Volume 2: Draft Gorst Planned Action Environmental Impact Statement

GORST PLANNED ACTION EIS | AFFECTED ENVIRONMENT, SIGNIFICANT IMPACTS, AND MITIGATION MEASURESThe additional residents and employees in Gorst would increase the need for infrastructure, open space, andamenities, especially at the mine site. To make the mine site an attractive location for significant residentialdevelopment the site would benefit from attractive community design, access to more park and recreationfacilities, and taking advantage of scenic views for those who would live there.These changes would likely change the character of the local economy by adding some smaller scale businessesthat support the new residents as well as the potential for larger scale and/or more intensive businesses, whichcould displace some of the existing businesses and uses with highway access.Alternative 3Alternative 3 (Gorst becomes a complete community) assumes the most population growth, and the smallestamount of employment growth. This alternative would change the land use designations and zoning to allow amixture uses not currently allowed. Along the waterfront a lower intensity commercial land use pattern developswith smaller impervious footprints interspersed by trails, parks, and reclaimed shoreline habitat. Central Gorstallows more intensive regional commercial, office, hotel, and mixed use residential developments. Highwayorienteduses would be less likely, especially along the Sinclair Inlet waterfront because of the zoning changes.Most of the population and housing growth is accommodated by the redevelopment of the mine site, which wouldalso allow small scale retail uses on the site to serve the local population.The additional residential growth, the allowance of more types and intensity of commercial uses throughout theUGA, and better access to open space and recreational facilities could make area more attractive for more types ofcommercial uses. This may lead to the establishment of new businesses and business types that do not currentlyexist in the area. The addition of almost 1,100 residents would likely increase the demand for small scale retailuses, especially convenience items and food services. In addition, better access to opens space and recreation, abetter connection to the waterfront, and the associated view add value to these sites, which make them moreattractive certain commercial and recreational uses. The broader range of uses allowed may also attract businessesthat currently cannot locate in the community, but the accessibility the area has to south Kitsap County. As aresult, these businesses would likely be willing to pay more in rent to be located by them then many of the currentbusinesses, which could lead to the redevelopment of sites overtime with higher value and more intense uses. Theflexibility in the zoning would also allow residential uses, which also value the added amenities and regionalaccess.Under this situation the character of the local economy has the potential to be quite different from what it istoday. The land use and zoning changes allow the potential for more mixture of residential and commercial usesadjacent to each other. The community may have more small scale businesses that support the new residents. Inaddition, the potential for more uses may attract new business types, especially those that value the additionalamenities of the area and/or regional access it provides. The amenity-oriented businesses would be lessdependent of pass by traffic and likely less highway-oriented that many of the currently businesses. Thosebusinesses that value the accessibility, such as a hotel/motel or an office building, would still be auto-oriented innature. However, these businesses would add to the mix and character of businesses currently in the UGA.Mitigation MeasuresIncorporated Plan FeaturesUnder Alternative 2 and Alternative 3, Watershed Characterization & Framework Plan and the Gorst Subarea Planwould be adopted. The adoption of these plans includes specific features that help mitigate for the impact ofadditional people and economic activity within the watershed. Features of the plans include:• Implementation of new capital facility improvements and urban design improvements.• Adoption of amended stormwater and habitat regulations throughout the Gorst Creek watershed.Draft | June 2013 3-115