Chapter 17.378
GORST SUBAREA
Sections:
17.378.040 Standards and requirements.
17.378.060 Off-street parking and loading.
17.378.010 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. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.020 Uses.
Uses shall be allowed in accordance with Chapter 17.381.
(Ord. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.030 Height regulation.
For commercial and mixed use zones, height requirements shall be in accordance with Chapter 17.382.
(Ord. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.040 Standards and requirements.
A. For commercial and mixed use zones, lot requirements shall be in accordance with Chapter 17.382.
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 stormwater incentives are provided consistent with Section 17.378.080 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.
D. Stormwater.
1. Inclusion of Low Impact Development (LID) and Feasibility Determination. All development in Gorst shall be consistent with Kitsap County Code Title 12 (Storm Water Drainage) and incorporate LID to the maximum extent feasible.
a. Site Evaluation – Dispersion. A site evaluation shall assess the feasibility for dispersion, including topography, sensitive slopes and required setbacks. Where dispersion is feasible for all or part of the site, this method shall be used. In areas where dispersion is not feasible, infiltration shall be used if feasible.
b. Site Evaluation – Infiltration. The evaluation shall assess the feasibility of infiltration, including a soils reconnaissance and pilot infiltration test (PIT) for any outwash soils identified where infiltration may be possible. Where infiltration is feasible for all or part of the site, it shall be implemented.
c. Where Full Infiltration Is Not Feasible. In areas where full infiltration is not feasible, LID BMPs per subsection (D)(3)(b) of this section shall be used for all water quality treatment and partial flow control. Projects shall meet water quality treatment needs with LID best management practices (BMPs) if feasible.
d. Site Soils. Site soils in landscaped areas shall be amended pursuant to manuals described in subsection (D)(2)(a) of this section.
e. Limit Impervious Surfaces. Impervious surfaces shall be limited to the greatest extent feasible and shall comply with the provisions of the Gorst Subarea Plan.
2. LID Design.
a. Design of LID facilities such as bioretention, pervious pavements, and others shall be in accordance with the design criteria in Kitsap County Code Title 12 (Storm Water Drainage). Further guidance can be found in the Puget Sound Partnership’s Low Impact Development Technical Manual for Puget Sound (“the LID Manual”) and the Stormwater Management Manual for Western Washington (“the Stormwater Manual”), except as provided in this subsection.
b. Conceptual Bioretention Facility Design. Preference shall be given to facility designs that fully infiltrate all stormwater on site. Refer to Kitsap County Code Title 12 (Storm Water Drainage) for the most current diagrammatic drawings.
3. LID Implementation Standards.
a. Projects shall implement a comprehensive stormwater management plan for the project that manages all rainfall on site, incorporates soil amendments in landscaped areas, utilizes permeable pavement for all pedestrian areas and uses feasible LID techniques, consistent with subsection (D)(2) of this section.
b. Projects shall implement a stormwater management plan that uses LID BMPs for all required water quality treatment from pollution generating surfaces (PGS), e.g., bioretention and pervious pavement.
c. All existing storm drains or inlets shall be clearly labeled to indicate the drain or inlet leads to a stream or groundwater and that dumping in the drain or inlet is prohibited. No additional storm drains shall be installed that lead to streams or to Sinclair Inlet, nor shall new drain systems that connect directly to existing drains that flow to a stream or Sinclair Inlet be allowed.
d. If additional impervious area is required for development in the low intensity waterfront designation, removal or infiltration capacity of stormwater shall be required at one hundred twenty-five percent of projected runoff based on the one-hundred-year storm event.
(Ord. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.050 Signs.
Signs shall be permitted according to the provisions of Chapter 17.446.
(Ord. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.060 Off-street parking and loading.
A. Off-street parking shall be provided according to the provisions of Chapter 17.435.
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 17.385.
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. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.070 Landscaping.
A. For landscaping provisions, see Chapter 17.385.
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. 511 (2013) § 6 (Appx. E § 3 (part), 2013)
17.378.080 Other provisions.
A. For other provisions, see Chapter 17.430.
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 stormwater 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 Title 17, or from compliance with any other provision of the Kitsap County Code, unless specifically exempted in this chapter.
3. Table 17.378.080(B) 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 17.378.080(C) 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 item |
|---|---|
|
Stormwater |
|
|
Project provides a clustered residential project with LID street per Chapter 10. |
100% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Project uses permeable surfacing or detention/infiltration methods to reduce overland flow in excess of the 100-year storm requirement, in 75% of circulation, parking and loading areas, except where potential contamination, a specific industrial activity, or other site-specific constraints preclude its use. Contamination sources include vehicle fuel stations, storage of industrial chemicals, oils and grease, and other hazardous substances, dust and dirt storage, etc. |
25% excess of 100-year storm infiltrated onsite: 50% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus
50% excess of 100-year storm infiltrated onsite: 100% Density Bonus 100% Height Bonus 100% Impervious Surface Coverage Bonus |
|
Project locates bioretention cells in publicly visible areas, includes a planting plan by a licensed landscape architect, provides a plant maintenance warranty for one year. Bioretention cells treat a minimum of 10,000 sq. ft. of Pollution Generating Impervious Surfaces (PGIS). |
50% Density Bonus 50% Height Bonus 50% Impervious Surface Coverage Bonus |
|
Net reduction of existing impervious area by 25% and revegetation with native vegetation. |
100% Density Bonus 100% Height Bonus |
|
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 in Bremerton Municipal Code Chapter 20.48. |
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 |
Mixed Use |
Urban Restricted |
|---|---|---|---|
|
Density, Minimum, in units per net acre |
0 |
10 |
1 |
|
Density, Base, in units per gross acre |
20 |
20 |
5 |
|
25% of bonus |
22.5 |
22.5 |
6.25 |
|
50% of bonus |
25 |
25 |
7.5 |
|
100% of bonus |
30 |
30 |
10 |
|
Density, Maximum, in units per gross acre, subject to incentives |
30 |
30 |
10 |
|
Height, Base, in feet |
25 |
25 |
35 |
|
25% of bonus |
30 |
35 |
NA |
|
50% of bonus |
35 |
45 |
NA |
|
100% of bonus |
45 |
65 |
NA |
|
Height, Maximum, in feet, subject to incentives |
45 |
65 |
NA |
|
Impervious Surface Coverage, Standard Maximum, in percent of lot area |
35 |
60 |
45 |
|
25% of bonus |
38.75 |
66.25 |
47.5 |
|
50% of bonus |
42.5 |
72.5 |
50 |
|
100% of bonus |
50 |
85 |
55 |
|
Impervious Surface Coverage, Maximum, in percent of lot area, subject to incentives |
50 |
85 |
55 |
C. Design Guidelines. The Design Guidelines outlined in Chapter 10 of the Gorst Subarea Plan are hereby adopted by reference.
(Ord. 511 (2013) § 6 (Appx. E § 3 (part), 2013)