Low Intensity Commercial

Quick Reference Guide

Here is a quick reference guide to your zone. This information is a summary of your zone’s purpose, allowed uses, density, dimensions, and setbacks. The tables below do not include prohibited uses. 

This information summarizes Kitsap County Code and is subject to change. For full information about your zone, please see the Official Kitsap County Code.

In all permit-related decisions, the Official Kitsap County Code governs.

   Purpose

The intent of the low-intensity commercial zoning is to promote mixed uses – retail, hotel, office, services, or attached residential in horizontal or small-scale vertical patterns – and commercial uses designed to maximize shoreline views and allow streamside and shoreline public access where appropriate. A new development pattern reduces impervious surfaces, promotes marine waterfront and creek restoration, promotes landscape and streetscape improvements, promotes pedestrian safety and comfort, and improves vehicular access.

   Special Provisions

A.    Mixed use development patterns will be focused west of SR 3, while commercial development will be focused in areas east of SR 3 along Sinclair Inlet, both areas having smaller impervious footprints interspersed by trails, parks, and habitat.

B.    Additional requirements for development within the LIC zone may be included in Chapter 17.400.

(Ord. 534 (2016) § 7(5) (App. E) (part), 2016)

Classification of zones​

​Comprehensive Plan Land Use Designation

​​Zone Classification

​Map Symbol

​​Minimum Density

​Maximum Density

Urban Low Intensity CommercialLow Intensity Commercial​LIC​10 dwelling units/acre​30 dwelling units/acre

Allowed Uses and Density and Dimensions Table

Please note that the tables below only include what is allowed in the corresponding zone and does not include prohibited uses.

Use Table - Permitted Use (P) = This table shows allowed uses that are permitted within the zone with the appropriate permit from the Department of Community Development (DCD). Click here to explore DCD project/permit types.

Use Table - Administrative Conditional Use Permit (ACUP) = This table shows the allowed uses that are permitted within this zone, but will require an Administrative Conditional Use Permit (ACUP).

Use Table - Hearing Examiner Conditional Use Permit (C) =  This table shows the allowed uses that are permitted within this zone, but you will be required to apply for an Conditional Use Permit (CUP) to establish conditions to protect public health, safety and welfare and subject to approval by the hearing examiner.

   Use Table Footnotes

(48)    Within urban growth areas, all new residential subdivisions, single-family or multifamily developments are required to provide an urban level of sanitary sewer service for all proposed dwelling units unless exemptions identified in Section 17.460.020 allow for the implementation of a dry sewer.

(57)    Unless the permit application is a Type III quasi-judicial action, when a component of development located within a commercial or industrial zone involves the conversion of previously undeveloped land, land developed with a residential use, or land developed with a less intensive use which abuts a residential zone, it shall be treated as a Type II administrative decision.

(101)    Transitory accommodations allowed only pursuant to Chapter 17.505.

  Use Table - Permitted Use (P)

RESIDENTIAL USES

Footnotes

​Accessory use or structure
1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

​Adult family home

​41.    Adult family homes serving one to six residents (excluding proprietors) are permitted uses. Adult family homes serving more than six applicable residents (excluding proprietors) require an administrative conditional use permit (ACUP).79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Boarding house

99.    The number of individual boarding rooms must meet the minimum density for the zone or equal six boarding rooms, whichever is greater.102.    Boarding houses must have health district approval prior to occupancy.

​Dwelling, existing

​Dwelling, multifamily

​79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Dwelling, single-family attached

​79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

COMMERCIAL/BUSINESS USES

Footnotes

​Accessory use or structure
1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

​Ambulance service

​Auction house

​55.    Auction house and all items to be auctioned shall be fully enclosed within a structure.

​Auto parts and accessory stores

​65.    No car washes allowed in RCO or RI.83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain.

​Automobile rentals

​83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain

​Automobile repair and car washes

65.    No car washes allowed in RCO or RI.83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain

​Automobile service station

​6.    Where permitted, automobile service stations shall comply with the following provisions:a.    Sale of merchandise shall be conducted within a building, except for items used for the maintenance and servicing of automotive vehicles;

b.    No automotive repairs other than incidental minor repairs or battery or tire changing shall be allowed;
c.    The station shall not directly abut a residential zone; and
d.    All lighting shall be of such illumination, direction, and color as not to create a nuisance on adjoining property or a traffic hazard.

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain

​Automobile, recreational vehicle or boat sales

​83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain.

​Nonmotorized recreation rentals

​95.    Allowed on all port district owned property.

​Boat/marine supply stores

83.    In the Gorst urban growth area, must take access from state route. Auto uses with underground storage tanks (such as gas stations) shall not be located in the Gorst Creek floodplain.

​Brew pubs

Clinic, medical​

​Conference center

​Custom art and craft stores

​Day-care center

14.    In those zones that prohibit residential uses, family day-care centers are only allowed in existing residential structures. Day-care centers shall have a minimum site size of ten thousand square feet and shall provide and thereafter maintain outdoor play areas with a minimum area of seventy-five square feet per child of total capacity. A sight-obscuring fence of at least four feet in height shall be provided, separating the play area from abutting lots. Adequate off-street parking and loading space shall be provided.

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair

​Day-care center, family

14.    In those zones that prohibit residential uses, family day-care centers are only allowed in existing residential structures. Day-care centers shall have a minimum site size of ten thousand square feet and shall provide and thereafter maintain outdoor play areas with a minimum area of seventy-five square feet per child of total capacity. A sight-obscuring fence of at least four feet in height shall be provided, separating the play area from abutting lots. Adequate off-street parking and loading space shall be provided.
79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair

​Drinking establishments

​Engineering and construction offices

​Espresso stands

58.    In addition to the other standards set forth in the Kitsap County Code, espresso stands are subject to the following conditions:

a.    Drive aisles/stacking lanes shall be designed to accommodate a minimum of three vehicles per service window/door (i.e., eight and one-half feet in width and sixty feet in length) with direct access to the service window. The drive aisles/stacking lanes shall be designed to prevent any vehicles from interfering with public or private roadways, pedestrian circulation, traffic circulation, parking areas or other required development amenities.
b.    Subject to provisions set forth in Chapter 17.490, drive aisles and parking areas must also be paved in urban growth areas and include, at minimum, hard compacted surfaces in rural areas. Such surfaces must be addressed with required drainage facilities. A joint parking agreement shall be required if parking cannot be accommodated on site.
c.    All structures must be permanently secured to the ground.
d.    Restroom facilities must be available for employees. Portable or temporary restroom facilities shall not be used to meet this requirement.

72.    Must be accessory to an immediate primary use.

​Farm and garden equipment and sales

​Financial, banking, mortgage and title institutions

​General office and management services – less than 4,000 s.f.

​General office and management services – 4,000 to 9,999 s.f.

​General office and management services – 10,000 s.f. or greater

​General retail merchandise stores – less than 4,000 s.f.

​General retail merchandise stores – 4,000 to 9,999 s.f.

​Laundromats and laundry services

​Nursery, retail

​Nursery, wholesale

​Personal services – skin care, massage, manicures, hairdresser/barber

​66.    Personal service businesses in the RCO are limited to four chairs and are intended for local use only.

​Pet shop – retail and grooming

​Restaurants

​Restaurants, high-turnover

33.    Must be located and designed to serve adjacent area.

​Tourism facilities, including outfitter and guide facilities

​Veterinary clinics/animal hospitals

RECREATIONAL/CULTURAL USES

Footnotes

​Accessory use or structure

1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

​Club, civic or social

12.    All buildings and activities shall be set back a minimum of fifty feet in FRL, MRO, RW, RP, RR, RCO, RI or parks zones and thirty-five feet in all other zones from a side or rear lot line. All such uses shall access directly to a county right-of-way determined to be adequate by the county engineer, and be able to provide access without causing traffic congestion on local residential streets. Any such use shall not be materially detrimental to any adjacent (existing or future) residential development due to excessive traffic generation, noise, light or other circumstances. The director may increase setback, buffer and landscaping standards or impose other conditions to address potential impacts.

​Movie/performance theaters, indoor

​Museum, galleries, aquarium, historic or cultural exhibits

​67.    No aquariums are allowed in the RCO zone. Galleries, museums, historic and cultural exhibits should be geared toward the character of the rural area, rural history, or a rural lifestyle.

​Parks and open space

​Recreational facilities, public

INSTITUTIONAL USES

Footnotes

​Accessory use or structure

1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

INDUSTRIAL USES

Footnotes

​Accessory use or structure

1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

RESOURCE LAND USES

Footnotes

​Accessory use or structure

1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.

51.    Storage of shipping containers is prohibited unless allowed as part of a land use permit and/or approval. Placement of storage containers allowed only with an approved temporary permit subject to the provisions of Section 17.105.090(I).

​Forestry

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.


   Use Table - Administrative Conditional Use Permit (ACUP)

RESIDENTIAL USES

Footnotes

​Adult family home

41.    Adult family homes serving one to six residents (excluding proprietors) are permitted uses. Adult family homes serving more than six applicable residents (excluding proprietors) require an administrative conditional use permit (ACUP).

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Bed and breakfast house or vacation rental

​79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Caretaker’s dwelling

​Convalescent home or congregate care facility

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

97.    Cottage housing is an allowed use in conjunction with congregate care facilities and shall be reviewed under the congregate care facility permit review process.

​Hotel/motel

​79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Residential care facility

​79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

COMMERCIAL/BUSINESS USES

Footnotes

​General retail merchandise stores – 25,000 s.f. or greater

​Lumber and bulky building material sales

42.    All business, service repair, processing, storage, or merchandise display on property abutting or across the street from a lot in any residential zone shall be conducted wholly within an enclosed building unless screened from the residential zone by a sight-obscuring fence or wall.

RECREATIONAL/CULTURAL USES

Footnotes

​Amusement centers
11.    A circus, carnival, animal display, or amusement ride may be allowed through a Type I administrative review in all industrial zones and any commercial zones, except neighborhood commercial (NC), Keyport village commercial (KVC), or Manchester village commercial (MVC) for a term not to exceed ninety days, with a written approval of the director. The director may condition such approval as appropriate to the site. The director's decision may be appealed to the hearing examiner.

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.

​Carnival or circus

11.    A circus, carnival, animal display, or amusement ride may be allowed through a Type I administrative review in all industrial zones and any commercial zones, except neighborhood commercial (NC), Keyport village commercial (KVC), or Manchester village commercial (MVC) for a term not to exceed ninety days, with a written approval of the director. The director may condition such approval as appropriate to the site. The director's decision may be appealed to the hearing examiner.

​Recreational facilities, private

INSTITUTIONAL USES

Footnotes

​Government/public structures

​Hospital

​Places of worship

​12.    All buildings and activities shall be set back a minimum of fifty feet in FRL, MRO, RW, RP, RR, RCO, RI or parks zones and thirty-five feet in all other zones from a side or rear lot line. All such uses shall access directly to a county right-of-way determined to be adequate by the county engineer, and be able to provide access without causing traffic congestion on local residential streets. Any such use shall not be materially detrimental to any adjacent (existing or future) residential development due to excessive traffic generation, noise, light or other circumstances. The director may increase setback, buffer and landscaping standards or impose other conditions to address potential impacts.

​Private or public schools

​20.    Site plans for public schools shall include an area identified and set aside for the future placement of a minimum of four portable classroom units. The area set aside may not be counted towards meeting required landscaping or parking requirements.

​Public facilities and electric power and natural gas utility facilities, substations, ferry terminals, and commuter park-and-ride lots

​16.    The erection, construction, alteration, or maintenance of overhead or underground utilities by a public utility, municipality, governmental agency, or other approved party shall be permitted in any zone; provided, that any permanent above-ground structures not located within a right-of-way or easement shall be subject to the review of the director. Utility transmission and distribution lines and poles may exceed the height limits otherwise provided for in this title. Water towers which exceed thirty-five feet in height, solid waste collection, transfer and/or handling sites in any zone shall be subject to a conditional use permit. These provisions do not apply to wireless communication facilities, which are specifically addressed in Chapter 17.530.

INDUSTRIAL USES

Footnotes

​Storage, self-service

79.    No residential uses are allowed within the portion of the Gorst urban growth area between the Sinclair Inlet shoreline and State Highways 3 and 16.


   Use Table - Hearing Examiner Conditional Use Permit (C)

COMMERCIAL/BUSINESS USES

Footnotes

​Kennels or pet day cares
​1.    Where applicable subject to Section 17.410.060, Provisions applying to special uses.
​Transportation terminals

RECREATIONAL/CULTURAL USES

Footnotes

​Movie/performance theaters, outdoor

​Zoo

INDUSTRIAL USES

Footnotes

​Helicopter pads

13.    Heliports for the purpose of medical emergency facilities may be permitted in certain zones subject to a conditional use permit. All private landing strips, runways, and heliports shall be so designed and oriented that the incidences of aircraft passing directly over dwellings during their landing or taking off patterns are minimized. They shall be located so that traffic shall not constitute a nuisance to neighboring uses. The proponents shall show that adequate controls or measures will be taken to prevent offensive noise, vibrations, dust, or bright lights.

RESOURCE LAND USES

Footnotes

​Aquaculture practices


   Density, Dimensions and Design

Standard

Density and Dimensions table

​Minimum density (du/acre)

​10

(57) Mixed use projects are not required to meet the minimum density requirements.
​Maximum density (du/acre)​20 base, up to 30 in Gorst
​(53) Within the Gorst urban growth area, density, impervious surface coverage and height may be increased to the maximum listed in the density and dimensions table through compliance with the incentive program described in Section17.400.080(B).
​Minimum lot size

​N/A

​Maximum lot size

​N/A

​Minimum lot width (feet)

​N/A

​Minimum lot depth (feet)

​N/A

​Maximum height (feet)

​25;
up to 45 in Gorst

(​53)  Within the Gorst urban growth area, density, impervious surface coverage and height may be increased to the maximum listed in the density and dimensions table through compliance with the incentive program described in Section17.400.080(B).
​Maximum impervious surface coverage​35%;  up to 50% in Gorst
​(53)  Within the Gorst urban growth area, density, impervious surface coverage and height may be increased to the maximum listed in the density and dimensions table through compliance with the incentive program described in Section 17.400.080(B).
​Maximum lot coverage

​35%

Setbacks
​(34) Development abutting a street for which a standard has been established by the Kitsap County arterial plan shall provide a special setback from the centerline of said street or a distance adequate to accommodate one-half of the right-of-way standard established by the arterial plans for the street. The building setback required by the underlying zone shall be in addition to the special setback and shall be measured from the edge of the special setback line. The special setback area shall be treated as additional required yard area and reserved for future street widening purposes.


(48) Shoreline properties are subject to Title 22 and may have additional buffers and setbacks requirements not listed in the density and dimension tables. Properties constrained by critical areas are subject to Title 19 and may have additional buffers and setbacks requirements not listed in the density and dimension tables. Cornices, canopies, eaves, belt courses, sills, bay windows, fireplaces or other similar cantilevered features may extend up to twenty-four inches into any required yard area. In no case shall a habitable area be considered for encroachment into a required yard through any land use process. Additionally, fire escapes, open/uncovered porches, balconies, landing places or outside stairways may extend up to twenty-four inches into any required side or rear yards. Open/uncovered porches, balconies, landing places, or outside stairways shall not extend more than six feet into any required front yard and shall be a minimum of five feet from the front property line.
​Minimum front (feet)

​N/A

​(29) One-hundred-foot setback required for single-family buildings abutting FRL or RW zones. 

(41) The following exceptions apply
to front yard requirements for dwellings:
a. If there are dwellings on both abutting lots with front yards less than the required depth for the zone, the front yard for the lot need not exceed the average front yard of the abutting dwellings.
b. If there is a dwelling on one abutting lot with a front yard less than the required depth for the zone, the front yard need not exceed a depth of halfway between the depth of the front yard on the abutting lot and the required front yard depth.
c. If a modification to the front yard requirement is necessary in order to site dwellings in a manner that maximizes solar access, the director may modify the requirement.
d. On lots with multiple front yards, the front yard setback(s) in which the lot does not receive access may be modified by the director. Based upon topography, critical areas or other site constraints, the director may reduce these front yard setbacks to a minimum of twenty feet for properties requiring fifty feet and ten feet for properties requiring twenty feet. The director may not modify front yard setbacks from county arterials or collectors. Such  reductions shall not have an adverse impact to surrounding properties.

(42) The following exceptions apply to historic lots:
a. Building setback lines that do not meet the requirements of this title but were legally established prior to the adoption of this title shall be considered the building line for alterations, remodels, and accessory structures on the lot or parcel; providing, that no structure or portion of such addition may further project beyond the established building line.
b. Any single-family residential lot of record as defined in Chapter 17.110 that has a smaller width or lot depth than that required by this title, or is less than one acre, may use that residential zoning classification that most closely corresponds to the dimension or dimensions of the lot of record, for the purpose of establishing setbacks from the property lines.

(43) Any structure otherwise permitted under this section may be placed on a lot or parcel within a required yard area if the director finds that such a location is necessary because existing sewer systems or roadways make compliance with the yard area requirements of this title impossible without substantial changes to the site.

(46) A front porch and associated steps shall meet a minimum five-foot setback from the front property line and the following requirements:
a.    Porches shall be at least forty percent open on each of two sides.
b.    Porches shall be a minimum of four feet by six feet.
​Maximum front (feet)

​10

(41) The following exceptions apply
to front yard requirements for dwellings:
a. If there are dwellings on both abutting lots with front yards less than the required depth for the zone, the front yard for the lot need not exceed the average front yard of the abutting dwellings.
b. If there is a dwelling on one abutting lot with a front yard less than the required depth for the zone, the front yard need not exceed a depth of halfway between the depth of the front yard on the abutting lot and the required front yard depth.
c. If a modification to the front yard requirement is necessary in order to site dwellings in a manner that maximizes solar access, the director may modify the requirement.
d. On lots with multiple front yards, the front yard setback(s) in which the lot does not receive access may be modified by the director. Based upon topography, critical areas or other site constraints, the director may reduce these front yard setbacks to a minimum of twenty feet for properties requiring fifty feet and ten feet for properties requiring twenty feet. The director may not modify front yard setbacks from county arterials or collectors. Such  reductions shall not have an adverse impact to surrounding properties.

(42) The following exceptions apply to historic lots:
a. Building setback lines that do not meet the requirements of this title but were legally established prior to the adoption of this title shall be considered the building line for alterations, remodels, and accessory structures on the lot or parcel; providing, that no structure or portion of such addition may further project beyond the established building line.
b. Any single-family residential lot of record as defined in Chapter 17.110 that has a smaller width or lot depth than that required by this title, or is less than one acre, may use that residential zoning classification that most closely corresponds to the dimension or dimensions of the lot of record, for the purpose of establishing setbacks from the property lines.

(43) Any structure otherwise permitted under this section may be placed on a lot or parcel within a required yard area if the director finds that such a location is necessary because existing sewer systems or roadways make compliance with the yard area requirements of this title impossible without substantial changes to the site.

​52.    No motor vehicle parking allowed within the front yard setback. See also Section17.400.060 regarding conditions under which maximum setbacks may increase, as well as parking location standards.
​Minimum Side (feet)

​N/A

​​(29) One-hundred-foot setback required for single-family buildings abutting FRL or RW zones. 

(42) The following exceptions apply to historic lots:
a. Building setback lines that do not meet the requirements of this title but were legally established prior to the adoption of this title shall be considered the building line for alterations, remodels, and accessory structures on the lot or parcel; providing, that no structure or portion of such addition may further project beyond the established building line.
b. Any single-family residential lot of record as defined in Chapter 17.110 that has a smaller width or lot depth than that required by this title, or is less than one acre, may use that residential zoning classification that most closely corresponds to the dimension or dimensions of the lot of record, for the purpose of establishing setbacks from the property lines.

(43) Any structure otherwise permitted under this section may be placed on a lot or parcel within a required yard area if the director finds that such a location is necessary because existing sewer systems or roadways make compliance with the yard area requirements of this title impossible without substantial changes to the site.

​Minimum Rear (feet)

​15

​(29) One-hundred-foot setback required for single-family buildings abutting FRL or RW zones.

(42) The following exceptions apply to historic lots:
a. Building setback lines that do not meet the requirements of this title but were legally established prior to the adoption of this title shall be considered the building line for alterations, remodels, and accessory structures on the lot or parcel; providing, that no structure or portion of such addition may further project beyond the established building line.
b. Any single-family residential lot of record as defined in Chapter 17.110 that has a smaller width or lot depth than that required by this title, or is less than one acre, may use that residential zoning classification that most closely corresponds to the dimension or dimensions of the lot of record, for the purpose of establishing setbacks from the property lines.

(43) Any structure otherwise permitted under this section may be placed on a lot or parcel within a required yard area if the director finds that such a location is necessary because existing sewer systems or roadways make compliance with the yard area requirements of this title impossible without substantial changes to the site.



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