PACIFIC COUNTY PLANNING COMMISSION SEPTEMBER 7 TH 2017 PROPOSED - PowerPoint PPT Presentation

PACIFIC COUNTY PLANNING COMMISSION SEPTEMBER 7 TH 2017 PROPOSED COMPREHENSIVE PLAN AND ORDINANCE 178, LAND USE, MAP AMMENDMENTS Submitted by Douglas Knutzen, property owner.

Vicinity map Location 2

• Applicant is proposing a Compressive Plan Amendment from Rural Agriculture to General Rural and a rezone from natural resource designation - Agricultural to a rural designation – Rural Residential. • The proposal includes four (4) parcels of land located north of 102 nd Street and west of Sandridge Road. Collectively, the site in question is approximately 27 acres. 10110333055 10110333056 10110333057 10110333058 3

Comp Plan Designation 4

Surrounding Zoning 5

Site Characteristics • The subject properties in question are currently undeveloped, vacant land parcels. • The western portion of the properties have substantial north/south upper dunal area. • The subject properties have access to public utilities and services typically available in this area. No public sewer or water. • The properties have direct access to 102 nd , an improved public road. • A developed north south gavel assess extends to each parcel. • The eastern portion of the parcels consist mainly of wetlands. 6

Photo looking west at the dunal rise from the gravel access road. Dune rises 6 to 10 feet above the road bed. 7

Photo taken looking north at the gravel access road within the proposed rezone area. 8

Mature forested area 9

Patches of Carex Sedge mixed in the area 10

Jubilee Ridge Farm located approx. 600 ft. west of subject property 11

Irrigation pond located approx. 450 feet southwest of the subject property 12

Access road looking east from the irrigation pond depicting the natural rise of dunal area of the subject property. 13

Points to consider • Approval of this amendment to the Comprehensive Plan designation and subsequently Re-Zoning the properties from Agricultural district to Rural- Residential district would allow for increased residential land uses, including the intended development of a duplex on each parcel. • Is an amendment to the Comp Plan necessary? 14

Land Use Designation Total Acres Percentage of Total Table 2-2 Area Existing Land Use Rural Land Remote Rural 13,212 2.2 General Rural 100,023 16.9 Rural Agriculture 7,177 1.3 Shoreline Development 1,572 0.3 RuralVillage 581 0.1 Rural Activity Center 3,073 0.4 CommunityCrossroad 195 <0.1 Industrial 358 <0.1 Public Preserve 16,309 4.0 Coast Guard 164 <0.1 Resource Land Forest LTCS 411,675 69.2 Transitional Forest 32,792 5.5 UrbanAreas (City/UGA) City of Ilwaco 1,965 0.2 City of Long Beach 1,100 0.2 City of Raymond 2,970 0.4 City of South Bend 1,281 0.2 Unincorporated Seaview 413 <0.1 Total Land Area 594,860 15

2.6.2. Rural Agriculture • The purpose of this designation is to recognize the historic areas dedicated to cranberry production, areas of potential cranberry expansion, and to provide appropriate buffering from surrounding incompatible rural land uses. • This designation should be considered representational in manner, and shall serve as a subset of the Rural Lands category. • Lot size, permitted uses, and general zoning for the Rural Agriculture land use designation shall be determined after an analysis of existing land uses, the capability of soils to contain on-site sewage disposal systems, and the location of the cranberry industry. Generally, the typical density within the Rural Agriculture designation is one dwelling unit per five acres. 16

2.6.2 Rural Area Designation • The purposes of rural areas are to: • Support the rural aspects of Pacific County. • Protect areas with environmental constraints and preserve and buffer natural resource areas of agriculture, forestry, aquaculture, mineral deposits and fish and wildlife habitats from encroachment by or irreversible conversion to more intense uses. • Allow low intensity residential uses which do not require a high level of public services and facilities. • Allow limited areas of more intensive rural development including the infill, development or redevelopment of existing areas; the intensification of existing or development of new small scale recreation or tourist uses; and the intensification of existing or development of new isolated non-residential development, cottage industries, and small-scale businesses. Public services may be provided to these areas. 17

2.6.3Resource Area Designations • 2.6.3.1 Agriculture • The purpose of this designation is to: • Conserve agricultural lands of long-term commercial significance used for the production of crops, livestock or other agricultural products; • Conserve aquaculture lands of long-term commercial significance used for marine life raising, research and labs, and harvesting of seafood; • Discourage residential encroachment and other incompatible development from long-term agricultural and aquaculture lands of long-term commercial significance; • Encourage the continued viability of agriculture and aquaculture; and 18

Cont . • Protect the shellfish and fishing industries. • This designation includes lands meeting the definition for agricultural and aquaculture lands of long-term commercial significance as defined in Section 3, Critical Areas and Resource Lands, of this Comprehensive Plan. • The criteria for locating agriculture and aquaculture lands of long-term commercial significance are based on the Washington State Department of Commerce guidelines for the classification and designation of resource lands, as well as existing County policies, and an analysis of local conditions. 19

Criteria for All Proposed Comprehensive Plan Amendments • For each proposed amendment to the Comprehensive Plan, the Planning Commission in reaching its recommendation, and the Board of Commissioners in making its decision, shall develop findings and conclusions, which consider: • Whether circumstances related to the proposed amendment and/or the area in which the property affected by the proposed amendment is located have substantially changed since the adoption of the Comprehensive Plan; and • Whether the assumptions upon which the Comprehensive Plan is based are no longer valid, or there is new information available, which was not considered during the adoption of, or during the last annual amendment to, the Comprehensive Plan. 20

Cont. • Criteria for Proposed Site-Specific Comprehensive Plan Amendments • For each proposed site-specific amendment to the Comprehensive Plan, the Planning Commission in reaching its recommendation, and the Board of Commissioners in making its decision, shall develop findings and conclusions, in addition to those above, which consider: • The proposed amendment meets concurrency requirements for transportation, sewer and water, and will not result in significant adverse impacts on adopted levels of service standards for other public facilities and services, such as police, fire and emergency medical services, park services, and general government services; • The proposed amendment is consistent with the goals, policies and objectives of the Comprehensive Plan; 21

Cont. • The subject parcel(s) is suitable for the requested land use designation based upon, but not limited to, access, provision of utilities, consistency with existing and planned uses, environmental constraints and compatibility with the neighborhood; • The proposed amendment will not increase pressure to change the land use designation of other properties, unless the change of land use is in the long-term interests of the community in general; • The proposed amendment does not materially affect the adequacy or availability of urban facilities and services to the immediate area or the overall area of the Urban Growth Area; • The proposed amendment is consistent with the GMA, Pacific County-wide Planning Policies, state and local laws and other applicable inter-jurisdictional policies of agreements. 22

Criteria for Proposed Land Use Ordinance Amendment (Re-Zone) • Is the proposed zoning in conformance with the adopted Comprehensive Plan? • The proposed zoning is/ is not in conformance with the adopted Comprehensive Plan. The change from Agriculture to Rural Residential requires a Comprehensive Plan amendment from Rural Agriculture to General Rural based on the definition of Rural Agriculture described previously. • Why is the existing zoning no longer suitable and how will the proposed zoning substantially further the public health, safety and welfare of the community? • The subject property is currently zoned Agricultural district (AG). Due to the natural north-south sand ridge, where the proponent is intending to develop, residential use would be more conducive than agricultural use. With the existing 6- 8’ difference in topography, it would require extensive land modification in order to utilize the properties for agriculture in the subject area. • Are the full range of land uses allowed within the Rural-Residential (R-R) District compatible with the surrounding existing and planned land uses? • The permitted land uses within the Rural-Residential District would be compatible with the surrounding existing and planned land uses. There would be no significant impact on the re-zone due to that all of the properties located on 102 nd Street are zoned R-R and are utilized for primarily residential use. The subject properties will also receive access from 102 nd Street via a private driveway access. 23