Volume 2: Draft Gorst Planned Action Environmental Impact Statement

GORST PLANNED ACTION EIS | AFFECTED ENVIRONMENT, SIGNIFICANT IMPACTS, AND MITIGATION MEASURESProperties occupied by nonconforming uses (e.g. single family in Alternative 1 commercial zones) would eventuallybe redeveloped in a manner consistent with adopted zoning. The precise mix of land uses and intensity ofdevelopment would vary by alternative, as described in the following impact analysis sections.New development and redevelopment within the Gorst UGA would also entail the eventual modification ordemolition of some existing structures, as well as the construction of new buildings. These construction activitieswould have the potential to cause temporary impacts to neighboring properties during the period of activeconstruction. These temporary construction-related impacts would result from increased levels of noise, fugitivedust, and vehicle traffic. Dust is addressed in Section 3.3 Air Quality, noise impacts are analyzed in Section 3.5Noise, and traffic impacts are discussed in detail in Section 3.11 Transportation.Alternative 1Land Use PatternsUnder the No Action Alternative, the Gorst Watershed Plan would not be adopted, and a planned action would notbe adopted for the Gorst UGA. New stormwater regulations and LID standards would not be adopted in the GorstCreek watershed, and existing comprehensive plan land use designations and zoning regulations for the Gorst UGAwould remain in effect. Land use patterns in the Gorst UGA are therefore anticipated to remain similar to existingconditions, though some residential parcels that are designated and zoned for commercial use may redevelop inthe future, thereby shifting the land use mix away from residential development and toward more commercialuses. (See Figure 2-4 Gorst UGA Land Use: Alternative 1 – Kitsap County No Action in Section 2.5 StudyAlternatives.) Undeveloped land within commercial zones would also be developed over time, extending this useto greater portions of land along highways and towards the current residential neighborhoods (e.g. West Belfair).Land Use CompatibilityUnder the No Action Alternative, existing comprehensive plan land use designations and zoning regulations wouldguide development in the Gorst UGA. The current development standards for building height, setbacks, andallowed uses would remain in effect. The overall low rise suburban character of development in the Gorst UGAwould remain similar to existing conditions, particularly along state highways. Because residential uses areprevalent in portions of the Gorst UGA zoned for commercial development, some localized incompatibilities mayoccur as infill development of vacant parcels and redevelopment of individual residential properties occurs.Localized incompatibilities may also occur surrounding the existing mine, where approximately 11 acres zoned forresidential use are located adjacent to industrial zoning.Alternative 2Land Use PatternsUnder Alternative 2 (Gorst is a well-designed regional commercial center), the Gorst Watershed Plan would beadopted, and new low-impact development and stormwater standards would be applied throughout thewatershed, though no significant changes to land use patterns are anticipated outside the Gorst UGA. Within theGorst UGA, new land use designations and associated zoning would be applied as shown in Figure 2-6 Gorst UGALand Use: Alternative 2. Under Alternative 2, the land use pattern in the Gorst UGA would transition over time toinclude substantially less industrial property than currently exists in the area. The existing mine site, which is thelargest industrial property in the UGA, would be reclaimed and redeveloped for Medium-Density Residentialdevelopment, and the application of the Commercial Corridor designation to the central portion of the UGA wouldultimately result in the redevelopment of most of these industrial properties for commercial use. Though the areaswaterward of SR 3 and SR 16 along Sinclair Inlet would not be included in the planned action, new land usedesignations and zoning would take effect, causing the existing industrial uses in this portion of the UGA toeventually redevelop as commercial uses or open space as dictated by the subarea plan.Draft | June 2013 3-107