DCD Staff Presentation to Clallam County Planning Commission Regarding Rural Lands GMA Compliance March 18, 2009 Work Session
Proposed Compliance Response (lands previously zoned R2/RW2 and currently zoned Interim R5/Interim RW5): 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
Proposed Compliance Response: 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
SOLMAR LAMIRD with R2 zoning • Parcel size map • Aerial photos map
Dungeness Meadows LAMIRD with R2 zoning • Parcel size map • Aerial photos map
Marine Drive LAMIRD with R2 zoning Statistics: • 145 acres containing 84 parcels • Average parcel size = 1.73 acres • Range is 0.25 to 6.74 acres • 8% (7 parcels) remain > 4.8 acres Logical Outer Boundaries: Bounded to north by Dungeness Bay and to the south by Dungeness Bay LAMIRD
Proposed Compliance Response: 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
Rezoning qualified parcels to Public (P) or Commercial Forest (CF) 1. To Public (P): • Dungeness Spit area: 5 acres owned by USA; • Carrie Blake Park area: 22 acres owned by WDFW; • Robin Hill Park: 40 acres owned by Clallam County; • Salt Creek Rec Area: 9 acres owned by Clallam County; • Hoko River State Park: 74 acres owned by WP&R; 2. To Commercial Forest (CF): • River Road: 77 acres owned by DNR; • Sekiu River Road: 46 acres owned by DNR • Western Central 2 Neighborhood
Western Central 2 neighborhood Along Calawah River, west of Forks UGA
Fruit Growers (127 acres) Commercial Forest (CF) Zoning Commercial Forest (CF) Zoning Forks UGA Shoo-Chuss LLC (124 acres)
USA Commercial Forest (CF) Zoning Private Commercial Forks UGA Forest (CF) Zoning
Recommendations: 1. Rezone large holdings (Fruit Growers and Shoo- Chuss) to Commercial Forest (CF). Meet all Comp Plan criteria. 2. Rezone remaining ownerships (1 public, 4 private) to Commercial Forest (CF): • Additional Comp Plan criteria for ownerships less than 80 acres: • Surrounded on 3 sides by CF. • Other considerations: • No roads; • Significant critical areas; • Would retain right to construct one single family residence per parcel.
Proposed Compliance Response: 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
The new Rural Transition (RTZ) Zoning Designation: • Density at 1 dwelling unit per 5 acres, with minimum lot size at 1 acre; • RTZ zoned areas would be subject to new innovative zoning techniques; • Only exception is Battelle site, to be rezoned to Rural Low (R5).
Proposed Compliance Response: 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
The new Rural Transition Overlay (RTO) provision: • Allows higher density in areas already substantially developed at higher density; • Maximum “parent” parcel size: 15 acres; • To qualify, at least 70% of parcels within 500 feet of property boundary must be developed (including a structure) at the time of the RTO application; • Subject parcel density would depend on average density of developed parcels within 500 feet of property boundary (to a maximum density of 1 dwelling unit per 2.4 acres); • Land divisions occurring after ordinance adoption date will not be considered (to avoid increasing densification); • Other relevant design standards will apply.
RTO Examples (PAPR West 2): Target lots (2 by same owner) = 10.3 acres total. Options: • Rural Transition Zoning @ 1 du/5 acres = 2 lots; • Rural Transition Overlay: 73% built lots within 500 feet at average of 2.3 Large vacant lot – 155 acres acres = 4 lots @ 1 du/2.4 acres (maximum density); • Rural Transition Cluster: Below min. of 11 acres.
The new Rural Transition Clustering (RTC) provision: • Provides density bonuses for cluster development of larger parcels; • Minimum “parent” parcel size: 11 acres (may be comprised of several adjacent parcels, whether or not in common ownership); • Maximum overall density with clustering: 1 du/2.4 acres; • Minimum amount of open space or resource land to be preserved: 70% of parent parcel area; • Other relevant cluster design standards will apply.
RTO Examples (SDPR South): Target lot = 20.2 acres. Options: • Rural Transition Zoning @ 1 du/5 acres = 4 lots; • Rural Transition Overlay: Exceeds max of 15 acres; • Rural Transition Cluster @ 1 du/2.4 acres max = 8 clustered lots max, with 70% open space.
Proposed Compliance Response: 1. Retain R2 zoning in newly designated LAMIRDs: • Solmar LAMIRD • Dungeness Meadows LAMIRD • Marine Drive LAMIRD 2. Rezoning qualified parcels to Commercial Forest (CF) or Public (P). 3. Rezoning all other Interim R5/RW5 areas to new Rural Transition (RTZ) Zoning Designation. 4. RTZ zoned areas subject to new innovative zoning techniques: • Rural Transition Overlay (RTO) • Rural Transition Clustering (RTC) 5. Reconsider areas excluded from LAMIRDs and rezoned to R5/RW5 for rezoning to RTZ at later date.
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