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III-2 URBAN GROWTH AREAS Mason County Comprehensive Plan - April, 1996 (updated 2005) Planning Policies



Page III-2.1
III-2 URBAN GROWTH AREAS

2.10 General Policies

U-101 Exterior lighting on new development should be shielded or obscured to prevent
excessive glare on public streets or walkways, or in adjacent residential areas.

U-102 New development should provide adequate parking and space for loading and
unloading of persons, materials and goods.

U-103 New development should provide adequate access for emergency vehicles.

U-104 A variety of uses and densities should be encouraged within the Urban Growth
Areas (UGAs).

U-105 Development in UGAs should support multi-modal forms of transportation and
encourage pedestrian activities.

U-106 Shoreline development in UGAs should include a variety of water dependent,
water related, and recreational uses.

U-107 New Development within the UGAs should occur in areas where public facilities
and services are already available, or are planned.

U-108 Urban Growth Boundaries should provide a sufficient amount of developable land
to minimize negative impacts on land and housing costs within the UGAs.

2.20 Shelton Urban Growth Area

U-150 The following definitions are intended to apply only to the City of Shelton urban
growth area:

A.
"City" means the City of Shelton
B.
"County" means County of Mason
C.
"Urban Growth Area (UGA)" means the area described in this Comprehensive
Plan adjacent to the City of Shelton
D.
"Subdivisions" means short plats, long plats, and large lot subdivisions as
regulated by Title 16 of Mason County Code
E.
"Urban density" means no less than 3 dwelling units per net acre
F.
"Urban services" or "urban type services" means City water service, City sewer
service, public streets and roads.
Mason County Comprehensive Plan - April, 1996 (updated 2005) Planning Policies



Page III-2.2
U-151 The following development policies are intended to apply only within the City of
Shelton urban growth area:

A.
Land Use Policies

A1.
Provide for appropriate and desired land use patterns as growth occurs.

Policies
A1a. Growth should be guided toward the creation of compact, efficient patterns of
land use and the reduction of sprawl;

·
Urban development in the Shelton area should be directed into areas already
characterized by urban type growth or adjacent to such areas as defined by the
designation of the Shelton Urban Growth boundary.

·
No development should be allowed that results in a reduction of adopted levels of
service. Rural and urban levels of service shall be adopted for the Urban Growth Area.
The LOS applied shall be consistent with the type of service available.


A1b. Consistent and compatible land use patterns should be established within the
UGA through a cooperative planning process between the City and County. Consistency
should be based on joint agreement, review of the Future Land Use Map, and review of
the description of land uses within each depicted land use area provided in the Shelton
Comprehensive Plan. In order to establish and maintain such land use patterns, the
County shall adopt land use controls for that area. The County shall work with the City
so that these land use controls are maintained in general consistency with Citys Future
Land Use Map and land use controls.

A2.
Land use patterns should be established that are consistent with eventual
provision of urban type services.

Policies

A2a. Subdivision of land shall facilitate current or eventual residential development at
urban densities.

A2b. In areas within the Urban Growth Area, where public sewer and water are not
available, subdivisions must be designed to allow more intensive development when such
services become available. This can be accomplished on one of the following two ways:

Mason County Comprehensive Plan - April, 1996 (updated 2005) Planning Policies



Page III-2.3
Alternative #1
Before annexation or before urban services are otherwise available at a property, subdivision
shall be to urban densities. However, development may be allowed wherein non-urban
services are provided on several lots in support of development on others.

Alternative #2
Before annexation or before urban services are otherwise available on a property,
subdivision of the property may provide for a number of lots meeting the definition of urban
density while the remainder of the property is maintained as a single large lot. The large lot
portion may be used to site non-urban type services such as wells and septic systems to serve
development on the smaller, urban size, lots. Eventual provision of urban services to such
properties shall be as per policy B. below.

A2c. Specific improvements bringing properties subdivided in one of the ways discussed
above to city standards may be deferred until City services are provided. This deferment
will only be granted if, as a condition of approval of such subdivisions, an obligation to bring
the property to specified city standard at that time is provided as an attachment to title.

A3.
Whether roads provided in new subdivisions are public or private, the layout of the
roadways should support the modified grid street pattern of the City of Shelton. Use of cul-
de-sacs should be minimized.

A4.
When water or sewer lines are installed for use prior to connection to city utilities,
the lines should be sized to meet the future system requirements and standards.

B.
The county supports the following Policies for extension of City utilities to areas
within the UGA:

B1.
City Utilities may be extended to properties within the UGA either upon annexation
or through the creation of a Utility Extension Agreement with the owners of properties not
annexed.

B2.
No utility extension will be permitted to any unannexed property within the UGA
unless a Utility Extension Agreement is signed between the owner of the subject property
and the City of Shelton. The Agreement shall provide for the following;

B2a. Utility Extension Agreements will be an instrument recorded against the title of the
property and the responsibilities therein shall transfer to successors in ownership of all or
part of the property.
Mason County Comprehensive Plan - April, 1996 (updated 2005) Planning Policies



Page III-2.4
B2b. Extension and hook up must not result in lowering of service delivery below adopted
City LOS standards. Hook ups outside of the City shall not be permitted until such standards
are adopted.

B2c. Sewer extensions will not be allowed without demonstration that equivalent I&I will
be removed from the system or a contribution to a sewer system I&I mitigation fund is made.

B2d. Water hook-up will not be allowed until a contribution to a source development fund
is made by property owner/developer.

B2e. Extensions will not be permitted unless agreement is made to pay a system
development charge as identified by the City in a rate study.

B2f. All costs for utility system extension, steps necessary to maintain LOS, sewer system
I&I removal fund contributions, water source development fund contributions and system
development charges shall be born by the property owner served.

B2g. All served property must have a commitment to annex when contiguous and
requested by City placed on title.

B2h. All utility users shall be subject to rates and surcharges as established by the City of
Shelton.

B2i.
In the event that a Utility Extension Agreement is made in an area that is served by a
State Department of Health approved water system, that system may continue to be operated
by the present owners or their satellite management agency. Fire flow, service line size, and
main size will remain until State DOH requires an upgrade for a green operating permit.

B3.
In addition to all conditions listed in section B2(a-I) above, the following must be
provided in Utility Extension Agreements reached to extend City services to new
development not vested by virtue of a complete development application before signature of
this Joint Planning Agreement;

B3a. City owned utilities will only be extended to land uses consistent with the City's
Comprehensive Plan Future Land Use Map as determined by the City.

B3b. City owned uti