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Peacock Ridge Annexation FAQs
Peacock Ridge Annexation FAQs
No development plans — even draft plans— have been submitted to the City yet.
The annexing properties are owned separately by multiple parties who are under no obligation to develop as a result of the annexation; the City could receive an application shortly after annexation or ten years from now or never.
The important thing to know is that you will be informed of future applications and hearings through a number of methods: on-site signs, newspaper ads, the City’s website and social media, direct mailings, and other media.
The annexing properties are owned separately by multiple parties who are under no obligation to develop as a result of the annexation; the City could receive an application shortly after annexation or ten years from now or never.
The important thing to know is that you will be informed of future applications and hearings through a number of methods: on-site signs, newspaper ads, the City’s website and social media, direct mailings, and other media.
The Peacock Ridge annexation area is located within the City’s Urban Growth Area (UGA). Property owners within the UGA have the option of developing their property through Mason County, but they often require the provision of City utilities and services to do so, which requires annexation.
Projects that occur within Shelton’s UGA directly impact other City services (regardless of whether they are connected to City utilities) including parks, roads (traffic), police service, fire service, schools, etc. Having future development in this area reviewed exclusively by City staff better ensures project-related direct impacts on City services and facilities are more fully considered and addressed.
Projects that occur within Shelton’s UGA directly impact other City services (regardless of whether they are connected to City utilities) including parks, roads (traffic), police service, fire service, schools, etc. Having future development in this area reviewed exclusively by City staff better ensures project-related direct impacts on City services and facilities are more fully considered and addressed.
Urban Growth Areas are required for all Cities and Counties under the provisions of Washington State’s Growth Management Act (GMA). The City's 1995 Comprehensive Plan, developed under the GMA, designated the area located within the Peacock Ridge annexation area as neighborhood residential for land use and zoning purposes.
Prior to the Growth Management Act, the City adopted Comprehensive Plans that designated this same area as being within the City's planning area and targeted it for residential land uses in 1970 and 1981.
Prior to the Growth Management Act, the City adopted Comprehensive Plans that designated this same area as being within the City's planning area and targeted it for residential land uses in 1970 and 1981.
Chapter 20.08 of the Shelton Municipal Code codifies the development standards for all new development within the neighborhood residential zone. The zoning allows for a minimum residential density of 3 units per acre and a maximum density of 9 units per acre unless modified through the Planned Unit Development process as codified in Chapter 20.32 of the Municipal Code.
Yes. Chapter 21.64 of the Shelton Municipal Code codifies the requirements for all defined “Critical Areas” (wetlands, fish and wildlife habitat areas, and steep slopes).
Also, we adopted the 2019 Washington State Department of Ecology Stormwater Management Manual for Western Washington which requires very in-depth consideration of stormwater concerns.
Also, we adopted the 2019 Washington State Department of Ecology Stormwater Management Manual for Western Washington which requires very in-depth consideration of stormwater concerns.
No. As part of the development review process for new subdivisions, City standards require the developer to provide roads (including pedestrian facilities/sidewalks), water, sewer, stormwater systems, streetlights, and parkland throughout the developed area.
At the time of future development proposals, the City will be required by the State Environmental Policy Act (SEPA) in WAC 197-11 to evaluate the proposed development for impacts on traffic, infrastructure, schools, the environment, and other factors.
Until an actual proposal for development is submitted, the City can’t require any mitigation because we don’t know what the specific impacts will be. City staff has identified the need for a minimum of two or three access points for any large development in the area, and the potential for up to five different points, depending on what eventually gets built. The City can not mandate access across adjacent private drives or roads without public access easements.
Until an actual proposal for development is submitted, the City can’t require any mitigation because we don’t know what the specific impacts will be. City staff has identified the need for a minimum of two or three access points for any large development in the area, and the potential for up to five different points, depending on what eventually gets built. The City can not mandate access across adjacent private drives or roads without public access easements.
We don’t know yet.
Access can be determined through any public road or right-of-way as part of the subdivision application process. While Alpine Way is the most likely primary access point, there are a number of other roads or streets that may provide primary, secondary, or even emergency-only access — these include Terrace Boulevard, Capital Hill Road, and even Tobin and Fogerty Avenues.
Access can be determined through any public road or right-of-way as part of the subdivision application process. While Alpine Way is the most likely primary access point, there are a number of other roads or streets that may provide primary, secondary, or even emergency-only access — these include Terrace Boulevard, Capital Hill Road, and even Tobin and Fogerty Avenues.
City staff has been in contact with local school districts (Shelton School District and Southside School District) in recent months, discussing the need for each district to update their facilities plans to establish sufficient developer-paid mitigation fees. The impacts of specific development proposals will be considered as part of application reviews and the SEPA Environmental Impact Statement process.