" and relevant to the code as a whole and the individual chapters and zoning districts . 13 . A zoning plan is necessary for planning for the capital improvements necessary to provide for urban growth as the zoning plan provides for substantial more predictability for the demand for services and improvements , and the existing regulations did not provide this guidance . 14 . Action to establish this zoning is necessary to foreclose the possibility of incompatible development occurring before the sub-area plan can be finished and final codes adopted . 15 . The Mason County Board of Commissioners held a public hearing on December 7 , 2004, and accepted written public comment until December 20, 2004, to get comment on and consider this issue . 16 . The Hood Canal is vulnerable to contamination because it is very long with a limited outlet and poor circulation or flushing of water to clear contaminates efficiently; 17 . The proposal will generally reduce the areas of industrial and commercial use and locate them in areas further from the Hood Canal and out of the critical aquifer recharge areas ; 18 . The reduction of these areas helps reduce the threat of contamination; 19 . For the reasons set forth above and by public, administrative and agency comment, the adoption of these amendments is necessary to prevent and mitigate a serious threat to the public health and safety. Board of Commissioners Mason County, Washington _ f Opposed Herb Baze, ommissioner Wesley di . Joli 4son, Commissioner Jayni Kamin, Commissioner Page 2 H: I WPIPLANIBELFAIR02-031DRAFT03-04TINDINGS. DOC ai Irban Gr h Ar a-Zoning Map Raylwd December 8,2U0/ u ENEMA Legend Business-Inddushial(B-1) O� R 11 Festival Retail(FR) General Commercial(GC) 111111111 Gen Commd.lBusiness-Indust(GC-BI) =Long Tema Agricultural(LTA) W Mixed-Use(MU) Multi Family Residential(R-10) 0 Single Family Residential(R-3) Medium Density Residential(R5) a R3 0 Road Right of Way 1 —Centudine of Proposed Belfelr Bypass - BeHairUGABoundary RS + Section Comer GC a Q w & TA O 1,00 0 1,0f10 `^ Feet GG /J3-oyl� /Zeeu R.3 ,+� RS opros.d �' > > P1eee U � r z c r a Rd � Y a a a — aah awcaoon D r . mip n N.,asi,w1 W. a C C l R3 RS Pwa,sel by Mown County PUMIc W..GIs