HomeMy WebLinkAboutord2014-003 WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2013-203
CLEARANCES Initial Date Date Received in Council Office Agenda Date Assigned to:
Originator: M.A. 5/23/2013 6/4/2013 Introduttion
Matt Aamot
Division Head: m fA �°� 13' 7/9/2013 P&D Committee and
Mark Personius 9 �° Council
Dept.Head: ' '3 . 5 -��"l5 1/28/2014 Council
Sam Ryan F'�v _
Prosecutor: p in IF ( 7 ` / [p F'))
Royce Buckingham .5 23•f3 C 11�J' �t `�,;
Purchasing/Budget:
MAY 2 8 2013
Executive: S g g
JackLouws ®® /1,2-1 3 WHATCOM COUNTY
TITLE OF DOW,. COUNCIL
Repeal the Lynden-Nooksack Valley Subarea Plan and amend provisions in the Whatcom County
Comprehensive Plan relating to subarea plans.
ATTACHMENTS:
1. Staff Memo
2. Proposed Ordinance and Exhibits
3. Planning Commission Findings of Fact and Reasons for Action
4. Planning Commission minutes
Other background information is on file at the Council office.
SEPA review required? ( X ) Yes ( ) NO Should Clerk schedule a hearing? ( ) Yes ( Xt ) NO
SEPA review completed? ( X ) Yes ( ) NO Requested Date
The Council must hold a hearing if they want to change the Planning Commission's
recommendation(WCC 2.160.100(B)).
SUMMARY STATEMENT OR LEGAL NOTICE LANGUAGE: (If this item is an ordinance or requires a public
hearing,you must provide the language for use in the required public notice. Be specific and cite RCW or WCC as appropriate. Be
clear in explaining the intent of the action.)
Repeal the Lynden-Nooksack Valley Subarea Plan and amend provisions in the Whatcom County
Comprehensive Plan relating to subarea plans. The Lynden-Nooksack Valley Subarea Plan was adopted in 1986,
prior to enactment of the Growth Management Act GMA in 1990.
NOTE:Final approval of these amendments would occur as part of concurrent review of comprehensive plan amendments in early 2014.
COMMITTEE ACTION: COUNCIL ACTION:
7/09/2013: Recommended forward for concurrent 6/04/2013: Introduced
review 7/09/2013: Council forwarded to concurrent
review 7-0
1/28/2014: Council Adopted 5-0-2, Buchanan &
Browne abstained Ord. 2014-003
Related County Contract#: Related File Numbers: Ordinance or Resolution Number:
Ord. 2014-003
Please Note: Once adopted and signed, ordinances and resolutions are available for viewing and printing on
the County's website at: www.co.whatcom.wa.us/council.
6-04-2013
SPONSORED BY: Consent
PROPOSED BY: PDS
INTRODUCTION DATE: 6/4/2013
ORDINANCE NO. 2014-003
REPEALING THE 1986 LYNDEN-NOOKSACK VALLEY SUBAREA PLAN
AND AMENDING PROVISIONS IN THE WHATCOM COUNTY
COMPREHENSIVE PLAN RELATING TO SUBAREA PLANS
WHEREAS, The Whatcom County Council initiated the subject amendments for review in
2013; and
WHEREAS, The Whatcom County Planning Commission held a public hearing on May 9,
2013; and
WHEREAS, The Whatcom County Planning Commission recommended the comprehensive
plan amendments on May 9, 2013; and
WHEREAS, The County Council hereby adopts the following findings of fact:
FINDINGS OF FACT
1. The subject proposal includes:
a. Amending Whatcom County Comprehensive Plan provisions relating to subarea
plans.
b. Repealing the Lynden-Nooksack Valley Subarea Plan (1986).
2. A determination of non-significance (DNS) was issued under the State Environmental
Policy Act (SEPA) on April 5, 2013.
3. Notice of the Planning Commission hearing was posted on the County website on April
9, 2013.
4. Notice of the Planning Commission hearing and that the proposal had been posted on the
County website was sent to the Cities of Lynden,Everson,Nooksack and Sumas and citizen,
media and other groups on the County's e-mail list on April 10, 2013.
5. Notice of the subject amendments was submitted to the Washington State Department of
Commerce on April 18, 2013.
1
6. Notice of the Planning Commission hearing for the subject amendments was published in
the Bellingham Herald on April 26, 2013.
7. The Planning Commission held a public hearing on the subject amendments on May 9,
2013.
8. Pursuant to WCC 2.160.080, in order to approve the proposed comprehensive plan
amendments the County must find all of the following:
a. The amendment conforms to the requirements of the Growth Management Act, is
internally consistent with the county-wide planning policies and is consistent with
any interlocal planning agreements.
b. Further studies made or accepted by the Department of Planning and
Development Services indicate changed conditions that show need for the
amendment.
c. The public interest will be served by approving the amendment. In determining
whether the public interest will be served, factors including but not limited to the
following shall be considered:
i. The anticipated effect upon the rate or distribution of population growth,
employment growth, development, and conversion of land as envisioned
in the comprehensive plan.
ii. The anticipated effect on the ability of the county and/or other service
providers, such as cities, schools, water and/or sewer purveyors, fire
districts, and others as applicable, to provide adequate services and public
facilities including transportation facilities.
iii. Anticipated impact upon designated agricultural, forest and mineral
resource lands.
d. The amendment does not include or facilitate spot zoning.
e. Urban growth area amendments that propose the expansion of an urban growth
area boundary are required to acquire development rights from a designated TDR
sending area, with certain exceptions.
Growth Management Act
9. The Growth Management Act (GMA) allows, but does not require, a county to adopt
subarea plans under RCW 36.70A.080 ("Comprehensive plans—Optional elements").
2
10. However, the GMA requires that subarea plans must be consistent with a county's
comprehensive plan. Specifically, RCW 36.70A.080(2) states: "A comprehensive plan
may include,where appropriate, subarea plans, each of which is consistent with the
comprehensive plan."
11. The Lynden-Nooksack Valley Subarea Plan was adopted in 1986,prior to enactment of
the GMA in 1990. The Whatcom County Comprehensive Plan was adopted in 1997 and
subsequently amended from time to time. The Subarea Plan is inconsistent with the
Whatcom County Comprehensive Plan. Specifically, the Subarea Plan does not address
urban growth areas (UGAs), contains different land use designations, is inconsistent with
the Comprehensive Plan's rural element, and has a different planning period.
County-Wide Planning Policies
12. The County-Wide Planning Policies do not require the County to retain old subarea plans.
Interlocal Agreements
13. The Lynden, Everson,Nooksack and Sumas UGAs are included in the Lynden-Nooksack
Valley Subarea.
14. Interlocal agreements between these cities Whatcom County concerning Planning,
Annexation and Development within the UGAs were signed in 2012. These interlocal
agreements do not require the County to retain this subarea plan.
Further Studies/Changed Conditions
15. The Lynden-Nooksack Valley Subarea Plan was adopted in 1986.
16. The GMA, adopted in 1990, included a requirement to designate UGAs. The 1986
Lynden-Nooksack Valley Subarea Plan does not address UGAs.
17. The GMA was amended in 1997 to include criteria for limited areas of more intensive
rural development (LAMIRDs). The 1986 Lynden-Nooksack Valley Subarea Plan does
not address LAMIRDs.
18. The Whatcom County Comprehensive Plan was originally adopted in 1997, and
subsequently amended. The 1986 Lynden-Nooksack Valley Subarea Plan is not
consistent with the County Comprehensive Plan.
19. The 1986 Lynden-Nooksack Valley Subarea Plan utilized a 15-year planning period
(which ended in 2001).
20. The cities of Lynden, Everson, Nooksack, and Sumas adopted and/or updated their
comprehensive Plans after adoption of the Subarea Plan.
3
21. Changed conditions including enactment of the GMA, adoption of newer plans and the
passage of time warrant repealing the 1986 Lynden-Nooksack Valley Subarea Plan.
Public Interest
22. Repealing the 1986 Lynden-Nooksack Valley Subarea Plan will serve the public interest
by removing a plan that is inconsistent with the Whatcom County Comprehensive Plan.
Spot Zoning
23. The subject proposal does not involve rezoning property.
CONCLUSIONS
The subject proposal is consistent with the approval criteria of WCC 2.160.080.
4
NOW,THEREFORE,BE IT ORDAINED by the Whatcom County Council that:
Section 1. The Whatcom County Comprehensive Plan Chapter 2 (Land Use) is hereby amended
as shown on Exhibit A.
Section 2. The Lynden-Nooksack Valley Subarea Plan (1986) is hereby repealed as shown on
Exhibit B.
Section 3. Adjudication of invalidity of any of the sections, clauses, or provisions of this
ordinance shall not affect or impair the validity of the ordinance as a whole or any part thereof
other than the part so declared to be invalid.
ADOPTED this 28th day of January , 2014.
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¢® t�1\1"C ® °n WHATCOM COUNTY COUNCIL
® 1' �' `� WHATCOM COUNTY, WASHINGTON
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Dandi3jown-pavis, Cuci1 Clerk Carl Weimer, Council Chair
111,1111i it9!!!!®
APPROVED as to form: .Approved ()Denied
Ci t s6 ecutor Jack Louw < Executive
Date: /
5
Exhibit A
Amend Chapter 2 of the Whatcom County Comprehensive Plan as follows:
Policy 2L-2: Retain and periodically review the adopted Subarea Plans (Lummi
Island, Cherry Point-Ferndale, Lake Whatcom, Urban Fringe,
Chuckanut-Lake Samish, Birch Bay-Blaine, Foothills, Point Roberts,
South Fork Valley, and Eliza Island). Subarea Plans represent a
long history of plan development in Whatcom County and provided
the foundation for the county's first Growth Management
comprehensive plan adopted in 1997.
NOTE: The text of Policy 2L-2 above is also being amended in association with the proposed repeal of
the Birch Bay-Blaine Subarea Plan (file # 2013-00005) and the proposed repeal of the Chuckanut-
Lake Samish Subarea Plan (file # 2013-00006). The changes to Policy 2L-2 proposed in the subject
amendment are intended to be harmonious and compatible with the changes to Policy 2L-2 proposed
in these other two amendments.
Exhibit B
(Repealing the Subarea Plan)
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Q,-„.^,c .'y � '1 ". ,.:r .. x ate' -{ f:' --.. '.:�
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, , a component of e
Whatcom County
Comprehensive Land s Plan
o P o 20bc raz onls) Aa geo
0 l L ri lloa rine Otiibma' cm
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•
•
LYNDEN—NOOKSACK VALLEY SUBAREA
COMPREHENSIVE PLAN
June, 1986
•
Whatcom County Executive
Shirley Van Zanten
Whatcom County Council
•
Don Hansey, Chairman R.W. "Bob" Muenscher
Tom Burton William Roehl
Jim Hawley Dan Warner
C.J. "Corky" Johnson
Whatcom County Planning Commission
•
Peggy Hinton, Chairperson Al Hickinbotham
David Simpson, Vice Chairperson Faruk Taysi
Emil deWilde Alvin Van Dalen
James Freeman John Vanderhage
Louise Greer
Whatcom County Planning Staff
William G. Trimm, Director
Sandra Palm, Planner III
Diane E. Harper, Planner II
Carl F. Batchelor, Planner I
Elizabeth K. Olsen, Cartographer
Sharon Hayes, Administrative Aide
Carrie Unick, Word Processor
Whatcom County Planning Department
401 Grand Avenue
Bellingham, WA 98225
THE LYNDEN-NOOKSACK VALLEY SUBAREA COMPREHENSIVE PLAN
A COMPONENT OF THE WHATCOM COUNTY COMPREHENSIVE PLAN
Adopted this c 5T day of 4Pg,/L , 1986,
by the Whatcom County Planning Commission.
•eggy/iii'ton, C :irperson
„9.40.
William G. Trimm, Secretary
• Certified this / N day of ,-- Glt/e. , 1986,
41011
by Whatcom County Council.
Lide.ALAW/
�7'.'nald G f•a sey, Chair ;,:n
Approved this 10
pp day of , 1986,
by the Whatcom County Executive.
Shirley Van Zanten, xecutive
Attest
By: l-244-v /
Clerk of the Council
• Reviewed this day of , 1986,
by the Boundary Review Board.
•
Stewart Buttrick, Chairperson
DATE: May 15, 1986 INTRODUCED BY: ConsOnt
PROPOSED BY: PLANNING
1
• ORDINANCE NO. 86-41
2
AN ORDINANCE AMENDING THE 1970 WHATCOM COUNTY CCMPREHEN-
3 SIVE PLAN TEXT AND MAP FOR THE GEOGRAPHIC AREA KNOWN AS
THE LYNDEN-NOOKSACK VALLEY SUBAREA SITUATED IN WHATCOM
4 COUNTY.
5
WHEREAS, the Whatcom County Planning Agency is charged with updating
6
and revising the 1970 Comprehensive Plan Text and Map and providing recom-
7
mendations for legislative action to Whatcom County Council; and
8
WHEREAS, the Whatcom County Planning Agency has reviewed the provisions
9
of the 1970 Comprehensive Plan as applied to the Lynden-Nooksack Valley
10
Subarea, through the development of a Background Document that inventoried
11
and analyzed land use, transportation, community facilities and utilities,
12
and environmental features existing in the subarea, and determined important
13
land use related issues; and
14
WHEREAS, the Whatcom County Planning Agency developed a comprehensive
15
citizen participation process that resulted in the formation of the Proposed
16
. Comprehensive Plan for the Lynden-Nooksack Valley Subarea; and
17
WHEREAS, the Whatcom County Planning Commission conducted one public
•
18
hearing on January 21, 1986, for the purpose of receiving public testimony
19
on the proposed Lynden-Nooksack Valley Subarea Comprehensive Plan; and
20
WHEREAS, the Whatcom County Planning Commission has prepared Findings,
21
• Reasons, and Motion recommending adoption of the Proposed Lynden-Nooksack
22
Valley Subarea Comprehensive Plan; and
23
WHEREAS, the Whatcom County Council has reviewed the Planning Agency's
24
Findings, Reasons and Motion;
25
NOW, THEREFORE, BE IT ORDAINED by Whatcom County Council as follows:
• 26 Section 1. Comprehensive Plan Text
• 27
The 1970 Whatcom County Comprehensive Plan Text is hereby amended to
28 , read as set forth in Exhibit 2, which is attached hereto and incorporated
29 herein by reference, is hereby adopted for the area referred to as the
30
Lynden-Nooksack Valley Subarea.
31
Section 2. Comprehensive Plan Map
32
The 1970 Whatcom County Comprehensive Plan Map is hereby amended in
its entirety for the geographic area referred to as the Lynden-Nooksack
DRAFT 1, PAGE 1, May 15, 1986
Valley Subarea, as set forth in Exhibit 3, which is attached hereto and
incorporated herein by reference.
Section 3. Validity
2 Adjudication or invalidity of any of the sections, clauses, or provi—
3 alone of this Ordinance shall not affect or impair the validity of the
4 Ordinance as a whole or any part thereof, other than the part so declared to
•
5 be invalid.
6
PASSED this 19th day of June , 1986.
8 W h OM COUNTY oil..CIL
CO9.kie
e I ,TON
10
OP'
anaey ' p-,son
11 ATTES (APPROVED ,` ( ) VETOED
12 2 , •
1
3 Clerk of Council Shirley Van anten, ecutive
14 June 20, 1906
Y Date
15 APPROVED AS TO FORM:
16 Q,cn/mn,A-,. n. S,.w
w
' Randy Watts,
Civil Deputy Prosecuting Attorney
18 Published June 4 and July 2, , 1986.
19 This Ordinance becomes effective June 30 , 1986.
20
21
22
23
24
25 •
26
27
28
29
30
31
32
DRAFT 1, PAGE 2, May 15, 1986
•
TABLE OF CONTENTS
I. COMPREHENSIVE LAND USE PLANNING
Statutory Authority 1
Definition and Application 1
Subarea Planning Concept 1
Whatcom County Planning Process 2
Plan Format 2
TI. GOAL STATEMENTS 5
III. POPULATION FORECASTS 7
IV. SUBAREA DESCRIPTION 16
V. LAND USE DESIGNATIONS
• Introduction 23
Rationale and Locational Criteria 23
1. Urban Reserve 23
2. Urban Reserve Medium Density 24
3. Neighborhood Commercial 25
4. General Commercial 25
5. Tourist Commercial 26
6. Light Industrial Park 27
7. General Manufacturing 28
8. Residential Rural 29
9. Rural 29
10. Agriculture 31
11. Forestry 32
12. Public 33
VI. POLICIES
Introduction 35
Land Use Designations 35
1. Urban Reserve 38
2. Urban Reserve Medium Density 42
3. Neighborhood Commercial 44
4. General Commercial 46
5. Tourist Commercial 50
6. Light Industrial Park 52
7. General Manufacturing 56
8. Residential Rural 58
9. Rural 60
10. Agriculture 65
11. Forestry 69
12. Public 72
13. Land Development Options, Guidelines & Requirements 74
Transportation Policies 76
Community Facilities and Utilities 79
Physical Constraints and Natural Resource Policies 82
Economic Policies 87
VII. COMPREHENSIVE PLAN AMENDMENTS 88
VIII. COMPREHENSIVE LAND USE PLAN MAP 89
•
I. COMPREHENSIVE LAND) USE PLANNING
•
A. STATUTORY AUTHORITY
Statutory authority for county comprehensive land use planning is establis--
hed in the Washington State Planning Enabling Act, in which it is stated that
"each planning agency shall prepare a comprehensive plan for the orderly physical
development of the county or any portion thereof. . ." (RCW 36.70.320). The
•
Lynden-Nooksack Valley Subarea Comprehensive Plan has been developed in response
to statutory authority as well as in recognition of the widely accepted principle
that future Whatcom County land use decisions should be made in a coordinated and
responsible manner by both the public and private sectors.
B. DEFINITION AND APPLICATION
The Whatcom County Comprehensive Plan is defined as an official public
document to be used by both the public and private sectors as a policy guideline
for making orderly decisions concerning the future use of land in the County.
The plan has been formulated by the Whatcom County Planning Commission and is
comprehensive, general and long-range in nature. The plan is comprehensive in
that it encompasses major geographic areas of the county and the functional
elements that bear on physical development. The plan is general in that it
summarizes major policies and proposals and is not, by statute, a detailed
regulation. The plan is long-range in application because it addresses current
issues, as well as anticipated problems and possibilities of the future.
The purpose of this document is to foster a responsible process of land use
decision-making. The goals, policies and land use plan map contained herein
serve to amend the 1970 Whatcom County Comprehensive Plan for the geographic area
defined as the Lynden-Nooksack Valley Subarea. The 1970 plan served as a basic
plan for the 1970's, but as times change, people's attitudes, technologies and
economies also change. Consequently, the primary decision-making document of
local government must be revised to address current and anticipated issues of the
future.
In consideration of the changes that have occurred since the existing plan
was adopted, the Planning Commission resolved in December, 1978, to revise and
update the 1970 Comprehensive Plan. The Commission is also aware that changes
will continue through the 1980's and has realized that the policies contained
herein will be subject to modification and revision over a period of time. As is
•
discussed in the following section, this subarea plan will be revised on a five-
year basis.
•
C. SUBAREA PLANNING CONCEPT
Because of the county's diverse physical and cultural composition, the
Planning Commission elected to revise the plan on an individual geographic area
basis. Thus, the Commission divided the western one-third of the county into ten
logical geographic areas where the planning process could be applied in a uniform
and consistent manner. Denoted as "subareas", these geographic areas were
1
delineated to address various land use related issues that appeared to be unique
to particular areas of the county.
The criteria used by the commission to delineate subarea boundaries include
natural and physical features; political subdivisions such as sewer, water, fire
and school districts; existing land use patterns; and the presence of a city or
town to act as a nucleus for the area. Thus, subareas are planning units
determined through the application of criteria and are considered as a practical
means of revising the comprehensive plan in a consistent and orderly fashion.
D. WEATCOM COUNTY PLANNING PROCESS
The Whatcom County comprehensive planning process is defined as a continual
process of evaluating goals, conducting various land-related studies, and then
using the goals and studies to fashion a balanced and practical set of land use
policies and proposals for future land uses in the County. Stated differently,
the planning process serves as a blueprint for the logical development of the
comprehensive plan, as well as the formulation of effective implementation tools.
The process describes, through a logical sequence, the various land use
related factors that must be considered to effect the formulation of responsible
and meaningful land use policies and proposals. These factors include the
definition of county-wide goals; the inventory and analysis of land use, commun-
ity facilities and utilities, transportation, and environmental resource charac-
teristics; the forecasting of population levels and the county's economic
vitality; the analysis of issues both technical and citizen related; the develop-
ment of policies to resolve or address the relevant issues; and the transforma-
tion of policies into the plan map and attendant implementation tools.
The planning process is continual. The implementation of the comprehensive
plan, through the application and use of various regulatory tools, must be
continually monitored. The effectiveness of the planning process in Whatcom
County relies on the county's ability to keep the major components of the plan
current through periodic review and adoption of any necessary amendments.
E. PLAN FORMAT
The Comprehensive Plan for the Lynden-Nooksack Valley Subarea includes the
necessary information for the appropriate formulation of land use decisions by
both the public and private sectors of Whatcom County. The components of the
plan include the following:
I. Comprehensive Land Use Planning: To assist both the public and private
sectors with respect to the development, adoption, and amendment of the
comprehensive plan policies and map.
I7.. Goal. Statements: To provide the overall direction for land use
planning in Whatcom County.
2
TII. Population Forecasts: To correlate anticipated demand for land uses
with the supply of land.
• IV. Subarea Description: To generally define subarea characteristics and
establish issue topics as determined by area residents, the Planning
• Commission and the planning staff.
•
V. Rationale and Locational Criteria: To establish the necessity of land
use designations and the spatial determinants to be used in applying
land use designations.
VI. Policies: To provide the primary decision-making tools required to
address the land use, community facility and utility, transporta-
tion/circulation and environmental resource issues of the subarea.
VII. Comprehensive Land Use Plan Map: To reflect the spatial distribution
of the policy statements together with the policies; perhaps, the most
widely used component of the comprehensive plan.
VIII. Amendment Criteria: To assist both the public and private sectors with
respect to revisions of the comprehensive plan policies and map.
IX. Adoption Certificate and Ordinance: To acknowledge acceptance of the
plan by the Whatcom County Planning Commission and Council, City of
Lynden, City of Sumas, City of Everson, City of Nooksack and the
Boundary Review Board.
3
Whatcom County Planning Process
•
•
GOALS INVENTORY AND ANALYSIS r`a+s DETERMINATION OF ISSUES •
•
BY SUBAREA
Land Use
CONTINOUS UPDATE . residential 1
commercial
industrial SUBAREA CITIZEN PARTICIPATION:
Transportation Phase 1
IMPLEMENTATION Comm. Services
•
Zoning Ordinance
Population
Subdivision Regs . Parks-Recreation •
Shoreline Mgt. Physical Features (111111 ATION OF PRELIMINARY
City agreements Shoreline Mgt . A POLICIES AND PLAN
Floodplain Regs . PLANNING COMMISSION
■ .
■
WHATCOM COUNTY PRELIMINARY SUBAREA �� SUBAREA CITIZEN PARTICIPATION: i.
. COUNCIL COMPREHENSIVE PLAN ••• Phase 2
is
i
■ N
• PROPOSED SUBAREA """ PUBLIC HEARING REFINEMENT OF PRELIMINARY
COMPREHENSIVE PLAN •a,. SUBAREA POLICIES AND PLAN
MAP BY PLANNING COMMISSION
•
II. GOAL STATEMENTS
The following goals provide the general direction for making land use
decisions in the subarea and Whatcom County as a whole. They were developed and
adopted by the Planning Commission and County Council in July, 1979.
A. REGIONAL DESIGN GOALS
1. Future urban development should occur within or immediately adjacent to
existing urban areas in order to eliminate sprawl and strip develop-
.
ment, assure the provision of an adequate range of urban services,
conserve agricultural and forestry lands, optimize investments in
• public services and conserve energy resources.
2. Future development in rural areas should be low density, complement
existing rural character, contribute to the conservation of agricul-
tural and forest land and not result in demands for urban-level servi-
ces.
B. GROWTH MANAGEMENT GOALS
1. To promote a conscientious program designed to plan, guide and influ-
ence the appropriate location, timing, intensity, type and servicing of
diverse land use patterns.
2. To determine the required amounts of land anticipated to be utilized
within the planning period (15 years) while retaining options for
future land use decisions beyond the planning period.
3. To encourage a predictable pattern of urban and rural development which
• utilizes previously committed land areas and existing facility invest-
ments before committing new areas for development.
4, To ensure that a beneficial balance exists between the supply and
demand for public services. To encourage the cooperation among
municipalities, special districts, and associations in the planning and
provision of public services. To discourage the proliferation of
unnecessary special purpose districts.
5. To develop a concise, equitable and practical set of land use regula-
tions intended to implement the goals, policies and proposals of the
County Comprehensive Plan in a timely and orderly fashion.
C. LAND USE GOALS
1. To conserve the agricultural and forest lands of Whatcom County for the
continued production of food, forage and timber crops while promoting
the expansion and stability of the county's agricultural and forestry
economies,
2. Urban residential development should be planned in areas that can be
economically and efficiently served with existing or planned services,
5
•
optimize energy use, function as integral neighborhood units and can
environmentally support intensive land uses.
•
3. Adequate community and neighborhood commercial facilities should be
encouraged in appropriate locations while avoiding incompatible land
uses and the proliferation of unnecessary new commercial areas.
4. To encourage a balanced and diversified economy in order to assure
•
desirable local employment opportunities and to strengthen and stabi-
lize the tax base. To accommodate anticipated economic development in
an environmentally responsible manner with due consideration for public
cost, energy availability, land use compatibility and transportation
accessibility.
5. To promote the availability of economical and attractive housing for
•
all income, age and ethnic groups, while also enhancing the integrity
and identity of existing communities. •
6. To promote a functional, coordinated and multi-mode transportation
system which provides for the safe and efficient movement of people and
goods, avoids undesirable environmental impacts, and optimize public
investments and the conservation of energy resources.
7. Adequate facilities and services which provide diverse education,
recreation, cultural and social opportunities should be encouraged.
D. CULTURAL AND NATURAL RESOURCES
1. To identify and manage environmentally sensitive areas in such a manner
as to prevent destruction of the resource base and reduce potential
losses to property and human life.
2. To continue the identification of cultural and natural resources and
formulate viable methods to preserve and conserve such resources in
recognition of their irreplaceable character.
3. To promote a park and recreation system which is integrated with
existing and planned land use patterns and is diverse, abundant and
assures maximum public access and usage.
E. CITIZEN INVOLVEMENT AND INTERGOVERNMENTAL COORDINATION
1. To assure opportunity for citizens to be involved in the formulation of
land use goals, policies and proposals and to provide a structure for
citizen participation in the planning program of federal, state,
regional and local agencies.
2. To participate in intergovernmental coordination with federal, state,
provincial, regional and local agencies, to develop a coordinated
approach to problems which transcend local government bodies and to
create an environment for the exchange of information and technical
assistance.
6
III. POPULATION FORECASTS
Introduction
The purpose of population forecasting, as it relates to land use
planning, is to accommodate the long-term spatial requirements of various
land uses such as residential, commercial, recreational and public.
Population forecasting may also be of assistance in decision making for land
use related matters, such as determining the appropriate scale and location
of public works facilities and land development activities. Population
forecasts are subject to revision which may be accomplished in the five-year
comprehensive plan update process.
The population information contained herein is a summary of the
forecasts prepared by several agencies. Because of the technical difficul-
ties involved with current and projected population assessment on a subarea
basis, the information has been presented by total county, unincorporated
•
county and incorporated community. Furthermore, this information has been
used in a qualitative manner or as a general guideline, rather than as a
specific numerical forecast. To relate this information to the Lynden-
Nooksack Valley Subarea Comprehensive Plan, the following assumptions are
used:
1. The majority of population growth will occur in URBAN RESERVE, URBAN
RESERVE MEDIUM and RESIDENTIAL-RURAL areas.
2. The remainder of population growth will occur in RURAL and AGRICULTURAL
areas.
3. The rate of population growth will be at unincorporated Whatcom County
rates (Table B) .
Tables A, B, C, D, E and F, respectively relate to total Whatcom
County, unincorporated Whatcom County, City of Lynden, City of Sumas, City
of Everson and City of Nooksack population trends and forecasts. Figures 1,
2, 3, 4, 5 and 6 present this information in a graphical format. The
remainder of the information summarizes the various assumptions and vari-
ables which may affect the included population forecasts.
Assumptions Relating, to Population Forecasts
All population forecasts are based on assumptions which affect the
numerical results, and different population forecasting agencies do not make
the same assumptions. The following items are intended to present an
overview of assumptions as they relate to Whatcom County populations:
1. In-migration° will continue to contribute substantially to population
increases at the Washington State and Whatcom County levels.
2. The trend of decreasing family size and population per household will
continue.
7
3. Labor market potential and location will affect population distri-
bution, gross natural increase and in-migration levels.
4. The purpose of the population forecast affects assumption utilization,
which in turn affects the results.
Variables Affecting Population Forecasts
Agencies which prepare population forecasts often make revisions due to
changes in the variables affecting their assumptions. The following
variables are intended as an overview for potential Whatcom County popul-
ation forecast revisions, and may not affect all the agencies whose
forecasts are contained herein:
1. Changes in Whatcom County birth, death and in-migration rates.
2. Changes in the level of industrial development and the related labor
market potential of Whatcom County.
3. Changes in the Canadian economy and the related level of Canadian
spending9 in Whatcom County.
4. Changes in the demand for the products of local resources such as
agriculture, forestry, fishing and mining by local, state, national,
and international markets.
8
FIGURE I
TOTAL WHATCOM COUNTY
POPULATION TRENDS AND FORECASTS : 1970-2000
0000'13)
190
/WCCOG
180 /
170 /
/ CBI
// 7� MEAN
160 `
• ••0FM
/ ♦•.
/
150 / , :..•'•
140 i•' �.^BPA
z i
O /
130 / ��•
o0 120 /��• • �,s
a . �� s
•
I10 `:��•
100
90
80
1970 1975 1980 1985 1990 1995 2000
YEAR
TABLE A
TOTAL WHATCOM COUNTY POPULATION TRENDS AND FORECASTS: 1970-2000
(INCORPORATED AND UNINCORPORATED)
Research
Agency 1970 1980 1985 1990 1995 2000
U.S. Census 81,983 106,701
CB$I: EIS1 103,941 119,771 132 ,997 149,217 167,287
WCCOG2 104 ,876 122,300 141 ,160 160,623 184 ,910
OFM3 106,733 119,297 132,352 147 ,976 156,553
BPA4 102,350 113,625 123,925 132,750 141,350
Mean --- --- 118,748 132,609 147,642 162,525
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
2.67 05 2. 20%6 2.06%7
9
FIGURE 2
UNINCORPORATED WHATCOM COUNTY
POPULATION TRENDS AND FORECASTS : 1970- 2000
(1000's)
90
MEAN
80
70
60
z
0 50
M
—I 40
o.
O
30
20
10
1970 1975 1980 1985 1990 1995 2000
YEAR
TABLE B
UNINCORPORATED WHATCOM COUNTY POPULATION TRENDS AND FORECASTS: 1970-2000
Research
Agency 1970 1980 1985 1990 1995 2000
U.S. Census 34 ,004 48 ,628
CB&I: EIS1 47,652 56,825 64 ,456 74,026 84,769
WCCOG2 46,451 55,340 64,305 73,603 86,210
Mean --- -- 56,083 64,381 73,815 85 ,490
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
3.64%5 2.84%6 2.88%7
10
POPULATION TRENDS AND FORECASTS: 1970--2000
LYNDEN, WASHINGTON
8000
WCCOG
7000
• CB&I
0 6000
S 5000
o '
a 4000
3000
2000
1000
0
1970 1975 1980 1985 1990 1995 2000
year
TABLE C
POPULATION TRENDS & FORECASTS, 1970 - 2000
LYNDEN, WASHINGTON
RESEARCH
AGENCY 1970 1980 1985 1990 1995 2000
U. S. Census 2,808 4, 028
CB&I: EIS' 3, 975 4,722 5 , 335 6, 113 6, 988
WCCOG2 3, 970 4, 670 5,490 6, 365 7,380
OFM'0 4, 500 --- --- ---
Actual Population 2, 808 4, 028 --- --- --- ---
Mean Population --- - - 4, 631 5,413 6, 239 7, 184
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
3. 67%5 3. 00%6 2.87%7
11
POPULATION TRENDS AND FORECASTS:1970- 2000
SUMAS,WASHINGTON
1100
WCCOG
moo
900
..Mean
C 800 /'
700 ~- —C B&I
a 600
500
100
0
1970 1975 1980 1985 1990 1995 2000
year
TABLE D
POPULATION TRENDS & FORECASTS, 1970 - 2000
SUMAS, WASHINGTON
RESEARCH
AGENCY 1970 1980 1985 1990 1995 2000
U.S. Census 722 712
CB&I: EIS1 674 683 695 696 693
WCCOG2 745 800 860 935 1,020
OFM11 736 --- --- ---
Actual Population 722 712 736 --- --- ---
Mean Population --- --- --- 778 816 857
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
-0. 14%5 0. 90%6 0. 97%7
12
POPULATION TRENDS AND FORECASTS:1970-2000
EVERSON,WASHINGTON
cB&i
1500
4100 . .••Mean
laoo �•. •� WCCOG
O 1200 . ,/.,.•• '•./
as
1100 i ••• - •/
0.
O. 1000
�� •/
900 44''�J
800
•
• 700
600
500
0
1970 1975 1980 1985 1990 1995 2000
year
TABLE E
POPULATION TRENDS & FORECASTS, 1970 - 2000
EVERSON, WASHINGTON
RESEARCH
AGENCY 1970 1980 1985 1990 1995 2000
U. S. Census 633 898
CB&I: EIS1 877 1, 035 1, 166 1, 330 1 , 515
WCCOG2 877 955 1, 085 1 ,210 1 , 350
OFM10 1 , 100 ---- --- ---
Actual Population 633 898 --- --- - - ---
Mean Population ---- - - 1, 030 1, 126 1, 270 1 ,433
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
3.56%5 2. 29%6 2.54%7
13
POPULATION TRENDS AND FORECASTS:1970-2000
NOOKSACK,WASHINGTON
900.-
"...WCCOG
800- /'
/.
700 / ,.Mean
.
./
c 800 -
•
o �►CB&I
• � —,i�
co ., _500 . —---
a 400
300 -
200
100 -
0 , 1 t I A I
1970 1975 1980 1985 1990 1995 2000
year
TABLE F
POPULATION TRENDS & FORECASTS, 1970 - 2000
NOORSACR, 'WASHINGTON
RESEARCH
AGENCY 1970 1980 1985 1990 1995 2000
U. S. Census 322 429
CB&I: EIS' 387 437 478 528 583
WCCOGz 450 530 625 735 865
OFM1O 585 - ___ ___
Actual Population 322 429 --- --- --- ---
Mean Population --- --- 517 552 632 724
ANNUAL GROWTH RATES
1970-1980 1980-1990 1990-2000
2. 9205 2. 55%6 2.75%7
14
Footnotes
1Parametrix, Inc. et al: Environmental Impact Statement for Chicago Bridge &
Iron Co./Snelson Anvil, Inc. , Cherry Point Marine Construction Facility;
page 198.
2Whatcom County Council of Governments; Population Forecasts; June, 1980.
30ffice of Financial Management; "Special Report #36 Forecasts of the State
and County Populations by Age and Sex: 1985-2000"; May, 1981.
4Bonneville Power Administration; Population, Employment and Households
Projected to 2000; July, 1979.
5Annual growth rates are based upon the official 1970 and 1980 U.S. Census
figures.
6Annual growth rates are based upon the official 1980 U.S. Census figure and
the 1990 mean calculation figure.
'Annual growth rates are based upon the 1990 and 2000 mean calculation
figures.
8In-migration is equal to total population less natural increase, in which
natural increase is equal to total births less total deaths.
The Whatcom County Council of Government's population forecast exhibits a
high correlation with the Canadian Impact Study and is thus presumed to
accommodate Canadian spending.
1o0ffice of Financial Management; "April 1, 1985 Populations"; June, 1985.
Estimated population figure.
110ffice of Financial Management; "April 1, 1985 Population"; June, 1985.
Actual population figure.
15
•
IV. SUBAREA DESCRIPTION
A. INTRODUCTION
The Lynden-Nooksack Valley Subarea is bounded on the north by the Canadian
Border, on the east by Vedder and Sumas mountains, on the south by East Smith
Road and Stewart Mountain, and on the west by Aldrich and Delta Line Roads.
Incorporated communities include Lynden, Sumas, Everson and Nooksack. Unincor-
porated communities include Hinote's Corner, Nugent's Corner, Deming, Lawrence,
Laurel and Wiser Lake.
Subarea boundaries were delineated by Planning Commission in 1979 prior to
beginning the comprehensive plan update process. Delineation of the boundaries
was based on the intent to analyze the major agricultural resource area and
related soils of Whatcom County, to conserve forest resources and to address land
uses within flood plains. An additional intent was to manage growth in unincor-
porated communities and areas adjacent to incorporated communities.
B. FINDINGS
In December, 1983, the Whatcom County Planning Department completed the
background document for the Lynden-Nooksack Valley Subarea. A portion of the
document contains descriptions of existing conditions related to land use, the
physical environment, transportation, and community facilities and utilities. In
addition, the document identified specific issues for the subarea. The issues
identified by the planning department staff, Planning Commission and citizens
have been evaluated and addressed through the development of specific comprehen-
sive plan policy statements. For additional detail concerning issues, the
Lynden-Nooksack Valley Subarea Background Document can be consulted.
Land Use Description
The subarea contains approximately 123,000 acres and includes approximately
5,280 dwelling units. Land uses in the subarea are primarily associated with
agriculture and forestry. Agriculture is the dominant land use, comprising
approximately 87,250 acres or 69% of all land uses. Of total land in agricul-
ture, 23,415 acres are used for crop production, 23,405 acres are used for
dairies, 6,820 acres are used for livestock raising, 270 acres are used for
poultry farms, and 30,340 acres are used for pasture and part-time agricultural
operations. Agricultural operations are situated in the Nooksack River flood-
plain and north thereof, the Sumas River floodplain, and surrounding the commun-
ities of Lynden, Nooksack, Everson and Sumas.
• Forest land is the second most prevalent land use, occupying 32,065 acres or
26% of all land uses. Forest land includes parcels owned by major timber
companies, the State of Washington and woodlot operations. The majority of
forest land is situated on Vedder, Sumas and Stewart mountains and woodlots are
scattered throughout the subarea.
The remaining 5% of existing land uses are composed of residences comprising
2,865 acres or 2.3% of all land; vacant land situated on 1,475 acres or 1.2% of
all land; industrial uses occupying 580 acres or 0.5% of all land; public and
16
quasi-public uses comprising 550 acres or 0.45% of all land; and commercial uses
occupying 490 acres or 0.4% of all land. Residences are generally situated
adjacent to roads or are associated with agricultural operations, reflecting a
general absence of major residential development. Commercial uses are primarily
located at Hinote's Corner, Nugent's Corner, Deming, Laurel, near Pole Road and
the Guide Meridian, and directly west of Lynden adjacent to the Guide Meridian.
Approximately 69% or 85,000 acres of the subarea use the provisions of the
Washington State Open Space Taxation Act of 1970 to obtain current use tax
assessment. Current use tax assessment generally indicates the intent, by the
property owner, to maintain the land in its present use. Approximately 80% of
all agricultural land and 550 of all forest land in the subarea has current use
tax assessment status. An additional 3,000 acres of forest land is managed by
the Department of Natural Resources and is exempt from taxation; however, this
land will continue to be used for long-term forest production.
Environmental Conditions
Existing environmental conditions relate to topography, geology, geologi-
cally related resources, soils, water resources, flora and fauna. Subarea
topography is generally flat with steep slopes located on Vedder, Sumas and
Stewart mountains.
Sumas Outwash, composed of sand and gravel, and Alluvial Deposits, composed
of silt, clay, gravel and till, underlie the majority of flat lands in the
subarea. Bellingham Glaciomarine Drift, composed of clay, underlies the Boundary
Highlands area, as well as the south central portion of the subarea. Huntingdon
Formation and Chuckanut Formation, both composed of sandstone and shale, are the
primary geologic units of Vedder, Sumas and Stewart mountains. Slope stability
is satisfactory in the flat lands; however, steep slopes of the mountains have
marginal stability.
Geologically related resources include natural gas and oil, coal, and sand
and gravel deposits. Natural gas and oil were encountered in early exploratory
wells at depths ranging from 28 feet to over 6,000 feet; however, the wells and
associated deposits are not presently considered to have commercial value.
Huntingdon and Chuckanut formations contain bituminous and sub-bituminous coal.
The formations are located at the surface in the mountains, but underlie, at
varying depths, the glacial deposits of the flat lands. Coal is not being
extracted currently. Sand and gravel are contained in alluvial and outwash
deposits, and are located throughout the subarea. Several extraction sites are
operating presently near East Pole Road, Trapline Road, East Axton Road, Alm Road
and Siper Road.
One-hundred and five soil units are located in the subarea. Of these,
thirty-eight are classified as various categories of prime farmland by the Soil
Conservation Service. The prime farmland soils occupy the majority of the flat
lands. The mountainous areas contain the majority of soil units; however, these
are not considered as prime farmland, although several soils are very conducive
to forestry.
Suitability for development, as related to soil characteristics, is expres-
sed as slight, moderate or severe limitations for a particular use. Uses
considered include septic drainfields, shallow excavations, dwellings without
17
basements, dwellings with basements, small commercial buildings, and local roads
and streets. Composite ratings for these uses result in severe limitations for
mountainous areas and floodplains; moderate to severe limitations for flat lands
above floodplains; moderate limitations for areas with sandy soils; and slight to
moderate limitations for an area near Pole and Mecklem roads. Varying degrees of
limitation are based on degree of slope, presence of floodplains, seasonally high
water tables or slow permeability.
Water resources include groundwater, surface water and 100-year floodplains.
Potential high yield aquifers underlie the majority of the subarea, excluding the
Boundary Highlands area, the area near Trapline and East Badger roads, the south
central portion of the subarea, and mountainous regions. In addition, part of
the Blaine municipal watershed is located in the northwestern part of the
subarea. In general, groundwater quality is satisfactory for domestic and
agricultural consumption. The most commonly occurring groundwater quality
problems are the presence of iron and nitrates. Rarer quality problems include
incidents of PCB and EDB contamination.
Several creeks and rivers are located in the subarea including Bertrand,
Fishtrap, Tenmile, Deer, Anderson, Smith, Swift, Breckenridge, Saar and Johnson
creeks, and Sumas and Nooksack rivers. Subarea lakes include Wiser, Fazon and
Judson.
One-hundred year floodplains are associated with Sumas and Nooksack rivers,
as well as Bertrand, Johnson, Breckenridge, Swift, Smith and Anderson creeks.
These areas are those where there is a l% per year chance of inundation from
flood waters.
Although the mountainous portions of the subarea continue to be forested,
the lowlands have generally been cleared of the original forest and are presently
cultivated. Several woodlots occur throughout the flat lands.
Subarea fauna consist of birds, fish and mammals. The Nooksack River, Sumas
River, subarea lakes and nearby fields provide medium-to-high density waterfowl
habitats. Several beaver ponds and a heron rookery are located in the Boundary
Highlands area. A medium-to-high density deer habitat is situated on Vedder and
Sumas mountains. Salmon spawning, rearing and migration occur in Deer, Fourmile,
Tenmile, Bertrand, Fishtrap, Anderson, Smith, McCauley, Mitchell, Wiser Lake
Outlet, Dale, Breckenridge, Saar, Squaw and Johnson creeks, and Sumas and
Nooksack rivers. Johnson Creek is one of the better coho salmon spawning areas
in Whatcom County.
Community Facilities and Utilities
Community facilities in the subarea include education, public safety, fire
protection, energy, solid waste, flood control and drainage while utilities
include water and wastewater systems. Education is provided by several school
districts including Ferndale School District No. 502, Blaine School District
No. 503, Lynden School District No. 504, Meridian School District No. 505,
Nooksack Valley School. District No. 506 and Mt. Baker School District No. 507.
With the exception of elementary schools in the Lynden and Meridian school
districts, all school districts have sufficient capacity within their systems to
accommodate additional students.
18
Law enforcement in the subarea is provided by the Whatcom County Sheriff's
Department. The department consists of approximately 22 patrol deputies,
4 detectives and 15 other commissioned officers with arrest powers. Three patrol
vehicles are deployed throughout the county, 24 hours a day and an average of
440 calls per year are presently received on a per capita personnel basis.
Fire protection is provided by four Whatcom County fire protection districts
including District No. 1, District No. 3, District No. 4 and District No. 14.
District No. 1 provides service to the area east of Noon Road and south of Badger
Road. The district has two fire stations and has mutual aid agreements with
Whatcom County Fire Protection Districts No. 4 and 14. District No. 3 serves the
area west of Noon Road and Trapline Road. The district has four fire stations
and mutual aid is provided by a county-wide agreement. District No. 4 serves the
area between Noon and Mission roads. The district has three fire stations and
has mutual aid agreements with Whatcom County Fire Protection Districts No. 8,
No. 2 and No. 1. District No. 14 provides service to the area east of Trapline
Road and north of East Badger Road. The district has two fire stations and has
mutual aid agreements with Whatcom County Fire Protection Districts No. 1 and
No. 3.
Energy services in the subarea are provided by Puget Sound Power and Light
Company and Cascade Natural Gas Company. Puget Sound Power and Light presently
has three substations in the subarea and intends to build two additional substa-
tions in the future, one at Lynden and one at Nugent's Corner.
Solid waste disposal is accomplished by residents or private haulers taking
refuse to sanitary land fills or to the incineration plant located on Slater
Road. Sanitary land fills serving subarea residents are located at Cedarville
Road, Y Road and Birch Bay. Nooksack Valley Disposal, Inc. and Sanitary Service
Company are certified to collect both residential and commercial garbage.
Flood control is provided by the McCauley Creek Flood Control District. The
purpose of the district is to investigate and take any actions that are necessary
and environmentally sound to control flooding for a part or all of the stream
system.
Ten drainage improvement districts exist within the subarea. The purpose of
the districts is to provide land drainage and be responsible for the rehabili-
tation and maintenance of ditches and streams.
In the subarea, domestic, industrial and agricultural water is provided by
cities, water associations or individual on-site wells. The City of Sumas
obtains its water from four artesian wells and sells water to city residents, two
rural water associations and the City of Nooksack. Capacity appears to be more
than sufficient to meet the city's needs over the next decade.
The City of Nooksack purchases water from the City of Sumas and distributes
it to residents within city limits and certain areas adjacent thereto. The
city's infrastructure appears adequate and capital improvements are not planned
over the next three to five years.
The City of Lynden obtains its water from the Nooksack River. The capacity
of the existing system is adequate to meet current demand; however, the present
water rights certificate is no longer sufficient to meet a growing demand for
1.9
water service. To meet future demands, Lynden is investigating a groundwater
• source to supplement its current surface water appropriation. The City of Lynden
also supplies water to two water associations.
The City of Everson obtains water from three wells. The system serves
approximately 1,000 residents within city limits as well as two water associ-
ations. Because of the lack of storage capacity, the City of Everson no longer
extends water service outside its city limits.
There are over 40 water associations in the subarea. The largest are Pole
Road Water Association, Sumas Rural Water Association and Delta Water Associ-
ation. Approximately 8,000 year-round residents are estimated to be served by
the associations.
Wastewater disposal is accomplished either through sewer systems or through
on-site methods. The cities of Lynden, Everson and Sumas provide sewer service
for residences, businesses and industries situated within municipal boundaries.
Presently, the City of Nooksack lacks sewer service but is cooperating with the
City of Everson in obtaining funding to enlarge the Everson facility and expand
sewer service to Nooksack. Lynden and Everson will only provide sewer service to
properties situated within their municipal boundaries; therefore, annexation is
required to obtain sewer service. Sumas, however, presently does not have a
policy on the provision of sewer service and will consider requests for extension
of service on a case-by-case basis. The remainder of wastewater disposal in the
subarea is accomplished through on-site septic systems.
Transportation
Subarea transportation consists of state routes and county roads. State
routes include the Guide Meridian, Mount Baker Highway, State Route 9 formed by
Lawrence and Nooksack roads, and East Pole Road. According to the Washington
State Department of Transportation, all roads currently deliver an adequate level
of service and meet or exceed roadway standards for developed roadway and
pavement width. However, all roads are substandard for right-of-way width. Thus,
the Department of Transportation hopes to cooperate with Whatcom County and
individual property owners to acquire additional right-of-way, where needed.
Major county roadways serving the subarea include Birch Bay-Lynden Road,
Enterprise Road, Smith Road, Hannegan Road, Rock Road and Everson-Goshen Road.
All roads are in good condition and are generally in compliance with Whatcom
County road standards.
According to the Washington State Department of Transportation, the inter-
sections of the Guide Meridian with Smith, Axton, Laurel, Hemmi, Pole, Badger and
Wiser Lake roads represent the worst accident locations for state highways within
the subarea. In response to this situation, the Department of Transportation has
installed flashing beacons at the intersections of Badger Road, Birch Bay-Lynden
Road and Pole Road with the Guide.
In addition, the Department of Transportation plans to cooperate with
Whatcom County to address access control along the Guide Meridian. Access
control has become a problem as more individual access openings have been
approved for new residential, commercial and industrial development. Unrestric-
ted access has reduced the efficiency and safety of the Guide Meridian.
20
Burlington-Northern Railroad provides industrial rail service to the
subarea. The main spur parallels Lawrence and Nooksack roads from Burlington to
Sumas and the International Border. One train per day operates northbound from
Seattle, and one train per day operates southbound from Sumas.
•
C. SUBAREA ISSUES AND CITIZEN PARTICIPATION
Subarea issues pertain to growth areas, incorporated or unincorporated
•
communities where residential and related uses exist and are expected to con-
tinue, and to resource areas where available natural resources affect appropriate
land uses. The major issues affecting the incorporated communities of Lynden,
Sumas, Everson and Nooksack are the appropriate locations, amount of land, types
and densities of land uses, utility services and capital improvements that are
necessary for future urban growth. Additional issues include suitable annexation
policies, responsiveness to agricultural lands that adjoin existing municipal
boundaries and minimizing potential residences in 100-year flood plains.
Unincorporated communities include Hinote's Corner, Nugent's Corner, Deming,
Laurel and the Wiser Lake area. The major issues affecting Laurel, Nugent's
Corner, and the Pole Road and Guide Meridian intersection include the type and
acreage of commercial uses, and methods to maintain safe and efficient traffic
flows on state highways. Deming and the Wiser Lake area are primarily residen-
tial. Major issues affecting these areas include the appropriate type of
residential land use, suitable partial utility servicing, methods to assure safe
and efficient transportation access to state highways, and appropriate supporting
land uses. Major issues affecting the Hinote's Corner area include the extent
and type of commercial land uses, the extent and type of residential uses,
appropriate partial utility servicing and methods to minimize conflict with
nearby agricultural operations.
Issues associated with the remainder of the subarea relate to various types
•
and extent of natural resources, as well as natural hazards. Natural hazards are
associated with steep slopes situated on Sumas, Vedder and Stewart mountains. A
majority of these areas are owned by major timber companies for the purpose of
commercial forest management.
Another natural hazard pertains to 100-year floodplains associated with the
Nooksack River, Sumas River, and Bertrand, Johnson, Breckenridge, Swift, Smith
and Anderson creeks. The river floodplains and several creek floodplains contain
soils that facilitate agricultural operations, and the floodplains are used for
agriculture. Thus, a major issue pertains to the continuation of agricultural
land uses that minimize flooding damage and beneficially use soil resources as
compared to intensive residential land uses. For those floodplain areas not used
for agriculture, the major issue relates to applying an appropriate land use
designation that will minimize the number of potential residential structures.
Natural, resources are associated with soils that facilitate agricultural
operations, forestry areas, sand and gravel deposits, aquifers and wildlife
habitats. Soils that are designated as Prime Farmland by the Soil Conservation
Service are situated in the majority of the subarea. The Prime Farmlands
situated in 100-year floodplains are used for agricultural purposes, and the
application of the agricultural plan designation appears to be appropriate during
the next planning period. A major issue affecting the remainder of the subarea
21
•
is the extent that the Agriculture plan designation or other designations should
be applied to conserve agricultural soils.
Forested areas are situated on Vedder, Sumas and Stewart mountains. In
these areas topography is steep, making residential development difficult. A
major issue is the extent that the Forestry plan designation should be applied to
provide for the continuation of forest resources. An additional issue relates to
methods to minimize potential conflict between forestry land uses and adjoining
rural uses.
Sand and gravel deposits are situated throughout the subarea in agricultural
areas and rural areas. Major issues affecting these areas include the extent to
which extraction activities should occur in agricultural areas, methods to
maintain water quality and methods to assure compatibility with adjoining land
uses.
High-yield aquifers underlie the majority of the subarea, excluding moun-
tainous areas, the south central portion of the subarea and Boundary Highlands.
A major issue affecting aquifers relates to designating land uses that will
assure future ground water quality.
The major wildlife habitat issue relates to salmon spawning, rearing or
migration routes, and methods to maintain stream integrity. Of special impor-
tance is Johnson Creek, one of the county's most significant Coho spawning
streams.
Resolution of these issues was accomplished through working with citizen's
advisory committees and through input received at citizen information meetings.
During 1984, ten meetings were conducted with the Agricultural Advisory Commit-
tee. The main purposes of the Committee were to identify areas that should be
recommended for the Agriculture plan designation and zone, make recommendations
for appropriate plan designations for areas adjoining Agriculture areas and make
recommendations for text amendments to the Agriculture zone.
During early 1985, three meetings were conducted with the Forestry Advisory
Committee. The purposes of this Committee were to recommend locations that
should be considered for the Forestry plan designation and zone, make recommenda-
tions concerning appropriate language in the Forestry zone, and develop methods
to minimize conflicts at the interface between Forestry and Rural areas.
Also during early 1985, several meetings were conducted with representatives
of incorporated communities including meetings with the Planning Commission of
the City of Lynden, and the mayors of Sumas, Everson and Nooksack. The purpose
of these meetings was to develop recommendations concerning appropriate types,
extent and locations of land uses; and appropriate utility service levels to
serve the future growth needs of the various communities.
The results of citizen advisory group input were summarized on the "Sugges-
ted Land Uses and Densities Map." From May until September of 1985,, eight
citizen information meetings were conducted throughout the subarea. The purposes
of these meetings were to receive input from citizens concerning the "Suggested
Land Use Map" and to identify additional land use issues. The policy response to
the input received at the meetings is contained in the policy section of this
document.
22
•
• V. LAND USE DESIGNATIONS
INTRODUCTION
The land use designations as illustrated on the Comprehensive Land Use Plan
Map, together with the policies, represent the most appropriate uses of land in
the subarea for the planning period. The land use designations have been
developed as a means of addressing and resolving particular land use needs. The
following rationale and locational criteria for each land use designation are set
forth to provide consistency when applying designations and to avoid confusion
concerning establishment of land use boundaries.
RATIONALE AND LOCATIONAL CRITERIA
1. URBAN RESERVE
•
Rationale
The continuing trend of outward urban expansion in response to growth
pressures will create a constant demand for land, the most fundamental of all
urban resources. Although outward expansion is an accepted city planning
practice, problems have occurred when potential urban lands have been committed
to long-term "non urban" uses. Such problems are primarily caused by the lack of
coordinated public policy among governmental jurisdictions and have resulted in
uncoordinated and costly service systems, inefficient transportation networks and
unmanageable land use patterns.
As a means of alleviating problems ' associated with outward expansion, the
Comprehensive Plan establishes the URBAN RESERVE land use designation. The
rationale underlying the designation is to reserve certain land areas for future
urban residential purposes and to encourage interim uses that are complementary
and compatible with future urban uses, densities and utility services. When
transportation improvements and urban utility services, including public sewer
and water, are provided to these areas, land use densities shall increase and
result in the orderly, economic and expeditious transition from rural to urban
land use patterns.
The application of the URBAN RESERVE designation is intended to accomplish
the following objectives.
a. To reduce urbanization and encroachment pressures on lands most
suitable for other uses.
h. To stabilize land speculation, inequitable tax structures, and the
artificial inflation of land values in the "urban fringe" by designa-
ting an adequate amount of land for urban growth and uses during the
planning period; and to provide land owners with a reasonable expecta-
tion of future municipal and county land use policies.
c. To clearly establish appropriate levels of urban services including
public sewer and water, transportation improvements, storm drainage,
and sheriff and fire protection.
23
•
d. To conserve energy resources by reducing unnecessary travel distances
between living, shopping and employment locations.
e. To encourage the conservation of natural resources and environmentally
sensitive areas, both within and outside of designated URBAN RESERVE
areas.
Locational Criteria
The criteria to be used for the application of the URBAN RESERVE designation
include the following.
a. Land areas adjacent to specified municipalities that are of sufficient
size to adequately accommodate projected demands for residential,
commercial, transportation and public uses for a ten to fifteen-year
period.
b. Land areas where a full range of urban utility services, such as
sewer, water, storm drainage, transportation improvements, fire
and sheriff protection, and parks and recreation, presently exist
or can be economically and efficiently provided in the near future.
c. Areas that contain an adequate supply of vacant urbanizable land
to avoid the artificial inflation of land values.
d. The boundaries of the URBAN RESERVE designation should:
•
1. be well defined, logical, provide a physical "sense of community",
and be capable of being expanded to accommodate additional urban
growth as need arises; and •
2. acknowledge the existing character of land use densities and
the existing or potential level of utility servicing.
2. URBAN RESERVE MEDIUM DENSITY •
Rationale
•
Within areas that are planned for urban residential types of uses, Whatcom •
County recognizes the need to provide areas where affordable housing types can be •
situated including condominiums, apartments, townhouses and mobile home parks.
To address the need for compatibility between uses within and outside of medium
density residential areas, the URBAN RESERVE MEDIUM DENSITY plan designation is •
provided with a maximum density of six dwelling units per acre.
Locational Criteria •
The following Locational Criteria provide direction for application of
the plan designation.
a. The density of six dwelling units per acre should be applied to
areas that are adjacent to low density Urban Reserve areas or are
24 •
•
transition between low density Urban Reserve areas and higher intensity
uses such as commercial or light industrial.
b. Land areas should be feasible to supply with public sewer, water, storm
drainage, transportation improvements, fire and sheriff protection, and
parks and recreation facilities during the planning period.
c. The areas may be situated adjacent to similarly designated areas within
existing municipalities.
3. NEIGHBORHOOD COMMERCIAL
Rationale
The rationale underlying the NEIGHBORHOOD COMMERCIAL land use designation is
to accommodate centrally located and concentrated areas, in both urban areas and
rural areas, that provide a limited range of retail sales and services to nearby
neighborhoods. NEIGHBORHOOD COMMERCIAL areas, when situated in proximity to
existing urban areas, may have a full or partial range of servicing.
NEIGHBORHOOD COMMERCIAL areas situated in rural areas generally do not have
planned utility servicing.
Locational Criteria
Areas suitable for the NEIGHBORHOOD COMMERCIAL plan designation conform to
the following criteria.
a. Parcels are served by collectors or arterials.
b. Parcels have the same level of utility servicing as the surrounding
neighborhood.
c. The designation is situated in a location that is central to the
neighborhood area being served.
d. The designation is applied to an area of at least five acres that is
configured in a concentrated and consolidated pattern.
e. The designation is applied to property where ownership patterns and
land parcelization area conducive to future development.
f. The designation should be applied where a public need for neighborhood
shopping exists.
4. GENERAL COMMERCIAL
Rationale
The rationale pertaining to the GENERAL COMMERCIAL plan designation is to
provide a broad range of goods and services to people living within Whatcom
County, as well as other regions. The designation intends to maximize safe and
efficient on and off-site transportation systems, delineate areas that are
25
conducive to overall site planning, acknowledge existing patterns of GENERAL
COMMERCIAL land use forms, and promote compatibility with surrounding noncommer-
cial uses.
Locational Criteria •
Areas that are suitable for application of the GENERAL COMMERCIAL plan
designation conform to the following criteria.
a. Parcels are served by principal, minor or collector arterials, or major
collectors.
b. Parcels will be provided with urban services including public sewer and
•
water, stormwater drainage, sheriff and fire protection; except that
existing areas that have concentrations of general commercial uses may
be recognized based on adequate levels of wastewater disposal, water
and fire flow.
c. The designation contains a minimum of ten (10) acres configured in a
concentrated and consolidated arrangement.
d. The designation is located on property where ownership patterns and
land parcelization are conducive to feasible land packaging for future
development.
e. The designation is located where a public need for general commercial
shopping exists.
6. TOURIST COMMERCIAL
Rationale
The rationale underlying the TOURIST COMMERCIAL designation is to serve the
traveling public with a limited range of goods and services directly related to
their transportation needs. TOURIST COMMERCIAL areas are intended to serve
vehicular, rail, truck and air transportation systems. TOURIST COMMERCIAL areas
should be located near major transportation corridors and be designed to assure
safe and convenient access.
Locational Criteria
Areas that are suitable for application of the TOURIST COMMERCIAL plan
designation conform to the following criteria.
a. Parcels are served by principal or minor arterials, or major collec-
tors.
b. Parcels will be provided with urban services including public sewer and
water, stormwater drainage, sheriff and fire protection; except that
existing areas that have concentrations of tourist commercial uses may
be recognized based on adequate levels of wastewater disposal, water
and fire flow.
26
•
c. The designation is located in close proximity to major transportation
corridors including air, rail or road terminals or border crossings.
d. The designation contains approximately ten acres, is configured to
provide safe and convenient access and will not adversely impact
adjacent noncommercial activities.
•
e. The designation is located where a public need exists for TOURIST
COMMERCIAL types of uses.
6. LIGHT INDUSTRIAL PARK
Rationale
Manufacturing assumes a significant role in Whatcom County's economy, and
this role is anticipated to continue in the future. To augment the role of
manufacturing to the local economy, it is necessary to provide land for a variety
of industrial uses.
One form of industrial land use is characterized by the LIGHT INDUSTRIAL
PARK. LIGHT INDUSTRIAL PARKS generally are large tracts of land that are
planned, developed and operated as an integrated facility for a number of indivi.-
dual industrial uses. Special attention is given to circulation, parking,
utility needs, aesthetics and compatibility between uses both within the park and
with surrounding areas. This type of LIGHT INDUSTRIAL PARK is considered to be
the campus setting.
Another type of LIGHT INDUSTRIAL PARR is composed of small tracts of land in
different ownerships where industrial uses occur independently, with less
attention given to aesthetic measures and joint use of circulation and parking
systems. Although this type of park does not generally use master planning, it
does conform to zone and buffer requirements of the zone that implements the plan
designation.
•
•
The underlying rationale of the LIGHT INDUSTRIAL PARK designation is to
supply land for a variety of light industrial uses that may depend upon close
proximity to other industries and are dependent upon an urban or rural labor
supply. In addition, the designation promotes efficient public and private
utility and transportation expenditure, and promotes compatibility with surroun-
ding nonindustrial areas.
Locational Criteria
Areas that are suitable for the LIGHT INDUSTRIAL PARK designation conform to
the following criteria.
a. The area contains flat topography, has well-drained soils with suffi-
cient bearing capacity to support large structures, and contains
parcels of adequate size to accommodate buffer and bulk regulations.
b. The area should be served by truck, air or rail access.
27
•
c. Available or potential utility servicing should be adequate to satisfy
public health and safety requirements for waste water disposal, water
supply, fire flow and storm drainage.
d. The area is situated within a 45 minute commuting distance from a
concentrated labor supply.
7. GENERAL MANUFACTURING
•
Rationale
The fundamental reasons for the General Manufacturing designation are to
augment the economy of Whatcom County and to create a favorable condition for
economic stability by providing for a variety of potential types of industrial
operations and locations. Industrial operations associated with General
Manufacturing are less intensive than uses associated with Heavy Impact
Industrial areas; however, said uses may be more intensive than use related to •
Light Industrial Park areas. •
•
More specifically, General Manufacturing uses relate to manufacturing,
fabrication, and processing of finished products, and may involve non-product •
operations such as warehousing, storage, and other industrially associated
services. General Manufacturing operations may function independently of other
industrial areas or may supplement the operations of Light Industrial Parks or
Heavy Impact Industrial areas.
An underlying rationale concerning General Manufacturing areas is to provide
locations where industrial uses will be compatible with surrounding non-
industrial land uses. An additional rationale for General Manufacturing areas is
to take advantage of truck, rail, freeway and/or air transportation access, as
well as the proximity to potential labor pools. A final rationale regarding
General Manufacturing areas is to benefit from existing or planned utility
services including fire and sheriff protection, public sewer, public water, and
storm drainage.
•
•
Locational Criteria
The criteria to be used for application of the GENERAL MANUFACTURING
designation follow.
a. The area consists of flat topography, has well-drained soils with
sufficient bearing capacity to support large structures.
b. The area should be at least twenty acres in size, be large enough to
accommodate necessary buffers, and should be located in proximity to a
potential labor supply.
c. The area should be served with by a combination of truck routes,
freeway, rail and/or air transportation.
d. Available or potential utility servicing should be adequate to satisfy
public health and safety requirements for waste water disposal, water •
supply, fire flow, sheriff and fire protection, and storm drainage.
28
•
8. RESIDENTIAL RURAL
• Rationale
Many citizens prefer to live in settings of low residential density. Low
density usually implies that a full range of urban utility servicing, including
public sewer and water, is not planned; sheriff and fire protection are provided
to a lesser degree than in urban areas; roadways are scheduled for maintenance
only; and the residential landscape is visually different from urban areas.
Residents of such areas usually rely on urban centers for amenities such as
shopping, employment and entertainment. Because of the non urban character of
RESIDENTIAL RURAL areas, transportation facilities are limited to collector
arterials or lower classifications, and only a partial range of urban utility
servicing will be available during the planning period. Thus, the purpose of the
• RESIDENTIAL RURAL designation is to provide an alternate residential setting
where non urban living patterns may be developed with minimal public services.
Locational Criteria
The criteria to be used for the application of the RESIDENTIAL RURAL
designation follow.
a. Land areas presently have low density residential development and such
densities are planned to continue in the future.
b. Areas are planned to be served or currently are served with a partial
range of urban services including municipal or district supplied water
or sewer, fire and sheriff protection, and storm drainage where
appropriate; or areas with existing small parcels that are or can be
provided with water from a Class I water association and have on-site
wastewater disposal, fire and sheriff protection, and storm drainage
where appropriate.
c. Areas contain soils that are generally not suitable for agriculture,
forestry or mineral extraction.
d. The boundaries of the RESIDENTIAL RURAL areas should be well defined by
physical or cultural features.
9. RURAL
Rationale
The present land use pattern in parts of the Lynden-Nooksack Valley Subarea
is characterized by part and full-time agricultural operations, forestry and
woodlots, and very low density residential activity. These types of land uses
can be considered as "rural".
Dispersed settlement patterns are a function of physical conditions such as
soils, high water tables or topography that impose constraints to higher residen-
tial densities. Such patterns also can be attributed to the absence of past and
future public commitments for the provision of sewer, water and roadway improve-
ments. Very low density residential areas offer alternative living styles
29
providing for increased privacy, aesthetic advantages of particular sites, or
small scale agriculture and forestry operations, in comparison with an urban
residential setting.
Rural areas may contain nonrenewable natural resources, such as soils that
contribute to agricultural or forestry productivity, sand and gravel deposits
suitable for extraction, or environmentally fragile areas such as steep slopes
or 100-year flood plains. Existing parcel sizes are large and can accommodate
land uses such as agriculture, forestry or low residential densities during the
planning period.
Thus, the RURAL plan designation is important in the subarea comprehensive
plan because it provides flexibility concerning agricultural, forestry, mineral
extraction and low density residential uses while retaining public and private
land use options for the future.
Locational Criteria
To define locations where the RURAL plan designation is appropriate, the
following criteria are used.
a. Areas have very low residential densities and are compatible with
existing land use plans.
b. Areas where buffers are needed between residential uses and land use
practices associated with commercial agriculture and forestry.
c. Areas where features of the physical environment, such as the lack of
adequate ground water, slow or rapid permeability rates, seasonal
ponding, 100-year floodplains or steep topography may require very low
densities in order to minimize the impacts of physical constraints. In
addition, areas may contain natural resources, such as soils that
facilitate agriculture or forestry, or may have sand and gravel, coal
or other extricable minerals.
d. Areas have no planned capital improvements to community facilities,
utilities or transportation systems.
Zoning Density Criteria
The RURAL comprehensive plan designation shall, be implemented with three
Rural zone district densities including one dwelling unit per two acres, one
dwelling unit per five acres, and one dwelling unit per ten acres. Criteria
defining the application of each density follow.
a. The density of one dwelling unit per two acres shall be applied where:
1. existing density is less than or equal to one dwelling unit per
five acres and existing average parcel size is greater than or
equal to two acres;
2. physical limitations such as lack of adequate ground water, slow
permeability rates, seasonal ponding or steep slopes prohibit
increased densities;
30
•
•
•
3. existing public services are not sufficient to support increased
densities, and there are no planned capital improvements to
existing public services; and
4. maximum build out at the prescribed density will be compatible
with the surrounding land use character.
b. The density of one dwelling unit per five acres shall be applied where:
•
1. existing density is less than or equal to one dwelling unit per
ten acres and existing parcel size is greater than or equal to
five acres;
2. part-time agriculture and woodlots exist; and
3. items 2, 3 and 4, above, are applicable.
c. The density of one dwelling unit per ten acres shall be applied where:
1. existing density is less than or equal to one dwelling unit per
twenty acres and existing parcel size is greater than or equal to
ten acres;
2. the use of natural resources including sand, gravel, coal, timber
and Prime Farmland soils is facilitated by low densities;
3. a mixture of part-time and full-time agriculture and silviculture
are viable economic enterprises;
4. physical limitations may preclude higher densities; and
5. there is an absence of planned expenditures for capital improve-
meats to the existing minimal public service infrastructure.
10. AGRICULTURE
Rationale
The AGRICULTURE land use designation identifies areas suitable for the
practice of commercial agriculture. Commercial agriculture is a significant
industry in Whatcom County and has the potential to become increasingly signifi-
cant as indicated by trends related to local farm incomes. Related industries
add additional dollars to the local and regional economy as a direct result of
agricultural production.
As significant as agriculture is in the local economy, agricultural lands
are often considered for other purposes, namely urban or rural uses. Urban and
rural encroachment can raise assessed valuation, resulting in higher property
taxes for the agricultural operator. In addition, encroachment of residences not
associated with agriculture can create conflicts with customary agricultural
operations. Premature conversion to urban or rural uses occasionally forces the
operator to cease agricultural uses. This situation is especially pronounced in
the fringe areas of communities where residential growth pressures are most
31
•
evident. The rapid rate of farmland conversion is being recognized by federal,
state and local governments. Increasingly, communities are taking steps to
inventory existing farmland and agriculturally productive soils, to determine
alternative locations for residential uses, and to devise techniques for preser-
ving farmland with the assistance and cooperation of the agricultural operator. •
The comprehensive plan established the AGRICULTURE designation to promote
agriculture by identifying and retaining land suitable for commercial agricul-
tural pursuits.
Locational Criteria
Areas that are suitable for application of the AGRICULTURE designation
conform to the following criteria.
a. The majority of area contains Prime Farmland Soils as determined by the
Soil Conservation Service.
b. The area may contain 100-year floodplains as delineated by the Soil
Conservation Service and the U.S. Army Corps of Engineers. •
c. Existing land uses are primarily full-time agriculture intermixed with
part-time agriculture and woodlots; and minimal commitment to non farm
uses has been made.
d. The area is composed of agricultural operations that have historically
been and continue to be economically viable.
e. Parcel sizes are generally greater than forty acres.
f. Urban utility services including public sewer and water are not
planned.
g. Special purpose districts that are oriented to enhancing agricultural
operations exist, including drainage improvement and flood control.
h. Areas have a pattern of landowner capital investment in agricultural
operation improvements including irrigation, drainage, manure storage,
barn refurbishing, enhanced livestock feeding techniques, livestock
upgrading, agricultural worker housing, etc.
i. Areas contain a predominance of parcels that have current use tax
assessment derived from the Open Space Taxation Act. RCW 84.34.
11. FORESTRY
Rationale
Forestry and related industries historically have been significant factors
in the local economy, a role that has expanded to affect state, national and
international economies. In addition, forest management provides a significant
renewable resource base to Whatcom County. Forested areas often contain non-
renewable mineral and non mineral resources, serve as wildlife habitats, and
32
contribute to watershed management. Since population increases may create
pressure to irrevocably convert forest land, it is important that Whatcom County
provide for the long term productivity of forest and related resources by
safeguarding prime forest areas from conversion to non forest uses. The purpose
of the FORESTRY designation is to preserve the viability of Whatcom County's
renewable and nonrenewable resource base.
Locational Criteria
Areas that are suitable for the FORESTRY designation conform to the follow-
ing criteria.
a. Land ownership patterns reveal a prevalence of large parcel sizes
ranging from 20 to 640 acres.
b. Parcels are usually owned for the purpose of managing forest resources
by major timber industries, logging companies, the State of Washington,
and private individuals engaged in woodlot operations.
c. The majority of parcels use the provisions of the Washington State Open
Space Taxation Act to obtain current use tax assessment.
d. Public roads and other servicing generally associated with residential
development are minimal.
e. Physical constraints to residential development may exist, including
slopes in excess of 15%, soils that are unsuitable for septic systems
or conventional building foundations, unstable geologic units, or
important wildlife habitats.
f. Nonrenewable natural resources may be present such as minerals, coal,
sand and gravel, or soils that facilitate forest management.
12. PUBLIC
Rationale
This designation recognizes those parcels and facilities currently in or
planned for public ownership. The underlying rationale of the PUBLIC designation
is to assure continuation and potential expansion of public services at levels
consistent with population requirements, while providing sufficient acreage to be
compatible with surrounding land uses.
Locational Criteria
Identification of areas which are suitable for application of the PUBLIC
plan designation is based on the following criteria.
a. Parcels currently are owned or are being considered for ownership by
public agencies such as cities; federal, state and local governments;
and special purpose districts including school and fire districts.
33
b. The function of parcel ownership is to provide public services inclu-
ding recreation, education, utilities, communications, solid waste
disposal and health care.
•
34
VI. POLICIES
INTRODUCTION
The policies, together with the Comprehensive Plan Land Use Map, designate
the locations for various land uses that are appropriate and economically
feasible for this planning period. The policies also provide guidelines for
Whatcom County citizens and government administrators to assure orderly develop-
ment and predictability concerning land use opportunities; and provide for the
economic extension of utility services; and for the well reasoned use of renew-
able and nonrenewable natural resources. The policies respond to issues origin-
ating from citizen and data analysis, and provide specific definition of the
adopted Whatcom County Goal Statements.
• LAND USE DESIGNATIONS
The Lynden-Nooksack Valley Subarea comprises approximately 200 square miles.
Major uses are oriented to natural resources, as evidenced by the prevalence of
agricultural and forestry operations. Other subarea activities include small lot
and large parcel residential, part-time farming, woodlots, light industrial,
• commercial, and public services for several types of land uses. Because of the
variety of land use patterns existing in the subarea, eleven of the sixteen land
use designations for Whatcom County have been applied. Following is an overview
of the land use designations applied in the subarea.
The URBAN RESERVE designation is applied to the areas southeast and north-
. east of the existing Lynden city limits and southwest of the exiting Everson city
limits. These directions are those in which Lynden and Everson historically
have been growing. Considerable vacant land presently exists within the each
city. The indicated boundaries of the URBAN RESERVE areas provide for additional
• residential growth capacity beyond that which is presently available, as well as
define the area that feasibly can be provided with urban sewer and water utility
•
services from Lynden or Everson during this 15--year planning period.
The URBAN RESERVE MEDIUM DENSITY designation is applied to areas southwest
and west of Lynden. The maximum density of six dwelling units per acre provides
compatibility with existing densities in Lynden and provides a transition to
LIGHT INDUSTRIAL PARK and GENERAL COMMERCIAL designations, also situated west and
southwest of Lynden.
The NEIGHBORHOOD COMMERCIAL designation is applied in two non urban loca-
tions where commercial uses presently exist. The NEIGHBORHOOD COMMERCIAL desig-
nation situated at the intersection of Badger and Northwood roads is intended to
serve residents living in nearby RURAL and AGRICULTURE designated areas. The
NEIGHBORHOOD COMMERCIAL area located directly west of Everson on the Everson-
Goshen Road is intended to serve residents living in nearby Everson subdivisions,
and nearby residents of designated RURAL and AGRICULTURE areas.
The GENERAL COMMERCIAL designation is applied in ten locations that are
situated adjacent to state arterials. Although the potential market area for
each location occasionally may be county-wide, it is anticipated that the primary
market area will be a sub-portion of Whatcom County. The GENERAL COMMERCIAL
designation is applied directly west of Lynden and adjacent to the Guide
Meridian; to an area north of Wiser Lake on the east side of the Guide Meridian;
35
to an area situated north of Bartlett Road on the east and west sides of the
Guide Meridian; at the intersection of Pole Road and the Guide Meridian; to an
area beginning south of the intersection of Laurel Road and the Guide Meridian,
and extending north to Hemmi Road; to an area beginning north of Axton Road and
extending south to Light Industrial Park area, for a depth of 1/8 mile on each
side of the Guide Meridian; to three quadrants of the intersection of Smith Road
and the Guide Meridian; at Hinote's Corner; in Deming; and at Nugent's Corner.
The TOURIST COMMERCIAL designation is applied in one location situated at
the Lynden Border Crossing. The designated area is intended to provide goods and
services for the motoring public, as well as provide for public uses associated
with customs facilities.
The LIGHT INDUSTRIAL PARK designation is applied in five locations. Two
areas are situated directly west of Lynden and acknowledge several existing light
industrial uses, as well as provide reserve areas for future light industrial
development. Portions of these may be suitable for a campus setting light
industrial park. The LIGHT INDUSTRIAL PARK designation is applied to a portion
of the area west and east of the Guide Meridian, between Axton and Smith roads
where the designation recognizes an historical pattern of light industrial uses.
In addition, the designation is applied to an area directly west of Everson near
Everson-Goshen Road, and to a portion of a parcel situated east of Hinote's
Corner and north of Pole Road.
The GENERAL MANUFACTURING designation is applied in one location situated on
the west side of Guide Meridian in proximity to Hemmi Road, where the designation
recognizes existing land use patterns.
The RESIDENTIAL RURAL designation is applied in five locations. In three
locations including Hinote's Corner, the Dutch Haven subdivision area, and the
area west of Lynden along Flynn Road, the designation acknowledges existing
residential lot sizes and a partial range of public utility services. The
RESIDENTIAL RURAL designation that is situated at Wiser Lake acknowledges
existing parcel sizes, existing residential densities and a partial range of
public utility services, and provides for a moderate amount of residential
subdivision activity at densities similar to already platted parcels. The
RESIDENTIAL RURAL designation applied directly west of Sumas acknowledges the
provision of water by Sumas, reflects an area outside of 100-year fioodplains
that is suitable for residential development, and accommodates anticipated demand
for Sumas residential expansion during the planning period.
The RURAL designation affects large expanses of the subarea. The desig-
nation affirms, in various locations, trends established with the original 1970
Whatcom County Comprehensive Plan; recognizes the absence of publicly provided
utilities; provides for a mixture of part-time and full-time agriculture,
woodlots, commercial forestry, mineral use, and very low density residential
activities; establishes a use intensity gradient to commercial agriculture and
forestry; and responds to physical constraints including steep slopes, aquifers
that are vulnerable to ground water degradation, minimal amounts of ground water
availability and the presence of floodway fringes.
The RURAL designation has been applied in part of Boundary Highlands; near
Harksell Road; near Berthusen Road; west of Lynden along Birch Bay-Lynden Road;
near East Wiser Lake Road; around Hinote's Corner; in portions of the south-
36
•
western subarea; in the south central subarea; in the area situated between the
AGRICULTURE and FORESTRY designations near Vedder and Sumas mountains; in the
northern Stewart Mountain foothills; in part of the Deming valley; and to the
area east of Lynden between Badger Road and the Nooksack and Sumas river flood-
,
plains.
A unique characteristic of the Lynden-Nooksack Valley Subarea, compared with
other subareas, is the prevalence of various forms of agricultural operations.
In fact, this subarea contains the majority of land in Whatcom County that
supplies significant farm income and forms the basis for agriculturally related
secondary and tertiary industries. In recognition of these functions, the
AGRICULTURE designation is applied to a considerable portion of the subarea.
Application of the AGRICULTURE designation is intended to conserve Prime Farmland
Soils; promotes use of floodplains for agriculture; and acknowledges the continu-
ing role of agriculture in the county as originally recognized in the 1970
Comprehensive Land Use Plan, and subsequent applications of the Agriculture zone
in 1978 and 1979. In addition, the designation provides assurance to the
individual farm operator concerning investments in farmstead improvements;
promotes the continuation of a lifestyle that historically has been important to
many people; and reduces pressures to convert farmland to other uses, thereby
conserving the farmland base for Whatcom County and the western Washington
region.
The FORESTRY designation is applied to Vedder, Sumas and Stewart mountains.
FORESTRY designation boundaries encompass parcels used for commercial forestry
and owned by major timber companies, the State Department of Natural Resources
and individuals who are engaged in large woodlot operations. The designation is
intended to conserve the renewable resource base associated with timber
management and promote well reasoned use of nonrenewable mineral resources. In
addition, the designation intends to promote the retention in Whatcom County of
secondary and tertiary industries related to forestry.
The PUBLIC designation is applied to land and facilities that are owned by
public entities including the City of Lynden and school districts. Application
of the PUBLIC designation is intended to foster public recreational and educa-
tional opportunities.
The following land use policies contain an Intent Statement and several
Policy Statements. Each section of Policy Statements is organized in the
following format.
.01 Purpose and Uses.
.02 Plan Designation Boundaries, and Attendant Zone Districts and Densities.
.03 Appropriate Utilities and Facilities.
.04 Use Guidelines, Land Development Options and Site Design.
.05 Other.
37
•
1. URBAN RESERVE
Intent Statement
The primary intent of the URBAN RESERVE policies is to promote an orderly •
transition from rural land uses and densities to urban uses and densities. In
•
addition, the policies intend to facilitate and guide the growth of urban areas
by assuring that urban services, including public sewer and water, stormwater
drainage, fire protection, law enforcement, schools and parks, are available to
support urban densities. When services are available, development should occur
in neighborhood units that have suitable densities, uses and circulation net-
works.
To facilitate future urban growth, the URBAN RESERVE policies intend to
discourage interim uses and subdivision patterns that may foreclose future
alternatives that would achieve urban densities, and that would prevent the
efficient provision of utility services and traffic circulation. The policies
•
are also intended to maintain low density character and compatible residential,
recreational, commercial and agricultural land uses on an interim basis prior to
the provision of publicly provided urban services. •
Policy Statements
1.01 It is the policy of Whatcom County to promote an orderly transition from
rural land uses and densities to urban uses and densities by designating
portions of the Lynden-Nooksack Valley Subarea as URBAN RESERVE.
1.01.1 When urban utility services including sewer, water and stormwater
drainage facilities are available, predominant land uses shall be
residential and related forms, including neighborhood commercial,
neighborhood parks and other public uses.
1.01.2 The URBAN RESERVE designation discourages interim uses and
subdivision patterns that will foreclose alternatives pertaining
to the efficient provision of urban utility services and transpor-
tation networks.
1.01.3 Until urban utility services are available, acceptable uses shall
be considered as compatible residential, recreational, neighbor-
hood commercial and agricultural uses.
1.02 The URBAN RESERVE designation is applied east of Lynden, between the
Nooksack River floodplain and Kamm Road, and south and southeast of Lynden
between the floodplain and the existing city limits. The designation also
is applied west of Everson in proximity to Everson-Goshen Road. The plan
designation shall be implemented with the URBAN RESIDENTIAL zone district. •
Applicable densities follow.
1.02.1 Until a full range of urban utility services, including stormwater
management facilities and publicly provided sewer and water, is
available, the maximum density shall be one dwelling unit per five
acres.
38
1.02.2 When urban utility services become available for areas in proxi-
mity to Lynden, the maximum density shall automatically be
•
increased to four dwelling units per acre.
1.02.3 When urban utility services become available for the area west of
Everson, the maximum density automatically shall be increased to
three dwelling units per acre.
1.03 Within designated URBAN RESERVE areas, Whatcom County encourages efficient
land use patterns and cooperation between municipalities and special
districts in the provision of a full range of urban services including
publicly provided sewer and water, and stormwater management facilities.
1.03.1 Prior to the provision of urban utility services, appropriate
service levels for a density of one dwelling unit per five acres
shall include domestic water from water associations or individual
on-site wells, on-site wastewater disposal, on-site stormwater
collection and retention, as needed, county and private roads,
sheriff protection, and fire protection from District #1 or #3.
1.03.2 To achieve the density of four dwelling units per acre, appropri-
ate services shall include water and sewer provided by Lynden,
city or county roads, sheriff or police protection, and City of
Lynden or Fire District #3 fire protection services. Stormwater
facilities shall be consistent with the provisions of the Whatcom
County stormwater management plan now being developed; provided
that on-site collection and retention may be required on an
interim basis.
1.03.3 To achieve the density of three dwelling units per acre, appropri-
ate services shall include water and sewer provided by Everson,
city or county roads, sheriff or police protection, and City of
Everson or Fire District #1 fire protection services. Stormwater
facilities shall be consistent with the provisions of the Whatcom
County stormwater management plan now being developed; provided
that on-site collection and retention may be required on an
interim basis.
1.03.4 The provision of sewer and water in the designated URBAN RESERVE
area is intended to be provided by the City of Lynden or the City
of Everson. In addition, Whatcom County acknowledges the cities'
policies of extending such utility services, contingent with
annexation. Thus, URBAN RESERVE areas adjoining Lynden and
Everson can be viewed as holding areas until urban utility
services are provided and annexation is realized.
1.04 The following policies are established to guide the use of URBAN RESERVE
areas and aid in the transition from rural to urban land use patterns.
1.04.1 Several methods of providing residential lots are established
including conventional subdivision, cluster subdivision and
planned unit development. Additional guidelines are contained in
the Land Development Options, Guidelines and Requirements Section
of this document, and regulations concerning densities and parcel
39
sizes are contained in the URBAN RESIDENTIAL zone district and the
PLANNED UNIT DEVELOPMENT section of the Title 20 Zoning Ordinance.
1.04.2 To assist individual property owners, the City of Lynden, the City
of Everson and Whatcom County in the planning and development of
functional neighborhoods, the following guidelines are provided.
1. Urban neighborhoods should be consistent with cultural and
natural boundaries; facilitate the efficient provision of
sewer, water, transportation networks, law enforcement, fire
protection and stormwater drainage; and have vacant and
developable land.
2. Neighborhood components may include an elementary school;
recreational facilities and neighborhood parks; neighborhood
commercial activities; a variety of residential structural
types; and efficient pedestrian and vehicular circulation
systems.
3. Urban level development should occur contiguous to existing
developments and avoid "leap-frogging" of utility services;
be developed with similar street and development standards as
in Lynden or Everson; and be compatible with adjacent
municipal land use patterns.
1.04.3 The following policies are intended to provide guidelines for the
development of residential neighborhoods.
1. Residential and related uses should be sited to conserve site
amenities, view and solar access.
2. To minimize erosion and sedimentation, the site and attendant
utility placement should be designed to minimize disturbance
to natural systems and adjoining parcels.
3. Pedestrian and bicycle pathways should be sited to unite
parks, schools, shopping and residential areas.
4. Subdivisions should include common open space in which
pedestrian and bicycle pathways may be integrated.
5. Subdivisions should be buffered along busy streets, and on-
site circulation networks should be oriented to the interior
of the subdivision.
1.05 To facilitate cooperation between the City of Lyndon, the City of Everson,
and Whatcom County relative to proposals in designated URBAN RESERVE areas,
the following policies are provided.
1.05.1 Whatcom County Planning Department, in cooperation with the county
Public Works Department, the City of Lynden, the City of Everson
and other jurisdictions, should assist individual neighborhoods
with identifying, planning and establishing local improvement
40
projects including open space, circulation improvements, and
utility improvements.
1.05.2 Land proposed to be annexed to the City of Lynden, the City of
Everson, or to be included in a utility local improvement district
shall be evaluated by the Boundary Review Board, consistent with
RCW 36.93.170.
1.05.3 To further an information exchange, Whatcom County shall send
copies of applications for major land use, subdivision, transpor-
tation and utility service activities within designated URBAN
RESERVE areas to the City of Lynden or the City of Everson, as
applicable, within fifteen days of county receipt.
1.05.4 The City of Lynden and the City of Everson are requested to send
copies of major land use and utility actions to Whatcom County
Planning Department in order to provide the county with future
opportunity to amend land use boundaries, when applicable.
1.05.5 If unanticipated population growth occurs during the planning
period within designated URBAN RESERVE areas, the comprehensive
plan and zoning ordinance should be amended consistent with the
Amendment Criteria section of this document.
1.05.6 It is the policy of Whatcom County to cooperated with the City of
Lynden and the City of Everson to develop annexation policies that
are consistent with the goals and policies of Whatcom County. In
addition, the City of Lynden and the City of Everson are
encouraged to make their annexation policies official.
41
2. URBAN RESERVE MEDIUM DENSITY
Intent Statement
The URBAN RESERVE MEDIUM DENSITY designation intends to provide for a
transition between intensive and less intensive uses, affordable housing types,
and other compatible nonresidential uses. The designation intends to promote an
orderly and cost effective transition from rural to urban uses.
Policy Statement
•
2.01 It is the policy of Whatcom County to promote an orderly and predictable
transition from rural to urban uses and densities, and provide for afford-
able housing types and compatible mixed use development forms, by designa-
ting portions of the Lynden-Nooksack Valley Subarea as URBAN RESERVE MEDIUM
•
DENSITY.
2.01.1 When urban utility services are available, including publicly
provided sewer and water, and stormwater management facilities,
predominant land uses shall include single-family detached
dwellings, apartments, condominiums, rooming houses, mobile home
parks, retirement and convalescent centers, professional offices,
neighborhood parks and other public uses.
2.01.2 Until urban utility services are available, acceptable uses shall •
include single-family detached dwellings, neighborhood parks and
other public uses.
2.02 To acknowledge existing land use forms, and to provide a transition between
moderate density residential patterns and commercial and light industrial
•
uses, the URBAN RESERVE MEDIUM DENSITY designation is applied to areas west
and southwest of Lynden near the intersection of the Guide Meridian and Main
Street, and near the intersection of the Guide Meridian and Kok Road. The •
plan designation shall be implemented with the URBAN RESIDENTIAL MEDIUM
DENSITY zone district.
•
•
2.02.1 Until a full range of urban utility services is available,
including publicly provided sewer and water, and stormwater
management facilities, the maximum density shall be one dwelling
unit per five acres.
2.02.2 When urban utility services become available, the maximum density
snail automatically be increased to six dwelling units per acre
2.03 Within designated URBAN RESERVE MEDIUM DENSITY areas, Whatcom County
encourages efficient land use patterns and cooperation between the county,
Lynden and special districts in the provision of a full range of services.
2.03.1 Prior to the provision of urban utility services, appropriate
service levels to achieve a density of one dwelling unit per five
acres include domestic water from water associations or individual
on-site wells, on-site wastewater disposal, on-site stormwater
management facilities, as may be necessary, county and private
42
•
roads, sheriff protection and fire protection from Fire District
No. 3.
•
2.03.2 To achieve the density of six dwelling units per acre, appropriate
•
services shall include water and sewer from Lynden, sheriff or
police protection, and City of Lynden or Fire District No. 3
protection services. Stormwater facilities shall be consistent
with the provisions of the Whatcom County stormwater management
plan now under development; provided that interim on-site collec-
tion and retention may be required.
2.04 The following policies are established to guide the use of designated URBAN
RESERVE MEDIUM DENSITY areas in the transition from rural to urban patterns.
2.04.1 Several methods of creating residential lots and mixed use
developments are established including conventional subdivision,
cluster subdivision and planned unit development. Additional
policies are contained in the Land Development Options, Guidelines
and Requirements Section of this document. Regulations concerning
densities, parcel sizes and uses are contained in the URBAN
RESIDENTIAL MEDIUM DENSITY zone text and the PLANNED UNIT DEVELOP-
MENT section of the Title 20 Zoning Ordinance.
2.04.2 Guidelines for establishing functional neighborhoods and site
design are respectively included in URBAN RESERVE policies 1.04.2
and 1.04.3.
2.05 With the intent of facilitating cooperation between the City of Lynden and
Whatcom County, URBAN RESERVE policies contained in 1.05 are herein also
•
established for designated URBAN RESERVE MEDIUM DENSITY areas.
•
•
•
•
43
3. NEIGHBORHOOD COMMERCIAL
Intent Statement
The NEIGHBORHOOD COMMERCIAL designation is intended to provide small,
concentrated areas for sales of convenience goods and services needed for urban
or rural neighborhoods. The land uses are intended to be developed in a cohesive
and coordinated form that will foster compatibility with surrounding uses.
Designated areas should be approximately five acres in size, delineated in a
concentrated form and be centrally located within the intended neighborhood
market area.
Policy Statements
3.01 To assure the provision of convenience goods and services to rural neighbor-
hoods, it is the policy of Whatcom County to designate certain portions of
the Lynden-Nooksack Valley Subarea as NEIGHBORHOOD COMMERCIAL. Typical uses
include convenience retail stores, eating and drinking establishments,
professional offices, automobile service stations and personal services.
3.02 The following areas shall be designated NEIGHBORHOOD COMMERCIAL and shall be
implemented with the Neighborhood Commercial zone district.
3.02.1 To acknowledge existing uses and provide for additional uses to
serve the nearby rural and agricultural neighborhood, an area
situated south of East Badger Road at the intersection with
Northwood Road is designated NEIGHBORHOOD COMMERCIAL.
3.02.2 To acknowledge existing uses and to serve the nearby rural
community, as well as residents within Everson, an area situated
south of Everson-Goshen Road, adjacent to Everson, is designated
NEIGHBORHOOD COMMERCIAL.
3.03 All designated NEIGHBORHOOD COMMERCIAL areas are situated in rural service
areas. Appropriate service levels should be the same as the surrounding non
urban areas and include on-site wastewater disposal, on-site wells or water
associations, on--site stormwater collection and retention, as needed,
sheriff protection, and fire protection from volunteer fire departments.
3.04 The following policies are intended to facilitate the development of
NEIGHBORHOOD COMMERCIAL areas in a manner that is economical and promotes
safety.
3.04.1 Ingress and egress points to state and county roads should be
minimized by consolidating on-site circulation networks and by
developing access points to roads that are classified as collec-
tors or access roads, rather than arterials. •
3.04.2 On-site circulation should be designed to accommodate private
vehicles, delivery vehicles and pedestrians; and potential
vehicular/pedestrian conflicts should be minimized.
3.04.3 Development should occur in a concentrated and compact form, and
should avoid lineal development patterns. In addition, site
44
•
development should occur consistent with adopted county standards
for roads, stormwater management and land alteration.
3.04.4 Site design should respond to environmental opportunities and
constraints, promote building placement that will maximize open
space and minimize utility extensions, and should maximize energy
efficiency.
3.04.5 The Planned Unit Development provision is an option that may be
used in the development of designated commercial areas. Addi-
tional policies are located in the Land Development Options,
Guidelines and Requirements Section of this document; and regula-
tions are located in the Title 20 Zoning Ordinance.
3.05 The following policies provide guidelines for amendments, during the
• planning period, to the location and acreage of designated NEIGHBORHOOD
COMMERCIAL areas.
3.05.1 Although it is anticipated that additional NEIGHBORHOOD COMMERCIAL
acreage will not be necessary, unexpected population increase and
demand may result in plan amendment. Expansions to established
NEIGHBORHOOD COMMERCIAL areas should be concentrated and compact
forms, should avoid lineal patterns, and should be consistent with
the Amendment Criteria Section of this document.
3.05.2 It is not anticipated that NEIGHBORHOOD COMMERCIAL areas will be
required in areas designated URBAN RESERVE and URBAN RESERVE
MEDIUM DENSITY because of the close proximity of such areas to
existing and planned commercial areas in Lynden and nearby county
locations.
45
4. GENERAL COMMERCIAL
Intent Statement •
The GENERAL COMMERCIAL designation is intended to provide a broad range of
retail goods and services that will benefit a large trade area. The designation •
also intends to facilitate safe and efficient circulation systems, provide
methods to attain compatibility with surrounding noncommercial uses, and promote
site design that will efficiently use available commercial land.
Policy Statements
4.01 It is the policy of Whatcom County to acknowledge existing patterns of
commercial uses and to provide for additional future development by designa-
ting certain areas as concentrated centers for commercial activities. In
designated areas, a broad range of goods and services should be available
including sales and servicing of vehicles, mobile homes and boats; eating
and drinking establishments; professional offices; service and retail
establishments; commercial indoor and outdoor recreation; commercial
wholesaling; and public uses that are necessary for the function of the
designation.
4.02 The following areas shall be designated GENERAL COMMERCIAL and shall be
implemented with the General Commercial zone district.
4.02.1 To accommodate existing uses, provide for additional uses servi-
cing the general community and nearby planned industrial areas,
and to supplement the commercial land base associated with Lynden,
in a manner that is responsive to reduced speed, traffic signals
and extra lanes along the Guide Meridian, an area directly west of
Lynden and adjacent to the Guide Meridian is designated GENERAL
COMMERCIAL.
4.02.2 To accommodate existing uses and provide for additional commercial
land, an area situated north of Wiser Lake and east of the Guide
Meridian is designated GENERAL COMMERCIAL.
4.02.3 To acknowledge an existing use, an approximate 45 acre area
situated north of Bartlett Road and south of Wiser Lake on the
east and west sides of the Guide Meridian is designated GENERAL
COMMERCIAL.
4.02.4 To accommodate existing uses and provide additional commercial
land to serve the general community in a manner that is consistent
with increased traffic safety associated with traffic signal
improvements, the intersection of Pole Road and the Guide Meridian
is designated GENERAL COMMERCIAL.
4.02.5 To accommodate existing uses and provide additional commercial
land to serve the general community in a manner that is consistent
with traffic improvements including reduced speed and a two-way
left turn lane, an area beginning south of Laurel Road and
extending north to Hemmi Road is designated GENERAL COMMERCIAL.
46
4.02.6 To accommodate random existing commercial uses, respond to
existing left turn bays at the intersection of the Guide Meridian
and Axton Road, and to acknowledge future road improvements to
Axton Road, an area beginning north of Axton Road and extending
south to the Light Industrial Park area, for a depth of 1/8 mile
on the west and east sides of the Guide Meridian is designated
GENERAL COMMERCIAL.
•
4.02.7 To acknowledge existing uses and traffic improvements to the state
highway, three quadrants of the intersection of the Guide Meridian
and Smith road are designated GENERAL COMMERCIAL.
4.02.8 To accommodate existing uses and provide additional commercial
land to serve nearby communities and the central county in a
manner that responds to traffic safety improvements including
signals and reduced speed, the central portion of Hinote's Corner
•
is designated GENERAL COMMERCIAL.
•
4.02.9 To accommodate existing uses and provide additional commercial
land to serve the southeastern portion of the subarea in a manner
that is consistent with reduced traffic speed, a portion of
•
Nugent's Corner is designated GENERAL COMMERCIAL.
4.02.10 To accommodate existing uses that serve Deming and the general
• community, an area south of and adjacent to the Mount Baker
Highway in Deming is designated GENERAL COMMERCIAL.
4.03 With the exception of the GENERAL COMMERCIAL area directly west of Lynden,
all designated GENERAL COMMERCIAL areas will be served by rural services.
The following policies are intended to establish appropriate service levels,
use intensities and other service considerations.
4.03.1 The GENERAL COMMERCIAL area situated directly west of Lynden shall
be served with public sewer and water from Lynden, sheriff
•
protection and volunteer fire protection. On an interim basis
limited use of each parcel shall be allowed commensurate with the
existing level of services including on-site wastewater disposal
systems, water associations, sheriff and volunteer fire protec-
tion.
4.03.2 The remainder of designated GENERAL COMMERCIAL areas shall be
served by on-site wells, water associations, on-site wastewater
disposal systems, sheriff and volunteer fire protection. In
addition, the presence of GENERAL COMMERCIAL locations in rural
areas shall not be used as a future basis for extending public
sewer systems, except when necessary to mitigate a public health
condition.
4.03.3 Stormwater facilities for all designated GENERAL COMMERCIAL areas
shall be consistent with the county stormwater management plan
when adopted; provided that in the interim, on-site collection and
retention systems may be required.
47
•
•
4.03.4 Maximum use of designated GENERAL COMMERCIAL areas shall be
commensurate with available fire flow, public health consider-
ations and zone district requirements. Because of the absence of
planned sewerage facilities in all planned GENERAL COMMERCIAL
areas, with the exception of Lynden, it is herein the policy of
Whatcom County to recognize that maximum lot coverage established
in the General Commercial zone may not be able to be attained due
to the additional area that may be necessary for on-site septic
disposal systems.
4.03.5 To facilitate intensive use of the available commercial land base
in those designated GENERAL COMMERCIAL areas not intended to be
provided with urban utility services and to maintain public
health, developers of parcels in such areas are encouraged to work
with the Bellingham-Whatcom County Department of Public Health to
install innovative wastewater disposal systems, such as community
septic systems.
4.03.6 The GENERAL COMMERCIAL areas located directly west of Lynden, at
the Pole Road and Guide Meridian intersection, at the Laurel Road •
and Guide Meridian intersection, at Hinote's Corner and at
Nugent's Corner, contain soils with rapid permeability that may
cause groundwater to be vulnerable to contamination. Thus,
wastewater disposal systems and stormwater drainage facilities
should be designed to minimize the volume and types of leachates
that could reach and adversely affect groundwater supplies.
4.04 The following policies are intended to facilitate the development of GENERAL
COMMERCIAL areas in a manner that is economical, efficiently uses land and
promotes safety.
4.04.1 Ingress and egress points to state and county roads should be
minimized by consolidating on-site circulation networks and by
developing access points to county roads.
4.04.2 On-site circulation should be designed to accommodate private
vehicles, delivery vehicles and pedestrians; and potential
vehicular/pedestrian conflicts should be avoided.
4.04.3 Following endorsement by the Washington State Department of
Transportation, the Guide Meridian Improvement Plan, Title 22, is
intended to be supplied to designated GENERAL COMMERCIAL areas
adjoining the Guide Meridian.
4.04.4 Property owners in the GENERAL COMMERCIAL, LIGHT INDUSTRIAL PARK
and URBAN RESERVE MEDIUM DENSITY areas situated directly west of
Lynden on the west side of the Guide Meridian are encouraged to
participate in the development of a parallel road system that will
benefit all properties and will relieve congestion on the Guide
Meridian.
4.04.5 GENERAL COMMERCIAL areas should be developed to attain aesthetic
and functional compatibility with other uses within the designa-
48
•
tion, as well as with adjoining noncommercial areas by use of the
following methods.
1. Overall site planning for designated areas is encouraged for
landscaping, parking, lighting, signage, access, on-site
circulation, building location and scale and utility place-
ment. To this end, the Whatcom County Planning Department
will provide assistance and guidance.
2. A screened and/or landscaped buffer shall be established
along the periphery of the GENERAL COMMERCIAL district to
minimize noise, glare and other intrusions into adjoining
residential and rural areas.
4.04.6 The GENERAL COMMERCIAL area west of Lynden is encouraged to be
designed and developed in a manner that is integrated with
adjoining LIGHT INDUSTRIAL PARK and URBAN RESERVE MEDIUM DENSITY
areas. The Planned Unit Development option may be used to attain
master planning of the area.
4.05 The following policy provides guidelines for amendments, during the planning
period, to the location and acreage of designated GENERAL COMMERCIAL areas.
•
4.05.1 Future amendments to designated GENERAL COMMERCIAL areas at the
intersection of Pole Road and the Guide Meridian, and the inter-
section of Laurel Road and the Guide Meridian, should avoid lineal
forms that would result in a commercial strip between the two
centers.
49
5. TOURIST COMMERCIAL
Intent Statement
The TOURIST COMMERCIAL designation is intended to provide concentrated
areas, located in proximity to major transportation corridors or international
border crossings, for uses that serve the traveling public. The designation
intends to facilitate safe and efficient circulation systems, provide methods to
attain compatibility with surrounding noncommercial uses, and promote site design
that will efficiently use available commercial land.
Policy Statements
5.01 To provide a limited area for uses serving private and commercial vehicles
that are entering and leaving the United States, approximately eight acres
of land situated at the Lynden Border Crossing is hereby designated TOURIST
COMMERCIAL. Uses should be directly related to border crossing activities
including customs facilities, brokerages, duty free stores, automobile
service stations and tourist information centers.
5.02 The TOURIST COMMERCIAL designation is implemented with the Tourist Commer-
cial zone district. The boundaries of the district are established in •
•
accordance with Whatcom County Ordinance No. 85-13.
5.02.1 To minimize conflict with surrounding designated AGRICULTURE areas
and to acknowledge available overnight accommodations in Blaine,
Ferndale, Lynden and Bellingham, permanent overnight accommoda-
tions including hotels, motels and recreational vehicle parks are
discouraged from siting at this location.
5.03 The TOURIST COMMERCIAL designation is located in an agricultural area with
rural utility services. Servicing levels in the TOURIST COMMERCIAL area
should be similar to the surrounding area including on-site wells, on-site
wastewater disposal facilities, on-site stormwater collection and retention
facilities, as needed, sheriff protection and volunteer fire protection.
5.04 The following policies are intended to facilitate the economical and safe
development of the TOURIST COMMERCIAL area.
5.04. 1 Guidelines for establishing access points and on-site circulation
are respectively included in NEIGHBORHOOD COMMERCIAL policies-
3.04.1 and 3.04.2.
5.04.2 Guidelines for site development and design are established in
NEIGHBORHOOD COMMERCIAL policies 3.04.3, 3.04.4 and 3.04.5.
5.04.3 A screened and/or landscaped buffer shall be established at the
periphery of the Tourist Commercial district to promote compati-
bility with adjoining agricultural uses.
5.05 It is the policy of Whatcom County to minimize the potential conversion of
adjoining agricultural lands to Tourist Commercial uses, by acknowledging '
that the designated area is sufficient to meet the needs, during the
planning period, of persons using the border crossing. Should requests for
50
•
•
increases to the designated area be made, Planning Commission approval
• should be based on the finding that a need exists to provide additional
• services for persons crossing the border that will benefit the general
public welfare, rather than individual pecuniary interests.
5.06 It is the policy of Whatcom County to consider potential impacts to surroun-
ding areas that are designated AGRICULTURE when evaluating potential utility
service improvements in the TOURIST COMMERCIAL area. Such improvements
• should not be used as a basis to convert agricultural lands to commercial
uses.
•
•
•
51
•
•
6. LIGHT INDUSTRIAL PARK
Intent Statement
The intent of the LIGHT INDUSTRIAL PARK designation is to provide for uses
relating to fabrication, manufacture, assembly and distribution of finished
products. The uses generally will not emit smoke, glare, noise, vibrations,
odors and other nuisances beyond the building exterior, and therefore, the uses
are considered to be compatible with other uses in the designated area. The
designation also intends to assure compatibility with uses in surrounding
nonindustrial locations and is intended to make use of adjoining transportation
networks including truck routes or railroads. •
The designation provides for two forms of development. One form is the
campus type LIGHT INDUSTRIAL PARK in which parcels are large, are suitable for
master planning, and where open space, parking, circulation and utilities can be
•
shared by park establishments. The other form of LIGHT INDUSTRIAL PARK is
oriented to the single use that develops individually and independently of other
uses in the designation, is not master planned, but does comply with provisions
of the implementing zone.
Policy Statements •
6.01 To accommodate existing uses, provide for additional light industrial uses
and to recognize truck traffic, it is the policy of Whatcom County to
designate portions of the Lynden--Nooksack Valley Subarea as LIGHT INDUSTRIAL
PARK. Typical uses include fabrication and assembly of finished products
from previously manufactured items, business firm headquarters, professional
offices, warehousing, storage and distribution.
6.02 The following areas shall be designated LIGHT INDUSTRIAL PARK and shall be
implemented with the Light Impact Industrial zone district.
6.02.1 The areas west of Lynden between Main and Tromp roads, and between
Tromp and Birch Bay-Lynden are designated LIGHT INDUSTRIAL PARK.
Because of their sizes, shapes and locations, these areas may be •
appropriate for master planning as campus-type parks. •
6.02.2 To acknowledge existing uses and to consolidate future similar
uses, areas west and east of the Guide Meridian between Axton and •
Smith roads are designated LIGHT INDUSTRIAL PARK. Because of
existing use pattern, these areas are recommended for the single
use form of development type--park. Joint use of necessary
amenities is encouraged when possible.
6.02.3 To acknowledge existing uses and proximity to Everson, a forty
acre area situated west of Everson and adjacent to Everson-Goshen
Road is designated LIGHT INDUSTRIAL PARK. Because of parcel
shape, parcel size, and ownership pattern, the area is encouraged
for development in the single use form of industrial park.
6.02.4 To acknowledge an existing use and provide for its continued
expansion, a twenty acre portion of a parcel situated in the
52
northwest quadrant of Fountain Lake and Pole roads is designated
LIGHT INDUSTRIAL PARK.
6.03 The designated LIGHT INDUSTRIAL PARK areas situated directly west of Lynden
will be provided with urban utility services and the LIGHT INDUSTRIAL PARK
area situated between Smith and Axton roads will be provided with rural
•
utility services. The following policies are intended to establish appro-
priate utility service levels, use intensities and other service consider-
ations.
6.03.1 The planned industrial areas west of Lynden shall be served with
• public water and sewer from Lynden, the planned industrial area
situated west of Everson shall be served with public water and
sewer from Everson, sheriff protection and volunteer fire protec-
tion; provided that on an interim basis, on-site wastewater
disposal systems, water associations, sheriff protection, and
volunteer fire protection will be sufficient, commensurate with
reduced building coverage and impervious surfacing.
6.03.2 The industrial areas situated between Axton and Smith roads, and
east of Hinote's Corner and adjacent to Pole Road, shall be served
by water associations, individual on-site wastewater disposal
systems, sheriff and volunteer fire protection. In addition, the
existence of this light industrial area shall not be used as a
future basis for extending public sewer systems, except to
mitigate a public health hazard.
6.03.3 Stormwater facilities for LIGHT INDUSTRIAL PARK areas shall be
consistent with the county stormwater management plan when
adopted; provided that in the interim, on-site collection and
retention systems may be required.
6.03.4 Maximum use of LIGHT INDUSTRIAL PARK areas shall be commensurate
with available fire flow, public health considerations and zone
requirements. Because of the absence of planned sewerage facili-
ties in the planned LIGHT INDUSTRIAL PARK areas located between
Axton and Smith roads, and east of Hinote's Corner and adjacent to
Pole Road, it is herein the policy of Whatcom County to recognize
that the maximum lot coverage established in the Light Impact
Industrial zone may not be able to be attained due to the
additional area that may be necessary for on-site septic disposal
systems.
6.03.5 The LIGHT INDUSTRIAL PARK areas located west of Lynden and west of
Everson contain soils with rapid permeability that may cause
groundwater to be vulnerable to contamination. Thus, wastewater
disposal systems and stormwater drainage facilities are encouraged
to be designed to minimize the volume and types of leachates that
could reach and adversely affect groundwater supplies.
6.04 The following policies are intended to facilitate the development of LIGHT
INDUSTRIAL PARK areas in a manner that is economical, efficiently uses land
and promotes safety.
•
53
6..04.1 Ingress and egress points to state and county roads are encouraged
to be minimized by consolidating access points between adjoining
properties. In addition, property owners in the LIGHT INDUSTRIAL
PARK, GENERAL COMMERCIAL and URBAN RESERVE MEDIUM DENSITY areas
situated directly west of Lynden on the west side of the Guide
Meridian are encouraged to participate in the development of a
parallel road system that will benefit all properties and will
relieve congestion on the Guide Meridian.
6.04.2 When possible, on-site circulation networks should be designed to
serve several parcels. In addition, on-site circulation networks
should be designed for private vehicles, delivery vehicles and
pedestrians. Potential vehicular/pedestrian conflicts should be
minimized.
6.04.3 Following endorsement by the Washington State Department of Trans-
portation, The Guide Meridian Improvement Plan, Title 22, is
intended to be applied to designated LIGHT INDUSTRIAL PARK areas
adjoining the Guide Meridian.
6.04.4 Areas containing large parcels in few ownerships are encouraged to
utilize master planning and joint use of internal circulation,
parking and open space. Areas with small parcels in several
ownerships are encouraged to consolidate parcels for use in
development packages.
6.04.5 Site design is encouraged that includes underground wiring,
complementary buildings and signage, structures oriented for
maximum solar access and minimum wind exposure, minimum utility
extensions, and responsiveness to environmental constraints and
possibilities.
•
6.04.6 A screened and/or landscaped buffer shall be established at the
designation periphery consistent with provisions of the Title 20
Zoning Ordinance. All uses shall occur within enclosed buildings,
with the exception of outside storage which shall be screened. In
addition, site development shall occur consistent with provisions
of the Title 20 Zoning Ordinance and adopted county standards for
stormwater drainage, domestic water, wastewater disposal, fire
flow, land alternation, and with state and county road standards.
6.04.7 The LIGHT INDUSTRIAL PARK areas that are situated west of Lynden
are encouraged to be designed and developed in a manner that is
integrated with adjoining GENERAL COMMERCIAL and URBAN RESERVE
MEDIUM DENSITY areas. The Planned Unit Development option may be
useful to facilitate master planning of the areas.
6.04.8 The Planned Unit Development provision is an option that may be
used in the development of LIGHT INDUSTRIAL PARK areas. Addi-
tional policies are located in the Land Development Options,
Guidelines and Requirements Section of this document; and regu-
lations are located in the Title 20 Zoning Ordinance.
54
6.05 It is not anticipated that additional LIGHT INDUSTRIAL PARK acreage will be
needed during the planning period; however, unanticipated demand may result
in requests for additional land. Future modification should be consistent
with the Amendment Criteria Section of this document and should critically
evaluate the potential irretrievable loss to the county agricultural land
base associated with conversion of parcels located to the north and west of
presently planned LIGHT INDUSTRIAL PARK areas.
55
8. RESIDENTIAL RURAL
Intent Statement
The intent of the RESIDENTIAL RURAL designation is to provide an alternative
to the residential living opportunities of the urban or rural setting; recognize
existing land parcelization; and acknowledge the absence of a full range of
public utility services including both sewer and water. The designation also
intends to provide options for future utility servicing and related density •
increases, and promote the efficient use of land by using the cluster subdivision
option.
Policy Statements
8.01 To acknowledge existing parcelization patterns and provide alternative
residential living opportunities, certain portions of the Lynden-Nooksack
Valley Subarea are designated RESIDENTIAL RURAL. Typical uses in designated
areas include single-family dwellings, duplexes, neighborhood parks, public
recreation, home occupations, neighborhood grocery stores, and customary
public and quasi-public functions.
8.02 The RESIDENTIAL RURAL designation is applied in the following locations and
is implemented with the Residential Rural: Two Dwelling Units per Acre
Zone.
8.02.1 An area directly west of Lynden near Flynn and Kok roads is
designated RESIDENTIAL RURAL to acknowledge existing residential
patterns and the provision of water from Kok Road Water Associ-
ation which obtains its water from the Lynden municipal system;
and to provide options concerning future utility servicing.
8.02.2 An area in proximity to Wiser Lake is designated RESIDENTIAL RURAL
to acknowledge existing residential patterns, to provide for
additional residences in the Wiser Lake neighborhood, and to
acknowledge a partial range of public utility services including
water supplied by Pole Road Water Association, a Class I purveyor.
8.02.3 An area adjoining the Old Guide Meridian and Pole Road, including
the Dutch Haven subdivision, is designated RESIDENTIAL RURAL to
acknowledge existing parcelization and a partial range of public
utility.services including water supplied by Pole Road Water
Association, a Class I purveyor. Because of the partial range of
planned public utility servicing, and to respond to public health
considerations, future expansion of the designation into
surrounding RURAL areas is discouraged.
8.02.4 An area at Hinote's Corner is designated RESIDENTIAL RURAL to
acknowledge existing parcel sizes, to acknowledge a partial range
of public utility services including water supplied by Pole Road
Water Association, a Class I purveyor, and to provide a transition
between the GENERAL COMMERCIAL area and surrounding RURAL and
AGRICULTURE areas. Because of the partial range of public utility
services, and to respond to public health considerations and
conserve the county agricultural land base, future expansion of
the designation into surrounding AGRICULTURE areas is discouraged.
58
•
8.02.5 An area situated west of Sumas on Moe Hill is designated RESIDEN-
TIAL RURAL to acknowledge existing parcel sizes and a partial
range of utility services including water supplied by the City of
Sumas. Future expansions of the designation should be consistent
•
with a partial range of public utility services and should be
located outside of 100-year floodplains.
8.03 The following policies establish appropriate service levels for RESIDENTIAL
RURAL areas.
8.03./ All areas are to be served with water supplied from Class I water
associations or municipalities, have individual on-site wastewater
disposal systems, and have sheriff and volunteer fire protection.
8.03.2 Stormwater facilities shall be consistent with the future adopted
county stormwater management plan when adopted; provided that in
the interim, on-site collection and retention facilities may be
required.
•
8.03.3 Designated RESIDENTIAL RURAL areas have soils with moderate to
rapid permeability that may cause groundwater to be vulnerable to
contamination. It is the policy of Whatcom County that newly
installed stormwater drainage facilities and wastewater disposal
systems should be designed to minimize the volume and types of
leachates that could reach and adversely affect groundwater
supplies. In addition, future expansions to designated RESIDEN-
TIAL RURAL areas shall be discouraged with the intent of conser-
ving groundwater quality.
• 8.04 The following policies are intended to promote the economical, safe and
efficient development of RESIDENTIAL. RURAL areas in a manner that promotes
compatibility with surrounding land uses of lesser residential intensity.
8.04.1 In filling of existing vacant parcels is encouraged before commit-
: ting additional land to residential subdivisions.
8.04.2 Several methods of providing residential lots are available
including conventional subdivision, cluster subdivision and
planned unit development. Additional guidelines are contained in
the Land Development Options, Guidelines and Requirements Section
of this document. Regulations concerning densities and parcel
sizes are contained in the Residential Rural District and the
Planned Unit Development Section of the Title 20 Zoning Ordinance.
8.04.3 Subdivision ingress and egress points to state and county ar-
terials should be minimized.
8.04.4 To reduce erosion and sedimentation, subdivision design and
utility placement should minimize disturbance to natural systems
and adjoining parcels.
8.04.5 Subdivisions should be designed to contain common open space and
pedestrian circulation networks which are integrated with residen-
tial areas.
59
•
9. RURAL
Intent Statement
The primary intent of the RURAL designation is to accommodate areas that are
suitable for multiple uses including agriculture, forestry, low density residen-
tial, surface mining and home occupations. The designation recognizes physical
factors that preclude higher densities such as extremely rapid or slow soil
percolation rates, shallow depths to aquifers, steep topography and the presence
of aquifers. In addition, the designation is responsive to environmentally
fragile areas and retains future options for access to nonrenewable natural
resources including sand, gravel, coal, other minerals, Prime Farmland soils and
productive forest soils. The designation acknowledges the absence of planned
public utility services, and circulation system funding that is only maintenance
oriented. Thus, the designation intends to provide for uses needing minimal
public expenditure and provides options for future land use decisions beyond the
planning period.
Policy Statements
9.01 To acknowledge the existing variety of uses and lifestyles present in the
Lynden-Nooksack Valley Subarea, to affirm the continued viability of several
citizen land use petitions initiated in the past, and to recognize the
absence of planned public utility services, large portions of the subarea
are designated RURAL. Typical uses include a mixture of very low density
residential, part and full-time agriculture, woodlots, commercial forestry,
surface mining, home occupations, neighborhood grocery stores, small scale
processing of agricultural and forestry products, and public and quasi-
public uses that enhance the functioning of RURAL areas.
9.02 The RURAL plan designation is implemented by three zone districts including
Rural: One Dwelling Unit per Two Acres, Rural: One Dwelling Unit per Five
Acres, and Rural: One Dwelling Unit per Ten Acres. The following policies
establish the location, boundaries and densities of the plan designation and
zone districts.
9.02.1 To acknowledge existing parcelization patterns and provide a
transition between uses of different intensities, the following
areas are designated RURAL and zoned Rural: One Dwelling Unit per •
Two Acres.
1. An area west of Lynden, south of Birch Bay Road and north of
the Nooksack River floodplain.
2. An area situated near the intersection of East Badger and
Northwood roads.
3. An area situated in proximity to East Wiser Lake, Van Dyk and
Hannegan roads.
4. An area situated in the northeast quadrant of the Pole and
Hannegan road intersection between the planned GENERAL
COMMERCIAL and AGRICULTURE areas.
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•
5. An area generally situated in the southwest quadrant of Pole
and Hannegan roads, including the Vista Lamonte Subdivision.
6. An area situated south of East Pole Road and extending from
Hinote's Corner.
7. An area generally situated between Mount Baker Highway and
"Deming Road, including Deming.
•
8. An area situated northeast of Berthusen Park.
•
9. An area 1/8 mile deep on the east and west sides of the Guide
•
Meridian, and generally located between Pole and King Tut
roads.
9.02.2 To acknowledge existing parcelization patterns, to provide for
additional low density settlement, to affirm several citizen
petitions initiated in the past, to provide uniformity with
planned land use densities in adjoining subareas, and to provide a
transition to areas planned AGRICULTURE and FORESTRY, the fol-
lowing areas are planned RURAL and shall be implemented with the
Rural: One Dwelling Unit per Five Acre zone district.
1. An area situated in the northwest part of the subarea
generally located between the International Border, and Burk,
Delta Line and Markworth roads.
2. Part of the west central subarea in the vicinity of Harksell,
Delta Line and Woodland roads.
3. An area situated in proximity to Loomis Trail and Berthusen
roads, including Bertranda Estates, nearby parcels of less
than five acres in size, and existing wooded parcels.
4. An area generally located between Rathbone and Berthusen
roads in the vicinity of Birch Bay-Lynden Road.
5. An area generally situated between Bartlett and King Tut
roads in proximity to the Old Guide and Guide Meridian,
exclusive of areas planned RESIDENTIAL RURAL or GENERAL
COMMERCIAL.
6. An area located at Hinote's Corner that adjoins planned
RESIDENTIAL RURAL or GENERAL COMMERCIAL in the northeast and
northwest quadrants of the Hannegan and Pole road
intersection.
7. An area east of the City of Nooksack generally situated
between the Sumas River floodplain, North Pass, South Pass,
Alm and Breckenridge roads.
8. An area located at the base of Sumas Mountain and east of
Goodwin and Siper roads.
61
•
•
•
9. An area located in Deming Valley between the base of Sumas
Mountain and the Nooksack River floodplain.
10. A large area in the south central and central part of the
subarea generally situated between Everson, planned AGRICUL-
TURE areas, the Nooksack River floodplain and the base of •
Stewart Mountain; extending west beyond the Guide Meridian,
exclusive of the Rural: One Dwelling Unit per Ten Acre
District.
11. An area generally situated south of East Badger Road, between
Vinup and Northwood roads.
9.02.3 To promote compatibility with adjoining planned AGRICULTURE and
FORESTRY areas, to accommodate physical constraints including
steep slopes and clay soils, to provide uniformity with planned
•
land use densities in adjoining subareas, and to acknowledge
existing land use and parcelization patterns, the following areas
are planned RURAL and shall be implemented with the Rural: One
Dwelling Unit per Ten Acre Zone District.
1. An area generally situated between East Badger Road, the
Nooksack River floodplain, Trapline Road, and the Sumas River.
floodplain.
2. An area situated between the Sumas River floodplain and
Vedder Mountain, near North Pass and Minaker roads.
3. An area situated at the southeast quadrant of the intersec-
tion of North Pass and South Pass roads, adjacent to Sumas
Mountain.
4. An area situated at the base of Sumas Mountain near the south
terminus of Goodwin Road.
5. An area situated in the central part of the subarea between
•
planned AGRICULTURE areas, and Everson-Goshen, Medcalf and
Axton roads.
•
6. An area situated in the west central part of the subarea
between Aldrich, Hemmi and Pole roads.
9.03 Appropriate service levels in designated RURAL areas include on-site wells,
water associations, individual on-site wastewater disposal systems, volun-
teer fire protection and emergency services, and law enforcement provided by
the Washington State Patrol and Whatcom County Sheriff's Department.
9.03.1 Cluster subdivisions may require on-site stormwater collection and
retention facilities, consistent with Engineering Bureau require-
ments or regional stormwater management plan provisions.
9.03.2 When residential or other structural uses are intended to be
supplied with potable water from off-site sources such as streams,
written permission shall be obtained from the affected property
62
owner, prior to subdivision approval or building permit issuance,
as applicable.
9.03.3 Several planned RURAL areas overlie moderate or high-yield
aquifers and have soils with rapid permeability that make ground-
water vulnerable to contamination. Whatcom County encourages
designs for stormwater drainage facilities and wastewater disposal
systems, for development in such areas, that will minimize the
volume and type of leachates that may reach and adversely affect
groundwater quality.
9.04 The following policies are intended to promote the economical, safe and
efficient use of RURAL planned areas in a manner that promotes compatibility
with surrounding land uses and physical constraints.
9.04.1 Several methods of providing residential lots are available
including conventional subdivision, cluster subdivision and
planned unit development. Additional guidelines are contained in
the Land Development Options, Guidelines and Requirements Section
of this document. Regulations concerning densities and parcel
sizes are contained in the Rural District and Planned Unit
Development Section of the Title 20 Zoning Ordinance.
9.04.2 Subdivision ingress and egress points to state and county roads
should be minimized.
9.04.3 To reduce erosion and sedimentation, subdivision design and
utility placement should minimize disturbance to natural systems
and adjoining parcels.
9.04.4 To minimize potential degradation of regional groundwater sup-
plies, extraction of sand and gravel in the vicinity of East Pole
and Everson-Goshen roads shall not extend below the yearly average
groundwater level. In addition, reclamation materials shall not
be of the type that through leaching could adversely affect
groundwater quality.
9.06 The following policies are established to address concerns that may occur
during the planning period.
9.05.1 It is the policy of Whatcom County to recognize the planned RURAL
area that is directly southwest and south of the present City of
Everson as the preferable direction for future municipal expansion
and urban utility servicing for sewer and water. Municipal
expansion should avoid the Nooksack River 100-year floodplain, as
well as designated AGRICULTURE areas.
9.05.2 It is the policy of Whatcom County to recognize the planned RURAL
area that is northeast and east of the present City of Nooksack as
the preferable direction for future municipal expansion and urban
utility servicing for sewer and water. Municipal expansion should
avoid the 100-year floodplain and designated AGRICULTURE areas.
63
9.05.3 Whatcom County supports the acquisition of conservation easements
by public land trusts, consistent with the intentions of affected
•
property owners in RURAL areas to:
1. Conserve Prime Farmland soils;
2. Conserve agricultural operations;
3. Conserve forest resources;
4. Conserve wildlife habitats; or
5. Provide scenic corridors.
9.05.4 In recognition of the variety of commercial uses provided in the
Rural Zone District, it is the policy of Whatcom County to support
the retention of RURAL designated areas along the Guide Meridian,
until such time that available acreage in planned commercial areas
is nearing full occupancy. Consistent with future demand, the
preferred action is to convert presently planned RURAL areas that
are immediately adjacent to planned commercial areas to the
appropriate commercial plan designation. Amendment requests shall
be reviewed in accordance with the Amendment Criteria Section.
9.05.5 Whatcom County supports the continued efforts of citizen groups
engaged in promoting agricultural and forestry education, opera-
tions and marketing.
f4
10. AGRICULTURE
Intent Statement
The intent of the AGRICULTURE designation is to maintain and encourage the
conservation of agricultural lands in Whatcom County. The designation promotes
the continuation of viable economic livelihoods for the agricultural operator,
agricultural producer and related agricultural services. The designation also
provides clear direction for nonagricultural uses to locate in other urban or
rural designations; thereby minimizing potential conflicts between agricultural
operators and uses that are not directly involved in agriculture. Additional
intents of the designation include maintenance of open space; conservation of
natural resources and systems; minimizing energy and expense through encouraging
agricultural operations at fertile locations; sustaining existing county agricul-
tural products; encouraging the development of additional agricultural products;
and encouraging the stewardship approach to land management.
Policy Statements
10.01 To acknowledge existing agricultural land uses and Prime Farmland
soils, and to affirm the continued applicability of the 1970
Comprehensive Plan relative to agriculture, large portions of the
Lynden-Nooksack Valley Subarea are designated AGRICULTURE.
10.01.1 Predominant uses include the cultivation and management of
field, shrub, vine, greenhouse, orchard and forest crops;
dairying; livestock raising; animal husbandry; beekeeping;
and uses that are accessory to agricultural operations
including operator and farmhand residences, small-scale
product marketing and home occupations.
10.01.2 Other uses shall be subject to public review to assure
maintenance of the agricultural resource and compatibility
with agricultural operations. Such uses include various
public uses, animal hospitals, agricultural worker housing,
processing of agricultural products, limited sand and gravel
extraction, and commercial activities that directly provide
agricultural goods and services to the agricultural operator.
10.02 The following areas are designated AGRICULTURE and shall be implemented
with the Agriculture zone district.
9.02. 1 The floodplains associated with the Nooksack and Sumas
rivers; the areas situated to the west, north and northeast
of Lynden; the Nooksack Valley between Nooksack and the
Canadian border; the area to the east of the Nooksack River
floodplain between Nooksack and Nugent's Corner; the Deming
valley; and an area trending southwest from Everson.
9.02.2 The boundaries of designated AGRICULTURE areas acknowledge
existing agricultural land uses, land in agricultural current
use tax assessment, areas with Prime Farmland soils, 100-year
floodplains, and areas with parcel sizes or land ownership
patterns of generally greater than twenty acres. In
65
addition, the boundaries are established to minimize
periphery length and peninsular forms, and maximize
consolidation and unification of agricultural areas.
9.02.3 Several minimum parcel sizes are provided as follow.
1. Variable minimum parcel size shall be permitted, consistent
with the generally acceptable size for an economically viable
operation for the particular form of intended agricultural
pursuit, subsequent to affirmative review by representatives
from the Bureau of Buildings and Code Administration, the
Planning Department, the Cooperative Extension Agency and the
Soil Conservation Service.
2. Parcels of less than five acres in size will be permitted for
the residential use of retiring farm operators, public and
quasi-public uses that are necessary in agricultural areas,
and for purposes of securing bank loans for farm residences.
3. Forty acres shall be the minimum size for parcels used solely
for residential purposes, except as described above, with the
intent of minimizing the introduction of people into agricul-
tural areas who are not associated with agriculture. In
addition, one dwelling will be permitted on each legally
created parcel of record existing at the time of adoption of
this document of greater than one acre in size.
10.03 Appropriate utilities and facilities in designated AGRICULTURE areas
include on-site wells or water associations for the provision of
potable and irrigation water, individual on-site wastewater disposal
systems, volunteer fire protection and law enforcement provided by the
county Sheriff's Department and the Washington State Patrol.
10.03.1 The continued efforts of drainage improvement districts are
encouraged to enable improved use of agricultural lands.
10.03.2 The continued efforts of flood control and diking districts
are encouraged to enhance use of floodplains for agriculture,
as well as increase protection of existing agricultural
investments in land improvements and buildings.
10.04 The following policies are intended to promote the continued economic
viability of agriculture in Whatcom County and conserve associated re-
sources.
10.04.1 Consolidation of adjoining parcels in the same ownership by
filing a new deed is encouraged to promote easily workable
farm units.
10.04.2 Residential subdivisions and other uses not related to
agriculture are discouraged from locating in designated
AGRICULTURE areas.
66
10.04.3 The stewardship approach to land management is encouraged to
foster the long-term productivity of the agricultural land
base, associated industries and life styles of Whatcom
County.
10.04.4 The agricultural community is supported in its efforts to
diversify the types of agricultural operations in the county
and to continue to incorporate techniques that will enhance
agricultural productivity and efficiency.
10.04.5 To enhance economic returns to the operator, direct marketing
of products to the consumer is supported. In addition, to
minimize "overhead" in the conduct of farm businesses, the
formation of cooperatives is supported for warehousing,
processing, and providing agricultural supplies and
equipment.
10.04.6 To increase direct economic benefits to Whatcom County
originating with agriculture, continued local processing of
agricultural products is encouraged, as well as the
development of additional processing facilities.
10.04.7 In recognition of the prevailing type of agricultural.
operation, Whatcom County encourages the continuation of the
small farm as the basic unit of farm production. In
addition, Whatcom County encourages the continued efforts of
citizen groups engaged in promoting agricultural education,
operations and marketing.
10.04.8 Locating major transportation and utility corridors that
would preclude the agricultural use of land is discouraged in
designated AGRICULTURE areas.
10.05 The following policies are established to address other aspects of
agricultural concerns.
10.05.1 Agriculture in its various forms is the preferred use of
areas designated AGRICULTURE. Although it is anticipated
that adjustments to designated AGRICULTURE areas will not be
necessary during the planning period, proposed conversions
shall be processed consistent with the Amendment Criteria
Section of this document. In addition, Whatcom County should
develop a system for addressing potential conversions that
uses the principles established in the "Land Evaluation
System Analysis (MESA)," formulated by the Soil Conservation
Service.
10.05.2 Agricultural operators are encouraged to use the information
and assistance that is available from the Soil Conservation
Service and the Cooperative Extension Service for building
siting, manure storage, recommended agricultural uses and new
technologies.
67
10.05.3 Agricultural operators are encouraged to fence streams and
ditches to prevent the direct introduction of livestock and
livestock wastes to conserve surface water quality and reduce
stream bank erosion and soil loss. In addition, to minimize
any potential short and long-term impacts to groundwater
supplies, agricultural operators are encouraged to use only
those chemicals in conservative amounts that are necessary
for crop production, applied according to state and federal
guidelines, and to use chemicals having low potency and
residuals of short duration.
10.05.4 Whatcom County supports the acquisition of conservation
easements by public land trusts, consistent with the
intentions of affected property owners in AGRICULTURAL areas
to:
1. Preserve agricultural operations;
2. Conserve Prime Farmland soils;
3. Conserve wildlife habitats; or
4. Conserve scenic resources.
10.05.5 Conservation of agricultural operations and Prime Farmland
soils is encouraged through using the current use tax
assessment opportunities of the Open Space Taxation Act
(RCW 84.34).
10.05.6 Implementation of "special district" and water association
plans, and other capital improvements, shall be approved or
supported only when it is found that designated AGRICULTURE
areas will benefit.
10.05.7 It is the policy of Whatcom County to support the future
annexation for industrial purposes of the area bounded by the
Burlington Northern Railroad, Halverstick Road and the city
limits to the City of Sumas.
68
11. FORESTRY
Intent Statement
The intent of the FORESTRY designation is to promote the conservation of
forest lands for sustained yield management; and thereby foster continued
economic vitality for the county's forest industries. The designation intends to
identify areas that are suitable for long-term forestry use, guard against
premature conversion of forest lands to non forest uses, and minimize the type
and extent of uses that could adversely affect customary forest operations. In
addition, the designation intends to accommodate other activities that are
compatible with forest management including mineral extraction, wildlife manage-
.
ment, watershed management and occasional outdoor recreation. The designation
intends that all uses will be conducted in accordance with applicable local,
state and federal regulations.
Policy Statement
11.01 To acknowledge existing forest lands and associated nonrenewable
resources, portions of the Lynden-Nooksack Valley Subarea are desig-
nated FORESTRY. The principal use of designated areas is the sustained
yield management of forest resources, conducted in accordance with the
Washington State Forest Practice Act (ROW 76.09) and the attendant
regulations of WAC 222, which are administered by the Department of
Natural Resources. Such uses include timber production, harvesting and
reforestation; forest chemical use; logging road construction and
maintenance; and fire prevention and suppression. Other compatible
uses include watershed and wildlife habitat management, woodlot
operations, certain forest industries, utilities, mineral extraction,
and occasional outdoor recreation.
11.02 The FORESTRY designation is applied to Vedder, Sumas and Stewart
mountains. The designation is implemented with the Forestry zone
• district. Minimum parcel size is twenty acres for the majority of
uses; however, a density of one dwelling unit per twenty acres is
applicable when calculating the maximum number of residential building
sites.
11.03 The following policies establish appropriate service levels for
designated FORESTRY areas.
11.03.1 Forest management areas generally shall be served by private
logging roads; fire suppression shall be provided by indivi-
dual property owners and the Department of Natural Resources;
and law enforcement shall be provided by the Sheriff Depart-
ment and the Department of Natural Resources.
11.03.2 Residential or other structural uses in designated FORESTRY
areas shall have individual on-site wells or stream sources
of potable water, volunteer fire protection or individual
structural fire suppression systems consistent with county
Fire Marshall requirements, and law enforcement shall be
provided by the county Sheriff Department.
69
11.03.3 When residential or other structural uses are intended to be
supplied with potable water from off-site sources, written
permission shall be obtained from the affected property
owner, prior to subdivision approval or building permit
issuance, as applicable.
11.04 The following policies are intended to promote the economical, safe and
compatible use of designated FORESTRY areas.
11.04.1 Forest practices are to be conducted in accordance with the
Forest Practice Act (RCW 76.09), Forest Protection laws (RCW
76.04) and attendant regulations, as administered by the
Department of Natural Resources.
11.04.2 Other permitted or conditionally permitted uses shall be
conducted in accordance with applicable local, state and
federal regulations.
11.04.3 Several methods of providing parcels for residential and
other structural uses are available including conventional
subdivision, cluster subdivision and planned unit develop-
ment. Additional guidelines are contained in the Land
Development Options, Guidelines and Requirements Section of
this document. Regulations concerning densities and parcel
sizes are contained in the Forestry zone district and the
Planned Unit Development section of the Title 20 Zoning
Ordinance.
11.04.4 Given that the majority of designated FORESTRY areas have
slopes in excess of 15%, residential building site placement
is encouraged on benches, terraces and other topographic
features with slopes of less than 15%.
11.04.5 To promote compatibility with forest uses, residential and
other structural activities shall be sited at a minimum of
100 feet from parcel boundaries when situated adjacent to
existing forest management areas. •
11.04.6 Residential building site placement shall avoid areas that
may be vulnerable to debris flows, consistent with policies
in the Physical Constraints and Natural Resources Section of
this document or regulations adopted in the future.
11.04.7 Corridors of plant materials shall be encouraged for reten-
tion along stream channels to moderate runoff rates, foster
stream bank stability, and promote water quality in accor-
dance with the Forest Practice Act Rules and Regulations
(WAC 222) for forest operations; or in accordance with
Whatcom County standards for parcels associated with perma-
nent structures, when adopted.
11.05 Whatcom County encourages forest land owners to be aware that their
activities on forest lands may have an impact on adjacent landowners.
The county also encourages residents living in or adjacent to desig-
70
•
nated FORESTRY areas to be aware of the type of activities that are
customary with commercial forest operations.
11.05.1 To promote safe use of forest chemicals, forest operators are
encouraged to strictly comply with the Forest Practice Act
Rules and Regulations (WAC 222) when applying pesticides and
fertilizers. In addition, the following policies are
provided.
1. Forest operators are encouraged to informally contact
adjoining property owners within FORESTRY or RURAL areas
to inform them of forthcoming spraying. As a means to
reduce citizen concerns about forest chemical use,
forest operators are encouraged to investigate alterna-
tives to aerial spraying including hand slashing of
competing vegetation by community groups and ground
application of chemicals.
•
•
2. The forest industry is encouraged to keep informed about
advances in forest chemical technology, and to support
• research that intends to objectively identify any short
and long-term affects of forest chemicals.
11.05.2 To promote safe and effective slash burning that will
minimize disturbance to nearby residents, forest operators
are encouraged to strictly comply with the Forest Protection
Laws (RCW 76.04) . In addition, forest operators are
encouraged to informally contact nearby residents and local
newspapers to provide information concerning the forthcoming
burn, anticipated date and what can be expected.
11.05.3 Property owners are encouraged to use the current use tax
assessment provisions of the Open Space Taxation Act
(RCW 84.34), Designated Forest (RCW 84.28) and Classified
Forest (RCW 84.33).
71
12. PUBLIC
Intent Statement
The intent of the PUBLIC designation is to assure the continued provision of
a variety of public services in a manner that is commensurate with population and
demand. In addition, the policies intend to promote efficient public investments
and compatibility between public functions and surrounding land uses.
Policy Statements
12.01 To assure the continued provision of a variety of public services, it
is the policy of Whatcom County to designate certain portions of the
Lynden-Nooksack Valley Subarea as PUBLIC. Typical uses in PUBLIC
designated areas include facilities and services related to recreation,
education, utilities, wildlife management, solid waste disposal and
health care facilities.
12.02 The PUBLIC designation is applied to Berthusen Park, schools, fire
stations, municipally owned water sources, federally owned electrical
transmission line corridors, substations, wildlife management areas
owned by public agencies and solid waste disposal sites.
12.02.1 Berthusen Park and public agency-owned wildlife management
areas shall be implemented with the Recreation and Open Space
zone.
12.02.2 All other public functions shall be uses by right or condi-
tion within zone districts.
12.03 The appropriate standard of service for PUBLIC areas concerning
domestic water, wastewater disposal, stormwater drainage, law enforce-
ment, fire protection and transportation networks shall be the same as
adjoining parcels.
12.04 The following policies are established to guide the development of
PUBLIC designated areas.
12.04.1 Whenever practical, it is the policy of Whatcom County to
encourage multi-purpose use of public lands and facilities to
promote efficient public expenditure.
12.04.2 It is the policy of Whatcom County to minimize visual and
functional impacts of PUBLIC land uses by encouraging the use
of aesthetic site design and other methods to attain compati-
bility with surrounding areas.
12.04.3 Public agencies are encouraged to acquire those parcels that
benefit the continued operation of the particular function.
12.04.4 Review of proposed uses in PUBLIC designated areas shall
consider the effects to surrounding land uses relative to
protection of the public health, safety and welfare.
72
•
12.05 Pursuant to the Inter-Local Cooperation Act (RCW 39.34), it is the
policy of whatcom County to encourage public agencies to prepare and
adopt long- range plans that address future land, facility and service
requirements, with the intent to coordinate public and private activi-
ties, and to minimize future conflict between public agencies and the
private sector.
12.06 It is the policy of Whatcom County to cooperate and coordinate with the
Parks Department to integrate existing park plans into a Recreation and
Open Space Element that will supplement the Comprehensive Land Use
Plan; and to participate in neighborhood park planning within areas
that are designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY and
RESIDENTIAL RURAL.
•
•
•
73
•
•
•
•
•
13. LAND DEVELOPMENT OPTIONS, GUIDELINES AND REQUIREMENTS
•
Intent Statement
The intent of this section is to provide options for land development that
are environmentally efficient and that minimize public and private utility and
•
transportation expenditures. This section provides general information and
requirements that affect the majority of land use designations within the Lynden-
Nooksack Valley Subarea. Guidelines and requirements that are unique are •
provided in the applicable land use policy section.
Policy Statements
13.01 Areas that are designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY,
RESIDENTIAL RURAL, RURAL, AGRICULTURE and FORESTRY have the option of
creating new residential parcels using the conventional subdivision
method. Parcel sizes in conventional subdivisions are uniform and are •
specifically established in each implementing zone text.
•
13.02 Areas that are designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY,
RESIDENTIAL RURAL, RURAL and FORESTRY have the option of creating new
residential parcels using the cluster subdivision method. The purpose
is to provide economic flexibility to the individual property owner,
promote economic lot design, conserve nonrenewable and renewable
natural resources, minimize disturbance to environmentally fragile
areas, promote compatibility with surrounding nonresidential land uses,
and provide options beyond the planning period for land use decisions.
Cluster subdivision is defined as an alternative method of creating
building parcels that are spatially efficient and economical, and that •
will retain options for future uses and densities by treating land as a
commodity and resource. The following policies establish subdivision
guidelines and implementation considerations.
13.02.1 Minimum parcel size shall be established consistent with the
provisions of specific implementing zones or Health Depart-
ment requirements, whichever is greater.
•
13.02.2 Subdivision design shall be discouraged from forming lineal
residential patterns adjacent to roads by minimizing ingress •
and egress points, and by consolidating access for several •
parcels.
13.02.3 When possible, it is preferred that residential structures be
sited at the perimeter of fields, at the perimeter of
woodlots, in woodlots or be partially concealed by topograp-
hic features.
13.02.4 When possible, structures on open landscapes should be sited
and designed to minimize view disruptions from adjacent
properties and public roadways.
13.02.5 When a cluster subdivision is situated adjacent to a less •
intensive use including large parcel residential, agriculture
or forestry, the subdivision shall be buffered at the site
74
•
periphery to prevent the encroachment of vehicles, pedes-
trians, animals and nuisances onto less intensively used
parcels. •
13.02.6 Vehicular and pedestrian networks should be oriented to the
interior of clustered subdivisions.
• 13.02.7 To maintain area character and settlement patterns, and to
achieve visual compatibility and land carrying capacity
similar with the surrounding area, the Subdivision Adminis-
trator and Hearing Examiner may request that the potential
number of building sites for a particular parcel be clustered
into two or more residential concentrations.
13.03 Areas that are designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY,
RESIDENTIAL RURAL, RURAL, FORESTRY, NEIGHBORHOOD COMMERCIAL, GENERAL
• COMMMERCIAL, TOURIST COMMERCIAL and LIGHT INDUSTRIAL PARK have the
option of using the Planned Unit Development provision of the Title 20
Zoning Ordinance. Planned Unit Development is defined as an official
control that allows greater flexibility in density, bulk regulations,
building types and land use mixture than is generally permitted in the
specific implementing zone text. The option is intended to encourage
creative site planning, permanent open space, variety in living,
working and recreational settings, conservation of environmentally
fragile areas, and mixed use developments.
13.04 When located adjacent to existing agricultural or forestry operations,
either within the same land use designation or outside thereof,
conventional and cluster residential subdivisions shall be required to
have a "hold harmless" agreement attached to the face of the plat; the
intent of which is to facilitate the unhampered continuation of legal
and customary operations associated with agriculture and forestry.
•
•
75
TRANSPORTATION POLICIES
Intent Statement
It is the intent of Whatcom County to ensure that land use patterns and
transportation planning mutually support the safe and efficient movement of
people and goods; are consistent in encouraging a predictable pattern of urban
and rural development; and together conserve and enhance existing public invest-
ments and resources.
Policy Statements
1.01 Whatcom County shall use the development approval process of subdivision,
zoning, and building permits to establish community circulation patterns and
to secure rights-of-way and construction of all functional road classifi-
cations. Whatcom County shall use the development approval process to
ensure that all residential development includes safe vehicular access for
citizens and emergency vehicles.
1.02 It is the policy of Whatcom County to cooperate with federal, state and
•
municipal agencies in providing for a coordinated transportation system.
1.02.1 Whatcom County shall coordinate and cooperate with the cities of
Lynden, Nooksack, Everson and Sumas and the State of Washington in
the planning of new arterial routes in the Lynden-Nooksack Valley
Subarea. Specifically, the land development process shall be used
to facilitate the acquisition of additional right--of-way width for
state highways having substandard right-of-way widths.
1.02.2 Whatcom County shall promote and encourage the provision of public
transit as demand increases in the Lynden-Nooksack Valley Subarea,
where warranted by potential ridership.
1.03 It is the policy of Whatcom County to maintain and enhance its natural and
economic resources, land use patterns, and the safety and well-being of its
citizens through the application of the following standards to its trans-
portation system.
1.03.1 Whatcom County shall approve new road construction projects or
•
improvements to existing roads consistent with the regional
stormwater management plan now under development. Should the
private or public sector begin such projects before the plan is
complete, the county shall implement appropriate measures to
assure total containment of excess stormwater runoff for each
development proposal. Upon completion of the stormwater manage-
ment plan, land area currently used for retention may be converted
to permitted uses and densities consistent with the applicable
zone district.
1.03.2 Whatcom County shall make every effort to preserve mature trees
and unique wildlife habitats and other elements of the natural
environment during the design and construction of road improvement
projects. Where disruption of the natural environment is unavoid-
able, special techniques such as rounded slopes, erosion control,
76
reseeding and revegetation shall be employed to return road sides
to their natural state.
1.03.3 Bikeways and pedestrian walkways shall be included as integral
parts of the transportation system. Bikeways and pedestrian ways
shall be provided in new developments, where warranted, to link
residential areas, shopping areas, recreational areas and educa-
tional facilities. Whenever practical, bikeways proposed in new
developments shall connect with the planned bikeways in the
Whatcom County Trails Plan.
1.03.4 Whatcom County shall encourage the use of noise buffers and visual
screens between future residential areas and high volume transpor-
tation routes such as Guide Meridian, Pole road, Badger Road,
Birch Bay-Lynden Road and Hannegan Road.
1.03.5 Whatcom County intends to minimize the amount of impervious
surfaces including streets, driveways, sidewalks, etc. , whenever
possible, by using "natural" engineering design methods such as
the use of open, shallow, grassed street swales instead of curbs
and gutters. In addition, Whatcom County shall encourage the use
of surfacing options such as porous asphalt pavement, pre-cast
interlocking blocks and rolled brick or cinder chips that reduce
total surface runoff, slow concentration and capture particulates.
1.03.6 Whatcom County shall encourage the construction of new roads
contiguous to existing development. Such phased road construction
is intended to discourage the occurrence of "leap frog" develop-
ment.
1.04 It is the policy of Whatcom County to use the following criteria to imple-
ment a safe and economic transportation system as indicated on the road
classification plan designated on the Lynden-Nooksack Valley Subarea Roadway
Classification Map, and to amend the Roadway Classification Map as neces-
sary.
1.04.1 Whatcom County shall identify the need for and the approximate
location of new principal and minor arterial routes in the Lynden-
Nooksack Valley Subarea and shall program the construction of
these routes in Whatcom County's Capital Improvement Program.
1.04.2 Whatcom County shall encourage a parallel road system around
Lynden to decrease through traffic in congested areas, pursuant to
GENERAL COMMERCIAL policy 4.04.2 and LIGHT INDUSTRIAL PARK
policy 6.04.1.
1.04.3 Following endorsement by the Washington State Department of
Transportation, The Guide Meridian Improvement Plan, Title 22, is
intended to be applied to designated GENERAL COMMERCIAL, RESORT
COMMERCIAL, LIGHT INDUSTRIAL PARK, and GENERAL MANUFACTURING areas
adjoining the Guide Meridian.
1.04.4 Where The Guide Meridian Improvement Plan, Title 22, doesn't apply
on the Guide Meridian Corridor, a 100 foot right-of-way shall be
set aside.
77
1.04.5 Whatcom County intends to enforce clear vision standards at
intersections in accordance with the Whatcom County Development
Standards and Title 20 standards; specifically to reduce the
accident potential at the intersection of East Pole Road and the
Everson-Goshen Road.
1.04.6 Whatcom County has classified "H" Street Road between Sunrise Road
and the Guide Meridian as a minor collector. All maintenance,
signage and improvements should be designed to discourage the use
of "H" Street Road as a truck route.
1.04.7 Through the land development approval process, Whatcom County
shall improve the operational efficiency of the intersections
along Guide Meridian. The intent of this policy is to reduce the
number of automobile accidents occurring at intersections by
improving access and reducing uncontrolled turning movements.
Appropriate design criteria shall be applied consistent with the
functional classification of the Guide Meridian and other
applicable design criteria as provided in the Whatcom County
Development Standards.
1.04.8 Whatcom County shall encourage the use of shared access roads from
commercial, industrial and residential developments to limit
intersections with arterials.
1.04,9 Through the development approval process, Whatcom County shall
identify the short and long-range traffic impacts to subarea
roads. The estimated number of vehicle trips generated by a
project shall be compared with the planned level of service for
each road segment and intersection in accordance with Whatcom
County Engineering Department design standards and specifications.
If it is determined that a proposed development will cause traffic •
impacts that will result in a level of service below that planned
for all affected road classifications, Whatcom County shall
request the developer to make the necessary improvements to •
maintain the pre-planned level of service or to make an equivalent
cash contribution to Whatcom County.
78
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TRANSPORTATION PLAN . N
June 1986 l
•
•
•
•
•
COMMUNITY FACILITIES AND UTILITIES
•
• Intent Statement
•
The implementation of land use designation is closely related to the
provision of community facilities and utilities. In addition, the responsible
application of various land use designations is affected by existing and projec-
ted service levels during the planning period. Thus, the underlying intent of
•
the policies is to assure a beneficial balance between the demand and supply for
•
•
• community facilities and utilities, and to assure predictability during the
•
development of planned land uses. The following policies address issues related
•
to the provision of water, wastewater disposal, education, recreation, stormwater
drainage, fire protection and law enforcement.
• Policy Statements
•
1.01 It is the policy of Whatcom County to encourage cooperation among municipal--
ities, special districts, water associations and other groups in the
• planning and provision of public services.
1.01.1 It is the policy of Whatcom County to work with Fire Districts
One, Three, Four and Fourteen, as well as with the cities of
Lynden, Everson, Nooksack and Sumas, to assure an adequate level
of fire protection and emergency services for planned land uses.
•
1.01.2 It is the policy of Whatcom County to cooperate with and provide
information to school districts that are located in the subarea to
assist in determining facility siting and space requirements,
commensurate with planned land use and densities.
1.01.3 Whatcom County shall assure that necessary staff and equipment are
available to the Sheriff's Department to provide law enforcement,
commensurate with anticipated population levels.
1.01.4 Whatcom County encourages the continued cooperation between the
County Engineer, Soil Conservation Service and drainage improve-
ments districts to provide positive drainage in designated RURAL
and AGRICULTURE areas.
1.02 The following policies are established to guide the inter-relationship
between land uses and water associations.
1.02.1 It is the policy of Whatcom County to cooperate and exchange
information with water associations relative to land use designa-
tions, residential densities and anticipated service levels, with
the intent of assuring adequate levels of potable water and fire
• flow for planned land uses.
•
1.02.2 Whatcom County shall discourage the formation of additional water
associations; and instead shall encourage the consolidation or
enlargement of water associations, or the formation of water
districts, as preferable methods of providing domestic and
• irrigation water.
79
•
•
1.02.3 The provision of water in designated RESIDENTIAL RURAL, RURAL and
AGRICULTURE areas shall be consistent with the comprehensive sewer
and water plan now under development.
1.02.4 The presence or expansion of water associations shall not be used
as the basis for growth inducement and increased densities in
RESIDENTIAL RURAL, RURAL and AGRICULTURE areas. In addition, it
is the policy of Whatcom County to recognize only those areas with
concentrations of parcels of less than one acre in size that are
provided with domestic water from Class I water associations as
appropriate for application of the RESIDENTIAL RURAL designation.
Class I water associations are those that have 100 or more
services as defined in WAC 248-54-560(1).
1.03 The following policies are established to guide the provision of potable
water and wastewater disposal for the designated URBAN RESERVE, URBAN
RESERVE MEDIUM DENSITY, GENERAL COMMERCIAL and LIGHT INDUSTRIAL PARK areas
that adjoin Lynden.
1.03.1 The City of Lynden is recognized as the intended purveyor of sewer
and water to the aforementioned areas.
1.03.2 When services are provided outside of municipal boundaries,
•
utility local improvement districts (ULID's) shall be contiguous
to existing development, shall not result in "leap frog" develop-
ment patterns, and shall be of the size and configuration to
facilitate cost effective and efficient development.
1.03.3 When services are provided through annexation, the size and •
configuration of the proposed annexation area shall facilitate
cost effective and efficient extensions of utility lines.
1.03.4 On-site wastewater disposal systems and water association or
private wells may be used in GENERAL COMMERCIAL and LIGHT INDUS-
TRIAL PARK areas in the interim until public sewer and water
become available; provided there is a commensurate reduction in
the usage of each parcel.
1.04 The following policies establish appropriate service levels for other parts
of the subarea.
1.04.1 The City of Sumas is recognized as the intended purveyor of
potable water for the planned RESIDENTIAL RURAL area situated to
the west of the city. Kok Road Water Association that obtains •
water from the City of Lynden is recognized as the purveyor of
potable water for the RESIDENTIAL RURAL area situated west of
Lynden. Wastewater disposal for both areas is intended to be
accomplished through individual on-site systems.
1.04.2 Other designated RESIDENTIAL RURAL areas shall obtain water from
Pole Road Water Association, a Class I purveyor, and shall provide
for wastewater disposal through individual on-site methods.
80
1.04.3 Individual on-site wastewater disposal systems, wells and water
associations are the intended levels of service for areas that are
designated RURAL, AGRICULTURE, FORESTRY, NEIGHBORHOOD COMMERCIAL,
TOURIST COMMERCIAL and PUBLIC.
1.05 On-site stormwater collection and retention facilities may be required for
designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY, GENERAL COMMERCIAL,
LIGHT INDUSTRIAL PARK and RESIDENTIAL RURAL areas. Subsequent to adoption
of the regional stormwater management plan, stormwater drainage shall be
modified, as necessary, to be consistent with the plan.
• 1.06 Whatcom County recognizes the value of retaining wetlands including swamps,
bogs, marshes and ponds as natural catchment basins for runoff generated in
•
all comprehensive plan designations of the subarea. Runoff during develop-
ment shall be controlled, consistent with Whatcom County Development
Standards.
1.07 Whatcom County encourages the formulation of appropriate diking and flood
control methods to minimize potential damage associated with flooding.
•
1.08 Whatcom County recognizes Puget Sound Power and Light as the primary
electrical energy purveyor in the subarea. However, use of alternative
energy systems including passive and active solar space and water heating,
small scale hydroelectric, and wind power is encouraged.
•
•
•
81
PHYSICAL CONSTRAINT AND NATURAL RESOURCE POLICIES
Intent Statement
Natural conditions can facilitate various land uses and promote economic
opportunities; however, natural conditions also can cause increased expenditure
during development or threaten human lives and property. The underlying intent
of the policies is to promote the well-reasoned use of renewable and nonrenewable
resources with attendant immediate and long-term benefits to the county's
economy, to promote identification of physical constraints, and to formulate
appropriate management techniques. In addition, the policies intend to conserve
certain wildlife habitats in recognition of their irreplaceable character, and to
maintain or enhance present water, air and noise quality.
Policy Statements
1.01 To minimize potential impacts to human life and property, and to maximize
the use of Prime Farmland soils, the following policies are established for
100-year floodplains.
1.01.1 Agriculture is the preferred use of 100-year floodplains.
1.01.2 Certain areas located in 100-year floodway fringes are designated
RURAL. The clustering option is encouraged for new residential
subdivisions, building sites are encouraged to be sited outside of
floodway fringes and use of floodway fringes as "reserve tracts"
is encouraged.
1.01.3 Several parcels exist within 100-year floodplains that are of
insufficient size to be used for customary forms of agriculture.
When possible, such parcels are encouraged to be consolidated into
larger parcels that are suitable for agricultural operations. If
used for residential, commercial or industrial purposes, such
parcels are encouraged to incorporate flood proofing and flood
protection measures into structural design, consistent with
Federal and Washington State Department of Ecology regulations.
1.01.4 Future requests for amendments to the comprehensive plan and
zoning ordinance that would result in increased residential
densities in 100-year floodplains will be discouraged.
1.02 Extreme localized rainfall combined with existing slope gradients, soil
characteristics, surficial geologic units and land uses, create the poten-
tial for debris flows on several subarea creeks including Saar, Brecken-
ridge, Swift, Smith, McCauley, Mitchell and Anderson creeks. The following
policies are intended to minimize potential hazards to human life, property
and investments.
1.02.1 Whatcom County shall encourage studies to determine the potential
extent of debris flows from the above mentioned streams. Property
owners of parcels located in the headwaters and downstream
portions of the streams are encouraged to cooperate with Whatcom
County in the formulation of policies and regulations that will
minimize potential damage in debris flow prone areas.
82
•
1.02.2 Until future studies provide specific delineation of areas prone
to debris flows, new residential structures shall be discouraged
from being sited on alluvial fans associated with the above
mentioned streams.
1.02.3 Whatcom County shall support very low density and low intensity
uses in areas that may be subject to debris flows. Appropriate
density should be no greater than one dwelling unit per five
acres.
1.02.4 Retention of stream bank vegetation is encouraged in order to
maximize moisture holding capacity and debris catchment potential.
1.02.5 Whatcom County endorses the efforts of property owners of parcels
•
in the headwaters of the above mentioned streams to self-monitor
stream channel debris and take appropriate action, including
debris removal, as necessary.
1.02.6 In recognition of the potential for instability and erosion in the
Swift Creek drainage basin, the Department of Natural Resources is
encouraged to manage state lands for open space. In addition,
Whatcom County encourages the continued efforts of the Soil
Conservation Service and the local diking district to maintain
stream channel carrying capacity in the down stream portions of
Swift Creek.
1.03 Whatcom County encourages the use of slopes in excess of 15% that are
associated with the foothills of or are situated on Vedder, Sumas and
Stewart mountains for use as open space, very low density residential
development, woodlots and commercial forestry.
•
1.03.1 If residential structures are placed in such areas, Whatcom County
encourages structural placement on localized terraces and benches
of lesser slope.
1.03.2 Buildings that are proposed to be sited on slopes in excess of 15%
or on unstable slopes shall be constructed consistent with the
regulations of the Uniform Building Code and a site safety
confirmation prepared by a qualified geologic engineer, structural
engineer or geologist will be required.
1.03.3 In recognition of the substantial portion of the subarea with
slopes of less than 15%, Whatcom County encourages the development
of such areas for residential and rural purposes instead of areas
with slopes in excess of 15%.
1.03.4 Whatcom County encourages the use of construction techniques for
logging, county and recreational roads that will be located on
unstable or steep slopes to minimize subsequent earth movements,
erosion and water impoundments.
1.03.5 It is the policy of Whatcom County to develop unstable slope
regulations that will be included in the Title 20 Zoning Ordi-
nance.
83
1.04 To conserve surface water quality that is suitable for domestic consumption,
irrigation, livestock watering and instream resources, and to minimize
associated bank erosion and soil loss, the following policies are provided.
Applicable water bodies include subarea creeks, rivers, ditches and lakes.
1.04.1 Residential and rural developments shall establish green belts
extending at least thirty feet from the vegetation lines of
subarea streams or of a distance that is consistent with the
Shoreline Management Program, whichever is greater.
1.04.2 Stream greenbelts are encouraged to be incorporated into subdivi-
sion design as common open space.
1.04.3 To foster and enhance existing salmon spawning, rearing and
migration, and steelhead and sea run cutthroat spawning, stream
bank disturbance to subarea streams and rivers is discouraged.
1.05 The major area of groundwater resources in Whatcom County is situated in the
Lynden-Nooksack Valley Subarea. Until such time that specific studies have
been prepared, potential high and moderate yield aquifers shall be deter-
mined to be consistent with the areas established in Environmental. Geology
of Western Whatcom County by Easterbrook. To continue to assure present and
future groundwater quality that is suitable for a variety of beneficial
uses, the following policies are established.
1.05.1 Whatcom County encourages federal, state and local agencies to
conduct studies to define the extent of county aquifers, aquifer
recharge areas and aquifer flow characteristics.
1.05.2 Whatcom County encourages low intensity and density uses for areas
overlying potential high and moderate yield aquifers.
1.05.3 Solid waste and hazardous waste storage facilities are discouraged
in areas overlying potential high and moderate yield aquifers.
Whatcom County shall promote the formulation of local regulations
that will prohibit new siting of such facilities in aquifer areas.
In addition, Whatcom County encourages federal, state and local
assistance to abate and remove existing solid waste and hazardous
waste storage in aquifer areas when found to be degrading water
quality.
1.05.4 Sand and gravel extraction in areas overlying potential high and
moderate yield aquifers should not extend to depths that expose
the regional groundwater table. In addition, reclamation shall be
conducted with materials that if leached to aquifers will not
cause water quality degradation.
1.05.5 The northwestern portion of the subarea is located within Blaine's
groundwater supply interest area. In designated RURAL and
AGRICULTURE areas, uses that may adversely affect Blaine's
municipal water supply shall be discouraged.
1.05.6 Whatcom County Public Works Department is encouraged to explore
cost effective alternatives to herbicide control for roadside
84
vegetation in areas overlying potential high and moderate yield
aquifers.
1.05.7 It is the policy of Whatcom County to participate in and cooperate
with various county departments and the State of Washington in the
formulation of local regulations that will assure continued
groundwater quality.
1.06 To conserve soils classified by the Soil Conservation Service as Prime
Farmland, the following policies are provided.
1.06.1 AGRICULTURE is the preferred comprehensive plan designation for
Prime Farmland soil areas and RURAL is the designation of second
choice for such areas.
1.06.2 Whatcom County encourages agricultural operators to use soil
conservation techniques by taking advantage of information and
assistance available through the Soil Conservation Service.
1.07 To conserve the renewable resource base associated with mountainous portions
of the subarea, the following policies are established.
1.07. 1 Forestry and associated activities are the preferred uses in the
mountainous portions of the subarea.
1.07.2 Designated FORESTRY areas shall be discouraged from conversion to
other uses that might preclude continued forest management.
1.07.3 Public land trusts in cooperation with property owners are
encouraged to acquire conservation easements in forested areas
with the intent of maintaining renewable resources.
1.08 Portions of the Lynden-Nooksack Valley Subarea contain known sand, gravel
and coal deposits. It is the policy of Whatcom County to foster low
residential densities in such areas with the intent of facilitating access.
Surface extraction of sand and gravel, and attendant processing shall be
consistent with local land use regulations and state requirements. Subsur-
face extraction shall be conducted consistent with federal regulations.
1.09 It is the policy of Whatcom County to encourage the maintenance of air
quality consistent with the Federal Clean Air Act, as administered by the
Northwest Air Pollution Authority and other agencies. In addition, Whatcom
County encourages the Northwest Air Pollution Authority to consider the
effects on customary agricultural operations and the economic vitality of
agriculture, when processing odor complaints originating from residents not
involved with agriculture.
1.10 Whatcom County encourages the provision of an undisturbed 300-foot radius,
consistent with State Department of Game guidelines, around the Great Blue
Heron rookery located near the northwest quadrant of the intersection of
Markworth and "H" Street roads.
1. 11 Retention of the beaver ponds situated in the northwest portion of the
subarea, as illustrated on the Environmental Constraints and Resources Map,
85
is encouraged during the development of future residential and rural land
uses.
1.12 Whatcom County supports the acquisition of conservation easements by public
land trusts, consistent with the intents of property owners, of parcels
providing terrestrial, avian and aquatic wildlife habitats. In addition,
Whatcom County encourages property owners of lands containing wildlife
habitats to take advantage of current use tax assessment provisions con-
tained in the Open Space Taxation Act (RCW 84.34).
1.13 The acquisition of conservation easements by public land trusts, consistent
with the intentions of the affected property owner, is supported as a means
of protecting scenic corridors and implementing the "Assessment Procedures
for Countryside Landscapes" developed in 1984 with the assistance of the
Soil Conservation Service.
86
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'' � % ,� . i rim�{P- r %�'lrI/%°ter % .__'__.........._..._. —_
100 Year Floodplain � �- ,r� y�� /. ,
Area % i / A �� p%/
�/�//, Localized High Yield v / ` / ���y�,��' `�,s/�1 A
Aquifers � '/�'0'. 1./��"///LG'//n. ;.0%, 4
'/G ►, , � .rte
Xr'�''y Area of Moderate / /i� . �'��>
414 ' / � .. `4 . ..
Groundwater Yield "A i/ 10$7:%,.44. ,, °`
iiifr4fr Streams TMa Ex-Y Debr I e0i:!4s�.4 t?
Beaver Ponds •• . , •
f b`��d€d�d>Vii'
A a
Great Blue Heron Rookery ENVIRONMENTAL r �c�' ,
ad 4 N
A Game Reserve CONSTRAINTS .,.. AL. ' ' mar A
Source: Easterbrook,Don J. . �� . t-
'Environmental Geology of Western Whatcom Whatcom county
.�— Planning Department
/
County,Wa." U.S.G.S.1973°Provisional Flood june 1986
Plain Map"H.U.D.1981
•
ECONOMIC POLICIES
Intent Statement
The intent of this section is to assure that economic values are considered
along with other goals and values, in a manner that will satisfy the economic
requirements of present and future generations of Whatcom County citizens. Thus,
the underlying intent of this section is to provide guidelines for evaluating
existing resources and future development proposals of various types to establish
a balance between social expectations, environmental opportunities and con-
straints, and economic alternatives.
Policy Statements
1.01 It is the policy of Whatcom County to productively manage economic resources
including human resources, capital investments and natural resources with
• consideration for immediate and long-term economic benefits to residents and
investors in the county.
1.02 Whatcom County shall encourage cooperation among state agencies, municipal-
ities, economic development groups and private land owners to enhance
economic resources and local development.
1.03 Owners of agricultural and forest lands are encouraged to conserve the
economic base associated with the major productive natural resources in the
county, by using the current use tax assessment provisions of the Open Space
Taxation Act including RCW 84.28, RCW 84.33 and RCW 84.34.
• 1.04 It is the policy of Whatcom County to consider all impacts, including
economic, related to adoption of the comprehensive Land Use Plan and
attendant implementation tools.
• 1.05 To assist development and investment in Whatcom County, Whatcom County
Planning Department shall make available to potential investors and deve-
lopers information that is formulated during the subarea planning process
that may be useful to augment private sector decision making.
1.06 To promote economic stability and protect existing investments in the
Lynden-Nooksack Valley Subarea, those existing uses that are not permitted
•
outright or by condition in specific implementing zones shall be classified
as legal nonconforming uses.
1.07 It is the policy of Whatcom County to strengthen and stabilize the tax base
through fostering economic development.
1.03 It is the policy of Whatcom County to support the formulation of a public
benefit rating system for evaluation of property that is being considered
for current use tax assessment through the provisions of the Open Space
Taxation Act (RCW 84.34) . Granting of current use tax assessment status
should be based on the determination that the public benefit derived from
maintaining the parcel in its present use is greater than the loss or
deferral of revenue to the county. In addition, Whatcom County supports
review of parcels presently enrolled in current use tax assessment programs
to assure that the intent of state enabling legislation is being served; and
if not, the parcels should be considered for removal from the programs.
87
•
•
VII. COMPREHENSIVE PLAN AMENDMENTS
•
•
The Lynden-Nooksack Valley Subarea Comprehensive Land Use Plan is a policy
document that will guide land use decisions affecting both the private and public
sectors. For the comprehensive plan to function effectively, it must be flexible
enough to respond to changes in social expectations, technology, the economy and
legislative policy.
Two types of plan amendments are envisioned. The first type is a review
conducted every five years that is initiated by the Planning Commission. The
review should re-examine the plan, re-evaluate the Whatcom County Goal State-
ments, update land use elements, and reaffirm or amend 'comprehensive plan
policies and boundaries, as necessary. This review is the responsibility of the
Whatcom County Planning Commission, Planning Department staff and subarea
citizens.
The second type of amendment is initiated by individuals or groups from the
private sector. Land uses that are designated on the Comprehensive Plan Map are
the result of applying the Whatcom County Goal Statements and subarea policies.
• The private sector may propose plan policy or map amendments. Such proposals,
submitted as an amendment application or by petition with an application, shall
be processed consistent with statutory requirements of the Planning Enabling Act,
RCW 36.70 and with the following Amendment Criteria.
The Planning Commission shall make the following findings before adopting
any amendments to the Comprehensive Plan Map or policies, whether initiated by
the public or private sector. The amendment:
1. Is based on changed conditions; or
2. Corrects a previously unknown informational error; and
3. Is consistent with the adopted Whatcom County Goal Statements; and
4. Fulfills a need benefitting the general public health, safety and
welfare, consistent with the policies and intents of this document,
rather than individual pecuniary interests; and
•
5. Is not arbitrary and capricious; and
6. Is consistent with existing and planned surrounding land uses; and
7. Will not result in unmitigated adverse impacts to existing or planned
transportation networks, or existing or planned utility servicing.
88
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GC General
'; ;. '!L Neighborhood • -• Tourist .` ,.:;;
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9 � •
GM General Manufacturing \' . ega ) ., •' •• �" ; :h;•
0 Resid.Rural 2 DU/Ac, r ^ 1,\ C) �\- \. ;'.;cr' •': '':
R LJ Rural 1 DU/2.Sr10Ac. I " _ .--1 „ ,) ,9 ,. ,:� •• '.Y•t::':.•:.•.:r:•:':'
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COMPREHENSIVE
am r
..LAND USE PLAN .,,,.•,r.---
��� :,.� �•��� � — ^ A
haDroved this 21 day of April,tee6 Adopted this 19 day of June,19e6,Or4inance N o.e- 1 Attest:Clark of the Council I:. •'r•, •••�N
Whetcom County Planning Commission Whfllcom county Com,clkwhalcore County Wa. �' : Whatcom County
��/ J .' Planning Department
2..,..' ./Secretary ott �.�.. ?r. 6rk 01��ewan. �y';.; June 1986
Cralhperaon Secretary casimenon - caniy Executive Clerk 1 the Council l
I