agenda lacey planning commission meeting tuesday, … · 2017. 10. 23. · agenda lacey planning...

AGENDA

LACEY PLANNING COMMISSION MEETING Tuesday, February 17, 2015 – 7:00 p.m.

Lacey City Hall Council Chambers, 420 College St. SE

Call to Order: 7:00 p.m.

A. Roll Call B. Approval of Agenda & Consent Agenda Items*

Approval of the February 3, 2015, Planning Commission Meeting Minutes

Public Comments: 7:01 p.m. Commission Members Reports: 7:03 p.m. Director’s Report: 7:05 p.m. New Business: 7:10 p.m. Woodland District Hybrid Form Based Code Update: Ryan Andrews, Planning Manager. The Planning Commission will be briefed on the status of the Woodland District Hybrid Form Based Code Project. Old Business: 7:40 p.m. Land Use Element Visioning Discussion: Ryan Andrews, Planning Manager; Christy Osborn, Associate Planner. The Planning Commission will continue the discussion, in preparation for the joint meeting with the City Council scheduled for February 19, on community vision related to future city and UGA growth patterns and expectations. Communications and Announcements: 8:55 p.m. Next Meeting: March 3, 2015. Adjournment: 9:00 p.m.

*Items listed under the consent agenda are considered to be routine and will be enacted by one motion and one vote. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and will be considered separately.

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MINUTES Lacey Planning Commission Meeting

Tuesday, February 3, 2015 – 7:00 p.m. Lacey City Hall Council Chambers, 420 College Street SE

Meeting was called to order at 7:00 p.m. by Gail Madden. Planning Commission members present: Gail Madden, Carolyn Cox, Cathy Murcia, Mike Beehler, Jason Gordon, Sharon Kophs, Carolyn St. Claire, Albert de Santis and Paul Enns. Staff present: Ryan Andrews, Rick Walk, and Cindy Carmichael. Gail Madden noted a quorum present. Carolyn Cox made a motion, seconded by Sharon Kophs, to approve the agenda for tonight’s meeting. All were in favor, the motion carried. Mike Beehler made a motion, seconded by Cathy Murcia, to approve the minutes of the January 20, 2015, meeting. All were in favor, the motion carried. 1. Public Comments: None.

2. Commission Member’s Report:

• Gail Madden reported that she, Cathy Murcia, Mike Beehler, Carolyn Cox and Sharon Kophs attended the Joint meeting of North Thurston County Planning Commissions at TRPC and everyone felt it was very informative. Several comments included how communication is the key between all the entities and they are very pleased with the communication in Lacey between staff, the Planning Commission, and the City Council in this respect.

• Cathy Murcia reported that she attended the JBLM Listening Session in Lakewood and said it was great to see all of the surrounding communities there. She was surprised what the monetary impact losing troops would have on these surrounding areas.

• Cathy also attended the recent Council Meeting where recognition was given for the Shop With a Cop and Lacey Loves to Read award recipients. The meeting also included Polish exchange students from our sister city. Cathy was impressed with how the Council and others handled the police criticism that was brought up by a member of the audience.

3. Director’s Report:

• Rick Walk informed Planning Commission of the upcoming Council Retreat agenda with a work session on a 6-year financial plan for the City.

• Rick informed Planning Commission about the City’s new web page for Economic Development. There will be a survey available for businesses for what are the things they like that the City does and what the City can do better to meet their needs and also a survey for the public on businesses they would like see open in Lacey.

4. New Business: Countywide Planning Policy Update: • Rick Walk gave a brief outline on the draft of the Countywide Planning policies. The goal is to establish

consistency within the local jurisdictions in developing comprehensive plans. The update integrated goals and policies from the Regional Sustainability Plan. The Urban Growth Management Sub-committee of Thurston Regional Planning Council recommended the draft to the Board of County Commissioners for adoption.

Utilities Element: • Ryan Andrews went over the draft Utilities Element noting that the focus is on private suppliers; electrical, natural

gas, cable and phone. A discussion followed on how the draft provides clarity on the policies and goals with the format being appreciated.

• The street tree ordinance was also mentioned with the intent to discourage tree topping associated with utility line clearance.

• The Utilities Element identifies a future development regulation amendment for cell towers as a potential implementation measure including establishing appropriate aesthetic requirements.

2015 Comprehensive Plan Amendment Docket: • Ryan Andrews discussed the applications for Comprehensive Plan amendment and rezone related to two parcels

currently zoned Open Space Institutional from South Puget Sound Community College and the Seattle Archdiocese to Light Industrial. Both of the parcels side by side combined are about 100 acres and are up for

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sale. Staff is recommending that the application be put on the 2015 work program. The docket applications will be formally considered at the joint worksession of the Planning Commission and City Council on February 19th.

5. Communications and Announcements: None. 6. Next meeting: February 17, 2015.

7. Adjournment: 8:15 p.m.

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2/10/15

CITY OF LACEY PLANNING COMMISSION WORK SCHEDULE

Planning Commission Meeting February 17, 2015 Packets due: February 12th

1. Worksession: Woodland District Hybrid Form Based Code 2. Worksession: UGA/Annexation discussion follow-up

Joint Meeting of City Council and Planning Commission February 19, 2015

1. Hill-Betti Annexation 2. 2015 Work Program Review 3. Comprehensive Plan Amendment Docket 4. Community Visioning Analysis

Planning Commission Meeting March 3, 2015 Packets due: February 26th

1. Worksession: Environmental Element 2. Worksession: Economic Development Market Study Update and Available

Properties

Planning Commission Meeting March 17, 2015 Packets due: March 12th

1. Worksession: Amy Tousley, Puget Sound Energy 2. Worksession: Planning Areas: Central and Hawks Prairie 3. Worksession: Planning Areas: Horizons and Lakes

2/10/15

Planning Commission Meeting April 7, 2015 Packets due: April 2nd

1. Worksession: Planning Areas: Meadows and Pleasant Glade

Planning Commission Meeting April 21, 2015 Packets due: April 16th

1. Worksession: Planning Areas: Seasons and Thompson Place 2. Worksession: 2015 Comprehensive Plan Amendment Private Applications

Planning Commission Meeting May 5, 2015 Packets due: April 30th

1. Public Hearing: 2015 Comprehensive Plan Amendment Private Applications 2. Worksession: Market Study Briefing

Pending items: Re-engage Envision Lacey (Apr-Summer)

Staff Report February 17, 2015

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PLANNING COMMISSION STAFF REPORT February 17, 2015

SUBJECT: Woodland District Hybrid Form-Based Code ________________________________________________________________________ RECOMMENDATION: Conduct an introductory briefing on the status of the Woodland District

Hybrid Form-Based Code project in preparation for the week-long charrette to be conducted March 23rd through March 26th.

TO: Lacey Planning Commission STAFF CONTACTS: Rick Walk, Director of Community Development

Ryan Andrews, Planning Manager ATTACHMENT(S): 1. Technical Team Roster 2. Woodland District Market Analysis Interim Draft 3. Technical Team Meeting 2 Update PRIOR COUNCIL/ COMMISSION/ COMMITTEE REVIEW: None. BACKGROUND: The Woodland District Strategic Plan, which was adopted by the Lacey City Council on July 25, 2013, set forth short and long-term strategies to enhance the District as a place to gather, interact, live, shop and play. The primary action in the “Set the Stage” portion of the action plan developed for the Woodland District was to develop a form-based code. The “Set the Stage” section is related to actions that can be taken to catalyze development and are designed to provide a foundation for investment into the District. The form-based code is unique in that it uses both graphics and a concise narrative to clearly illustrate the District’s desired form and character. Unlike standard zoning codes, the form-based code shapes both the public realm (streets and pedestrian network, public places, and on-street parking) and private realm (building forms, design and locations, on-site parking, and landscaping). The main benefit of the form-based approach is that it provides clarity of content and permitting process which is of benefit to potential developers. The code would ultimately serve as an incentive to attract new investments and produce a cohesive neighborhood characterized by great places. With the 2015 budget, the City Council authorized $100,000 for consultant services related to the development of the form-based code. The City has hired SCJ Alliance to lead the project


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with support from Urbsworks, a Portland-based design firm and Community Attributes, a Seattle-based economics consultant. To assist the City and the design team, the City has established a technical review team made up of various stakeholders including architects, landscape architects, property owners, brokers, etc. to act as the steering committee through the process. The roster of the technical team is attached. The technical team held their first meeting January 12th. The purpose of that meeting was a kick-off to the form-based code project with a form-based code “101” introduction and a stakeholder assessment exercise to get feedback on concerns and early ideas related to development of the form-based code. The second technical team meeting was held on February 9th where they heard information related to market data and urban design modeling in preparation for an upcoming weeklong charrette. Much of the work to develop the form-based code will occur at the charrette. The charrette is scheduled for the week of March 23rd through March 26th and will be a series of hands-on workshops, open houses, drop-in discussions with the project team, and a final public presentation. The Planning Commission is encouraged to attend. For the Planning Commission briefing, staff will present some of the information presented at the second technical team meeting related to market data, urban design, and background on how a form-based code is different from a traditional code. RECOMMENDATION: This will be an introductory briefing on the Woodland District Hybrid Form-Based Code project.

Woodland District Hybrid Form-Based Code Technical Review Team Joni Baker Prime Locations [email protected] (360) 943-9922 Thera Black Senior Planner Thurston Regional Planning Council [email protected] (360) 956-7575 Dennis Bloom Planning Manager Intercity Transit [email protected] (360) 786.8585 Chris Blume Vice President Capital Development Company [email protected] (360) 491-6850 Sandy Boyce Communication Specialist City of Lacey [email protected] Doug Christenson Stormwater Engineer City of Lacey [email protected] Dan Cody Architect KMB Design Group [email protected] (360) 528-2766 Debbie Draper Coldwell Banker [email protected] (360) 352-7651

Bob Droll Landscape Architect Robert W. Droll Landscape Architect [email protected] (360) 456.3813 Wade Duffy Building Official City of Lacey [email protected] Kevin Ekar Heritage Bank [email protected] (360) 570-7370 Mark Lahaie MJR Development [email protected] (360) 402-2279 Dr. Dave Pelkey Director of Facilities and Planning South Puget Sound Community College [email protected] (360) 596-5227 George Smith Economic Development Coordinator City of Lacey [email protected] Carolyn St. Claire Lacey Planning Commission [email protected] (360) 459-5154 Interested parties: Julie McBride [email protected]

mailto:[email protected]
















CITY OF LACEY

HYBRID FORM-BASED CODE

Urban Economics and Development Feasibility

Interim Draft 2/4/15

Elliot Weiss, Community Attributes Inc.

1. ANALYSIS

A. Prospects for Growth

B. Market Data

i. Single-Family (forthcoming)

ii. Multifamily (forthcoming)

iii. Retail

iv. Office

v. Industrial

vi. Flex

C. Stakeholder Perspectives

D. Pro Forma Modeling (forthcoming)

2. RECOMMENDATIONS (forthcoming)

A. Application to Master Planning

B. Application to Code-Writing

DRAFT – 2/4/15

1. ANALYSIS


• How much growth?

• What type of growth?

• Where will growth occur?

DRAFT – 2/4/15

PROSPECTS FOR GROWTH

Exhibit 1. Population and Housing Growth Forecast,

City of Lacey, 2015-2035

2015 2035 Net New

Dwelling Units

Single Family Housing Units 12,161 14,244 2,083

Multifamily Housing Units 6,644 8,235 1,592

Townhouse 0

Low-Rise 0

Mid-Rise 0

High-Rise 0

Group Quarters 991 991 0

Total New Housing Units 19,796 23,470 3,675

Employment

Resource 74 74 0

Commercial 17,760 26,125 8,365

Retail N/A N/A

Industrial 2,814 4,753 1,939

Government 5,274 6,761 1,487

DRAFT – 2/4/15

Source: TRPC, 2012


Exhibit 2. Population Growth Forecast, Cities of Lacey,

Olympia and Tumwater, 2015-2035

DRAFT – 2/4/15

POPULATION

OLYMPIA

LACEY

TUMWATER

Source: TRPC, 2012

Net Change in Population

Olympia: 18,175

Lacey: 7,712

Tumwater: 10,801

These figures exclude

population growth within each

city’s UGA.

Exhibit 3. Employment Growth Forecast, Thurston County, 2015-2035


NAICS Industry 2015 2035

Net New

Jobs

Employment

Growth (CAGR)

High Growth

54-56 Professional and Business Services 15,300 23,900 8,600 2.3%

71 Arts, Entertainment and Recreation 2,960 4,600 1,640 2.2%

81 Other Services, Except Public Administration 9,070 12,880 3,810 1.8%

23 Construction 8,380 11,810 3,430 1.7%

Low Growth

11 Agriculture, Forestry, Fishing & Related 2,480 2,670 190 0.4%

321, 327-339 Durable Goods 1,830 1,990 160 0.4%

31-33 Manufacturing 3,200 3,540 340 0.5%

311-316, 322-326 Nondurable Goods 1,370 1,550 180 0.6%

DRAFT – 2/4/15

Source: TRPC, 2012


> High-Growth Industries Across Thurston County:

> Professional and Business Services (NAICS 54-56)

> Includes law, accounting, computer programming, architecture and engineering, marketing and

graphic design, management professionals and administrative support, among other

occupations.

> Arts, Entertainment and Recreation (NAICS 71)

> Includes actors, musicians and singers, fitness trainers, gaming supervisors and amusement

and recreation attendants, among other occupations

> Other Services, Except Public Administration (NAICS 81)

> Includes Automotive Repair, Consumer Electronics Repair, Commercial and Industrial

Machinery Repair, Home and Garden Equipment Repair, Reupholstery and Furniture Repair,

Footwear and Leather Goods Repair

> Construction (NAICS 23)

> Low-Growth Industries Across Thurston County:

> Agriculture, Forestry, Fishing and Related (NAICS 11)

> Manufacturing (NAICS 31-33)

> Durable and Non-Durable Goods (NAICS 32)

DRAFT – 2/4/15


Exhibit 4. Ratio of Assessed

Improvement Value to

Assessed Land Value, City of

Lacey, 2009

This map uses data from

the Thurston County

Assessor’s Office to

evaluate certain barriers

to redevelopment. Where

assessed improvement

values (the value of the

buildings on a parcel) are

high relative to assessed

land values, the existing

structures are a

disincentive to redevelop

the property (darker

yellow). Conversely, where

assessed improvement

values are low relative to

land values, the current

develop may not represent

the highest and best use

of the property, indicating

an incentive to redevelop.

Source: Thurston County

1. ANALYSIS


B. Market Data



iii. Retail

iv. Office

v. Industrial

vi. Flex

DRAFT – 2/4/15

MARKET DATA

1. ANALYSIS


B. Market Data



iii. Retail

iv. Office

v. Industrial

C. Stakeholder Perspectives

DRAFT – 2/4/15

The following section summarizes key findings from five interviews CAI conducted with real estate professionals

familiar with Lacey and the Woodland District. The findings are grouped into major categories for legibility. Some

findings may appear to be internally contradictory if stakeholders disagreed with each other or related

contrasting opinions.

The consultant team will use the findings from the interviews to better inform assumptions about development

feasibility.

STAKEHOLDER PERSPECTIVES

DRAFT – 2/4/15

GENERAL COMMENTS

> The Woodland District represents the best opportunity in Lacey for large-scale mixed-use development;

there is a significant opportunity to draw on existing assets (e.g. ample tree canopy, accessibility from the

interstate, existing retail concentration, nearby student population) to create a “day and night” destination

for residents and visitors.

> The Woodland District is suitable for many development types, but single- and mixed-use multifamily

residential and office rehabilitation projects appear to be the most feasible based on current market

interest.

> Low land and building prices over the last several years have allowed investors to purchase property at a

price that allows significant investment in rehabilitation and upgrading, which are necessary for many of the

properties in the Woodland District to compete.

> Incremental approaches to planning and development in the Woodland District will be most successful in

creating a place that embodies the city’s vision.

RETAIL

> Increasing the day-time employment base is a critical component of attracting new retailers.

> Many of the existing retail centers need to be rejuvenated. Additional retail and restaurants may be feasible

on a smaller scale.


DRAFT – 2/4/15

OFFICE

> There will likely continue to be a mix of public and private sector tenants in the office buildings in the

Woodland District, but each has a different set of needs relating to space and tenant improvement

packages.

RESIDENTIAL

> Vertical mixed-use residential development may not be the best fit; single-use multifamily could

complement existing commercial uses in the District. Product types need to be a good fit for families.

> Students from St. Martin’s and SPSCC are an excellent target market for rental housing in the District.

PARKING

> Surface parking is the most feasible way to meet parking requirements at this time. While one development

in the Woodland District currently has a mix of surface and underground parking, current rent levels appear

to be too low to justify the cost of structured parking. Furthermore, land cost is currently low enough that it

may be economically advantageous to purchase enough land to accommodate the breadth of a surface lot

rather than to incur the cost of building multiple levels of parking.

> There is substantial street parking available in the Woodland District, such that some development projects

may be able to accommodate some of the required parking on-street.

> There is an opportunity for developing at lower parking ratios (possibly below one space per dwelling unit)

with shared daytime parking


DRAFT – 2/4/15

DEVELOPMENT CLIMATE

> Lacey has a development-friendly perception regionally that will help create momentum for the Woodland

District. The continued perception (reality?) of lower fees is important.

CHALLENGES

> The district still suffers from “funky” access and a lack of direct visibility to Interstate 5. Hawk’s Prairie

appears to be outcompeting the Woodland District, in part due to better freeway access.

> Tall trees along the freeway block view corridors, limiting visibility for District tenants.

> Some stakeholders are skeptical that the large-format (i.e. “big box”) retailers in the Woodland District will

ever transition to more urban models with structured parking and multistory stores.

> Code revisions that limit parking, restrict lanes of travel and widen sidewalks could be perceived as

challenges to the commercial vitality of the District.


DRAFT – 2/4/15

THANK YOU!

Questions? Comments?

Follow up with [email protected]


Technical Team Meeting 2 Update

Joseph Readdy, AIA, LEED AP, Urbsworks, Inc. Marcy McInelly, AIA, Urbsworks, Inc.

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Outline

3D Modeling Exercise

Preliminary FBC Framework

Charrette Schedule and Roles

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56 Lacey Woodland District Strategic Plan | July 25, 2013

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Regional Destination

Retail/Entertainment

Destination

Retail/Mixed-Use

Retail

Mixed-Use

Transit/

Mixed-Use

Urban

Neighborhood

Edge

Retail

Edge

Retail

SPSCC

Huntamer

Park

Figure 13. Future Place Types

Trail

Greenbelt/Park

SPS Community College

Transit/Mixed Use

Retail/Mixed Use

Regional Destination Retail/Entertainment

Destination Retail/Mixed Use

Edge Retail

Urban Neighborhood

0 200 400

Feet

Woodland District Boundary

Future Trail

Recommendations


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Urbsworks, Inc | Portland Oregon 97239 USA | 503 827 4155 | www.urbsworks.com!

Date 15_0209 | Subject Lacey Hybrid FBC | To FILE | From Marcy McInelly

Character Area

(from 2013 Strategic Plan)

No. Site characteristics Development program (with input from CAI)

Area Context

SF Acres Primary Frontage

Other Frontage

Allowable Height

Destination Retail / Mixed-Use

1 87,075 s.f. 1.99 acres Arterial Main Street 150 feet TBD


2 145,280 s.f.

3.33 acres Arterial Local Street 120 feet TBD

3 148,585 s.f.

3.41 acres Arterial Local Street 120 feet TBD

Urban Neighborhood 4 93,140 s.f. 2.14 acres Main Street Local Street 150 feet Mixed-use Residential

5 20,445 s.f. 0.47 acres Arterial Local Street 150 feet TBD

6 52,375 s.f. 1.20 acres Arterial Local Street 150 feet TBD

Edge Retail 7 52,335 s.f. 1.20 acres Arterial Local Street Multi-use Path

120 feet TBD

Retail Mixed-Use 8 55,560 s.f. 1.27 acres Arterial Main Street 150 feet TBD

!

Preliminary FBC Framework

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Regulating Plan

Development (Design) Standards Table

Street Types

Frontage Types

Permitted land uses

Other regulations

Fundamental FBC components

26 SACRAMENTO AREA COUNCIL OF GOVERNMENTS FORM-BASED CODE HANDBOOK 21 AUGUST 2008

ILLUSTRATION OF A NEW COMMUNITY PLANForm-based code elementsConsistent with the notion that one size does not fi t all, the application of form-based code techniques will also vary from one situation to another. However, they will typically include a regulating plan, requirements and guidelines, and supporting provisions.

Regulating planPublic involvement and creation of a clear vision provides the foundation for a form-based code. The regulating plan translates this vision into a plan and map of the regulated area designating the locations, which are to embody specifi c physical characteristics. This plan is often very detailed and considers specifi c design treatments for small subareas or individual blocks. A regulating plan map will show where different design standards apply, providing the link between the community vision and the form-based code elements that will help implement it.

Form-based code in practiceREGULATING PLAN

THE REGULATING PLAN TRANSLATES THE COMMUNITY’S DESIGN VISION INTO A GRAPHIC PLAN. THIS EXAMPLE, TAKEN FROM THE SMART CODE (V. 6.5) ILLUSTRATES WHERE DIFFERENT DEVELOPMENT TYPES AND INTENSITIES SHOULD OCCUR WITHIN A GIVEN PLANNING AREA.

WHAT IS A FORM-BASED CODE?

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27SACRAMENTO AREA COUNCIL OF GOVERNMENTS FORM-BASED CODE HANDBOOK21 AUGUST 2008

WHAT IS A FORM-BASED CODE?

LOT OCCUPATIONa. Lot Area not applicable not applicable 5,000 s.f. min. 1,400 s.f. - 20,000 s.f. 1,200 s.f. - 40,000 s.f. 5,000 sf. min

40,000 s.f. max.5,000 sf. min.40,000 s.f. max.

5,000 sf. min.100,000 s.f.max

5,000 sf. min. 5,000 sf. min. 5,000 s.f. min. 5,000 s.f. min. as per abutting zone as per abutting zone

b. Lot Width not applicable not applicable 50 ft. min. 16 ft. min / 50 ft. min. 15 ft. min / 50 ft. min. 50 ft. min. 50 ft. min. 50 ft. min. 100 ft. min. 100 ft. min. 50 ft. min. 50 ft. min. as per abutting zone as per abutting zonec. Lot Coverage not applicable not applicable 50% max 60% max 80% max 80% max 80% max 80% max 80% max 80% max 80% max 90% max as per abutting zone as per abutting zoned. Floor Lot Ratio (FLR) not applicable not applicable not applicable not applicable not applicable 5 8 6 a.12 or b.22 30 not applicable not applicable as per abutting zone as per abutting zonee. Frontage at front setback not applicable not applicable not applicable 50% min. 60% min. 70% min. 70% min. 70% min. 70% min. 70% min. 0% min. None as per abutting zone as per abutting zonef. Open Space Requirements not applicable not applicable 25% lot area min. 15% lot area min. 10% lot area min. 10% lot area min. 10% lot area min. 10% lot area min. 10% lot area min. 10% lot area min. 5% lot area min. 5% lot area min. as per abutting zone as per abutting zoneg. Density not applicable not applicable 18 du/acre max. 36 du/acre max. 65 du/acre max. 150 du /acre * 150 du /acre * 150 du /acre * 150 du /acre * 150 du /acre * 9 du/acre max. None as per abutting zone as per abutting zone

BUILDING SETBACK a. Principal Front not applicable not applicable 20 ft. min. 10 ft.min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. As per abutting zone As per abutting zoneb. Secondary Front not applicable not applicable 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 10 ft. min. 5 ft. min. as per abutting zone as per abutting zonec. Side not applicable not applicable 5 ft. min. 0 ft. min. / 5 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. as per abutting zone as per abutting zoned. Rear not applicable not applicable 20 ft. min. 20 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. as per abutting zone as per abutting zone

OUTBUILDING SETBACK a. Principal Front not applicable not applicable 20 ft. min. (T3 L, O) 30 ft. min. not applicable not applicable not applicable not applicable not applicable not applicable not applicable not applicable as per abutting zone as per abutting zoneb. Secondary Front not applicable not applicable 10 ft. min. 10 ft. min. not applicable not applicable not applicable not applicable not applicable not applicable not applicable not applicable as per abutting zone as per abutting zonec. Side not applicable not applicable 5 ft. min. 0 ft. min. / 5 ft. min. not applicable not applicable not applicable not applicable not applicable not applicable not applicable not applicable as per abutting zone as per abutting zoned. Rear not applicable not applicable 5 ft. min. 5 ft. min. not applicable not applicable not applicable not applicable not applicable not applicable not applicable not applicable as per abutting zone as per abutting zone

PRIVATE FRONTAGESa. Common Lawn not applicable not applicable permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zoneb. Porch & Fence not applicable not applicable permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zonec. Terrace or L.C. not applicable not applicable prohibited permitted prohibited prohibited prohibited prohibited prohibited prohibited permitted permitted as per abutting zone as per abutting zoned. Forecourt not applicable not applicable prohibited permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonee. Stoop not applicable not applicable prohibited permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonef. Shopfront & Awning not applicable not applicable prohibited permitted (T4 L, O) permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zoneg. Gallery not applicable not applicable prohibited prohibited permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zoneh. Arcade not applicable not applicable prohibited prohibited permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zone

BUILDING HEIGHT (stories)a. Principal Building not applicable not applicable 2 max. 3 max. 2 min.

5 max.2 min.8 max.

2 min.12 max.

2 min.24 max.

2 min.36 max.

2 min. 48 max.

none8 max.

none 8 max.

as per abutting zone as per abutting zone

b. Outbuilding not applicable not applicable 2 max. 2 max. not applicable not applicable not applicable not applicable not applicable not applicable not applicable not applicable as per abutting zone as per abutting zonec. Benefit Height Abutting T6, T5 & T4 only

not applicable not applicable not applicable not applicable not applicable 4 max. 8 max. 24 max. 24 max. unlimited 2 max. non applicable as per abutting zone as per abutting zone

PUBLIC FRONTAGESa. HW & RR permitted permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zoneb. BV prohibited prohibited permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonec. SR prohibited prohibited permitted permitted prohibited permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zoned. RS prohibited prohibited permitted permitted prohibited permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonee. SS & AV prohibited prohibited prohibited prohibited permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonef. CS & AV prohibited prohibited prohibited prohibited permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zoneg. Rear Lane permitted permitted permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zoneh. Rear Alley prohibited permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonei. Path permitted permitted permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zonej. Passage prohibited permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zonek. Bicycle Trail permitted permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zonel. Bicycle Lane permitted permitted permitted permitted prohibited prohibited prohibited prohibited prohibited prohibited prohibited prohibited as per abutting zone as per abutting zonel. Bicycle Route permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted permitted as per abutting zone as per abutting zone

R U R A L l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l U R B A N

NATURAL ZONE RURAL ZONE SUB-URBAN ZONE GENERAL URBAN ZONE URBAN CENTER ZONE URBAN CORE ZONES WORK PLACE INDUSTRIAL CIVIC INSTITUTIONAL CIVIC SPACE

T6-8 D1 D2T6-12 T6-24 T6-36 T6-48 CI CST2 T3 T4 T5T1

development standards are “keyed” into the regulating plan

Requirements and guidelines Support for the regulating plan is provided by requirements and guidelines that articulate the details of the planning concepts in the regulating plan. Although the organization will vary somewhat from plan to plan, requirements and guidelines typically fall into the following fi ve categories:

10 ft. min. 10 n. 10 ft. min. 10 ft. min. 10 ft

ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. m0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. min. 0 ft. m

. min. not applicable not applicable not applicable not applicable not applicable not appmin. not applicable not applicable not applicable not applicable not applicable not appliin. / 5 ft. min. not applicable not applicable not applicable not applicable not applicable not applicn. not applicable not applicable not applicable not applicable not applicable not applica

d prohibited prohibited prohibited prohibited prohibited prohibitedprohibited prohibited prohibited prohibited prohibited prohibitedprohibited prohibited prohibited prohibited prohibited prohibitedpermitted permitted permitted permitted permittedpermitted permitted permitted permitted

4 L, O) permitted permitted permipermitted

DEVELOPMENT STANDARDS TABLE

SPECIFIC DESIGN STANDARDS ARE “KEYED”

INTO THE REGULATING PLAN (SHOWN

BENEATH THE PLAN AND SECTION VIEWS OF

THAT ZONE). MIAMI 21 DRAFT FORM-BASED

CODE.

PLAN VIEW

SECTION VIEW

CITY

OF

MIA

MI,

FL/D

UAN

Y PL

ATER

-ZYB

ERK

AND

COM

PAN

Y

✓ Regulating Plan (similar to a zoning code)

✓ Development Standards, usually in a table

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Building off of Woodland District Strategic Plan

✓ Place types

✓ Street types

56 Lacey Woodland District Strategic Plan | July 25, 2013

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Regional Destination

Retail/Entertainment

Destination

Retail/Mixed-Use

Retail

Mixed-Use

Transit/

Mixed-Use

Urban

Neighborhood

Edge

Retail

Edge

Retail

SPSCC

Huntamer

Park

Figure 13. Future Place Types

Trail

Greenbelt/Park

SPS Community College

Transit/Mixed Use

Retail/Mixed Use


Destination Retail/Mixed Use

Edge Retail

Urban Neighborhood

0 200 400

Feet


Future Trail

Recommendations

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Subheading

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49July 25, 2013 | Lacey Woodland District Strategic Plan

T

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South

Sound

Center

Revised

Fred

Meyer

Huntamer

Park

St. Martin’s

University

City

Hall

Figure 11. Future Street Types

0 200 400

Feet


PRIVATE STREETS

Private Entry, Sidewalk on Two Sides

Private, On-Street Parking

Private Retail Access, Sidewalk on One Side

Private Access

Loading/Freight

Primary Bicycle Streets

Pedestrian Corridor �2O\PSLD�WR�0DLQ�6W�

PUBLIC STREETS

Sleater-Kinney Rd SE

Main St

3DFL¿F�$YHQXH�6(

Collector

College Street SE

Neighborhood St

Transit St

Walkway/ Alleyway

Greenbelt/Park

TTransit Center

Future Public Gathering Space

Trail Future Trail

OTHER

Recommendations

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Street Types

Land Use Bylaw & Form Based Code

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65

S C A P E F RO N TAG E T Y P E S

9.11 | FRANKLIN AVENUE RE-URBANIZATION DEVELOPMENT STANDARDS

llowing

the building must ., 0 ft maximum streets, the

oth street

easure a

to top of parapet

minimum of 40’ the ground Áoor.

be provided for tage and must

of 5’ and a

m of 8’ and a the sidewalk.

either be covered g recessed ssed entry

ont facade a

nated “Required n map, the atings for

must be provided street-facing

must face the if housing a iness hours.

R-O-WPRIVATE LOT

BU

ILD–TO

LINE

PRO

PERTY LIN

E

h

a

b

d

f

c

g

e

Minimum building height

Awning / canopy clearance

Awning / canopy depth

Awning / canopy projection over sidewalk

Ground Áoor minimum height Entry recess

Primary entry Ground Áoor depth

a

e f

b

ff

cd

g

REGIONAL MUNICIPALITY OF WOOD BUFFALO CITY CENTRE FORM BASED CODE | 6 FEBRUARY 201266 DRAFT

C. Forecourt Building FrontageForecourts shall conform to the following standards:

1. Courtyard Setback: The courtyard portion of a Forecourt shall be set back from the Primary Street Frontage (and Secondary Street Frontage) property line/primary building facade a minimum of 10’ and a maximum of 30’. The courtyard portion of a Forecourt shall not be covered. Courtyards shall be landscaped and/or hardscaped.

��Courtyard Length: The courtyard portion of a Forecourt shall span a minimum of 20’ along the Primary Street Frontage facade and shall comprise no more than 50% of the Primary Street building frontage. Courtyards may also span a minimum of 20’ along the Secondary Street Frontage facade and shall comprise no more than 50% of the overall Secondary Street building frontage.

��Forecourt Frontage: The Forecourt frontage shall incorporate the Linear Frontage type for building faces on the Primary and Secondary Street Frontages that are not part of the courtyard.

��Ground Áoor height: The ground Áoor must measure a minimum of 15 feet, Áoor-to-ceiling. If constructed in areas designated “Required Retail Opportunity Zone” on the Frontage Types Regulating Plan, construction of the ground Áoor shall meet Àre ratings for commercial uses.

��Minimum building height: 20 feet (measured to top of parapet or roof).

��Windows: Transparent windows must be provided along at least 50% of the courtyard-facing ground Áoor facade area. See “Linear Frontage” for window requirements for the remainder of the facade.

��Primary Entry Doors: Primary building entries must face the street and/or the courtyard, be a minimum 40 % transparent, and, if housing a business, remain unlocked during regular business hours.

�� Fences: Fences and walls with pedestrian openings are permitted within the courtyard setback but may be no greater than 36” in height and must be a minimum of 20% transparent. Fences used to screen parking areas shall follow the Surface Parking Screening Options standards.

��Parking: Parking is not allowed in the courtyard portion of a Forecourt; nor is parking allowed between the building and the street.

9 .11. 5 B U I L D I N G A N D L A N D S C A P E F RO N TAG E T Y P E S

R-O-WPRIVATE LOT

UILD

–TO LIN

E

OPER

TY LINE

e

a

bc

d

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Text not updated


Ground Áoor minimum height

Forecourt setback

Forecourt length

Primary entry

a

e

bcd

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67DRAFT



Porch/Stoop/Terrace FrontagePorch/Stoop/Terrace Frontages shall conform to the following standards:

��Street-Facing Setback: The building shall be set back a minimum of 1.5 metres and a maximum of 4.5 metres from the Build To Line. The entry Threshold, including a roof over the Threshold, and steps to the Threshold may extend up to the Build To Line.

��Threshold Dimensions: The entry Threshold (such as a porch, stoop, terrace, patio, or light court) shall conform with the following minimum standards (note: dimensions may vary from the standards below to accommodate wheelchair ramps if necessary):

� D��Minimum of 1.5 metre depth (clear) from building facade to front of Threshold.

� E��Minimum 1.8 metre width (clear) along the building façade.

� F��The Threshold height shall be a no more than 1.8 metres above grade. An additional Threshold may be provided to access a lower level and shall be no more than 1.5 metres below grade.

� G��The Threshold shall cover an area of no more than 14 square metres per building entry.

� H��The entry Threshold may be covered by a roof no larger than the Threshold itself.

��Minimum building height: 20 feet (measured to top of parapet or roof).

��Primary Entry Doors: In order to provide adequate “eyes” on the street, ground Áoor residential uses shall provide individual building entries to individual residential units. Building entries shall face the street and be a minimum 10% transparent.

��Windows: Transparent windows shall be provided along at least 20% of the street-facing facade area. Windows shall be vertically oriented. Vertical windows may be grouped together to create square or horizontally-oriented rectangular windows.

�� Fences: Fences are permitted within the Primary Frontage Setback and Secondary Frontage Setback but shall be no greater than 9 metres in height and shall be a minimum of 50% transparent.

�� Landscaping: Landscaping shallt be provided in the Primary Frontage Setback and Secondary Frontage Setback. Hardscaping is permitted only to provide access to the Threshold; all other areas shall be planted.

��Parking: Parking shall not be permitted in between the building and the street.

property line/ easement line

private lotpublic r-o-w or Internal

Circulation Street easement

Street

b

c

c

e

f

d

i

h

h

h

Stre

et

bc

a

R-O-WPRIVATE LOT STREET

BU

ILD–TO

LINE

PRO

PERTY LIN

E


Setback from Build To Line

Threshold depth

Threshold height above grade

Additional threshold depth below grade

Threshold width

Threshold area

Primary entry

a

e

b

fff

c

h

d

g

Text not updated

REGIONAL MUNICIPALITY OF WOOD BUFFALO CITY CENTRE FORM BASED CODE | 6 FEBRUARY 201270 DRAFTDOWNTOWN REGULATING PLAN AREA

Landscape Building FrontageLandscape Building Frontages shall conform to the following standards:

��Street Frontage Setback: The front facade of the building must be set back from the street-facing property line a minimum of 3 metres and a maximum of 4.5 metres.

��Ground Áoor height: The ground Áoor shall measure a minimum of 4.5 metres, Áoor-to-ceiling. If constructed in areas designated “Required Retail Opportunity Zone,” construction of the ground Áoor shall meet Àre ratings for commercial uses.

��Minimum building height: 6 metres (measured to top of parapet or roof).

��Minimum building depth: Buildings must be a minimum of 32 metres deep in order to accommodate retail uses on the ground Áoor.

��Building Entrances: Building entrances must either be covered by an awning or canopy or be covered by being recessed behind the front building facade. If an awning or canopy is provided, it must provide a minimum vertical clearance of 2.5 metres and a maximum clearance of 4.5 metres. If only a recessed entry is provided, it must be recessed behind the front facade a minimum of 1 metre and a maximum of 1.8 metres.

��Ground Áoor construction type: In areas designated “Required Retail Opportunity Area” on the Regulating Plan map, the ground Áoor construction type shall meet Àre ratings for commercial buildings.

��Windows: Transparent ground Áoor windows must be provided along a minimum of 60% of the ground Áoor, street-facing facade area.

��Primary Entry Doors: All buildings must provide at least one building entrance that faces the street and is directly connected to the public sidewalk via a sidewalk measuring a minimum of 1.8 metres wide. Building entrances must be a minimum 40% transparent, and must remain unlocked during regular business hours.

��Service and Utility Equipment: Building service and utility equipment and outdoor storage of garbage and/or recycling is not permitted along the street-facing building facade or within the required setback area.


R-O-W

BU

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LINE

PRO

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PRIVATE LOT

d

c

a b

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Text not updated

Maximum building height



Primary entry

abcd

43DRAFT 9.10 | DOWNTOWN DEVELOPMENT STANDARDS

9 .10 . 5 B U I L D I N G A N D L A N D S C A P E F RO N TAG E T Y P E S

R-O-WPRIVATE LOT

BU

ILD–TO

LINE

PRO

PERTY LIN

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Maximum podium height

Awning / canopy height



Ground Áoor height

Entry recess

Primary entry

a

e

b

fff

cd

g

)LJXUH��3RGLXP�)RUHFRXUW

45DRAFT

R-O-WPRIVATE LOT

BU

ILD–TO

LINE

PRO

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9.10 | DOWNTOWN DEVELOPMENT STANDARDS




Threshold depth

Threshold height above grade

Additional threshold depth below grade

Threshold width

Threshold area

Primary entry

a

e

b

fff

c

h

d

g

)LJXUH��3RGLXP�3RUFK�6WRRS�7HUUDFH�)URQWDJH



R-O-WPRIVATE LOT

BU

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E

h

a

b

e

d

c

g

e



Awning / canopy depth



Entry recess

Ground Áoor minimum depth

a

e

b

fff

cd

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f

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73DRAFT



Setback Landscape Frontage

Landscape Setback Frontages shall conform to the following standards:

��Along all public or private street-facing frontages, surface parking shall be set back a minimum of 3 metres behind the property line/easement line.

��The parking area shall be screened with a continuous row of hedges or shrubs immediately adjacent to the parking area, except where there is a driveway. The shrubs shall be a minimum of 0.9 metres high and must be mostly opaque year round.

��In addition to the required shrubs, one large tree is required along all public or private street-facing frontages. The shrubs/hedge shall be interrupted with a gap of up to 0.6 metres wide in order to accommodate trees.

��Grass or ground cover plants must fully cover the remainder of the landscaped area between the parking area and the sidewalk.

��A 0.9 metre high masonry wall may be substituted for the shrubs but the trees and groundcover plants are still required.

��Openings in the Setback screening are allowed for pedestrian pathways, sidewalks, plazas, and driveways.

Maximum setback from Build To Line

Minimum shrub/hedge height

Minimum tree spacing

abc

BU

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LINE

PRO

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R-O-WPRIVATE LOT

c

b

a

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R-O-WPRIVATE LOT

BU

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E

g

a

b

d

f

ce


Awning / canopy height



Ground Áoor height

Entry recess

Primary entry

a

e

b

fff

cd

g

)LJXUH��3RGLXP�/LQHDU�)URQWDJH

Frontage Types

Land Use Bylaw & Form Based Code

Street and Frontage Types: examples

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Integrate the new FBC with the current code

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FBC IMPLEMENTATION OPTIONS FORM-BASED CODES MAY BE MANDATORY, OPTIONAL, OR MAY BE CREATED AS “FLOATING” ZONES.

FBC implementation options

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Charrette Schedule and Roles

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Urbsworks, Inc | Portland Oregon 97239 USA | 503 827 4155 | www.urbsworks.com!

Monday March 23 Tuesday March 24 Wednesday March 25 Thursday March 26

Day One Day Two Day Three Day Four

Focus of the day’s

work

FBC 101 Woodland District Hybrid FBC

goals and objectives Proposed FBC components

Preliminary Woodland District Hybrid FBC alternatives

Integrate feedback from hands- on workshop

Develop preferred alternative Develop Hybrid FBC

components Develop FBC Integration

Strategies

Preferred alternatives Draft FBC Components

Refined FBC Integration Strategies

8 am

Site tour with stakeholders Set up Charrette studio

Document and synthesize previous evening event feedback Internal design team meetings

Meet with stakeholders (drop-in or by appointment) Test FBC options with City staff

9 am

10 am

11 am

12 am - Lunch

1 pm Internal design team meetings Meet with stakeholders (drop-in or by appointment)

Prepare for evening events Test FBC options with City staff

2 pm

3 pm

4 pm - Dinner

5 pm

5:30-7:30PM Public Kick-off Meeting

Hands-on Workshop

5:30-7:30PM Open House

5:30-7:30 Technical Meeting 3

5:30-7:00 Public Presentation 6 pm

7 pm (City Council Meeting)

Public events

✓ Hands-on Workshops

✓ Open House

✓ Drop-in discussions with the Charrette Team

✓ Final Presentation and Workshop

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Technical meetings

✓ Staff

✓ Technical Team

✓ Individual property and business owners, other stakeholders

✓ Elected officials

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Internal design sessions

✓ Design is at the center

✓ Listen and feedback what we’ve heard

✓ Articulate the vision in words, pictures and numbers

✓ Test policy, 3D model of proposed regulations, development proposals in context

It’s about creating a place people love, and

a regulatory system that gets everyone to yes sooner

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Page 1 of 2

PLANNING COMMISSION STAFF REPORT February 17, 2015

SUBJECT: Land Use Element—Visioning Discussion Continued ________________________________________________________________________ RECOMMENDATION: Continue the discussion started at the January 20th worksession, in

preparation for the joint meeting with the City Council on February 19th, by reviewing proposed draft goals and policies related to future city and UGA growth patterns and expectations.

TO: Lacey Planning Commission STAFF CONTACTS: Rick Walk, Director of Community Development

Ryan Andrews, Planning Manager

Christy Osborn, Associate Planner ATTACHMENT(S): 1. Urban Area Septic Analysis Map—Surface Water 2. Urban Area Septic Analysis Map—Ground Water 3. Urban Area Septic Analysis Map—Surface Water and Density PRIOR COUNCIL/ COMMISSION/ COMMITTEE REVIEW: The Planning Commission has held several work sessions throughout

the update of the land use element and the Envision Lacey process with the most recent being the January 20th Planning Commission briefing.

BACKGROUND: At a worksession on January 20th, the Planning Commission was briefed on the Regional Septic Summit by Peter Brooks. At the briefing, the Planning Commission discussed the issues associated with the proliferation of septic systems located in the unincorporated urban growth area. Several maps from Peter’s presentation have been included so that you can review them in more detail. Essentially, what the maps show is that the Lacey Urban Growth Area is one of the highest areas of concern related to potential surface and ground water pollution in Thurston County. This is largely because of the age of the septic systems, the density of the development, and the well-draining soil types in these areas. While this topic is an issue that affects growth patterns in the UGA, septic conversions are not the only issue that faces the future development of the Urban Growth Area. As discussed at the January 20th meeting, the other issues include the large amount of vested single-family residential projects, available land resources, critical areas (wetlands, streams, Oregon white


Page 2 of 2

oak, and protection of groundwater resources), availability of utility services, few commercial areas or areas of employment, and efficiency of transit service. This discussion was a springboard into the topic of how these issues might affect future planning efforts within the city limits. Specifically, to ensure that the development within the city limits continues under the densities that are needed to accommodate growth without being pushed to the easier to develop properties in the UGA. With the upcoming joint City Council/Planning Commission meeting scheduled for February 19th, staff asked a series of key questions to help frame the issues, including:

1. In order to ensure that the development within the city limits continues under the densities that are needed to accommodate growth without being pushed to the easier to develop properties in the UGA, should the UGA become a holding area? In other words, should the UGA be put under development limitations until the city limits are adequately densified?

2. Have the patterns of development in the UGA already been determined? 3. If annexations are pursued, how would properties be brought into the city limits

from the UGA? Would the City require properties served by city sewer to annex? At the briefing on February 17th, staff will present for review draft goals and policies based on addressing these key questions. The Planning Commission will review the goals and policies to consider presenting them to the City Council at the joint meeting. RECOMMENDATION: The Planning Commission will discuss and consider draft goals and policies related to the vision of the future development of the city and unincorporated urban growth area in preparation for this discussion topic at the joint meeting on February 19th.

SUNWOOD

GOOSE

POND

LAKE

LAKE

GOOSE

LOIS

LAKE

LAKE

LAKESETCHFIELD

BIGELOWLOUISE

LAKE

LAKE

MCA

LLIS

TER

CREEK

MCALLISTER

CR

EE

K

CREEK

KEN

WO

OD

LAND

WO

OD

LAN

D

MCALLISTER

LITTLE

SPRINGS

HEWITT

SUSAN

DITC

H

DITCH

EATON

CREEK

BLOOMDITCH

CREE

K

CREEK

DITCH

CREEK

SALMON

RAYMOND

HOPKINS

CHAMBERS

CHAM

BERS

SPURGEON

LAKESHEEHAN

LAKE

LAKE

LAKE

LAKE LAKELAKE SOUTHWICKLAKE SMITH

LAKE

LAKE

TEMPOLAKE

CLEARWOOD

TRAILSEND

MUNN

TROSPERLAKE

BARNES

WARD

SUNSETBEACH

CAPITOLLAKE

LAKE

CAPITOL

HEAD

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NISQUALLY

PRIEST

SHOAL

COVE

BUTLERCOVE

BUSHOOWAH-AHLEE

FLAPJACK

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POINT

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COVE

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Thurs ton County makes every effort to ensure that this map is a true and accurate representation of the work of County government. However, the County and all related personnel make no warranty, expressed or implied, regarding the accuracy, completeness or convenience of any information disc losed on this map. Nor does the County accept liability for any damage or injury caused by the use of this map. To the fullest extent permissible pursuant to applicable law, Thurston County disclaims all warranties, express or implied, including, but not limited to, implied warrant ies of merchant ability, data f itness for a part icular purpose, and non -infringements of proprietary rights. Under no circumstances, including, but not limited to, negligence, shall Thurston County be liable for any direct, indirect, incidental, special or consequential damages that result from the use of, or the inability to use, Thurston County materials .

0 0.5 10.25

Miles N

Map Created by kah on 4/4/2014

Urban Area Septic System AnalysisSurface Water Risk Categories - NeighborhoodsSurface Water & Density Overall Score

No Septic Parcels Reported

1 - Low Density

2 - Low + 1 Risk Category OR Medium

3 - Low + 2 Risk Categories OR Medium + 1 Risk Category OR High

4 - Medium + 2 Risk Categories OR High + 1 Risk Category OR Very High

5 - High + 2 Risk Categories OR Very High + 1 Risk Category

6 - Very High + 2 Risk CategoriesSurface Water Criteria Proximity to Water defined as - Within 100 feet of lake, stream, wetland, or mapped stormwater drainage feature connected to surface water Soils Criteria - Soil hydrologic groups C and D (Impermeable soils) Soil hydrologic groups A&B with water table less than 6 feet below surface

City Boundary

Neighborhood Density Calculation Method 1. Identified parcel served by septic systems based on city and county data and inventories. 2. Assigned number of residential units or equivalent residential units (ERUs) to each septic parcel based on land use codes (single family, commercial, multi-family) and county permit records. For non-residential parcels, an ERU is defined as 450 gallons per day of sewage. 3. Grouped individual parcels into neighborhoods based on subdivision plats and phases of subdivisions, or lots in an area with similarcharacteristics 4. Used total number of ERUs within a neighborhood divided by total acres within the neighborhood to calculate density , as ERUs/acre. 5. Assigned each neighborhood a density score of 1 through 4, based on the calculated ERUs per acre.

SUNWOOD

GOOSE

POND

LAKE

LAKE

GOOSE

LOIS

LAKE

LAKE

LAKESETCHFIELD

BIGELOWLOUISE

LAKE

LAKE

MCA

LLIS

TER

CREEK

MCALLISTER

CR

EE

K

CREEK

KEN

WO

OD

LAND

WO

OD

LAN

D

MCALLISTER

LITTLE

SPRINGS

HEWITT

SUSAN

DITC

H

DITCH

EATON

CREEK

BLOOMDITCH

CREE

K

CREEK

DITCH

CREEK

SALMON

RAYMOND

HOPKINS

CHAMBERS

CHAM

BERS

SPURGEON

LAKESHEEHAN

LAKE

LAKE

LAKE


LAKE

LAKE

TEMPOLAKE

CLEARWOOD

TRAILSEND

MUNN

TROSPERLAKE

BARNES

WARD

SUNSETBEACH

CAPITOLLAKE

LAKE

CAPITOL

HEAD

LUHRBEACH

NISQUALLY

PRIEST

SHOAL

COVE

BUTLERCOVE

BUSHOOWAH-AHLEE

FLAPJACK

GULL

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POINT

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COVE

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POINT

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COVE

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BAY

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CREE

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SHE

LDO

N

SWCREEKWOOD

RAINIER

CASE

STED

MAN

113TH AVE McCORKLE

113TH M

OR

RIS

ON

RID

GE

CE

DA

R

AVE

SE

HWY


0 0.5 10.25

Miles N


Urban Area Septic System AnalysisGroundwater Risk Categories - NeighborhoodsGroundwater & Density Overall Score

No Septic Parcels Reported

1 - Low Density

2 - Low + 1 Risk Category OR Medium

3 - Low + 2 Risk Categories OR Medium + 1 Risk Category OR High

4 - Medium + 2 Risk Categories OR High + 1 Risk Category OR Very High


6 - Very High + 2 Risk CategoriesGroundwater Criteria Wellhead Protection Area - For Group A and B public water systems (data source WDOH) or public water system wells with100 foot buffer wellhead (data source Thurston County) representations.Soils Criteria - Soil hydrologic group A (Porous soils) Soil hydrologic group B with water table deeper than 6 feet

Urban Growth Area City Boundary


SUNWOOD

GOOSE

POND

LAKE

LAKE

GOOSE

LOIS

LAKE

LAKE

LAKESETCHFIELD

BIGELOWLOUISE

LAKE

LAKE

MCA

LLIS

TER

CREEK

MCALLISTER

CR

EE

K

CREEK

KEN

WO

OD

LAND

WO

OD

LAN

D

MCALLISTER

LITTLE

SPRINGS

HEWITT

SUSAN

DITC

H

DITCH

EATON

CREEK

BLOOMDITCH

CREE

K

CREEK

DITCH

CREEK

SALMON

RAYMOND

HOPKINS

CHAMBERS

CHAM

BERS

SPURGEON

LAKESHEEHAN

LAKE

LAKE

LAKE


LAKE

LAKE

TEMPOLAKE

CLEARWOOD

TRAILSEND

MUNN

TROSPERLAKE

BARNES

WARD

SUNSETBEACH

CAPITOLLAKE

LAKE

CAPITOL

HEAD

LUHRBEACH

NISQUALLY

PRIEST

SHOAL

COVE

BUTLERCOVE

BUSHOOWAH-AHLEE

FLAPJACK

GULL

ELLIS

BEACH

POINT

COVE

COVE

ELIZAN

WOODARD

COUNTRYSIDE

OLYMPIA

POINT

POINT

BEACH

SHELL

COVE

TYKLE

FRYE

BAY

HARBOR

COVE

POINT

SUNRISEBEACH

MCLANE

CREE

KSPIT

BEACH

YOUNGGREEN

MADRONA

LONG

DESCHU

TES

RIV

ER

RIV

ER

BLACK

LAKE

PATTISON

LONG

LAKELAKE

LAKE

PATTISON

HICKS

LAKE

BLAC

K

LAKE

SANDYPOINT

NISQUALLY FLATS

BAY

MU

D

BUD

DELD

INLET

INLE

T

NISQUALLY REACH

SAINT

LAKE SAINT

LAKE

CLAIR

CLAIR

BOSTO

N JOH

NS

ON

BUDD

69TH LIB

BY

70TH

ZAN

GLE

66TH KELL

OG

G

68THHARBOR

67TH 67THKLE

IN

WHITHAM

MA

RV

IN

YOU

NG

DIA

NN

67THAVE66TH64TH

RDELIZ

AN

64TH 65THRD 66TH

SANDYMU

RR

AY

RD

NE


OA

RD

MA

N

SNUG


UNG

MIL

LER

59TH WOODARD

DR

RD

SWAY

NE

BEA

CH

VIE

W

61STCR

ES

T

NE

NE


ILL

56TH AVE NE54TH PUG

ET

RD

55TH 56TH AVE

RD


LOOP 54TH

IND

IAN

PUGET

CU

SH

MA

N

BLISS BEACH

MERCANTILE RD

RD

ISLA

ND

POIN

T

HE

IGH

TS L

N

RD

BEAC

H

NE

RD

51STBEV

ER

LY D

R


LL

48TH46THWO

OD

WAYLEM

ON

FOXT R A

IL

SHIN

CK

E

46TH AVERD46TH44TH

GRAVELLY

46TH

STE

AM

BO

AT

BEACH

43RD

RD

KIN

NE

Y

44THHARBO

R

JOH

NS

ON

41ST NE

JOH

N

HA

LL

LUH

R

POIN

T

LIB

BY

SUNSET

BIS

CAY

39TH FOX

SUNRISE RD

BEACH40TH39TH NELE

MO

N R

D N

E

HAWKS PRAIRIE

38TH RD

36TH AVE36TH BA

KE

R A

ME

S

AVE RD

BCH

BOS

TON

NW

.

36TH AVE. NE

MA

RV

IN

35TH

ME

RID

IAN

SUNSET DR

COUN

TRY

CLUB

RD

GR

OV

E

HA

RB

OR

33RD AVEMADRONA

OV

ER

HU

LSE

FRENCH

RD

TOLMIEFLORA

RD

CO

OP

ER

DRIFTWOODSIMM

ON

S

BAY

RD NW VISTA SLE

ATE

R

31STDR


WIS


MARVIN


Y

ASPINWALL

RD GLADE

GU

LL

FRIE

ND

LY

LILL

Y R

D

26TH

BAY

SOUTH

27THJORG

ENSO

N

26TH AVE26TH AVE C

AR

PE

NTE

R


HO

GU

M


CT

GR

OV

E

20TH BETH

EL

LIS

TER

EVER

GR

EEN

EXITBRENNER OV

ER

HU

LSE

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T

20TH

111MILLER OFF

18TH 18TH ABE

RN

ATH

Y


ETT

4THPOIN

T

KAIS

ER

INTERSTATE

CU

T

HOUSTON

RD

14TH LINDELL CO

NIN

E

AVE 15TH JUD

D

MIX

RD

15TH WAYWO

OD

LAN

D C

RE

EK

11TH WE

ST

KUHLMAN

HARTMAN

AVE11TH 12TH

CO

OP

ER

10THBAY

3RD55TH RD

MARTIN

NIS

QU

ALL

Y

DU

TER

RO

W

6TH AVE6TH

LILL

Y

7THWIL

SO

N

NE

.

8TH2ND DIV

ISIO

N

DR

.

INTERSTA

TE

CA

RP

EN

TER

EMC

KENZIE

WAY2ND RDST.

BAY RD RD

.


EN

SIG

N

DURGINDE

VO

E

EXIT101SU MA

RV

IN

MC

PH

EE

EXIT 109PATT

ISO

N

7TH STEILACOOM

BLVD.

RD

VALL

EY

APP

LE

107EXIT PA

CIFI

C

RD PL

UM

108 6TH

RD

UNION

KIN

WO

OD

DAVID

LK.

KIN

NE

Y

PACIFICCO

LLE

GE

SW WAY

BLACK

15THDELPHI

PACIFICDAYTON

5 RD

.

INTERSTATE

PACIFICEXIT 14TH

OLD


NE

S R

D

14THU HWYS CA

PIT

OL

CLU

B

RESER

VATION

RD

.

101 ST.

22NDEXIT SLE

ATE

R

BLVD

GO

LF


N

22NDHO

FFM

AN

MAYES

BLV

D

CA

IN

LAKE

25TH

RD

RD

EXIT32ND R

D

104 CA

RP

EN

TER

JOH

NSO

N

NORTH MORSEMU

SS

ER

MERRIMANEXIT

BLAC

K

103RW

WIG

GIN

S

RD


OLD

SB

Y

SAPPST40THBO

ULE

VAR

D

SOUTH ST. IAN

BUSH

IDMTN

45TH43RD MER

BLVD

INDIAN SUMMER

45TH SEDENT

THO

RN

TON

49TH RU

RA

L

SHIR

E

YELMMULLEN

LAKE

SW 52ND CO

LLE

GE

YORK

46TH

MA

RV

IN


D

102

BLAC

K

RU

MA

C

RD

.


GY


D

TR

OON

LN

62ND RIC

H

RU

DD

ELL

BLA

CK

LK

BE

LMO

RE

KIRSOPRD FAIR

TODTK

ARLE

HE

ND

ER

SO

N

NE

LS


YELM CLA

IR D

R

DELPHI


TERS

TATE

KINNEY

REH

KLAU

69TH HWY66TH AVE SE

70TH AVE RICH

67THRD ST LK S

T

BRITFAIR

VIE

W

71ST PRESTWIC K LN

BLV

D

LN YELM

PRINE


G

SUMMERHILL

THO

RN

-

74THCT RD

AVE SE

EXIT78TH AVE RIX

IE

HENDERSON

DR DURELL

ST.

76TH

101 JOHNSON

OLD


78THOSBORNE

81ST RD ME

RID

IAN

79TH AVE. 79THCE

NTE

R

STONE NO

RM

AN

DY


SE

HWY

80TH81ST VON

AVE83RD R

DDIAGONAL

RD

AYE

R S

T

ST CR

EEK


ON

DO

85TH 84TH

GREENSKI V

IE L

N

HIL

L D

R

83RD AVE CH

ES

TNU

T

85TH FIRAVE ME

RID

IAN

LN TREE

DR

.

LITTLE

ROCK

88TH AVE

RDARM

STR

ON

G

BUR

NS

88TH 87THAVE

DE

FIA

NC

E

TROWBRIDGE99 GR EEN

CA

BO

T

MA

RIE

RD

90TH LN KIM

MIE

RD

SW


ST VALL

EY


EQU

OS

LN

RIC

H

SPUR

GEO

N

SHE

LDO

N

LATI

GO

TUC

KE

R R

D

EXIT93RD

99 SRD

SW

CR

ETE

HA

RT

IND

DR

LATH

RO

P

STEDMAN RDBENTSWBLO

MB

ER

G

ARROW POOLE

NU

NN

ST

NU

NN

101ST AVE100TH

101STJON

ES

RD

RD

104TH AVE

RD

103RDCUMBERLAND

107TH AVE

LAK

E

CARNEYRD

TILL

EY

SHE

LDO

N

SWCREEKWOOD

RAINIER

CASE

STED

MAN

113TH AVE McCORKLE

113TH M

OR

RIS

ON

RID

GE

CE

DA

R

AVE

SE

HWY


0 0.5 10.25

Miles N


Urban Area Septic System AnalysisHigh Risk Surface Water - NeighborhoodsSurface Water & Density Overall Score


6 - Very High + 2 Risk Categories

High Risk Groundwater - NeighborhoodsGroundwater & Density Overall Score


6 - Very High + 2 Risk Categories

Groundwater Criteria Wellhead Protection Area - For Group A and B public water systems (data source WDOH) or public water system wells with100 foot buffer wellhead (data source Thurston County) representations.Soils Criteria - Soil hydrologic group A (Porous soils) Soil hydrologic group B with water table deeper than 6 feet

Surface Water Criteria Proximity to Water defined as - Within 100 feet of lake, stream, wetland, or mapped stormwater drainage feature connected to surface water Soils Criteria - Soil hydrologic groups C and D (Impermeable soils) Soil hydrologic groups A and B with water table less than 6 feet below surface

Urban Growth Area City Boundary


agenda lacey planning commission meeting tuesday, … · 2017. 10. 23. · agenda lacey planning...

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