18A.10.100 Overlays.
A. Purpose. To provide for special zoning considerations based on unique characteristics of the land, environment, or economy.
B. Airport Overlay. The Airport Overlay (AIR) is intended to minimize land use incompatibilities in Accident Potential Zone (APZ) I for McChord Air Force Base, the Clear Zones for Thun Field, and the Noise Zones for McChord Air Force Base and Thun Field. The Airport Overlay zone classification is divided into levels. (See Chapter 18A.60 PCC for applicable regulations.)
C. Airport Overlay-Small Airports. The Airport Overlay-Small Airports (AIR-SA) is intended to minimize land use incompatibilities around small, public use airports. (See PCC 18A.60.070 for applicable regulations.)
D. Rural Airport Overlay. The Rural Airport Overlay (RAO) functions as a safety buffer adjacent to the Tacoma Narrows Airport in rural designated land. The overlay provides restrictions on the use of land, which are intended to protect the airport from neighboring land uses that are incompatible with aviation activities. The area also provides buffering between those more intensive uses related to aviation activities and the uses authorized in the rural-residential classifications. (See PCC 18A.60.080 for applicable regulations.)
E. Mineral Resource Overlay. The Mineral Resource Overlay (MRO) identifies those lands devoted to the extraction of minerals that have a known or potential long-term commercial significance for the extraction of minerals. The Mineral Resource Overlay zone includes only those lands operating under a valid Washington State Department of Natural Resources (DNR) Surface Mining Permit and a valid Pierce County Unclassified Use or Conditional Use Permit prior to the effective date of this Title. As DNR Surface Mining Permits and Pierce County Conditional Use Permits or Public Facility Permits are obtained, additional lands may be added to the Mineral Resource Overlay. There are no implementing regulations associated with this overlay. The land use regulations for the underlying zone shall apply.
F. Essential Public Facility-State Corrections Overlay. The Essential Public Facility-State Corrections Overlay (EPF-SC) applies to the McNeil Island Corrections Center on McNeil Island. The Overlay designation includes only the main institution located on approximately 89 acres, and the north complex facility located on approximately 87 acres in the north central area of McNeil Island. Allowed facilities and uses are limited to those typically associated with a State corrections center. Measures are provided to assure that the uses and activities associated with the Overlay designation are compatible with the land uses and natural systems on adjacent lands and shorelines.
G. Urban Sensitive Resource Overlay. The Urban Sensitive Resource Overlay (USRO) is intended to maintain the native vegetation and wooded character of the valleys and stream corridors in the UGA and protect the surface waters, aquifers, and fish and wildlife habitat in these areas from degradation. Uses shall be permitted based on the underlying zone classification. The properties within the overlay are considered a high priority for community open space preservation and acquisition efforts. The overlay follows the ravines and stream corridors in the UGA that have historically been protected from development pressures by low-density zoning and sensitive area designations. New development in the USRO shall utilize low impact development (LID) techniques as outlined in PCC 18J.15.140 and the Pierce County Stormwater Management and Site Development Manual.
H. Essential Public Facility – Solid Waste Facility Overlay.
1. Purpose. The Essential Public Facility-Solid Waste Facility Overlay (EPF-SWFO) acknowledges existing, permitted solid waste facilities within Pierce County which fulfill solid waste handling capacity needs identified in the Comprehensive Plan and/or Solid Waste Plan. Facilities and uses typically include municipal solid waste landfills, inert waste landfills, construction and demolition waste landfills, special waste landfills, and intermediate solid waste handling facilities such as material recovery recycling facilities, composting facilities, or waste transfer stations.
2. Establishment of Uses within an Essential Public Facility – Solid Waste Facility Overlay Areas. Uses within an EPF-SWFO are governed by the land use application and conditions of approval. The EPF-SWFO does not establish zoning classification and permit processing requirements. The land use regulations and allowable uses for the underlying zone shall apply. All amendments to the existing land use application and conditions of approval shall be required to be processed in accordance with the provisions contained in this Title and any other applicable County, State or Federal regulations.
3. Identification of Essential Public Facility – Solid Waste Facility Overlay Areas. The EPF-SWFO includes only those lands operating under a valid Pierce County Unclassified Use, Conditional Use or Public Facility Permit or was legally established as permitted in the underlying zone. Application of the EPF-SWFO to solid waste facilities may occur through the Comprehensive Plan Amendment process. The following facilities are identified as an EPF-SWFO:
a. A Municipal Solid Waste landfill possessing "Conditional Use Permit CP8-89, 304th and Meridian Street Landfill (LRI)/AE9-95/AE10-95," located at 304th Street East and SR-161 (Meridian Street East). Facilities and uses are limited to those allowed in the Conditional Use Permit granted to the facility.