HomeMy WebLinkAboutSUP2023-00002 PUD Multi-Family - COM Permit / Conditions - 9/14/2023 r
Mason County Permit Center Use:
sup 02o23- npoo2
MASON COUNTY Date StampRcvd:
;I COMMUNITY SERVICES
Building,Planning,Environmental Health,Community Health RECEIVED
615 W.Alder St.—Bldg.8,Shelton,Wa 98584
Phone:(360)427-9670 ext.352 ♦ Fax:(360)427-7798 SEP 14 2023
SPECIAL USE PERMIT APPLICATION 615 W. Alder Street
Use Permit: $Special S P ^ Rcv d By
,❑ p a ��pC�• 00
lL/I Public Hearing: $gt7;�D. 0O
A "Special Use" is one that possesses unique characteristics due to size, nature, intensity of use,
technological processes involved, demands upon public services, relationship to surrounding lands, or other
factors. The purpose of this application is to provide for adequate oversight and review of such development
proposals, in order to assure that such uses are developed in harmony with surrounding land uses, and in a
manner consistent with the intent of the Development Regulations for Mason County; Ordinance No. 82-96.
Acceptance of this application by Mason County does not guarantee approval of request.
Type of Special Use Permit: ❑ Communications Tower
❑ Oversize Construction ❑✓ Other:PUD Multi-family
Applicant(s) Name James P. Schweickert for Dragonwheel Investment Group
Mailing Address 5927 Black Lake Belmore Rd SW, Olympia, WA 98512
Phone 253-377-1054 E-mail lim@dragonwheel.group
Property Owners Name (if dmrentrhanapoicant) Sam 101 Realty, Inc. Sam Tsai
Site Address: 1511 E. Shelton Springs Road, Shelton, WA 98584
Brief Legal Description: Lots 1, 2, &3 of Short Plat 2956, 05/27/2003, AFN 1782516
Tax Parcel # 420122290081 & 0082 & 0083 Zoning: Mixed Use (MU) UGA
Rev.December 2021 Pa�c I of 4
Project Description
The project proposes a Planned Unit Development(PUD), in order to maximize the best use of this site to promote the much
needed housing shortage.We are requesting a density increase from 12 units/acre to 26 units/acre as well as in increase in
building height from 36 to a maximum 40'as needed.This proposal includes 6 buildings with 94 apartment and townhouse
dwelling units and a+/-3000 sf commercial building located on 3 partially developed parcels totally 3.63 acres. Four 3-story
Structures will house the 88 apartment units with one 6-unit 3-story townhouse structure. Surface parking will provide an
average of 1.7 stalls per unit with storm-water collection via catch basins into treatment vaults and then redirected back into the
sandy/gravel soils. Main Access will be from Shelton Springs Rd .A Utility Extension Agreement for sewer and water with the
City of Shelton has been secured.
0 Please provide a site plan that includes the following:
1. Indicate Scale and North Arrow.
2. Property line dimensions, easements, and right-of-ways.
i. The location of all existing and proposed structures. Include square footage of existing and proposed
structures.
4. Setback distance, in feet from all property lines and structures.
5. Existing and proposed road access to and from the site.
6. Parking spaces.
7. Location of on-site sewage tanks and drain-fields.
8. Location of drinking water supply. Include location on the proposed site and surrounding parcels.
9. Steep bluffs, wetlands, streams, and bodies of water.
10. Surface and storm water run-off routes.
❑� On a separate piece of paper(#of pages: 17 ), state your reasons for requesting a Special Use
Permit and be sure to address the following six criteria. Your request will be evaluated based on these
criteria.
1. Will the proposed use be detrimental to public health, safety, and welfare?
No, we are providing Public sanitary sewer and water and needed affordable housing.
2. Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan?
Yes, the project is Mixed Use Zoning and will be developed per City and County Codes.
3. Will the proposed use introduce hazardous conditions, at the site,that cannot be mitigated through
appropriate measures to protect adjacent properties and the community at large?
No
4. Is the proposed use served by adequate public facilities,which are in place, planned as a condition of
approval or as an identified item in the County's Capital Facilities Plan?
Yes
5. Will the proposed use have a significant impact upon existing uses on adjacent lands?
No
6. If located outside of an Urban Growth Area, will the proposal result in the need to extend urban services?
The proposal is within the Urban Growth Area where all services will be provided.
0✓ Provide a list (preferabl rinted on mailing bets or legal sized envelopes) of all property
owners' mailing a resses within 300 et f o r p reel boundaries.
Applicant's Signatur Date 2oZ3
Rev.December 2021
I&wAsipn 10:1814DSS"243-EEt t-A3Ft-0046BDEDl W
Publication Cost Agreement
Publication cost is the responsibility of the applicant. Final permit processing will
not occur until advertising fees have been paid to the newspaper by the
applicant. The Shelton-Mason County Journal will bill the applicant directly.
I / WE understand that I / WE must sign and date the attached acknowledgment
indicating and that I / WE understand that is MY / OUR responsibility. I / WE
must submit the signed page as part of application in order for it to be
considered as complete.
�7'oLljl Tf' L/ 08/25/23 Sam Tsai
Signature of Property Owner Date Print Name
OR
Signature of Applicant Date Print Name
Rev.Dcceniber 2021 Page 3 of 4
I
SPECIAL USE PERMIT APPLICATION
Reasons for Requesting Special Use Permit
Requesting a Special Use Permit in lieu of PUD Application. Also requesting a density increase and
additional 5'building height.
1. Will the proposed use be detrimental to public health,safety, and welfare?
The proposed multifamily housing development will not be detrimental to public health, safety, and
welfare.Our project has been planned and designed with the community's well-being in mind.The
careful consideration of infrastructure, such as extending sanitary sewer systems,will ensure proper
waste management and prevent any negative impact on public health. Moreover, the project's
compliance with the 2036 Mason County Comprehensive Plan demonstrates a commitment to
responsible growth that aligns with the welfare of the community.
Safety has been a top priority throughout the planning process.The layout of the development includes
pedestrian-friendly features, connections to public transportation, and well-lit areas to enhance safety
for residents and visitors alike. Additionally, the project incorporates storm drainage systems and
landscaping that are designed to minimize flooding risks and improve overall safety.
The proposed development contributes positively to the welfare of the community by addressing the
pressing need for housing. By providing a mix of housing types and sizes, including family units,the
project will cater to the diverse needs of the population.
The proposed multifamily housing development has been thoughtfully planned and designed to ensure
it aligns with public health, safety, and welfare. It will not only meet housing demands but also enhance
the overall quality of life for the residents of Mason County.
2.Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan?
Considering the Comprehensive Plan context and the goals outlined in the Washington State Growth
Management Act(GMA),the proposed multifamily housing development aligns well with the intent of
the Comprehensive Plan. Here's an explanation of how our project meets the key objectives of the
Comprehensive Plan:
Urban Growth (Goal 1): Our project focuses on developing within urban areas where adequate public
facilities and services already exist.This approach minimizes the need for new infrastructure and
reduces urban sprawl, in accordance with the GMA.
Reduce Sprawl (Goal 2): By providing multifamily housing within an urban growth area,we contribute to
reducing low-density,sprawling development.This promotes more efficient land use and preserves
undeveloped land.
Housing(Goal 4): Our development promotes a variety of residential densities and housing types.This
aligns with the goal of making housing available to all economic segments of the population.
1
Economic Development(Goal 5): We are committed to economic development that is consistent with
the Comprehensive Plan. By offering mixed-use spaces, including commercial areas, we encourage
business growth and economic opportunity within the community.
Environment(Goal 10): Our project places a strong emphasis on environmental protection and
sustainability. We will implement eco-friendly construction practices and ensure that the development
does not harm air and water quality or natural resources.
Citizen Participation and Coordination (Goal 11):Throughout the planning process, we are actively
involving citizens and stakeholders. We're committed to transparent communication and coordination
to address concerns and reconcile conflicts.
In summary, our proposed multifamily housing development aligns with the Comprehensive Plan's goals
as mandated by the GMA. It promotes responsible urban growth, diverse housing options, economic
development,environmental protection, and citizen involvement, all of which are in line with the intent
of the Comprehensive Plan and the GMA's objectives.
3. Will the proposed use introduce hazardous conditions, at the site,that cannot be mitigated through
appropriate measures to protect adjacent properties and the community at large?
No. We are meeting all County and City codes for development as well as extending sanitary sewer and
water to help preserve ground water and mitigate contamination.
4. Is the proposed use served by adequate public facilities,which are in place, planned as a condition
of approval or as an identified item in the County's Capital Facilities Plane?
The proposed use will be served by adequate public facilities, both in place and planned as a condition
of approval.The project will be served by City of Shelton water(there are existing water facilities on
Shelton Springs Road with plans for extension to the property). These extensions are developer-driven
and have been discussed with City Engineers, making them an integral part of the project's
infrastructure planning.
The development has preliminary City approval for the extension of sanitary sewer and water services to
the site, and has secured utility extension agreements with the City of Shelton.
The project has been thoughtfully divided into distinct phases, allowing for a staged development
approach. This approach ensures that infrastructure development aligns with the progression of the
project.
S. Will the proposed use have a significant impact upon existing uses on adjacent lands?
The proposed use will not have a significant negative impact on existing uses on adjacent lands. All
abutting properties are zoned Mixed Use and could potentially have similar uses.The project is
anticipated to bring several positive impacts to the surrounding area.The development is expected to
2
enhance property values in the vicinity. High-quality housing and well-planned infrastructure tend to
attract investment and can lead to an overall increase in land values. Additionally,there are plans to
extend essential utility infrastructure such as sewer and water.This extension will not only serve the
proposed development but also benefit neighboring properties by improving access to these services.
Agreements have been made for easements and utilities, which will enhance connectivity to neighboring
parcels.This connectivity can encourage further development and utilization of nearby lands.
6. If located outside of an Urban Growth Area,will the proposed result in the need to extend urban
services?
The proposal is within the Urban Growth Area where all services will be provided. Utility Extension
Agreements for sanitary sewer and water have been secured for this property.
NOTE:
• Please see attached Narrative(14 pages)for additional details and information for the project,
"The Station at Shelton Springs".
• Please see "Architectural Site Plan"document, sheet A1.01 for Project Summary.
• Please see complete Architectural and Civil drawings for additional details and information.
3
LANDUSEREQUEST FOR PUD forADDITIONAL MULTI-FAMILY UNITS
Project. The Station at Shelton Springs
SUBJECT PROPERTY:
ABBREVIATED LEGAL DESC.LOTS 1, 2&3 SP#2956 OF PTN TRS 6& 8 NW NW S
2811
Mason County Parcel Number 42012-22-90081, 0082; 0083 consists of approximately 3.63
acres. The Project Site is presently a flat cleared parcel with a single family house, shop, and 2
additional outbuildings on the property and currently has access to US 101 as well as Shelton
Springs Road. The subject property is located within the Shelton Urban Growth Area, zoned
(MU)mixed use,and has access to City water,public transit, electrical and high-speed fiber
services,with sewer and water utility extension agreements secured with the City of Shelton
(connection to sewer will occur concurrent with site development).
PROJECT TEAM:
Project Managers—JPAS in partnership with Dragonwheel Investment Group; Perry Shea PE,
Jim Schweickert PE
Engineer-Mallory Dobbs,PE-LDC SCJ Alliance Senior Project Manager
Architect—Jason Karam Process Architecture
Community Representative and landowner- Sam Tsai, Sam 101 Realty,Inc.
Land Use Attorney -Heather Burgess,Phillips Burgess PLLC
Traffic—Heath&Associates,Aaron VanAken PE
CONTACT REGARDING APPLICATION:
Jim Schweickert 253-377-1054 jimna onwheel.goup
Jasan Karam 775-846-4793 iason@Rrocess-pdc.com
1
The Station at Shaon Springs-Proposed Apartment project
PAST MEETING DATES:
This process began when Perry Shea, Jim Schweickert, Kyle Wiese, and Reid Bates formed a
company called OZI LLC in 2018.Opportunity Zone Investments was created out of
relationships built in the community and out of members with past experience contributing to the
Thurston County Economic Development Council. OZI's focus is to help communities to
include investors, cities, counties,and landowners understand and utilize the 2017 Opportunity
Zone Program that was born out of the 2017 Tax Cuts and Job Act. This program allows
investment to flow into these economically underserved communities which results in economic
growth and job creation; and often additional much needed market rate housing.
A meeting was held on January I Ot"2022 with the above-mentioned parties of OZI LLC and the
City of Shelton City Manager,Jeff Niten,Jennifer Baria of the EDC,and Deputy Mayor Joe
Schmit to understand the needs for housing in the community. From that call our beliefs were
confirmed that Mason County is growing rapidly and is in need of housing to support its growing
population. We were excited to hear the support around the need for housing from each of these
important members of the community. After hearing our intent to seek land in Mason County for
the development and use of multifamily property within an Opportunity Zone; we were then
connected with local land owners and long-term residents of Mason County,Kristin&Doug
French, and Sam Tsai.
Although our Purchase & Sale Agreement expired with the French family, we continue our work
with them as well as Sam Tsai(a local resident and business man who also saw the need for
housing and supporting the growth of their vibrant community). We have since partnered with
Mr. Tsai with the intent to create a beautiful development of multifamily housing on the subject
property off Shelton Springs Road and US Highway 101 to include open space, community
amenities, utilize the benefits of the Opportunity Zone designation,and also including a
commercial component consistent with the intent of its Mixed Use zoning to meet community
needs.
A feasibility study and pre-submission submittal was completed in March 2022 on the French
project which included the potential Tsai development to show interconnection for such future
developments. As our team started to grow and expand, a preliminary meeting was held on
March 29"'2022 with Jim Schweickert,Jason Karam, Kristin French, Jeff Niten, Mark Zeigler,
Kell Rowen at the local community center. Preliminary plans were shared along with the
feasibility study, which was met with favorable support to help fill the housing gap and that our
vision for this project was in alignment with the 2036 Mason County Comprehensive Plan. This
plan in the making has been a pleasure to be able to bring in early engagement of both County
and City staff,utility providers,neighbors, as well as the local school district to ensure that this
projects intent meets the community needs and supports the overall vision for the county.
Discussions with the Port of Shelton has allowed us to connect sanitary sewer to their main with
the goal of making nearby public utilities accessible to the site. The ability to add connectivity by
extending city sewer to these and other nearby parcels would be a huge benefit to the future
development and growth of this area. Several meetings have been had with neighbors in support
of creating such agreements and with the local Port authorities,and utility providers.
2
The Station at Shelton Springs-Proposed Apartment Project
Mason County Population Growth Projection 2016-2036
2016 2036 Population Percent
Increase Increase
2016-2036
Mason County
Total 62,320 83,8N zw 34%
City of Shelton 10,070 16,200 60 61%
Shelton UGA 3,740 7,220 11,41ft 93%
Urban Growth
Areas(Allyn,
Oelfair) 2,990 4,720 1,730 59%
Rural Co; 45,520 55,660 10,140 22%
Source: Washington State Office of Financial Management and City of Shekon
Nerr Residm5 2016-2036
Nav R €n UGAsAlr�&flair,fir;
Neat HomT NeadedtDAmam iCdaP 2036 PcpLiaten
NEwHagrgnLYDvsoll n.Befijr,Ser Dn)
TotalCapac4r.krAdddional How n fluraCc wAy
.4u,°Capac4hLCA541gr'4B26� i
i
0 5000 10000 15000 20" 25000
s
*Mason County growth projections and housing needs 2016-2036
3
The Station at Shelton Springs-Proposed Apartment Project
GOAL SUMMARY
Population is growing in Mason County and will need additional housing to support this growth.
This proposed mixed-use project supports the Mason County 2036 Vision by capturing the
natural vistas of this site to be enjoyed by future residences, employees, and the public,
preserving the nature of the site within our landscaping plans, creating privacy with fencing,
landscaping, and buffers. We propose to provide 94 additional units of housing to Mason County
on this site. Our proposed design includes a mix of studios, 1-bedroom, 2-bedroom, and 3-
bedroom apartment units, along with 6 townhouse units. This mix and our parking density
supports the family size units this area desperately needs. We have a 3,000 sf retail/office
building to add to the commercial component of this proposal. Within our preliminary building
layouts and design, we have incorporated design elements inspired by Shelton's deep rooted
industrial history with both rail and the lumber industries. We are excited to share with you all
the team's vision for open spaces and landscape design that include options for how we can
involve the public within the open spaces surrounding both residential and commercial
components.
The subject parcel is relatively flat, cleared, and well-located with frontage on Shelton Springs
Road as well as US Highway 101,with commercial properties to the north. This proposal has
close proximity to schools, employment, shopping,health-care,recreational activities and civic
opportunities. The parcel is well-suited for immediate use to meet the widely recognized and
urgent local need for housing in the area,through the"small-pocket"development concept
discussed and widely supported in recent public meetings addressing this pressing issue. The
property is not located in a dense residential area and has few neighboring parcels currently
being used for residential use;therefore,the development of this site would have minimal impact
on views of current neighborhood.
Current standard zoning allows for up to 12 du/acre on the subject 3.63-acre parcel(including
single-family dwelling units). However, in Jan 2023,code amendments pertaining to Mason
County, adopted the use of the City of Shelton's PUD and development standards for projects
within the Shelton UGA that require City services. Furthermore, in light of community
recognition of the need for immediately available housing opportunities that are efficiently
designed so as to provide"a wider range of housing"to meet the community's needs and allow
for flexibility of location,type,and density,the Applicant proposes to apply for Planned Unit
Development(PUD)provisions and development standards in Shelton Municipal Code Chapter
20.32 to facilitate a thoughtfully designed multi-family concept that complies with the goals and
objectives set forth in the Growth Management Act(GMA), County-Wide Planning Policies,
Comprehensive Plan and Land Use Map, and City of Shelton codes and design standards. We are
proposing 26 du/acre density for this development and can show that we are meeting all design
standards referenced above. Our maximum proposed building coverage is 24%and is within the
requirement(20.10.070.E). Our maximum proposed development coverage area(building&
parking areas)is 56% and meets the standard (20.10.070.F).
The subject property has been located within the designated Shelton Urban Growth Area
boundary for decades. In 1996,the City of Shelton and Mason County identified and established
an Urban Growth Area around the City of Shelton. The boundaries of the UGA were based on
4
The Station at Shelton.Springs-Proposed Apartment Project
assessment of the growth potential for Shelton and Mason County, as well as the ability of the
City to reasonably extend urban services.
As a part of the ongoing efforts to promote coordinated planning in the Shelton UGA,the City
and County executed a Memorandum of Understanding(MOU) in 2003. This agreement
authorized the City to take the lead in preparing a subarea plan for the UGA that is compatible
with the City's updated Comprehensive Plan and Development regulations.
In 2007,the Shelton Urban Growth Area Plan was adopted by Mason County and integrated into
the City's Comprehensive Plan. This element of the Comprehensive Plan helps ensure growth
occurs in a more orderly and compatible manner, and achieves stated goals and objectives of the
GMA.
The Future Land Use Map has not changed significantly since the 1992 Future Land Use Map
and the corresponding City zoning map was initially prepared. As part of the 2003 update,the
UGA area was reduced and sized to better align with the projected vacant and underutilized land
necessary to accommodate future commercial, industrial, and residential land uses. The UGA
was adjusted with the 2017 update to create areas of expansion to accommodate a greater portion
of growth allocated by the County. Most recently,Jan 2023, code amendments related to Mason
County use of the City of Shelton's PUD and development standards when project proposal
requires City services within the Shelton UGA,was adopted. The subject parcel is within the
portion of the UGA designation that has existed historically through time to present, and is an
appropriate location to utilize a Planned Unit Development concept to further the goals of the
Growth Management Act and respond to urgent local housing needs.
The project will be served by City of Shelton Sanitary Sewer& Water. The applicant has secured
Water and Sanitary Sewer utility extension agreements with the City of Shelton as well as a
signed No Protest Waiver for annexation by the landowner. Currently water is located on Shelton
Springs Road and will be extended to &through the property for future service connections.
Ther is no sanitary in the immediate vicinity as of now, and the planned extension for Shelton
Springs Road won't be in place for years. Project applicants have met with City Engineers and
the Port of Shelton on multiple occasions in regard to extending the sanitary from the Port of
Shelton,under US HWY 101 to this site. Since April of 2022,the applicants have worked to
secure public and private sanitary sewer easements. Preliminary alignment for this sanitary main
extension has been approved by the City of Shelton.The sewer will not only serve this project,
but also offer connection opportunities that would otherwise be unavailable to surrounding
properties. Our site plan layout offers public access and utility connectivity. This will advance
future development as well as eliminate antiquated or failed septic drain fields. Storm drainage
for this site will include pervious sidewalks, underground infiltration gallies for rooftop drainage,
and bio-retention system for the parking and driving areas where feasible.
Our team proposes completing the project in 3 distinct phases. The initial phase will seek to
develop 3 buildings adjacent to the eastern half of the property (a 24 unit apartment; a 16 unit
apartment with amenity areas;and a 6 unit townhouse; for a total of 46 units). The second phase
will be two buildings totaling 48 units on the westerly half of the property,while phase 3 will
s
The Station at Shelton Springs-Proposed Apartment Project
construct a 3,000 sq. ft. commercial building adjacent to Shelton Springs Road. The 5 residential
buildings will include 88 market rate apartments, a leasing office, fitness center,trash enclosures
and approximately 162 parking stalls (including accessible and EV stalls),which equates to
roughly 1.7 stalls per dwelling unit.
Once all phases are complete,the site should support 94 market rate apartments&townhouse
units with resident amenities such as a leasing office, fitness center, and rooftop deck and ample
community outdoor space. The site will be supported by 162 parking stalls. This project will be
accessed via Shelton Springs Road with a proposal for right in and out only via US Hwy 101.
While a final unit count is not yet approved,it is expected that up to approximately 42%of the
units will be family sized units and will be a mix of 2 and 3 bedrooms. The remaining unit count
is expected to primarily be a 1-bedroom configuration;however, some studio units will be
integrated into the design as well. The Townhouse design includes small separate office spaces
for remote workers. In addition, a 3,000 sf commercial space will be provided to serve future
office/retail needs. This would allow for small business owners to rent small commercial space
to provide professional services,which will also activate the site throughout the day.
The general configuration of the buildings will be 3-story, wood-framed structures,
approximately 38' tall,accessible by a covered exterior stair and with select units receiving
exterior balconies. In reference to SMC 20.70 Airport Overlay Zones and Regulations the
entirety of the site is located within the Sanderson Field Airport Overlay Zone 6—Traffic Pattern
Zone(TPZ), an approximately 5,000 ft area surrounding the runway. While zones 1-5 put special
restrictions on residential development,it appears zone 6 does not have these limitations. We are
requesting a 40' maximum height for these structures. It is our understanding that a Special Use
for the additional 5 feet of height will be required due to the 35' maximum height limitation
within this zoning.
The buildings were designed to match the character and charm of the city of Shelton. Thought
was given the massing and scale of each building and the design pays homage to the lumber and
rail industries on which Shelton was built on. This was done by incorporating design elements
such as gabled roofs with extruded roof forms with heavy timber bracing and dentils accented
throughout. The buildings are grounded using heavy masonry that varies between levels 1 and 2
which transitions to board and batten siding at the higher levels. Building entries are highlighted
with heavy timber entrances to help residents and guests quickly identify entries. Roofs feature a
mix of composite asphalt shingles and standing seam metal panel,with some areas popping up to
accent the 3td floor. The buildings are oriented to face one another and also spaced so that
natural light can permeate all sides of the building. Landscaped areas between the buildings also
provide areas for residents to gather and form a sense of community. Parking has been
thoughtfully laid out throughout the site to ensure that residents can park close to their units,
while also not simply creating a large, vast parking area that dominates one portion of the
site. Select units on all levels will receive a private balcony,which will help break up the
building massing and provide visual interest. There will be (2)refuse areas, conveniently spread
out on the site,that will be design using the same vernacular as the buildings. This will provide
screening while maintaining the design character throughout the development. Lastly, all
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The Station at Shekon Springs-Proposed Apartment Project
buildings,exterior community spaces and refuse areas will be connected using a pervious
sidewalk.
The site will be landscaped to meet Perimeter and Buffer Areas as described in the Shelton
Municipal Code requirements for multifamily residential landscaping. Our plans also include an
enhanced recycling program available to all future residences. We also realize that the Mason
County School District does not currently have an impact fee associated for development beyond
the $1,900 fee. We understand that increasing housing,increases student base, and results in
increased fundings for local schools. In addition to this required fee, of multi-family
development the Applicant is prepared to pay an additional voluntary mitigation fee of$150 per
unit to the School District as an element of the Development Agreement. We strongly feel that
this proposed project is a home run for the residences, employers, and community of Mason
County. We look forward to our future partnerships within the community as we continue down
this path to develop ideal site for multi-family dwellings.
9
The Station at Shelton S)urings-Proposed Apartment Project
Planning and Zoning Consistency
MASON COUNTY
PLANNED UNIT DEVELOPMENT UNDER MASON COUNTY CODE 16.08.140: The
Mason County Code defines a"planned unit development"as the unified development of a site
for the construction of residential,commercial or industrial projects utilizing building groups,
large scale site planning, and the arrangement of specific structures and open spaces to permit a
more advantageous use of the property.
While the PUD is a defined land use within Mason County code,MCC Chapter 17.07 (Shelton
UGA Development Regulations)does not include specific provisions for review or approval of a
PUD. On 1/11/2023, a Determination of Nonsignificance(SEP2023-00005),was approved for
Code amendments related to the use of City of Shelton's PUD and development standards when
project proposals require City Services within the Shelton UGA. Also,the Applicant proposes to
enter into a Development Agreement as needed with Mason County under RCW 36.70B.170-
.210. A Development Agreement is a land use tool which allows a local government to enter
into an agreement with a property owner to set development standards and other provisions to
govern and vest the development,use, and mitigation of the development of real property,
including, but not limited to,the following (specified in RCW 36.70.170(3)):
(a)Project elements such as permitted uses, residential densities, and nonresidential
densities and intensities or building sizes;
(b)The amount and payment of impact fees imposed or agreed to in accordance with any
applicable provisions of state law, any reimbursement provisions,other financial contributions
by the property owner, inspection fees, or dedications;
(c)Mitigation measures,development conditions,and other requirements under
chapter 43.21C RCW;
(d) Design standards such as maximum heights, setbacks, drainage and water quality
requirements, landscaping, and other development features;
(e)Affordable housing;
(f) Parks and open space preservation;
(g)Phasing;
(h) Review procedures and standards for implementing decisions;
(i)A build-out or vesting period for applicable standards; and
0)Any other appropriate development requirement or procedure.
As discussed in more detail below,the proposed project is consistent with Countywide planning
policies for the Shelton UGA as well as the PUD provisions found in Shelton Municipal Code
("SMC")Ch. 20.32. The Applicant proposes to have the PUD standards in SMC 20.32
incorporated into the Development Agreement to set the development standards and guidelines
for the project.
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The Station at Shelton Springs-Proposed Apartment Project
The Mason County Comprehensive Plan envisions Urban Growth Areas as vibrant economic and
social centers; with the Urban Growth Areas serving as the principal centers for housing
development. A 93%population increase for the Shelton UGA was projected for the period 2016
to 2036. Land Use Element p. 6 of 43. Chapter 3 Land Use (MCC 17.07; 17.10— 17.17; 17.20
— 17.35; 17.70)— 1) encourages development in urban areas where adequate public facilities and
services exist or can be provided in an efficient manner.
The Plan recognizes that housing needs continue to shift with the changing population in Mason
County. The rental market is expected to continue to increase and demands continue to increase
for a wider range of housing types.
Chapter 5 Housing(MCC 17.11; 17.90)4)Promotes a variety of residential densities and
housing types,and states that Mason County will offer a range of affordable rural and urban
housing choices including single family,multifamily,and mixed-use. Innovations in housing that
provide affordable choices will be encouraged. (p. 5 of 30)provides that Mason County will
review zoning and building regulations to ensure they encourage affordable and accessible
housing and are responsive to demographic changes. Mason County will identify and utilize
incentives and creative"out of the box"thinking to maximize the potential for appropriate
growth... of Mason County's housing stock... Mason County will support housing opportunities
that adhere to and fit within Smart Growth Principles (About Smart Growth, October 17, 2016;
https://www.Ma.gov/smartgrowth/about-smart-izrowth)
Mason County Planning Policies 1 —Urban Growth (p. 10 of 30): GMA encourages
concentrating development where adequate public facilities and services exist, or can be
provided within a reasonable amount of time(in conjunction with the City of Shelton,Mason
County adopted County-Wide Planning Policies(CWPP), some of which deal specifically with
the issue of urban growth and are designed to ensure growth can be supported by adequate public
infrastructure and services).
- 1.1 Designate Urban Growth Area around the incorporated City of Shelton ... where
infrastructure exists,infrastructure is planned,as identified in an approved Capital
Facilities Plan, or services can be reasonably and economically extended...
- 1.2 ... multi-family developments.... to be encouraged within designated Urban Growth
Areas, in order to protect rural character in the remainder of the County
- 1.3 Encourage development in Urban Growth Areas where: infrastructure exists or is
planned; or infrastructure is provided by the developer according to locally established
minimum urban standards
- 2.3 Establish level of Service Standards,timely development of essential infrastructure
Mason County Planning Policies 4—Housing(p. 12 of 30): GMA encourages the availability
of affordable housing to all economic segments of the population, and promotes a variety of
residential densities and housing types ...
-4.1 ...promote a variety of residential densities and housing types...
-4.3 Encourage affordable housing through innovation including ... multifamily units...
-4.6 Affordable housing should be convenient to public transportation,major employment
centers, and public services
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The Station at Shelton Springs-Proposed Apartment project
Mason County Comp Plan Objectives and Procedures (p. 17 of 30):
- (2)Reduce Sprawl ... Development in urban areas [including the subject property] is
encouraged to reduce sprawl and ensure adequate public facilities and services; (6)The UGAs
should reflect the abilities of service purveyors to provide urban levels of facilities and services
during the 20-year planning period
- (69) Housing(p. 24 of 30): Allow creative design practices that allow for residential uses in
business zones,residential buildings that have shared facilities, such as single-room occupancy
facilities and micro-housing. Also allow development utilizing creative design such as tiny
homes, etc.
- (70)Housing(p. 24 of 30): In partnership with the City of Shelton, develop a set of priority
housing measures to monitor housing short-fall on an annual basis as a means of evaluating the
effectiveness of housing policies,goals and implementation measures
- (71)Housing(p. 24 of 30): When developing housing regulations,consider the balance
between housing affordability,environmental quality,and design quality
-(72)Housing (p. 24 of 30): Identify and employ cost-effective incentives that are reasonably
likely to result in an increased supply of housing suitable to the needs and income of all Mason
County residents. Incentive may include,but not be limited to, smaller lot sizes, zero-lot-line
design,fee waivers and exemptions,parking requirement reductions,and expedited permitting
Support from the City within its planning
PLANNED UNIT DEVELOPMENT UNDER SHELTON MUNICIPAL CODE CHAPTER
20.32: A planned unit development(PUD) is a special approach in land development applied to
achieve the basic objectives of good zoning practices. Certain purposes of the PUD are: (1)to
promote creative and imaginative development, and avoid the often monotonous and potentially
destructive characteristics of standard residential, commercial, and industrial developments; (2)
to encourage a variety of housing types, sizes, and densities; (3)to better utilize small, odd-
shaped, or topographically affected parcels that are difficult to develop; (4)to accommodate
changing market conditions and community desires; (5)to encourage open space areas in
residential, commercial, and industrial developments and provide a mechanism to ensure these
areas are properly maintained; (6)to provide a mechanism whereby the city can address special
considerations regarding the manner in which development occurs; ... (8)to promote projects of
significantly higher quality than would be achieved through conventional design,practice, and
standards. SMC 20.32.010.
20.32.100 Standards for approval—Public benefit required.
A. All PUD projects shall demonstrate that they support and further the policies of the Shelton
Comprehensive Plan; are consistent with the development regulations not proposed for
modification by the PUD;ensure that land areas and buildings around the perimeter of the
project are not detrimental to surrounding land uses; and orient commercial and industrial uses
and their automobile circulation and parking away from adjoining residential districts,with the
exception of neighborhood commercial areas.
B. All PUD projects shall also demonstrate that there is a general public benefit to be gained
from approval of the PUD, as follows:
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The Station at Shelton Springs-Proposed Apartment Project
1. Additional or better-related open spaces, such as yard areas between the buildings within the
project, or yard areas between the project buildings and adjoining properties and buildings, or a
design or development of open spaces that creates a desirable and useful environment between
buildings; or
2. Additional public use facilities, such as but not limited to pedestrian walks providing a
service and convenience to the vicinity, streets and/or trails improving local circulation or public
access to a lake or stream;or
3. Preservation of natural assets,such as historic landmarks,migration routes, wetlands, fish or
animal habitats,geographical features, specimen trees, groves of woods, a lake,bay or stream or
a view; or
4. Better or more convenient services or recreational facilities, such as parks and playgrounds
convenient and desirable to the vicinity and the project,improvement in public utilities,bicycle
and pedestrian facilities throughout the development and connected to other developments, or
enhanced convenient access to public transit; or
5. Other general public benefit features which contribute to improving the environment and
ecology of the vicinity; or
6. A significantly higher quality development than following traditional development practices
would allow, including more efficient use of land, energy, and resources, a more unified design
concept, and a more carefully planned, considered,and livable community. (Ord. 1848-0614 § 2
(part), 2014: Ord. 1713-1207 § 4(part), 2007: Ord. 1462-1296 § 2 (part), 1996)
CITY OF SHELTON COMPREHENSIVE PLAN(November 2017):
INTRODUCTION (City of Shelton Comprehensive Plan)—The GMA requires Cities to prepare
Comprehensive Plans to provide a framework as to how they will manage growth as urban areas
(such as Cities)are expected to absorb more of the State's population growth.
LAND USE ELEMENT(City of Shelton Comprehensive Plan 2017)
(p. II-6—Land Use Element): Addresses Shelton's Urban Growth Area. The designation of an
Urban Growth Area enables property owners and service providers to make more informed
choices and to promote orderly growth and development. In 1996,the City of Shelton and Mason
County identified and established an Urban Growth Area around the City of Shelton. The
boundaries of the UGA were based on assessment of the growth potential for Shelton and Mason
County, as well as the ability of the City to reasonably extend urban services.
As a part of the ongoing efforts to promote coordinated planning in the Shelton UGA,the City
and County executed a Memorandum of Understanding(MOU) in 2003. This agreement
authorized the City to take the lead in preparing a subarea plan for the UGA that is compatible
with the City's updated Comprehensive Plan and Development regulations.
In 2007,the Shelton Urban Growth Area Plan was adopted by Mason County and integrated into
the City's Comprehensive Plan. This element of the Comprehensive Plan helps ensure growth
occurs in a more orderly and compatible manner, and achieves stated goals and objectives of the
GMA.
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The Station at Shelton Springs-Proposed Apartment Project
As part of the 2017 update, Shelton expanded its UGA in two areas to accommodate an
increased allocation of growth from Mason County.Expansion in the Goldsborough Heights
area,southwest of the Shelton Hills Master Plan,was intended to provide an area for additional
residential growth. UGA expansion in the Dayton Airport Road Commercial Industrial area was
intended to provide additional opportunities for employment growth and economic development.
The Future Land Use Map has not changed significantly since the 1992 Future Land Use Map
and the corresponding City zoning map was initially prepared... As part of the 2003 update,the
UGA area was reduced and sized to better align with the projected vacant and underutilized land
necessary to accommodate future commercial, industrial, and residential land uses. The UGA
was adjusted with the 2017 update to create areas of expansion to accommodate a greater portion
of growth allocated by the County.
(p. II— 14—Land Use Element, 2017)
LU8a—The City shall encourage infill development on vacant or underutilized land within
existing urbanized areas through development regulations which will allow for innovative and
creative approaches for providing affordable infill housing including town homes, zero-lot line
developments,mother-in-law apartments, accessory uses, smaller/"tiny"homes, etc.,while
maintaining the character of Shelton's neighborhoods
HOUSING ELEMENT V- (City of Shelton Comprehensive Plan 2017)
(p. V— 10—Housing Element 2017)
H1 a—Encourage a variety of housing types and styles within individual
developments/neighborhoods and throughout the community as a whole through the
identification and implementation of tools such as performance or design standards
H 1 f—Residential redevelopment and infill should be encouraged by providing flexibility in the
zoning code to encourage creative solutions where strict application of the normal standards will
not meet the intent of efficient land utilization...
H3 —Encourage the availability of an adequate supply of housing at price ranges and rent levels
that meet the community's needs and allow for flexibility of location,type, and density
H3a—Encourage a variety of lot sizes to increase opportunities for affordable housing...
H3e—Support regional efforts to provide affordable housing opportunities throughout the
County
H3g—Consider allowance of development of residential buildings that have shared facilities,
such as single-room occupancy, and micro-housing
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The Station at Shelton Springs-Proposed Apartment Project
113h—Consider implementation of development incentives that encourage residential
development utilizing creative design such as tiny home clusters, etc
H3j —Consider the establishment of an affordable housing incentive program similar to those
envisioned in RCW 36.70A.540
PERMITTED USES UNDER SHELTON MUNICIPAL CODE: Examples of uses either
permitted outright or eligible for conditional use permit include: ... c) single-family and multi-
family residential; d) Planned Unit Development(PUD) as defined under SMC Chapter 20.32...
Support from the Community
There are countless public community members voicing their desire to support housing in the
community to fill the great need they see. We point to specifically the City of Shelton Council
meeting 1-19-21 and 2-2-21. Many comments were made in support of the great need for market
rate housing, looking for development sites outside of city limits,housing closer to
transportation, and the need for rentals for local workforce and also the need for rentals with
greater unit counts. Our proposed project answers the voices in the community and we believe is
an excellent fit to what the people of Mason County are seeking. CEO of the Mason Chamber of
Commerce Heidi McCutcheon wrote a letter to the City of Shelton Council 2-6-21 in support of
the great need for workforce housing on behalf of the Chamber of Commerce. Heidi represents
the voices of the business community who are directly impacted by the low number of available
housing units in the community. See letter here: HTTPS://masonchamber.com/chamber-
supports-workforce-housing
A project like The Station at Shelton Springs would mean an increased amount of local housing
options to keep employees closer to their place of employment and increase the dollars staying
within the local community. The largest employers in the community as well as the school
district has voiced concerns about employee housing being a constrain on retaining talent. This
project could be one step closer to supporting the community's future growth. From the 2019
Mason County Workforce Housing Summit came a list of recommendations. One being to
expand workforce housing options and preferably with quality design. Another being to help
expand options for the"missing middle",and to increase buildability by building out
infrastructure through expanding public utility access. This proposed project fulfills on these 3
recommendations in which the community has gathered around and agreed upon. By providing
additional workforce housing via market rate units and constructing developer driven city sewer
access paves the road to accessibility for further development.
Public Benefits
By preforming this proposed project and extending the Sanity Sewer& Water to this site and
neighboring sites,we would be:
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The Station at Shelton Springs-Proposed Apartment Project
1. Unlocking Development Opportunities: By extending these essential utilities,we open
the door to future development within the Mixed Use(MU) zone, fostering economic
growth and diversification.
2. Removing Development Barriers: The project removes barriers that have hindered new
commercial and residential development,thus promoting progress and innovation in the
community.
3. Alignment with Comprehensive Plan: Our efforts directly align with the ideals and
objectives outlined in the Shelton Comprehensive Plan,ensuring that development is in
harmony with the long-term vision for the area.
4. Addressing Workforce Housing Needs: In response to the community's expressed need
for more workforce housing, our project will help meet this demand,providing quality
housing options for the local workforce.
5. Job Creation: The expansion of commercial opportunities associated with this
development will contribute to job creation, enhancing the local economy.
6. Sanitation Improvement: The extension of utilities not only benefits new developments
but also allows existing residents to upgrade from antiquated and failing septic systems,
thus improving overall sanitation and environmental conditions.
7. Environmental Preservation: By connecting properties to sanitary sewer and water
services,we safeguard our groundwater and aquifers from the detrimental effects of
antiquated septic systems,promoting environmental sustainability.
8. Housing Supply Expansion: Increasing the housing supply with our project helps
regulate housing costs by offering additional options,thereby promoting affordability and
accessibility for residents.
9. Community Open Spaces: The development includes communal open spaces designed
to accommodate a variety of activities, enhancing the quality of life for residents.
10.Fostering Community Cohesion: These open spaces provide safe areas for gatherings,
fostering a sense of community and belonging among residents.
In summary, our project extends far beyond its immediate scope by delivering a wide array of
public benefits that touch on economic, environmental, and social aspects. It not only addresses
the current needs of the community but also lays the foundation for a more vibrant and
sustainable future in Shelton.
A PUD-based review and approval is appropriate in this subject case, as application of standard
MU zoning standards and criteria do not provide the flexibility necessary to enable the subject
property to be best-used to meet the community's urgent need for housing units. A PUD will
facilitate development of housing units in a manner well-suited to the location; and compatible
with well-established planning policies recognizing that housing needs continue to shift with the
changing population in Mason County. Applicable planning policies state that the rental market
is expected to continue to increase and state that demands continue to increase for a wider range
of housing types. The local need for innovative and efficiently designed housing units is clear,
and the subject property is well-suited for use of a PUD concept to meet this need.
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The Station at Shelton Springs-Proposed Apartment Project