Chapter 17.400
GORST SUBAREA
Sections:
17.400.040 Standards and requirements.
17.400.060 Off-street parking and loading.
17.400.080 Special provisions.
17.400.010 Purpose.
This chapter implements the Gorst Subarea Plan, and is intended to support Gorst as a community offering homes, jobs, and recreation in an environmentally sustainable setting. Standards are intended to apply to all zones that are included in the Gorst urban growth area.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.020 Uses.
Uses shall be allowed in accordance with Chapter 17.410.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.030 Height regulation.
For commercial zones, height requirements shall be in accordance with Chapter 17.420.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.040 Standards and requirements.
A. For commercial and mixed use zones, lot requirements shall be in accordance with Chapter 17.420.
B. New development or redevelopment in the LIC zone shall remove existing impervious area at a rate of 1.25:1 within two hundred feet of the Sinclair Inlet shoreline. If storm water incentives are provided consistent with Section 17.400.080 this shall not apply. For the purposes of this section, “new development or redevelopment” refers to proposals that result in two thousand square feet, or greater, of new, replaced, or new plus replaced hard surface area, or land disturbing activity of seven thousand square feet or greater.
C. All development within the Gorst UGA must be consistent with the Gorst Subarea Plan design guidelines as adopted in the Gorst Subarea Plan.
(Ord. 540 (2016) § 36, 2016: Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.050 Signs.
Signs shall be permitted according to the provisions of Chapter 17.510.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.060 Off-street parking and loading.
A. Off-street parking shall be provided according to the provisions of Chapter 17.490.
B. Multifamily, Commercial, and Mixed Use Development – Parking Location. On-site parking shall be to the rear or to the side of buildings on the site and shall not occupy more than fifty percent of the site frontage facing the arterial street frontage(s). The site frontage includes all of the area between the right-of-way and front building wall; this applies to the entire length of the property, regardless of building width. Corner lots have two site frontages as they are positioned on two street frontages.
C. Multifamily, Commercial, and Mixed Use Development – Parking Location. All efforts shall be taken to avoid placing parking on street corners. Parking located between the building frontage and street corners shall be fully screened. Screening shall consist of the following:
1. A four-foot-tall decorative wall within the front yard landscaping area that fully screens the parking areas. The wall shall be located such that it blocks views of the parking from the right-of-way. For long spans of frontage (one hundred feet or more), the wall shall include modular articulation to add architectural variety.
2. Shrubs or other alternative materials may be substituted for the wall, provided it is demonstrated that the shrubs/alternative will provide equal to or better visual screening than the wall. Shrubs shall be a minimum of three feet tall at time of installation and shall be additional to the landscaping required in Chapter 17.500.
3. Openings may be required within a wall section in order to provide a sidewalk from the right-of-way to the building entry. The entry shall be the minimum necessary to accommodate a sidewalk that is a minimum of five feet in width, clearly marked, and distinguished from driving surfaces by using decorative paving, stamped/stained concrete, or raised walkways with alternative materials (such as brick, cobblestone, decorative pavers). Paint striping does not meet this requirement.
4. Access to parking may be from adjacent nonprincipal arterial streets, or from driveways off of the principal arterial.
5. Driveways providing access to parking area shall be well-defined, highly visible entryways.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.070 Landscaping.
A. For landscaping provisions, see Chapter 17.500.
B. Nonhazardous vegetation clearing outside of critical area buffers or shoreline buffers shall be limited to the minimum necessary to accommodate a development that is consistent with the applicable zone. Design and location of the structure or development shall minimize native vegetation removal. Development or uses that require vegetation clearing shall be designed to avoid the following in the order indicated below, with (1) being the most desirable vegetation to retain: (1) native coniferous trees; (2) native deciduous trees; (3) other native vegetation; (4) nonnative trees; and (5) other nonnative vegetation.
(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)
17.400.080 Special provisions.
A. For other provisions, see Chapter 17.580.
B. Incentives.
1. The incentive measures in this chapter apply to all zones and land uses within the Gorst urban growth area with the exception of highway tourist commercial and industrial zones. Incentives are intended to encourage sustainable development and provide flexibility through voluntary incentives, consistent with the policy direction contained in Chapter 4 of the Gorst Subarea Plan. These incentives are to acknowledge the existing built environment and through redevelopment minimize activities that contribute to storm water issues and/or provide greater protection of the Sinclair Inlet shoreline and Gorst Creek.
2. Relationship with Other Standards. Nothing in this section relieves the applicant from compliance with any other standard set forth in this title, or from compliance with any other provision of the Kitsap County Code, unless specifically exempted in this chapter.
3. Table 17.400.080(C) describes the public benefit and the resulting development incentive earned. Using the incentives, an applicant can earn density, height, or impervious surface coverage above the base standard allowed in the zone. In no case shall the maximum density, height, or impervious surface coverage exceed the maximum allowed by the zone. More than one public benefit and corresponding incentive may be earned up to one hundred percent of the bonus. Table 17.400.080(D) summarizes the minimum, base, and maximum densities, heights, and impervious surface coverages for reference. The full text of the applicable zone should be consulted in addition to the table; in cases of conflict the zone-specific language shall control.
|
Public Benefit Description |
Development Incentive Select one or more bonus items |
|---|---|
|
Habitat |
|
|
Provide a landscape plan that demonstrates that at least 20% of the significant trees on the buildable area of the site are retained outside of buffers. |
50% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Provide multilayered landscaping including native trees, native shrubs and native groundcover on at least 30% of the site. |
50% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Site plan includes a minimum 35-foot habitat corridor (not otherwise required by critical area or shoreline or management overlay regulations) vegetated with native trees, shrubs and groundcover that connect critical areas or permanently preserved natural areas within or adjacent to and across the project site. Site design shall ensure that lighting from adjacent development does not intrude on corridor. The corridor shall be protected with a native growth protection easement or maintained to exclude nonnative invasive species, such as blackberry and Japanese knotweed (See noxious weed list for Kitsap County). |
100% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Access Improvements |
|
|
Site design for new development is configured in such a way as to allow future businesses and site occupants shared access to roads within or contiguous to the development site. |
100% Density Bonus 100% Height Bonus 100% Impervious Surface Coverage Bonus |
|
Shared access driveway is provided and designed to serve two or more development sites (one may be a future site), a joint tenant building is provided on a site, or the project is located within a multi-tenant commercial center. |
50% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Shared parking is provided that serves two or more tenants. No additional parking outside of the shared lot(s) may be provided. Shared parking lots shall be located within a 1,200-foot radius of the front door of the building. Number of parking stalls is no more than 50% greater than minimum requirement. |
50% Density Bonus 100% Height Bonus 100% Impervious Surface Coverage Bonus |
|
Shared or consolidated loading areas are provided in a central service court or other location that is screened from public view. |
25% Density Bonus 25% Height Bonus 25% Impervious Surface Coverage Bonus |
|
Height, Bulk, and Impervious Surface Standards |
Low Intensity Commercial |
Urban Restricted |
|---|---|---|
|
Density, Minimum, in units per net acre |
0 |
1 |
|
Density, Base, in units per gross acre |
20 |
5 |
|
25% of bonus |
22.5 |
6.25 |
|
50% of bonus |
25 |
7.5 |
|
100% of bonus |
30 |
10 |
|
Density, Maximum, in units per gross acre, subject to incentives |
30 |
10 |
|
Height, Base, in feet |
25 |
35 |
|
25% of bonus |
30 |
NA |
|
50% of bonus |
35 |
NA |
|
100% of bonus |
45 |
NA |
|
Height, Maximum, in feet, subject to incentives |
45 |
NA |
|
Impervious Surface Coverage, Standard Maximum, in percent of lot area |
35 |
45 |
|
25% of bonus |
38.75 |
47.5 |
|
50% of bonus |
42.5 |
50 |
|
100% of bonus |
50 |
55 |
|
Impervious Surface Coverage, Maximum, in percent of lot area, subject to incentives |
50 |
55 |
E. Design Guidelines. The design guidelines outlined in Chapter 10 of the Gorst Subarea Plan are hereby adopted by reference.
(Ord. 540 (2016) § 37, 2016: Ord. 534 (2016) § 7(5) (App. E) (part), 2016)