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HomeMy WebLinkAboutord2014-004 WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2013-204 CLEARANCES Initial Date Date Received in Council Office Agenda Date Assigned to: Originator: M.A. 5/23/2013 6/4/2013 Introduction Matt Aamot Division Head: 7/9/2013 P&D Committee and Mark Personius UP 5/23/0 Council SamRyead. 0 j� _ 1/28/2014 Council Sam Ryan tta v', �-� ��-:, C a M F �� Prosecutor: [� Royce Buckingham X 5-,7 3- (3 MAY 2 2013 Executive: Jack Lows ,/4'/ 41/3 W AJ GUM CO UN Y TITLE OFDI '1 ` T: COUNCiL Repeal the Birch Bay—Blaine 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 5. Public Comment Other background information is on file at the Council office. SEPA review required? ( X ) Yes ( ) NO Should Clerk schedule a hearing? ( ) Yes ( Xr ) 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 Birch Bay—Blaine Subarea Plan and amend provisions in the Whatcom County Comprehensive Plan relating to subarea plans. The Birch Bay—Blaine Subarea Plan was adopted in 1987, 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. 2014-004 Related County Contract#: Related File Numbers: Ordinance or Resolution Number: Ord. 2014-004 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. 2014-004 REPEALING THE 1987 BIRCH BAY-BLAINE 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 Birch Bay-Blaine Subarea Plan (1987). 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 City of Blaine 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 Birch Bay-Blaine Subarea Plan was adopted in 1987, 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. Blaine is the only city within the Birch Bay-Blaine Subarea. 14. An interlocal agreement between the City of Blaine and Whatcom County concerning Planning, Annexation and Development within the Blaine UGA was signed in May 2012. This interlocal agreement does not require the County to retain the subarea plan. Further Studies/Changed Conditions 15. The Birch Bay-Blaine Subarea Plan was adopted in 1987. 16. The GMA, adopted in 1990, included a requirement to designate UGAs. The 1987 Birch Bay-Blaine 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 1987 Birch Bay-Blaine Subarea Plan does not address LAMIRDs. 18. The Whatcom County Comprehensive Plan was originally adopted in 1997, and subsequently amended. The 1987 Birch Bay-Blaine Subarea Plan is not consistent with the County Comprehensive Plan. 19. The 1987 Birch Bay-Blaine Subarea Plan utilized a 15-year planning period (which ended in 2002). 20. The Birch Bay Community Plan was adopted in 2004. 21. The City of Blaine Comprehensive Plan was adopted in 2006 and subsequently amended. 3 22. Changed conditions including enactment of the GMA, adoption of newer plans and the passage of time warrant repealing the 1987 Birch Bay-Blaine Subarea Plan. Public Interest 23. Repealing the 1987 Birch Bay-Blaine Subarea Plan will serve the public interest by removing a plan that is inconsistent with the Whatcom County Comprehensive Plan. 24. Repeal of the Plan eliminates redundancy and ambiguity. Spot Zoning 25. 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 Birch Bay-Blaine Subarea Plan(1987) 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. ®®`\®� . � " WHATCOM COUNTY COUNCIL ATT ® � Cj)...0/.s. WHATCOM COUNTY, WASHINGTON --.:_a_. o F - IS Dana I pwn-ISdvis,oCbuici1 Q1 rk Carl Weimer, Council Chair 1ffff"i/iii899'‘‘`®®E®\ APPROVED as to form: 'Approved () Denied Civil r i c ;40'rosecutor Jack Louws, xecuti+ Date: ® — 2 C - /V' 5 Exhibit A Amend Chapter 2 of the Whatcom County Comprehensive Plan as follows: Policy 2L-1: Use the subarea planning process, where appropriate, to identify and support distinctions among different areas of the county. Policy 2L-2: Retain and periodically review the adopted Subarea Plans (Lummi Island, Cherry Point-Ferndale, Lake Whatcom, Urban Fringe, Lynden-Nooksack Valley, Chuckanut-Lake Samish, Birch Bay Community Plan, 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. a. Utilize a process which ensures consistency between the Whatcom County Comprehensive Plan and subarea plans. The subarea plan review process should include the following steps: 1) Consistency Analysis. The County should review subarea plans based on the priority order in subsection "b" for gaps, overlaps, or inconsistencies. Topics include, but are not limited to, plan boundaries, growth forecasts, land uses, capital facilities and services, horizon year, and other appropriate issues. 2) Regional and Local Government Coordination. The County should consult and coordinate with cities where city-associated UGAs are included in subarea plan boundaries. 3) Public Participation. Each subarea plan update process will be based on a public participation program that addresses citizen input on the key issues associated with the subarea plan update. 4) Subarea Plan Amendment. Only those portions of existing subarea plans in conflict with the Comprehensive Plan are required to be amended. Local issues of concern or changed conditions may be addressed. 5) Comprehensive Plan Revisions. Where the subarea plan process recommends growth levels, growth boundaries, or other essential features, Comprehensive Plan amendments will be considered in conjunction with the subarea plan update process. Land capacity analysis may also be updated if appropriate. 1 b. Prioritize review of subarea plans. Subarea plans should be reviewed in the following order. 1) Post-GMA Subarea Plans addressing UGAs. These subarea plans should be reviewed and amended, if necessary, during Whatcom County's periodic review of the comprehensive plan. Subarea plans addressing UGAs associated with a city should be coordinated with the city's comprehensive plan update process. 2) Post-GMA Subarea Plans addressing Rural Areas. These subarea plans should subject to a consistency review. If significant inconsistencies are found, these should be. considered for potential update during Whatcom County's periodic review of the comprehensive plan. Minor updates may be considered through the County's docket process in subsequent years. 3) Pre-GMA Subarea Plans. These should be repealed or updated in accordance with County department work programs or the docketing process. Priority criteria may be used to determine the order of update. Example criteria include: a) whether update is needed for health, safety, or welfare concerns; b) whether there is a city-associated UGA included in the subarea plan boundaries - in which case, the subarea plan update could be timed to be developed in association with or following city comprehensive plan update process; c) whether the subarea plan would benefit from broader policy concepts to be completed in advance or in tandem, such as agricultural land protection measures; d) whether a significant policy objective would be met by amending the plan. In the event there is an inconsistency between a Subarea Plan and the Whatcom County Comprehensive Plan, the Whatcom County Comprehensive Plan shall prevail. NOTE: The text of Policy 2L-2 above is also being amended in association with the proposed repeal of the Chuckanut-Lake Samish Subarea Plan (file #2013-00006)and the proposed repeal of the Lynden- Nooksack Valley Subarea Plan (file #2013-00007). 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. Amend the Comprehensive Plan Designation Descriptors text in Chapter 2 of the Whatcom County Comprehensive Plan as follows: 2 Comprehensive Plan Designation Descriptors These descriptors are intended to be general in nature. More specific criteria and explanation may be incorporated into subarea plans. Amend the Land Use Action Plan in Chapter 2 of the Whatcom County Comprehensive Plan as follows: Subarea Plans 11. Revise county subarea plans, if appropriate, to incorporate urban growth area boundaries as identified in this plan, ensure consistency with this plan, and eliminate any redundancy in policy. Continue to implement existing subarea plan action items that are consistent with this plan. Citizen Involvement 15. Establish Council appointed subarea citizens' committees to participate in the updating and review of subarea plans, if appropriate. 3 Exhibit B (Repealing the Subarea Plan) 3� r BIRCH BAY BLAINE SUBAREA a component of the Whatcom County Comprehensive ELEalln Jt ©r Want-Acorn augbEinDsm nb onb T ® luau t. Iold1 5uEibmffsm • ClunclIsamtrift macs Suiminorm Subtagsm • Birch Bay Blaine Subarea • Focyah61,1165 Saubmosm IFoil Il:ica7 OmbmITSEI O Pa. Mobstrao Sanbufsm BIRCH BAY-BLAINE SUBAREA • COMPREHENSIVE PLAN November, 1987 Whatcom County Executive Shirley Van Zanten 1hatcom County Council Tom Burton R. W. "Bob" Muenscher Donald G. Hansey William P. Roehl J.V. "Jim" Hawley, Jr. Daniel M. Warner C.J. "Corky" Johnson Whatcom County Planning Commission James Freeman Norm Shearer Robert Funkhouser David Simpson Louise Greer Alvin Van Dalen Al Hickinbotham John Vanderhage Peggy Hinton Whatcom County Planning Department Staff Daniel W. Taylor, Director of Land Use and Economic Planning Diane E. Harper, Planner III Carl F. Batchelor, Planner II Terry Galvin, Planner I Jennifer Olson, Administrative Secretary Elizabeth K. Olsen, Cartographer Mitch Press, Consultant Colin Vasquez, Intern Whatcom County Planning Department 401 Grand Avenue Bellingham, WA 98225 (206) 676-6756 THE BIRCH BAY—BLAINE SUBAREA COMPREHENSIVE PLAN A COMPONENT OF THE WHATCOM COUNTY COMPREHENSIVE PLAN Adopted this Zlstday of September , 1987, by the Whatcom County Planning Commission. (---; —�-- Da Simpson, Cha':,erson 4,11Q(Ci I . . Daniel W. Taylor, ii retary Certified this 17th day of November , 1987, by Whatcom County Council. /e / * l►.i Tom Burton, Chairperson Approved this 17th day of November , i987, by the Whatcom County Executive. Shirley V Zante Executive Attest: /y / ,,, . BY: -mot/ Clerk of the Council TABLE OF CONTENTS I. COMPREHENSIVE LAND USE PLANNING Statutory Authority 1 Definition and Application 1 Subarea Planning Concept 2 Whatcom County Planning Process 2 Plan Format 3 II. GOAL STATEMENT'S 5 III. POPULATION FORECASTS 7 IV. SUBAREA DESCRIPTION AND FINDINGS 11 V. LAND USE DESIGNATIONS A. Introduction 18 B. Urban Reserve 18 C. Urban Reserve Medium Density 20 D. Residential Rural • 21 E. Rural 21 F. Agriculture 23 G. Public 25 H. Neighborhood Commercial 25 I. General Commercial 26 J. Resort Commercial 26 K. Gateway Indstrial 28 VI. POLICIES A. Introduction 29 B. Land Use Designation Policies 30 1. Urban Reserve 31 2. Urban Reserve Medium Density 33 3. Residential Rural 36 4. Rural 37 5. Agriculture 39 6. Public 42 7. Neighborhood Commercial 44 8. General Commercial 46 9. Resort Commercial 48 10.Gateway Industrial 61 11.Land Development Options, Guidelines and Requirements 52 C. Community Facilities and Resources Policies 54 1. Community Utilities and Services 55 2. Transportation System 59 Transportation and Parks Plan Map 3. Parks and Recreation 63 4. Environmental Resources 65 Environmental Constraints Map 5. Economic Resources 69 VII. COMPREHENSIVE PLAN AMENDMENT 71 VIII. COMPREHENSIVE LAND USE PLAN MAP AND ZONING MAP IX. APPENDIX: LEGAL DESCRIPTIONS OF BOUNDARIES I. COMPREHENSIVE LAND USE PLANNING A. STATUTORY AUTHORITY Statutory authority for county comprehensive land use planning is established 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 Birch Bay-Blaine 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 1977 Birch Bay Comprehensive Plan and the 1970 Whatcom County Comprehensive Plan for the geographic area defined as the Birch Bay- Blaine Subarea. The 1970 and 1977 plans served as a basic plan for the past 10-15 years, 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 in the areas subject to the 1970 Plan since the existing plan was adopted, the Planning Commission resolved in December, 1978, to revise and update the 1970 Comprehensive Plan. For the area covered under the 1977 Birch Bay plan, the major change needed is to use better tools to implement the 1977 plan objectives. That plan itself was developed through an extraordinary amount of time volunteered by citizens, and the general framework is excellent, although the implementing recommendations at the end of the plan regarding a creative approach to zoning regulation were not capable of being accomplished through the Interim Zoning Ordinance and the zone districts available in 1977. This plan supports the 1977 plan and uses it as a source document while acknowledging the change in zoning tools and the increased knowledge of the conditions in the area. It updates some of the population and other data in the 1977 plan, reflects the intent of the interim 1 zoning districts used in the 1977 plan with the addition of the county wide goals the County Council adopted in 1979 to. guide the development and application of the permanent zoning ordinance, and implements the objectives in the 1977 plan through the permanent zoning ordinance, Title 20. The Commission is also aware that changes will continue and realizes 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 reviewed on a seven-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 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. WHATCOM 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, community facilities and utilities, transportation, and environmental resource characteristics; the forecasting of population levels and the county's economic vitality; the analysis of issues both technical and citizen related; the development of policies to resolve or address the relevant issues; and the transformation of policies into the plan map and attendant implementation tools. 2 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 Birch Bay-Blaine 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: 1. Comprehensive Land Use Planning: To assist both the public and private sectors in understanding the development, adoption, and amendment of the comprehensive plan policies and map. II. Goal Statements: To provide the overall direction for land use planning in Whatcom County. III. 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, parks and recreation, and the environmental resource and economic issues of the subarea. VII. Amendment Criteria: To assist both the public and private sectors with respect to revisions of the comprehensive plan policies and map. VIII. 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. IX. Legal Description of Boundaries: To provide the precise boundaries of each plan designation and zoning district through legal descriptions. 3 Whatcom County Planning Process • GOALS ii<VENTORY AND ANALYSIN000` DETERMINATION OF ISSUES BY SUBAREA ■ Land Use , ■ 1 residential • (JNTINOUS UPDATE 1 • JJ commercial r • industrial SUBAREA CITIZEN PARTICIPATION: • Transportation Phase 1 C;MPLEMENTATION Comm. Services • vices Zoning Ordinance is Population ■ . Subdivision Regs . Parks-Recreation • Shoreline Mgt . Physical Features FORMULATION OF PRELIMINARY City agreements Shoreline Mgt . lo SUBAREA POLICIES AND PLAN Fodp1ain Regs . // MAP BY PLANNING COMMISSION i WHATCOM COUNTY PRELIMINARY SUBAREA NU* SUBAREA CITIZEN PARTICIPATION: ' COUNCIL COMPREHENSIVE PLAN ; Phase 2 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ , N I t ■ • ■ PROPOSED SUBAREA ma PUBLIC HEARING ', REFINEMENT OF PRELIMINARY COMPREHENSIVE PLAN tom 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 development, 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 agricultural and forest land and not result in demands for urban-level services. B. GROWTH MANAGEMENT GOALS 1. To promote a conscientious program designed to plan, guide and influence 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 regulations 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 stabilize 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 • A. 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, and recreational. 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 comprehensive plan update process. ' The population information contained in this section is a summary of the forecasts prepared by several agencies. Because of the technical difficulties 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. Table A indicates the historic and projected population changes of Whatcom County. Graphs A, B, and C respectively relate to total. Whatcom County, unincorporated Whatcom County, and City of Blaine population trends. Conclusions about population growth derived from Table A include: 1 - Blaine grew 17% between 1970 and 1980. 2 - At the rate Blaine grew between 1980 and 1986 total growth rate for the decade will be 1.2% 3 - Unincorporated Whatcom County grew 43% between 1970 and 1980 4 - At the rate Unincorporated Whatcom County grew between 1980 and 1986, total growth for the decade will be 16% 5 - At the rate that Whatcom County grew between 1980 and 1986 total growth for the decade will be 16% which is close to the state Office of Financial Management projection of 17% B. BIRCH BAY-BLAINE SUBAREA APPLICATION To relate this information to the Birch Bay-Blaine Subarea Comprehensive Plan, the following assumptions have been made based upon the data provided in the graphs, Table, and Background Document. 1. Location of population growth: The majority of population growth will occur in areas adjacent to existing population centers, i.e. adjacent to Blaine and Birch Bay. 2. Reasonable population growth: Barring any major economic changes, the rate of population growth will be at unincorporated Whatcom County rates. The state predicts a 38.89% growth from 1980 to 2000 for Whatcom County as a whole; however, unincorporated areas have been growing much faster than the cities. (See Table A. ) A reasonably optimistic growth rate for the subarea would be from 30% to 50% during the next 15 to 20 years. 3. Maximum population growth: In 1980 industrial employment accounted for 22% of jobs held by subarea residents, and the number of jobholders 7 equalled about one fourth of Cherry Point employment. If industrial operations at Cherry Point, with similar employment requirements as the existing industries, expand and fill the existing vacant industrially zoned land, then industrial jobs will increase by 200% to 300%. Based upon this increase, assuming one fourth of new employees will continue to settle within the subarea, and that the multiplier effect from industrial jobs is about four, a maximum growth projection for the subarea for this planning period would be 300%. This rate of growth is realistically almost impossible to attain. The "boom" decade of 1970-1980 had a growth rate of 30%, and at that rate in twenty years the subarea's population would increase about 70%. 4. Limitations on population growth: Current information about the quantity of groundwater available indicates that population growth would- be limited to somewhere between a 50% increase and a 300% increase. Discovery of additional sources would expand the possible growth that could be supported. In addition, the transportation system would have to be considerably improved and expanded to handle a large, rapid increase. The zoning adopted in the 1970s would allow a growth in dwelling units, and presumably population, of over 1000%. The zoning based upon this comprehensive plan would allow about 900% growth in dwelling units plus any bonuses obtained through the PUB process. C. ASSUMPTIONS AND VARIABLES RELATING GENERALLY 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-migrations 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. 3. Labor market potential and location will affect population distribution, gross natural increase and in-migration levels. 4. The-purpose of the population forecast affects assumption utilization, which in turn affects the results. 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 population 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 spendinge 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 TOTAL WHATCOM COUNTY POPULATION TRENDS AND FORECASTS:1970-2000 INCORPORATED AND UNINCORPORATED 190.000 WCCOCi1 1so,000 /•/. 17x,000 C B b 12 Mean �• /,• 1 so,000 �,• �' /,.• /OFM 3 • e 150,000 140,000 O. o , a 130,000 •,y/ 120,000 �,�•''• • 110,000 100,000 80,000 80,000 1970 1975 1980 1985 1990 1995 2000 year figure a POPULATION TRENDS AND FORECASTS:1970-2000 UNINCORPORATED WHATCOM COUNTY 00,000 Mean 80,000 70.000 80,000 c 0 50,000 5 0. o 40,000 O. 30,000 20,000 10.000 1970 19 75 1980 1985 1990 1995 2000 year figure b 9 POPULATION TRENDS AND FORECASTS:1970-2000 BLAINE,WASHINGTON figure c 8000 7000 p 6000 .3 3000 •••••"*. WCCOG 4000 .•••••• .•••••'" •�....• ...... Mean 3000 ....... �•• • �' CB&1 •� 2000 1000 0 1970 1975 198 0 1955 1990 1995 2000 year Footnotes for text and graphs 1 Whatcom County Council of Governments; Population Forecasts; June, 1980. 2 Farametrix, Inc. et al: Environmental Impact Statement for Chicago Bridge & Iron Co./Snelson Anvil, Inc. , Cherry Point Marine Construction Facility; page 198. 3 Office of Financial Management; "April 1, 1986 Population"; June, 1986. 4 Bonneville Power Administration; Population, Employment and Households Projected to 2000; July, 1979. 5 In-migration is equal to total population less natural increase, in which natural increase is equal to total births less total deaths. 6 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. TABLE A - POPULATION CHANGES Unincorporated % Change Year Blaine Whatcom County Whatcom County Over Decade actual 1940 -- — 60,355 — 1950 -- -- 66,733 10.57% 1960 — — 70,317 5.37% 1970 1,955 34,004 81,983 16.59% 1980 2,363 48,622 106,701 30.15% 1986 2,380 56,402 116,700 projected 1990 124,500 16.68% 2000 148,200 19.04% Source: Office of Financial Management/PAF, February 1986, 1985 and 1979, Population Trends for Washington State 10 • IV. SUBAREA DB'VRIPTION A. INTRODUCTION In June, 1967, the Whatcom County Planning Department published the background document for the Birch Bay-Blaine Subarea. A portion of the document contains descriptions of existing conditions related to land use, the physical environ- ment, 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 comprehensive plan policy statements. For additional detail concerning findings and issues, the Birch Bay-Blaine Subarea Background Document can be consulted. 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 agricultural resources and related soils of Whatcom County, to conserve forest resources, to enhance the recreational potential for attracting additional development, and to manage growth in unincorporated communities and areas adjacent to incorporated communities. B. FINDINGS The Birch Bay-Blaine Subarea is located in the northwestern corner of Whatcom County. It contains approximately 27,000 acres, or 43 square miles. The subarea is bounded on the north by the Canadian border and on the west by the Puget Sound. It extends east to the Delta Line Road, and to the south to Bay Road including the residential areas of Point Whitehorn. The city of Blaine is the only incorporated community in the subarea. Unincorporated communities include Birch Bay and Custer. 1. ENVIRONMENTAL FEATURES Existing environmental conditions relate to topography, geology, geologi- cally „related resources, soils, water resources, flora and fauna. Topography: Elevation in the Birch Bay-Blaine Subarea reaches heights of 400 to 500 feet north of the Blaine-Lynden road, adjacent to the Canadian boarder. To the southeast the land gradually rises to an elevation of 360 feet. The topography in the rest of the subarea generally remains within 200 feet of sea level. Slope gradients in the subarea are mostly between zero and five percent. A few areas of steeper slope gradients exist along the coast and near the Canadian boarder. Geology: There are seven separate geologic units identified in the Birch Bay-Blaine Subarea. These include: Alluvial Deposits, Peat Deposits, Terrace Deposits, Sumas Outwash, Sumas Clay and Silt Bellingham Drift, and Sand and Gravel Overlying Bellingham Drift (Qbg). The majority of the lowlands are underlain by Sumas Outwash, Sumas clay and Silt Bellingham Drift, and Sand and Gravel overlying Bellingham Drift. Gravel currently is mined in the subarea, and there may be oil and/or gas deposits. 11 Soils: The 55 soils in the subarea are generally fair to excellent. However, in much of the subarea either very poor permeability or too much permeability prevent its use for intensive farming purposes. Roughly half of the subarea has severe limitations for development. Groundwater Resources: Groundwater supply appears to be generally low or of uncertain quality in the subarea. The boundary Highlands aquifer, located east of the city of Blaine, provides the only known source of large quantities of groundwater. Studies indicate a maximum flow of four or eight million gallons per day. Most of the groundwater in the rest of the subarea is found relatively close to the earth's surface and is susceptible to contamination. Surface Water Resources: The Birch Bay-Blaine subarea is dominated by its marine environment with most of the residents living within a few miles of the coastal shoreline. Upland surface water generally appears in the form of numerous small streamways contributing to four major coastal creek drainage basins. Several small lakes and ponds along with numerous freshwater wetland areas are also present in the subarea. Over two-thirds of the Birch Bay-Blaine subarea's 15 miles of marine shoreline lie within 2 shallow, protected bays--Drayton Harbor and Birch Bay. Two of the four coastal creek basins, California and Dakota creeks, drain into Drayton Harbor, while Terrell Creek drains into central Birch Bay. 2. COMMUNITY FACILITIES AND UTILITIES Community services in the subarea include education, public safety, fire protection, energy, solid waste, flood control and drainage, water and wastewater systems, plus transportation systems and parks and recreation facilities. Education: Education is provided by Ferndale School District No. 502, Blaine School District. No. 503. All school districts have sufficient capacity within their systems to acc:armooate additional students. Law enforcement: Law Enforcement in the subarea is provided by the Whatcom County Sheriff's Department. An average of 440 calls per year are presently received on a per capita personnel basis. Fire Protection: 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. Energy: Puget Sound and Light Company and Cascade Natural Gas Company provide energy to the Birch Bay-Blaine Subarea. Both have the capacity to serve additional customers. Solid Waste: 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 waste. 1� Sewage Disposal.: Sewage disposal is provided by the City of Blaine, Water District No. 8, and individual private septic tank systems. The 1980 U.S. Census indicates that there are about 2800 dwelling units in the subarea and in Blaine. About 1800 of these rely on individual septic tank systems. In addition, a mobile home and RV count in 1986 indicated another 1700 of these units beyond what the census counted, and presumably these are served by Water District 8. The City of Blaine provides sewer service within the city limits and in some areas outside its current boundaries; however, portions of the city are still using septic tanks. The sewer system currently serves 2,000 households and multiple businesses with secondary sewage treatment. The sewage treatment plant is located across Drayton Harbor on Semiahmoo Spit. Water District No. 8 provides sewer service to the area surrounding Birch Bay. The District maintains sewer lines along all urbanized portions of the Bay's shoreline. Sewage is carried along these lines to a secondary treatment facility south of Birch Bay State Park, with the sewage outfall located off of Point Whitehorn. This system currently serves 3,362 households and commercial ventures, and can double the number served. Water: The City of Blaine currently operates the largest water system in the Blaine-Birch Bay Subarea. It serves the entire city population and also provides water to Water District No. 8 and to water associations. The water comes from wells located northeast of the city. Water District 6 is in the process of merging with Water District 8, with Water District G's well sources having various quality problems. In addition to the two large public water purveyors, Water District 8 and Blaine, the state operates water systems at the Custer rest areas serving Interstate 5 traffic and at Birch Bay State Park where water is purchased from Water District 8. Depending upon whether the total capacity of Blaine's wells is four million or eight million gallons per day, public water service could be expanded by 50% to 300%. Non-public water sources include eight water associations. The 1980 U.S. Census indicates that approximately 700 houses (out of a total of about 4,000 houses including Blaine) are served by individual wells or surface water withdrawal in the_subarea. Transportation: Regional, State, and international highway access to the subarea is provided by Interstate 5, a major freeway connecting Vancouver, B.C, to the north and Seattle to the south. Four major collector routes connect with Interstate 5 to the west, and provide primary access to the Birch Bay and Semiahmoo Spit. These are Blaine Road, Birch Bay-Lynden Road, Grandview Road, and Bay Road. To the east of I-5 three major collector routes provide access to the predominantly rural landscape of the inland subarea. These are H Street Road, Sweet Road, and Birch Bay-Lynden Road. All weather industrial road access is provided by Portal Way and Blaine Road, plus the portions of Bruce Road and Custer School Road adjacent to Portal Way. Due to the recreational nature of the Birch Bay area, traffic volumes vary widely with the seasons. Average summer traffic volumes can be as high as 60 percent above the annual average during the summer and 35 percent below the annual average during the winter. Most of the roads in the Subarea currently have adequate capacity to accommodate existing traffic volumes at acceptable service levels, even on the peak weekend day of the year. Notable exceptions are Birch Bay Drive between Harbor View and Jackson Roads, and Blaine Road 13 north from Drayton Harbor Road. Provisions for pedestrians and bicycles are lacking along Birch Bay Drive and many of the other roads in the area. • Parks and Recreation: Recreational sites and facilities in the subarea are provided by the State, County, City of Blaine, and various private organizations and commercial ventures. Most of the sites are located on or close to marine shorelines. Birch Bay State Park, the international boundary park, and several Whatcom County parks comprise most of the park acreage. 3. SETTLEMENT AND DEVELOPMENT Economic activity: The subarea's economy traditionally has been based on the resource based industries and tourism. Because of the proximity of Canada and major border ports of entry, and the fishing economy, international decisions hold more significance in the Birch Bay-Blaine subarea than in any other part of Whatcom County, with the exception of Point Roberts. Fisheries, agriculture, forestry, and mining no longer provide as large a portion of households' income as does manufacturing jobs. Only about 14% of the manufacturing jobs held by subarea residents are provided for within the subarea, the rest are presumably located at Cherry Point or other manufacturing centers outside of the subarea. Population and characteristics: The 1980 census counted a population of 5500 in the area approximately the same as the subarea. A total of 2816 dwelling units were counted; however, the 1987 count of mobile home or RV spaces occupied in the subarea was 1709 while the 1980 census count was only 418. Based upon this, the figure that is used for this document are a total of 4500 dwelling units. The 1970 and 1977 zoning allow about 46,000 dwelling units in the subarea, or an increase of over 1000%. The proposed zoning would allow about a 900% increase plus any bonuses obtained through the PUD process. From 1970 through 1986 unincorporated areas of Whatcom County were growing much faster than the incorporated cities. According to the state census, Blaine has grown only 1% during the last 6 years, while unincorporated areas throughout Whatcom County have grown 16%. However, declining value of the Canadian dollar compared to American dollars in past years may tend to counteract this trend in the Birch Bay Area. If the Birch Bay-Blaine Subarea follows the same pattern as the rest of the county, the unincorporated area should grow about 30% to 50% over the next 20 years. In addition, about one fourth of all dwelling units are for seasonal use, and the actual occupancy rate will depend partially on the Canadian/American monetary exchange rate. 4. LAND USE Acreage and percentage of .Land in each use: Of the approximately 27000 acres of land in the subarea, agriculture is the most prevalent land use, comprising approximately 12,000 acres or 44% of all land. Agriculture for the most part is limited to pasture, small dairy farms, and subsistence farming. Forest land is second with approximately 9,540 acres or 35% of the total area in forest. Most of the forest areas are of a mixed 14 deciduous/coniferous composition in various stages of development with limited commercial value. Residential use is the third most prevalent land use in the subarea, comprising approximately 2,700 acres and representing approximately 10% of all land uses. Single family residences make up approximately 2,340 acres or- 8.6% of uses. Many single family residences are dispersed throughout the subarea, reflecting it's rural flavor. However, the most intense residential development has taken place along the shores of Birch Bay; notably the Birch Bay residential development on the north shore of the bay, and the numerous multifamily condominiums and apartments that mix with commercial development on the west side of the bay. In addition to single family residences, condominiums, and apartments, there are 346 acres of recreation vehicle (RV) parks and mobile home parks primarily concentrated around Birch Bay. Commercial uses, although the sixth most prevalent land use, have a larger impact on surrounding land uses. Approximately 340 acres or 1.3% of all subarea land uses are commercial. Of those, 210 acres are in commercial uses directly related to recreational activities in and around Birch Bay. Industrial uses are limited in the subarea. Gravel and sand is extracted from several commercial pits in the area, making up most of the 392 acres found in the industrial land use category. Parks and recreation and public and quasi-public lands comprise approximately 380 acres. Parks and recreation refers to all public parks and public lands that are being used or have the potential to be used for recreational activities. Public and quasi-public land uses comprise approximately 55 acres or .2% of the subarea and are the ninth most frequently occurring land use. The majority of public and quasi-public uses relate to public recreational facilities such as bingo halls, and clubs. The remainder are schools, and churches and similar uses. Communications, utilities and transportation use 129 acres or .5% of the total area in subarea. These are generally represented by water associations, fire stations and road rights-of-way. Vacant land comprises approximately 1,758 acres of vacant land and represent 6.4% of all land uses. This acreage is situated throughout the subarea. Lands in current use property tax status: This land will probably remain undeveloped since property tax penalties are assessed if it is withdrawn from agriculture, forestry, or open space current use tax categories. It comprises 9,197 acres in the subarea (included in the above totals for land use), or about 33% of all land in the subarea. All except 330 acres of it is in agricultural or forestry use. Tax reductions range up to 909 and represent a considerable savings to the landowner. The built environment: The Birch Bay and Custer areas are population centers that were begun many years ago and are, in some respects, showing their age. They.represent a considerable investment of economic resources, and the Birch Bay area also has abundant natural resources. Inland areas are of a rural character. Areas adjacent to Blaine are currently rural, but may be expected to become suburban in character when Blaine grows. 15 5. EXISTING LAND USE REGULATIONS 1970 and 1977 Zoning Districts and current land uses: Thirteen comprehensive plan designations have been applied to the subarea. These include: Suburban, Potential Suburban, Residential Medium Density, Rural, Rural Farm, Resort Medium Density, Resort High Density, General Commercial, Neighborhood Business, Public Use, Parks, Recreational Beach Area, and • Agriculture. The zoning districts that implement the above designations include: Residential Medium Density (7 families /acre), Suburban (4 families/acre), Rural One Acre, Rural Farm, Resort-Medium Density, Resort- High Density, Neighborhood Commercial, Tourist Business, Agriculture, General Protection, and Recreation and Open Space. Of the 495 acres in the Agricultural Zone, 450 acre are actually used for agricultural purposes. The remaining land has 30 acres in single family and 15 acres vacant. The Rural Farm Zoning District implements the Rural Farm Comprehensive Designations District. The plan designation has been adopted incrementally between 1971 and 1978, through a series of twelve comprehensive plan map changes requested by citizens. There are 305 acres located in the Rural Farm District, with only 15 acres in residential use. Land uses provide a rural flavor to those who visit Birch Bay State Park immediately to the north. Any development in this district should consider the impact it may have on the numerous bogs, marshlands and Terrell Creek which provide habitats for a variety of wildlife. The Rural One Acre zone of 400 acres has 65 acres in single family residences and 14 acres in RV and mobile home parks. In the southern part of the district where the comprehensive plan designation is Suburban, residential development has taken place. About 72% of the acreage has not developed. The Suburban (4 dwelling units per acre) zone has about 2200 acres in forest and 950 acres in agriculture out of a total of 4015 acres, so the total area has far exceeded demand for suburban dwelling units. There are approximately 790 acres in Residential Medium Density (7 units per acre). Mobile home and RV parks comprise 165 acres, plus 160 acres in single family residences and 5 acres in multi-family residences, leaving about 60% of the acreage undeveloped, noncommercial forests using the most land in this district with 240 acres. There are approximately 65 acres in Resort District-Medium Density which is • split into three areas: one (35 acres) at the corner of the Birch Bay- Lynden Road and Harbor View Road; one to the south (15 acres) abutting the beach on Birch Bay Drive; and the last (15 acres) is to the north abutting the beach on Birch Bay Drive. The land uses include 10 acres of commercial recreation, 10 acres of single family residences, 10 acres of multifamily residences, 5 acres of commercial property, and 30 acres (46%) in forestry or vacant. 16 There are 226 acres of land in the two Resort District-High Density areas located on the shores of Birch Bay. RV and mobile home parks use 50 acres. There are 35 acres in single family residences, 45 acres in commercial recreation, and 9 acres in other commercial use. Vacant and agricultural lands comprise 86 acres, or 3B of the area. There are 22 acres zoned Neighborhood Commercial in the subarea in three locations. The first is located on the Harbor View Road between Anderson Road and Lincoln Road and contains a convenience store, 7 acres of RV park, and a restaurant. The second location is situated on the shoreline of Birch Bay directly in front of Birch Bay Park. A commercial building is located here that once served as a restaurant and boat launch; however, it is now vacant and in very poor repair. The third NC location is on the northern part of the bay where Birch Bay Drive turns into Birch Point Road. This 8 acre strip is roughly half farm land and half vacant with no commercial uses present. There are 130 acres in the Tourist Business district located at the intersection of I-5 and the Birch Bay-Lynden Road. The district to date is entirely undeveloped with 55 acres occupied by forest, 50 acres vacant, and 25 acres in agriculture. The General Protection District includes over 20,485 acres, by far the largest zoning district. Agriculture, primarily inland, uses the most acreage within this district with 10,219 acres. Forests, concentrated on Birch Point and along the Canadian Border, amount to 6,586 acres. Single family residences comprise approximately 1400 acres with 1390 acres in vacant land. Industrial sites, most of which are gravel pits, amount to 392 acres. The remaining land-uses in GP include: communications, utilities and transportation with 110 acres; 80 acres in commercial property; 40 acres each in RVs and mobile homes; 47 acres in public and quasi-public lands; 20 acres in aquaculture; 15 acres in multi-family; 11 acres in parks and recreation; and 155 acres in commercial recreation property. Shoreline Management Program Designations: The Whatcom County Shoreline Management Program was adopted in 1976 and applies to areas generally within 200 feet of the ordinary high water mark of streams, rivers greater than 20 cubic feet per second mean annual flow, lakes larger than 20 acres in size, and Puget Sound. Shorelines in the subarea which are within the jurisdiction of the Washington State Shoreline Management Act include much of the lower stretches of California, Dakota and Terrell Creeks, along with the entire marine coastline. Beaver Lake, a small lake in the northeast corner of the subarea, is also included. Some conflicts between the regulations for Urban, Urban Resort, Rural, Conservancy, Natural, and Aquatic shoreline areas and existing zoning regulations and/or land uses were found. A fuller discussion of these issues and recommendations regarding their resolution can be found in: The Shorelines of the Birch Bay-Blaine Subarea - An Examination of Their Physical and Regulatory Environment, Mitchell A. Press, April 1987, Whatcom County Planning Department. 17 V. LAND USE DESIGNATIONS A. 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. These land use designations have been developed as a means of addressing or resolving particular land use needs. One new designation and associated zone district, Gateway Industrial, has been developed to address the land use needs and issues of the subarea. To be consistent in the application of the designations, as well as to avoid confusion about how the land use boundaries were established, the following rationale and locational criteria for each land use designation are set forth. B. URBAN RESERVE 1. Rationale It is a well established trend in the western United States for urban areas to respond to growth pressures by outward expansion of their boundaries. As long as this trend continues, there will be a continuing demand for land, the most fundamental of all urban resources. Although outward expansion is an accepted city planning practice, problems have typically arisen when potential urban lands have been committed to long- term "nonurban" uses. Primarily caused by the lack of coordinated public policy among governmental jurisdictions, this situation has resulted in uncoordinated and costly service systems, inefficient transportation networks and unmanageable land use patterns. As a means of alleviating the problems associated with outward expan- sion, the Comprehensive Plan establishes the URBAN RESERVE land use designation. The rationale underlying the designation is to reserve certain land areas for future urban purposes and to encourage interim uses that are complementary to and compatible with future urban uses, densities, and services. When urban services are eventually provided to these areas, land use densities shall increase and result in an 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 that are most suitable for other uses. b. To stabilize land speculation and the artificial inflation of land values in the "urban fringe" by designating an adequate amount of land for urban growth and uses during the planning period. c. To provide land owners with a reasonable expectation of future municipal and county land use policies. 18 d. To reduce inequitable taxing structures on nonurban land located near urbanizing areas. e. To conserve energy resources by reducing unnecessary travel between living, shopping and work places. f. To encourage the conservation of natural resources and environ- mentally sensitive areas, both within and outside of the area designated as URBAN RESERVE. The URBAN RESERVE designation is applied to those areas adjacent to municipal boundaries that are appropriate for urban land use patterns whenever a full range of urban services (sewer, water, storm drainage, transportation improvements, and police and fire protection) can be efficiently provided. It may also be applied to those satellite areas where urban densities and services have been previously planned and the available level of water and sewer service and existing land use character warrant it. 2. Locational Criteria The criteria to be utilized for the application of the URBAN RESERVE designation include the following: a. Land areas adjacent to the City of Blaine, or satellite areas, that are of sufficient size to adequately accommodate the projected demands for residential, commercial, transportation and public uses for a ten- to fifteen-year period. b. Land areas where a range of urban 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: L) be well defined, logical, provide a physical "sense of community", and be capable of being expanded to accommodate additional urban growth as the need arises; and 2) acknowledge the existing character of land use densities and the existing or potential level of utility servicing. 3. Zoning Density Criteria The URBAN RESERVE comprehensive plan designation shall be implemented with two Urban Reserve zone district densities: three dwelling units per acre and four dwelling units per acre. These densities are based upon existing provision of an urban level of services including public sewer, public water, . storm drainage, transportation, fire and police 19 protection. Until such time that public sewer and water- are provided, and stormwater drainage facilities are provided where specified by the comprehensive plan policies, the density shall be one dwelling unit per five acres. The density shall automatically become either three or four dwelling units per acre according to the zone district when these services are provided. The following criteria define the application of each of these densities. a. The density of three dwelling units per acre shall be applied where: 1) adjacent city land uses and neighborhood densities are less than or equal to three dwelling units per acre; 2) the existing and planned transportation system or sewer and water service levels prohibits increased density; 3) areas within a watershed used in providing water for domestic purposes. b. The density of four dwelling units per acre shall be applied where: 1) adjacent city land use densities are greater than or equal to four dwelling units per acre; 2) the existing and planned transportation system and sewer and water service level allow for increased density. C. URBAN RESERVE MEDIUM DENSITY 1. 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. 2. 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 in 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. 20 c. The areas may be situated adjacent to similarly designated areas within existing municipalities. D. RESIDENTIAL RURAL 1. Rationale Not all citizens prefer to live in concentrated urban areas, instead some prefer a setting of lower density. Lower density usually implies that urban utility services (public provision of both sewer and water) are not planned, sheriff and fire protection are provided to a lesser degree than in urban areas, roadways have not been scheduled for capital improvements to county standards, and the residential .landscape is visually different than in urban areas. Residents of such areas usually rely on urban areas for amenities such as shopping, employment and entertainment. • Because of the nonurban nature of RESIDENTIAL RURAL areas, transportation facilities are limited to a secondary arterial or lower classification, and road improvements are limited to maintenance only. Thus, the purpose of the RESIDENTIAL RURAL designation is to provide land areas in close proximity to urban areas where nonurban living patterns may develop with minimal public services. 2. Locational Criteria The criteria to be used for the application of the RESIDENTIAL RURAL designation include the following: a. Land currently served or planned to be served with a partial range of urban level services, i.e. publicly provided sewer or water, fire and sheriff protection, and storm drainage where appropriate; b. Land areas where low density residential development currently exists and where such densities are planned to continue in the future; and c. Lands containing soils that are generally not suitable for agriculture, forestry or mineral extraction. d. The boundaries of Residential Rural areas should be well defined by physical or man-made features. E. RURAL 1. Rationale The present land use pattern in portions of the subarea is characterized by part to full-time farming or forestry and low density residential activity. This type of landscape can be considered as "rural", i.e. an area containing a combination of pasture land, forest and dispersed very low density residential settlement patterns. Dispersed settlement patterns are a function of physical conditions such as soils, water or topography that impose constraints to higher densities of development. They also can be a function of the absence of past and future 21 public commitments for the provision of sewer, water and roadway improvements. Very low density residential areas offer alternative residential living styles allowing for preferences for increased privacy, aesthetic advantages of particular sites, or small scale agriculture and forestry, compared to that of the urban or moderately dense residential setting. These areas may contain nonrenewable natural resources, such as soils which contribute to agricultural or forestry productivity, sand and gravel deposits suitable for extraction, or natural scenic resources that form the visual identity of an area. Existing parcel sizes are large and would be able to accommodate land uses such as agricultural, forestry or low to moderate density residential areas in future planning periods. The RURAL designation is important in the Subarea Plan because it provides flexibility concerning very low density residential, forestry and agricultural land uses while retaining a range of private and public land use options for the future. One of these options is the potential for future industrial development in the areas abutting the Cherry Point Spur Railroad Line and Burlington Northern Main Line when appropriate public services, i.e. all weather roads and sewer and water utilities, are available and additional industrial land is needed. In order to facilitate the potential for future industrial development, large parcel Rural zoning is appropriate while still allowing immediate rural uses such as mineral resource extraction and agriculture. 2. Locational Criteria In order to define those locales where the RURAL designation would be most appropriate, the following criteria are applied. a. Those areas that possess a very low residential density and are compatible with existing land use plans. b. Those areas where a buffer is needed between higher density population and land use practices associated with commercial agriculture and forestry. c. Those areas where features of the physical environment, such as lack of adequate ground water, slow permeability rates, seasonal ponding or steep topography require very low densities in order to mitigate the impacts of these physical constraints. Also, those areas where there exists the possibility of utilization of a natural resource, i.e. , soils, sand/gravel, coal or timber. d. Those areas where there are no planned capital improvements to community facilities, utilities or transportation systems. e. Those areas where for potential forms of economic development to be feasible large parcel sizes and lack of residential development are desirable. 22 3. Zoning Density Criteria The RURAL comprehensive plan designation shall be implemented with three Rural zone district densities: one dwelling unit per two acres; one dwelling unit per five, acres; and one dwelling unit per ten acres. The following criteria define the application of each of these densities. 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 average parcel size is greater than or equal to two acres; • 2) physical limitations such as lack of adequate groundwater, slow permeability rates, seasonal ponding or steep slopes prohibit increased densities; 3) existing public services do not justify greater densities and there are no planned capital improvements to existing public services; and 4) maximum buildout at the prescribed density level 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 average parcel size is greater than or equal to five acres; 2) 2, 3 and 4 of Section a 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 average parcel size is greater than or equal to ten acres; 2) the possibility of the utilization of natural resources, i.e. , sand/gravel, coal, timber requires low densities to facilitate their extraction; 3) agriculture and silviculture are, or possibly could be, viable economic enterprises; 4) 3 and 4 of Section a above are applicable; and 5) where significant investments have been made to infrastructure that would support the potential for industrial development in the future. F. AGRICULTURE 1. 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 significant as indicated by trends related to local farm 23 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 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 preserving 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 agricultural pursuits. 2. 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. 24 G. PUBLIC 1. Rationale This designation recognizes those parcels and facilities currently under or planned for public ownership. The intent of this 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. 2. Locational Criteria To identify areas which are suitable for the PUBLIC designation, the following criteria are employed: a. Parcels are currently owned or are being considered for ownership by public agencies such as the Federal Government, State of Washington, Whatcom County, cities, special purpose districts such as school, fire and water district and independent jurisdictions such as the Port of Bellingham; and b. The function , of parcel ownership is to provide public services such as recreation, education, utilities, communications, transportation (not including roadways), solid waste disposal and health care. H. NEIGHBORHOOD COMMERCIAL 1. Rationale The delivery of goods and services to people is an integral part of our economic system. The type of commercial activity is dependent on the composition of the market to be served and represents several different land use patterns. These land use patterns are designated as neighborhood, general, tourist or resort commercial. To meet the market needs of the Chuckanut-Lake Samish Subarea, two commercial designations are used: NEIGHBORHOOD COMMERCIAL and TOURIST COMMERCIAL. Locational Criteria Areas suitable for the NEIGHBORHOOD COMMERCIAL designation shall conform to the following criteria. a. Parcels are served by collector streets or minor or secondary arterials. b. Parcels have the same level of sewer and water service as that provided to the surrounding neighborhood. c. The designation is in a location central to the neighborhood area the commercial activity would serve. d. The designation is applied to a minimum area of five acres configured in a consolidated arrangement. 25 e. The designation is applied to property located where ownership patterns and land parcelization would be conducive to future development. f. The designation should be located where a public need for a neighborhood shopping area exists. I. GENERAL COi+tAERCIAL 1. Rationale The rationale pertaining to the GENERAL CO1MERCIAL 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 conducive to overall site planning, acknowledge existing patterns of GENERAL COMMERCIAL land use forms, and promote compatibility with surrounding noncommercial uses. 2. Locational Criteria Areas that are suitable for application of the GENERAL COMEERCIAL plan designation conform to the following criteria. a. Parcels are served by principal or minor arterials, or major collectors. b. Parcels are provided with urban services including public sewer and water, stormwater drainage, sheriff and fire protection. 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. J. RESORT_COMMERCIAL 1. Rationale It is a well established trend in the western United States for areas of scenic and recreational resources to experience development pressures for both residential and commercial uses. There will be a continuing demand for land in these areas. Although this can be of overall economic benefit, problems have typically arisen when differing uses are adjacent, and when seasonal use overloads existing public services. As a means of alleviating the problems associated with mixed uses and future need for intense land uses, the Comprehensive Plan establishes the RESORT COMMERCIAL land use designation. The rationale underlying the 26 designation is to provide land areas for future urban density and mixed residential, high density residential and commercial uses. Design standards provide a framework within which varying uses can harmoniously coexist and which promote the continuing use and enjoyment of the scenic and recreational resources. The application of the RESORT COMMERCIAL designation is intended to accomplish the following objectives: a. To promote the economic potential of resort areas; and b. To stabilize land speculation and the artificial inflation of land values in the fringe area around existing scenic and recreational resources by designating an adequate amount of land for projected growth of residential and commercial uses during the planning period. The RESORT COMMERCIAL designation is applied to those areas adjacent to resort areas that are appropriate for urban density land use patterns wherever a full range of urban services (sewer, water, storm drainage, transportation improvements, and police and fire protection) can be efficiently provided. Further the provision for multiple types of residential uses and appropriate commercial uses is intended to recognize the market needs and opportunities for resort areas while design standards safeguard the existing character of the area and the natural amenities that provide the economic basis for development. 2. Locational Criteria The criteria to be utilized for the application of the RESORT COMMERCIAL designation include the following: a. Land areas adjacent to scenic or recreational resources that comprise a logical resort area and are of sufficient size to adequately accommodate the projected demands for residential, commercial, transportation and public uses for ten to twenty years; b. Land areas where a range of urban 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 RESORT COMMERCIAL designation should be well defined, logical, provide a physical "sense of community", and be capable of being expanded to accommodate additional growth as the need arises; as well as acknowledge the character of land use existing development and the existing or potential level of utility servicing; and e. For commercial uses, parcels should be served by arterial or collector roadways. 27 J. GATEWAY INDUSTRIAL 1. Rationale Currently the county's economy is significantly influenced by its location adjacent to Canada and the large population in Vancouver, S.C. , and this role is anticipated to continue in the future. To augment the positive impact of the Canadian market, it is desirable to provide a reasonable supply of land for a variety of light industrial uses that would be attractive to the business traveler using the major international traffic corridors. Since appropriate land areas for this type of display industrial use are necessarily limited by the location of major transportation corridors and further limited by the need for all weather road access and public services, it is extremely important that they be preserved for those uses that are most likely to interest the business traveler and that will concurrently present a positive image of the county's business opportunities. Uses in this zone are thus limited and are those appropriate for a light industrial park setting. Light industrial parks frequently are large land areas that are master planned for aesthetic and functional compatibility, but can be composed of small tracts of land in different ownerships, whereby industrial uses occur independently but under overall design standards. Because of the limited opportunity to present a positive business image of Whatcom County to the business traveler and because of the relaitively small parcel sizes in the area, standards for site, landscaping, building, and. signage design have been made integral parts of the comprehensive plan and zoning text rather than being adopted as part of a master plan by the individual developer. In order to foster the economic vitality of the area, commercial uses are also allowed where the transportation system makes them appropriate; however, the design standards and buffering requirements are intended to discourage commercial uses except where they are clearly more appropriate than industrial uses. The underlying rationale of the GATEWAY INDUSTRIAL designation is to supply a reasonable amount of land for displaying industrial capabilities during the current planning period and to allow for phased expansion in area so that each phase presents a healthy economic image. Urban services must be available and will extend to each phase in an efficient and rational growth pattern. 2. Locational Criteria Criteria relate to transportation, urban services and proximity to major international transportation routes. All weather truck routes, rail, and freeway access should be available to Gateway Industrial areas, and they should be located immediately adjacent to and visible from major international business traffic routes. Public sewer, water and storm drainage should either be presently available or should be feasibly provided during the planning period. Finally, potential labor supply pools should be situated within a forty-five minute commute. 28 VI. POLICIES • A. INTRODUCTION The policies, together with the comprehensive land use plan map, designate the locations of the various land uses that are the most economic and suitable for this planning period. The policies also indicate how Whatcom County can assure orderly and economic implementation of the land use designations through actions taken regarding community services and community resources. The policies specify the course of action that Whatcom County shall follow in meeting the Whatcom County Goal Statements listed in Section II. The Birch Bay-Blaine Subarea is a relatively small subarea that is primarily suitable for residential, recreational, and agricultural uses as indicated by past land use development patterns. Whatcom County has developed sixteen land use designations to allow for the necessary flexibility and specificity in applying land use standards, and seven of the land use designations are applied within this subarea. In addition, a new designation was developed to address the unique characteristics of the subarea. GATEWAY INDUSTRIAL is designed to take advantage of the opportunities associated with proximity to major international traffic corridors. Residential land use designations were determined according to existing ownership and density patterns, suitability for residential uses, and availability of services as described in the URBAN RESERVE, RESIDENTIAL RURAL and RURAL Locational Criteria. In addition, the changes in residential land use designations from the previous comprehensive plan reflect the Regional Design Goals and Land Use Goals in Section II and consider the following planning principles. 1. The economic impacts of proposed changes. The subarea has one major population cluster along the shore of Birch Bay that is based upon an environmental amenity that is important to the continued economic attractiveness of the neighborhood. The inland areas have scattered population and rely on resource extraction and rural atmosphere for their economic worth. In addition, densities were kept as high as possible to protect investments made on the basis of prior land use designations. 2. The coordination of growth patterns with adjoining municipalities. Projec- ted population growth of the City of Blaine and land use designations within its borders were considered when examining land use designations for adjoining areas. 3. Allowance for an ample amount of population growth. The unincorporated Whatcom County population growth projection in Section III indicates an approximate increase of 30% to 50% during the planning period of 15 years. With the aesthetic and recreational amenities available in this subarea, a somewhat greater than average increase might occur if Cherry Point industrial area developed further or if Canadian/American exchange rates or property values _became more favorable. This plan allows a sufficient number of residential dwelling units to accommodate about 900% growth in dwelling units due to the consistent application of the Locational Criteria and the 29 consideration of the preceding two objectives. However, the availability of public water for urban densities may restrict the total number of units built. Before full development of the residential zones occurs, improvements should be made to water, wastewater and transportation systems. The residential land use designations including URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY, RESIDENTIAL RURAL, and RURAL were applied by balancing the high densities of the prior Comprehensive Plan and the potential carrying capacity of water sources, wastewater service options and feasible transportation system service levels. In this subarea RURAL areas primarily reflect: multiple use capability, predominance of parcels under current use tax status, lack of public water and sewer, and lack of need for additional residential area. The RURAL zone of one dwelling unit per ten acres is based upon existing parcel size and dwelling unit density (about one dwelling unit per twenty acres), the possibility of other forms of development in the future, and the protection of water quality in the subarea. The RURAL zone of one dwelling unit per five acres is based upon existing parcel size and to offer the opportunity rural home site subdivision. The commercial zones were applied in recognition of existing commercial centers and those areas that were planned for commercial activity in the previous 1977 plan. RESORT COMMEERCIAL mixes high density residential uses with commercial uses and is applied consistent with the 1977 plan. Significant improvements need to occur in the transportation system before this zone could fully develop. A new zone, GATEWAY INDUSTRIAL, is applied between the Interstate highway and an all weather road and railroad line in ' order to facilitate a positive business image for Whatcom County to international travelers. • AGRICULTURE was applied in the area where prime farmland soils and existing pattern of large parcels would allow productive agricultural operations. B. LAND USE DESIGNATION POLICIES The intent of the policies for each land use designation is contained in a brief introductory discussion in each section. The following sections provide policies for each land use designation. The format for these policies is: .01 Purpose, Uses, and Densities .02 Land Use Designation Boundaries .03 Zoning District Boundaries .04 Community Facilities and Resources .05 Other • 30 1. URBAN RESERVE The primary purpose of the URBAN RESERVE policy is to promote an orderly transi- tion from rural land uses and densities to urban uses and densities, while moving toward the attainment of the Regional Design Goal with respect to future urban development. The policy intends to encourage the responsible growth of urban areas by assuring that an adequate range of urban services (sewer, storm water drainage, schools, parks, water, fire and sheriff protection) are available to support urban level densities. When such services are available, development should occur in neighborhood units which have appropriate levels of densities, uses, and circulation networks. To facilitate future urban growth, the URBAN RESERVE policy is intended to discourage the establishment of interim uses and subdivision patterns which may foreclose significant future alternatives pertaining to urban densities and the efficient provision of services. Prior to the provision of public services, the policy intends to maintain a low density character and to allow reasonable uses of property by permitting compatible residential, recreational, commercial, forestry and agricultural land uses. 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 certain portions of the Birch Bay-Blaine Subarea as URBAN RESERVE. 1.01.1 The predominant land use pattern within the URBAN RESERVE areas shall be residential and related forms, including neighborhood commercial, neighborhood parks and other public uses. The URBAN RESERVE policy discourages the establishment of interim uses and subdivision patterns that can foreclose significant alternatives pertaining to future urban densities and the efficient provision of services. Therefore, this policy maintains the low density character of the area while permitting compatible residential, recreational, commercial and forestry land uses until an urban level of water, and sewer and stormwater facilities are available. 1.01.2 To implement this policy the two residential zone districts densities of three or four dwelling units per acre shall not go into effect until such time that a full range of urban services is provided as specified in Section 1.04 below. In areas where such services do not yet exist, the applicable density shall be one dwelling unit per five acres of land. 1.02 The areas designated as URBAN RESERVE shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 1.03 Whatcom County shall implement the URBAN RESERVE land use designation by application of the URBAN RESIDENTIAL Zone District, which has two densities after urban services have been provided. The density in this subarea is four dwelling units per acre and is applied based upon the URBAN RESERVE Locational Criteria. 1.04 It is the policy of Whatcom County to encourage efficient land use patterns and the cooperation among municipalities, special districts, associations, 31 and other governmental agencies in provision of a full range of urban services in the URBAN RESERVE areas. 1.04.1 In the URBAN RESERVE areas, public sewer and water shall be provided by the City of Blaine, or Water Districts 6 or 8. Until such time that public sewer and water is provided, these areas shall have a density of one dwelling unit per five acres. 1.04.2 In URBAN RESERVE areas stormwater drainage facilities shall be subject to the regional stormwater management plan when adopted. On-site stormwater collection and retention shall be required during development and in accordance with the regional stormwater management plan when adopted by the county. 1.04.3 Where urbanization occurs on the periphery of large lot land use forms, urban residential subdivisions and other urban uses shall be designed to buffer less intensively utilized parcels with adequate landscaping, screening or fencing to prevent encroachment by vehicles, pedestrians, animals and nuisances. 1.04.4 Where practical, subdivisions and other urban uses adjoining other zone districts shall be designed so that vehicular and pedestrian networks are channelled to the internal area of the site and intersections with county roads are as few as possible. 1.04.5 Cluster subdivision and Planned Unit Development shall be allowed in URBAN RESERVE areas and encouraged for large parcels. These alternative methods of land subdivision are described more fully in Section VI.B. 11. 1.05 It is the policy of Whatcom County to cooperate with municipalities within the county to effectively manage growth. If the City of Blaine amends its residential density zone designations in the areas north, south, and west of the city/county boundary, Whatcom County shall reexamine the land use designations in the Blaine area for possible expansion of the URBAN RESERVE areas. 1.05.1 To further a joint exchange of information Whatcom County shall send copies of applications for major land use, transportation and service entity activities proposed within the subarea to the City of Blaine within fifteen (15) days of application receipt by the county. 1.05.2 The City of Blaine is requested to send copies of future proposals concerning the expansion of the City's Water Service Zone ,boundaries, Sewer Service Zone boundaries, and comprehensive plan and zone amendments to the Whatcom County Planning Department so that the County may respond appropriately. • 32 2. URBAN RESERVE MEDIUM DENSITY 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. To facilitate future urban growth, the URBAN RESERVE MEDIUM DENSITY policy is intended to discourage the establishment of interim uses and subdivision patterns which may foreclose significant future alternatives pertaining to urban densities and the efficient provision of services. Prior to the provision of public services, the policy intends to maintain a low density character and to allow reasonable uses of property by permitting compatible residential, recreational, commercial, forestry and agricultural land uses. 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 Birch Bay-Blaine 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 The areas designated as URBAN RESERVE MEDIUM DENSITY shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 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 shall 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 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 33 roads, sheriff protection and fire protection from Fire District No. 13. 2.03.2 To achieve the density of six dwelling units per acre, appropriate services shall include water and sewer from Water District 8, or other water or sewer district, sheriff or police protection, Fire District No.13 protection services. Stormwater facilities shall be consistent with the provisions of the Whatcom County stormwater management plan when adopted; provided that interim on-site collection 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 Section VI.B.11. 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 Where practical, subdivisions and other urban uses adjoining other zone districts shall be designed so that vehicular and pedestrian networks are channelled to the internal area of the site and intersections with county roads are as few as possible. 2.05 In accordance with the 1977 Birch Bay Comprehensive Plan, specific site design criteria to encourage economic vitality for the entire Birch Bay area through establishing a positive visual identity and an adequate circulation system are as follows: • 2.05.1 The subdivision design and site plan shall encourage the use of pedestrian and/or bicycle ways through providing bicycle trails, pedestrian pathways and street crossings for use by the general public that link and extend pathways connecting to public recreational or view areas. Trail or sidewalk environment shall be enhanced by use of appropriate materials, landscaping, lighting, graphics, street furniture, and design. 2.05.2 _ The subdivision plan, signage and landscape plan shall enhance the attractiveness and efficiency of the resort environment, within the development and in relation to other existing or proposed developments, by: making scenic views available where possible; making pedestrian and bicycle paths to the beach visible to the maximum extent possible from upland parcels and from existing roads, and when the alignment of future roads is identified, from those planned rights-of-way; and by screening storage areas, garbage areas, parking areas and similar features in a manner that maximizes the attractiveness of the development from the public right-of-way. 2.05.3 Landscaping along Birch Bay Road, Blaine Road, Birch Bay - Lynden Road, Alderson Road, Bay Road, and Jackson Road within the 34 district shall present a unified resort image through street trees and street setback planting areas consisting of: ground cover giving immediate coverage of at least fifty percent with an eighty-five percent coverage within two years; shrubs at least twenty-one inches in height above finished grade; and trees of appropriate species as specified in the 1977 Birch Bay Comprehensive Plan planted in clumps to average one per twenty (20) feet of road frontage, with evergreen trees a minimum height of six feet above finished grade and deciduous trees at least one and one-half inches in diameter measured four feet above ground level. 2.05.5 The site, building, signage and landscape design for any commercial uses shall incorporate elements that create a common community identity with the traditional small cottage resort character of the area, and shall use as one of these elements the "beach cobble motif" as specified in the 1977 Birch Bay Comprehensive Plan. • • 35 3. RESIDENTIAL RURAL The intent of the RESIDENTIAL RURAL land use designation is to maintain the existing non-urban character of a residential area. Densities should range from one dwelling unit per acre to three dwelling units per acre, depending upon the range of public services, existing lot sizes, prior density and location. in recognition of the existing population center known as Custer, the density of two dwelling units per acre shall be used without the provision of public water or sewer if the requirements of the Bellingham-Whatcom County Health Department are met. As a means of efficiently utilizing land, maintaining the present low density residential character and retaining options regarding increased densities and services in the future, it is the intent of the RESIDENTIAL RURAL designation to provide for the option of "clustering" in the design of new subdivision proposals. 3.01 It is the policy of Whatcom County to maintain the character of existing low density residential areas by designating certain portions of the Birch Bay- Blaine Subarea as RESIDENTIAL RURAL. 3.01.1 Within the areas designated as RESIDENTIAL RURAL typical uses shall include single-family attached and detached dwellings, public parks and recreation facilities, home occupations, and neighborhood grocery stores. 3.01.2 To implement this policy residential density of two dwelling units per acre shall be provided. 3.02 The areas designated as RESIDENTIAL RURAL shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 3.03 Whatcom County shall implement the RESIDENTIAL RURAL land use designation by application of the RESIDENTIAL RURAL Zone District. The residential density is in the Birch Bay-Blaine Subarea is two dwelling units per acre. 3:04 It is the policy of Whatcom County to encourage efficient land use patterns and the cooperation among municipalities, special districts, associations, and other governmental agencies in provision of a partial range of urban services in RURAL RESIDENTIAL areas. 3.04.1 Either public water or public sewer shall be provided when - available, in the RURAL RESIDENTIAL area known as Custer water association water service shall be acceptable. Stormwater detention shall be required during development and in accordance with the stormwater management plan when adopted. 3.04.2 When a subdivision is situated adjacent to less intensive land use designations, the subdivision shall be buffered at the site periphery to prevent the encroachment of vehicles, pedestrians, animals and nuisances onto other less intensively utilized areas. 3.04.3 Subdivisions shall be designed so as to minimize intersections along existing county roads and to discourage lineal residential patterns adjacent to county roads. 36 4. RURAL The RURAL policy is intended to acknowledge physical and cultural factors which currently are and during the planning period will continue to be limitations to higher densities. Cultural factors pertain to the absence of public services and circulation networks, the acreage held under current use tax status, and the availability for residential development of more than sufficient land area within other land designations. Physical factors include acknowledging the economic potential of multiple resource based uses such as farming, woodlots, and mining. The policy is intended to retain future access options with respect to nonrenewable natural resources (sand, gravel, coal and minerals, and soils which contribute to agricultural and forest productivity) and also to preserve options for other zone districts when economic development potential exists. It is also intended to retain the "rural" character of an area as an option to urban and suburban patterns elsewhere in the subarea. RURAL policy also provides the • option of "clustering" in the design of new rural subdivisions in order to retain productive land uses and future options for development. 4.01 It is the policy of Whatcom County to provide for very low density residen- tial areas where multiple uses are suitable, or where community facility or resource constraints preclude higher densities, by designating certain portions of the Birch Bay-Blaine Subarea as RURAL. 4.01.1 Within the areas designated as RURAL typical uses shall include low density residential, occasional pasture, agriculture, woodlots and home occupations. 4.01.2 To implement this policy residential densities of one dwelling unit per five acres, and one dwelling- unit per ten acres shall be provided. 4.02 The areas designated as RURAL shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 4.03 Whatcom County shall implement the RURAL land use designation by application of the RURAL Zone District. The residential density is one dwelling unit per ten acres, or one dwelling unit per five acres, and is applied according to the Locational Criteria. 4.04 It is the policy of Whatcom County to encourage effective land use patterns and adequate provision of services for RURAL densities. 4.04. 1 RURAL areas shall be served by private water, water associations, and septic drainfields. Where water is obtained from off-site sources, written agreement must be made with all affected property owners and presented as part of subdivision or building permit review. 4.04.2 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 Section VI.B.11. Regulations concerning 37 densities, parcel sizes and uses are contained in the RURAL zone text and the PLANNED UNIT DEVELOPMENT section of the Title 20 Zoning Ordinance. 4.04.3 Subdivisions shall be designed so as to minimize intersections along existing county roads and to discourage lineal residential patterns adjacent to county roads. 4.05 It is the policy of Whatcom County to recognize the potential for industrial development in RURAL areas that have existing infrastructure that would provide some of the necessary services. These RURAL areas may be amended to LIGHT IMPACT INDUSTRIAL or GATEWAY INDUSTRIAL in order to allow for site- specific development proposals by the private sector or a public agency when the following criteria are met: 4.05. 1 The request shall conform to the goals of the subarea plan; 4.05.2 The request shall be compatible in design and operation with existing and planned uses of the adjacent area, including mitigation measures where necessary; 4.05.3 The amendment request shall be a logical geographic area that has all weather road access to Interstate 5, has rail access, has sewer and water service provided by Water District 8 or by other public purveyor, and has made adequate provision of all other necessary services without resulting in unmitigated negative impacts on publicly provided services; 4.05.4 The amendment request shall provide for protection of California Creek and Terrell Creek and shall demonstrate adequate provisions to prevent any accidental pollution that might result from potential on—site industrial uses; and 4.05.5 The amendment request shall demonstrate that changed circumstances have created a land use need for additional light impact industrial uses along the Cherry Point Spur Rail Line or for additional gateway industrial uses along the Burlington Northern Main Line. • 38 5. AGRICULTURE 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. 5.01 In recognition of the policy of Whatcom County to provide for the continuation of agriculture as an important part of the local economy, and to recognize the nonrenewable resource of soils well suited for agriculture, the southeastern corner of the Birch Bay-Blaine Subarea is designated AGRICULTURE. 5.01. 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. 5.01.2 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. 5.02 The areas designated as AGRICULTURE shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 5.02.2 The boundaries of designated AGRICULTURE areas acknowledge existing agricultural land uses, land in agricultural current use tax assessment, areas with Prime Farmland soils, and areas with parcel sizes or land ownership patterns of generally greater than twenty acres. 5.02.3 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 39 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. 5.03 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. 5.03.1 The continued efforts of drainage improvement districts are encouraged to enable improved use of agricultural lands. 5.03.2 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. 5.04 The following policies are intended to promote the continued economic viability of agriculture in Whatcom County and conserve associated re- sources. 5.04.1 Consolidation of adjoining parcels in the same ownership by filing a new deed is encouraged to promote easily workable farm units. 5.04.2 Residential subdivisions and other uses not related to agriculture are discouraged from locating in designated AGRICULTURE areas. 5.04.3 Farm operators are encouraged to use the farm management assistance available from the Whatcom County Conservation District and U.S. Soil Conservation Service to foster the long-term productivity of the agricultural land base. 5.04.4 The agricultural community is supported in its efforts to diver- sify the types of agricultural operations in the county and to continue to incorporate techniques that will enhance agricultural productivity and efficiency. 5.04.5 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 40 cooperatives is supported for warehousing, processing, and providing agricultural supplies and equipment. 5.04.6 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. 5.04.7 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. 5.05 The following policies are established to address other aspects of agricul- tural concerns. 5.05.1 Agriculture in its various forms is the preferred use of areas designated AGRICULTURE. Although it is anticipated that adjust- ments 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 (LESA)," formulated by the Soil Conservation Service. 5.05.2 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. 5.05.3 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. 5.05.4 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). 5.05.5 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. 41 • 6. PUBLIC With reference to parcels that are owned or planned for ownership by public • agencies, the intent of the following policies is to implement the County Goal Statements relating to public facilities and services and to assure the continued public provision of a variety of services in a manner that is commensurate with population levels and requirements. The policies also are intended to optimize public investments and promote compatibility between public functions and surrounding land uses. • 6.01 It is the policy of Whatcom County to ensure the continued public provision of a variety of parks and recreational facilities, educational facilities, and other utilities and services in a manner that is commensurate with population levels and requirements by designating certain portions of the Birch Bay-Blaine Subarea as PUBLIC. Typical uses in PUBLIC planned creas include facilities and services related to the provision of recreation, education, utilities, communications, solid waste disposal, health care and water diversion works. • 6.02 The areas designated as PUBLIC shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 6.03 Whatcom County shall implement the PUBLIC land use designation by applica- tion of the zone district consistent with the adjacent zone that is most suitable. 6.04 It is the policy of Whatcom County to encourage effective land use patterns and cooperation among governmental jurisdictions in providing appropriate levels of service to the various public areas. 6.04. 1 Services shall include public water and sewer where available and appropriate to the use, and stormwater drainage shall be required • according to the regional stormwater management plan when adopted. 6.04.2 Whenever practical, multi-purpose use of public lands, facilities, and services is encouraged. 6.04.3 Visual and functional impacts of PUBLIC land uses should be minimized through utilization of aesthetic site design which is compatible with the character of the surrounding area. 6.04.4 Public agencies are encouraged to acquire those parcels which benefit the continued operation of their function. Whenever practical, joint agreements between agencies shall be encouraged to expedite efficient public expenditure. 6.04.5 It is the policy of Whatcom County to augment recreational oppor- tunities by seeking means to secure public access to beaches and tidelands through public acquisition or dedication; encouraging cooperation among property owners, the Department of Natural Resources, and the Whatcom County Parks Department. 42 6.05 Pursuant to the Inter-Local Cooperation Act (RCW 39.34), it is the policy of Whatcom County to prepare and adopt long range plans that address future land, facility and service requirements, coordinate public and private activities, and minimize potential future conflict between various public agencies and the private sector regarding plan implementation. 6.05.1 Whatcom County shall cooperate and coordinate with the Whatcom County Parks Department in the integration of existing park plans into a Parks and Recreation Element contained within the Comprehensive Plans. 6.05.2 The County Parks Department shall be encouraged to participate in neighborhood park planning within the areas designated as URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY, RESORT COMMERCIAL and RESIDENTIAL RURAL on the Comprehensive Land Use Plan Map. • 43 7. NEIGHBORHOOD COMMERCIAL The convenient availability of goods and services to residential neighborhoods is an integral part of our economic system. The Birch Bay neighborhoods also receives a number of visitors desiring convenience goods and services. It is the intent of this policy to provide for these needs. The Planned Unit Development (PUD) provision is an option that may be used in the development of designated commercial areas. Additional policies on PUDs are located in Section V'I.B. l1 of this document; and regulations are located in the Title 20 Zoning Ordinance. 7.01. It is the policy of Whatcom County to provide for commercial activities convenient to and appropriate for residential neighborhoods by designating certain portions of the Birch Bay-Blaine Subarea NEIGHBORHOOD COMMERCIAL. Typical commercial activities include convenience retail stores, automobile service stations, professional offices, and eating and drinking establishments and shall be regulated as to size and design in accordance with the applicable zone district. 7.02 The areas designated as NEIGHBORHOOD COMMERCIAL shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 7.03 Whatcom County shall implement the NEIGHBORHOOD COMMERCIAL land use designa- tion by application of the NEIGHBORHOOD COMMERCIAL zone district based upon the Locational Criteria. 7.04 It is the policy of Whatcom County to encourage effective land use patterns and adequate provision of services for GENERAL COMMERCIAL areas. 7.04. 1 It is the policy of Whatcom County that NEIGHBORHOOD COMMERCIAL areas shall be provided with the same level of public services as the surrounding residential area. Stormwater facilities for all designated NEIGHBORHOOD 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. 7.04.2 Maximum use of designated NEIGHBORHOOD COMMERCIAL areas shall be commensurate with available fire flow, public health consider- ations and zone district requirements. 7.04.3 Development should occur in a concentrated and compact form, and should avoid lineal development patterns. 7.04.4 Ingress and egress points to state and county roads shall be minimized by consolidating on-site circulation networks and by developing shared access points to county roads. 7.04.5 On-site circulation shall be designed to accommodate private vehicles, delivery vehicles, emergency vehicles, bicycles and pedestrians; and potential vehicular/bicycle/pedestrian conflicts shall be avoided by making provision for bicycle and pedestrian ways between commercial uses. 44 7.04.6 A screened and/or landscaped buffer shall be established along the periphery of the NEIGHBORHOOD COMMERCIAL district to minimize noise, glare and other intrusions into adjoining residential and rural areas. 7.05 For the two NEIGHBORHOOD COi44ERCIAL districts north and west of Birch Bay, in accordance with the 1977 Birch Bay Comprehensive Plan, specific site design criteria to encourage economic vitality for the entire Birch Bay area through establishing a positive visual identity and an adequate circulation system are as follows: 7.05. 1 The site plan shall encourage the use of pedestrian and/or bicycle ways through providing bicycle trails, pedestrian pathways and street crossings for use by the general public that link and extend pathways connecting to public recreational or view areas. Trail or sidewalk environment shall be enhanced by use of appropriate materials, landscaping, lighting, graphics, street furniture, and design. 7.05.2 Landscaping along Harbor View Road and Birch Point Road shall present a unified resort image through street trees and street setback planting areas consisting of: ground cover giving immediate coverage of at least fifty percent with an eighty-five percent coverage within two years; shrubs at least twenty-one inches in height above finished grade; and trees of appropriate species as specified in the 1977 Birch Bay Comprehensive Plan planted in clumps to average one per twenty (20) feet of road frontage, with evergreen trees a minimum height of six feet above finished grade and deciduous trees at least one and one-half inches in diameter measured four feet above ground level. 7.05.3 The site, building, signage and landscape design shall incorporate elements that create a common community identity with the traditional small cottage resort character of the area, and shall use as one of these elements the "beach cobble motif" as specified in the 1977 Birch Bay Comprehensive Plan. Signage shall be consistent with any signage motif plan adopted by the businesses along Birch Bay Drive. 7.05.4 _ Roof-mounted mechanical equipment shall not be used when feasible alternative placement exists, and each development shall screen roof-mounted mechanical equipment so as not to be visible by surrounding uses or from public road rights-of-way. Storage areas, garbage areas, and parking areas shall be screened from public roads and from uses of a substantially different character. • 45 8. GENERAL COMMERCIAL 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. The Planned Unit Development (PUD) provision is an option that may be used in the development of designated commercial areas. Additional policies on PUDs are located in Section VI.B. 11 of this document; and regulations are located in the Title 20 Zoning Ordinance. 8.01 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. 8.02 The areas designated as GENERAL COMMERCIAL shall be indicated as such on the Comprehensive Land use plan Map, with legal descriptions in the Appendix. 8.03 Whatcom County shall implement the GENERAL COMMERCIAL land use designation by application of the GENERAL COMMERCIAL zone district. 8.04 It is the policy of Whatcom County to encourage effective land use patterns and adequate provision of services for GENERAL COMMERCIAL areas. 8.04.1 The GENERAL COMMERCIAL area at the corner of Birch Bay Lynden Road and Blaine Road shall be served with public sewer and water from Water District 8, 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 protection. 8.04.2 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. 8.04.3 Maximum use of designated GENERAL COMMERCIAL areas shall be commensurate with available fire flow, public health consider- ations and zone district requirements. 8.04.4 Ingress and egress points to state and county roads shall be minimized by consolidating on-site circulation networks and by developing shared access points to county roads. 46 8.04.5 On-site circulation shall be designed to accommodate private vehicles, delivery vehicles, bicycles and pedestrians; and potential vehicular/bicycle/pedestrian conflicts shall be avoided by making provision for bicycle and pedestrian ways between commercial uses. These shall be designed to eventually link to central Birch Bay. 8.04.6 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. 8.05 The General Commercial area along Birch Bay Lynden Road as one of the major entrances to Birch Bay shall present the community resort identity as described in the 1977 Birch Bay Comprehensive Plan. 8.05. 1 The overall site plan including landscaping, parking, lighting, signage, access, on-site circulation, building location and scale and utility placement shall create a common community identity with the traditional small cottage resort character of the area, and shall use as one element the "beach cobble motif" as specified in the 1977 Birch Bay Comprehensive Plan. Signage shall be consistent with any signage motif plan adopted by the businesses along Birch Bay Drive. 8.05.2 Roof-mounted mechanical equipment shall not be used when feasible alternative placement exists, and each development shall screen roof-mounted mechanical equipment so as not to be visible by surrounding uses or from public road rights-of-way. Storage areas, garbage areas, and parking areas shall be screened from public roads and from uses of a substantially different character. 8.05.3 Landscaping along roads shall present a unified Birch Bay resort image through street trees and street setback planting areas consisting of: ground cover giving immediate coverage of at least fifty percent with an eighty-five percent coverage within two years; shrubs at least twenty-one inches in height above finished grade; and trees of appropriate species as specified in the 1977 Birch Bay Comprehensive Flan planted in clumps to average one per twenty (20) feet of road frontage, with evergreen trees a minimum - height of six feet above finished grade and deciduous trees at least one and one-half inches in diameter measured four feet above ground level. 8.05. 1 The site plan shall encourage the use of pedestrian and/or bicycle ways through providing bicycle trails, pedestrian pathways and street crossings for use by the general public that link and extend pathways connecting to public recreational or view areas. Trail or sidewalk environment shall be enhanced by use of appropriate materials, landscaping, lighting, graphics, street furniture, and design. 47 9. RESORT COMMERCIAL The primary purpose of the RESORT COMMERCIAL policy is to promote a blend of compatible tourist, resort, recreational, seasonal residential, and year round residential uses in areas that are attractive to such uses. In addition, the policy intends to encourage this mixture in areas where an adequate range of urban services (sewer, storm water drainage, schools, parks, water, fire and sheriff protection) is available to support urban level densities. When such services are available, development should occur in neighborhood units which have appropriate levels of densities, uses, and circulation networks. 9.01 It is the policy of Whatcom County to promote an orderly pattern of recreational development that mixes residential and commercial uses at a variety of densities by designating certain portions of the Birch Bay-Blaine Subarea as RESORT COMMERCIAL. 9.02 The areas designated as RESORT COMMERCIAL shall be indicated as such on the Comprehensive Land Use Plan Map and described in the Appendix. 9.03 Whatcom County shall implement the RESORT COMMERCIAL land use designation by application of the RESORT COMMERCIAL zone district. 9.04 It is the policy of Whatcom County to encourage efficient land use patterns that will promote the economic viability of resort areas and to cooperate with municipalities, special districts, and other governmental agencies in provision of a full range of urban services in RESORT COMMERCIAL areas. 9.04.1 Public sewer and water shall be provided by Water District U. No development shall occur without both public water and sewer service. 9.04.2 Stormwater drainage facilities shall be in compliance with the regional stormwater management plan when adopted. On-site stormwater collection and retention shall be required during development pursuant to the Whatcom County Development Standards. 9.04.3 Urban residential subdivisions and other urban uses on the periphery of large lot land use forms shall be designed to buffer less intensively utilized parcels with adequate landscaping and _ screening to prevent visual and physical encroachment by vehicles, pedestrians, animals and nuisances. 9.04.4 Ingress and egress points to state and county roads shall be minimized by consolidating on-site circulation networks. On-site circulation shall be designed to accommodate private vehicles, delivery vehicles, emergency vehicles, bicycles and pedestrians; and potential vehicular/pedestrian conflicts shall be minimized. 9.04.5 Development shall be encouraged in a concentrated and compact form, and lineal development patterns shall be discouraged. Site design in responding to environmental opportunities and constraints, shall arrange building placement that will maximize 48 open space, minimize utility extensions, maximize energy efficiency, and where possible shall protect scenic views. 9.04.6 Planned Unit Development (FUD) shall be allowed in RESORT COMRCIAL areas. A description of land subdivision options is contained in Section VI.B.10 of this plan, and the specific requirements for a FUD are in Title 20, Chapter 85. For the purposes of density bonuses in Chapter 20.85, "significant public access on shorelines" shall consist of tidelands with a width of at least forty (40) feet, or a minimum of five (5) feet in width for each acre for which the density increase is obtained, whichever is greater. Width shall be measured parallel to the ordinary high water mark, and depth shall extend from the right- of-way or development line shoreward setback to the extreme low water mark. This tideland area shall have access to a public right-of-way, if the access is an easement over private property it shall be at least ten (10) feet wide. Equivalent alternatives may be considered. 9.05 In accordance with the 1977 Birch Bay Comprehensive Plan, specific site design criteria to encourage economic vitality through a positive visual resort identity and an adequate resort circulation system are as follows: 9.05. 1 The site plan shall encourage the use of pedestrian and/or bicycle ways through providing bicycle trails, pedestrian pathways and street crossings for use by the general public that link and extend pathways connecting to public recreational or view areas. Trail or sidewalk environment shall be enhanced by use of appropriate materials, landscaping, lighting, graphics, street furniture, and design. 9.05.2 The site plan, building design, signage and landscape plan shall enhance the attractiveness and efficiency of the resort environment, within the development and in relation to other existing or proposed developments, by: making scenic views available where possible; making pedestrian and bicycle paths to the beach visible from upland parcels and from existing roads, and when the alignment of future roads is identified, from those planned rights-of-way to the maximum extent possible; and by locating portals, service loading areas, automobile access points, street furniture, exterior public activity locations, parking areas and similar- features in a manner that maximizes the attractiveness of the development from the public right-of-way. 9.05.3 Roof-mounted mechanical equipment shall not be used when feasible alternative placement exists, and each development shall screen roof-mounted mechanical equipment so as not to be visible from surrounding uses or from public road rights-of-way. Storage areas, garbage areas, and parking areas shall be screened from public roads and from uses of a substantially different character. Where the area to be screened is located adjacent to a public right-of-way where beach or tidelands can be seen, screening fences or vegetation shall not be over four (4) feet in height 49 except for trees that have the lower branches removed to allow views. 9.05.4 Landscaping along roads within the district shall present a unified resort image through street trees and street setback planting areas consisting of ground cover giving immediate coverage of. at least fifty percent with an eighty-five percent coverage within two years; shrubs at least twenty-one inches in height above finished grade; and trees of appropriate species as specified in the 1977 Birch Bay Comprehensive Plan planted in clumps to average one per twenty (20) feet of road frontage, with evergreen trees a minimum height of six feet above finished grade and deciduous trees at least one and one-half inches in diameter measured four feet above ground level. 9.05.5 The overall site plan including landscaping, parking, lighting, signage, access, on-site circulation, building location and scale and utility placement shall create a common community identity with the traditional small cottage resort character of the area, and shall use as one element the "beach cobble motif" as specified in the 1977 Birch Bay Comprehensive Plan. Signage shall be consistent with any signage motif plan adopted by the Birch Bay Chamber of Commerce. 9.05.6 A Scenic Road Overlay Zone for roads in the immediate vicinity of water resources under the jurisdiction of the Shoreline Management Program (SMP) shall be developed based upon the 1977 Birch Bay Comprehensive Plan, the SMP review published as part of the Birch Bay - .Blaine Subarea planning effort, and the update underway of the SMP and its public access provisions. This overlay zone shall consider building design, site planning, signage, landscaping, setbacks, transfer of development rights, public access, road improvements, and other appropriate elements. 50 • 10. GATEWAY INDUSTRIAL The GATEWAY INDUSTRIAL designation is intended to provide concentrated areas, located in proximity to major transportation corridors or international border crossings, that will present a favorable image of Whatcom County to the international business traveler. In addition, in areas immediately adjacent to full freeway interchanges uses that serve the traveling public are provided. The designation intends to facilitate safe and efficient circulation systems, provide methods to attain compatibility among mixed uses, and promote site design that is visually compatible with rural areas. 10.01 To use limited areas having industrial access and international traveler visibility in a manner that promotes the long range economic viability of Whatcom County. Uses should be directly related to the international access opportunities, or in certain areas serve the traveling public. • 10.02 The areas designated as GATEWAY INDUSTRIAL shall be indicated as such on the Comprehensive Land Use Plan Map, with legal descriptions in the Appendix. 10.03 The GATEWAY INDUSTRIAL designation is implemented with the Gateway Industrial zone district. The boundaries of the district are established in accordance with the locational criteria. 10.04 It is the policy of Whatcom County that these GATEWAY INDUSTRIAL areas shall have public sewer and public water services, on-site stormwater collection and retention facilities as needed, sheriff protection and sufficient fire protection before development occurs. Limited development may be permitted in accordance with the zone text without the full range of public services. 10.05 It is the policy of Whatcom County to enhance and maintain its natural and economic resources through GATEWAY INDUSTRIAL land use patterns that avoid linear strip development, while providing for safe and efficient vehicular movement, by requiring that individual sites are designed in a clustered or concentrated form of development instead of lining the road frontage. In addition, site design standards are contained within the zone text to aid in the compatibility of mixed uses and the visual appropriateness to the surrounding rural area. 10.0E It is the policy of Whatcom County to prohibit the conversion of adjoining RURAL lands to GATEWAY INDUSTRIAL until the existing district is fully developed. At that time, extension northward between Interstate 5 and Portal. Way should be evaluated by the Planning Department based upon the criteria found in Section VI.4.05. 51 11. LAND DEVELOPMENT OPTIONS, GUIDELINES AND REQUIREMENTS 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 Birch Bay-Blaine Subarea. Guidelines and requirements that are unique are provided in the applicable zoning ordinance text. 11.01 Areas that are designated RESORT COMMERCIAL, URBAN RESERVE, URBAN RESERVE • MEDIUM DENSITY, RESIDENTIAL RURAL, RURAL, and AGRICULTURE 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. 11.02 Areas that are designated RESORT COMMERCIAL, URBAN RESERVE, URBAN RESERVE • MEDIUM DENSITY, RESIDENTIAL RURAL, and RURAL 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. 11.02.1 Minimum parcel size shall be established consistent with the provisions of specific implementing zones or Health Depart- ment requirements, whichever is greater. 11.02.2 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. 11,02.3 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. 11.02.4 When possible, structures on open landscapes should be sited and designed to minimize view disruptions from adjacent properties and public roadways. 11.02.5 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 periphery to prevent the encroachment of vehicles, pedes- 52 trians, animals and nuisances onto less intensively used parcels. 11.02.6 Vehicular and pedestrian networks should be oriented to the interior of clustered subdivisions. 11.02.7 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. 11.03 Areas that are designated URBAN RESERVE, URBAN RESERVE MEDIUM DENSITY, RESIDENTIAL RURAL, RURAL, NEIGHBORHOOD COMMERCIAL, GENERAL COMMERCIAL, RESORT COMMERCIAL and GATEWAY INDUSTRIAL 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. 11.04 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. 53 C. COMMUNITY FACILITIES AND RESOURCES POLICIES The implementation of land use designations is closely interwoven with the provision of community facilities such as utilities, roads, recreational areas, and emergency services. Land use designations also are affected by and affect the environmental and economic resources of an area. Policies were developed to address or resolve particular issues dealing with these interrelationships. The basic aims of these policies are the maintenance of attractiveness for residential population growth, the economic use of natural resources including the improvement of surface water quality necessary for fisheries, the preservation of important resources, and the encouragement of economic development. In the Birch Bay-Blaine Subarea the environmental resources are extensive and, in some cases, irreplaceable. Environmental resources include a varied marine shore with shallow warm bay, wildlife habitat and fish spawning grounds, groundwater and creeks, and soils and geology that contribute economic resources. Economic resources primarily consist of recreation based on the natural attributes of the area, Canadian retail trade, fisheries and aquaculture, agriculture, woodlots, and mining. The community facilities that are necessary in this subarea to maintain and enhance its resources are basically in place. Upgrading is needed particularly transportation facilities, and there are issues associated with recreational use and provision of water and sewer service. These are addressed in the following sections on community services, transportation, and recreation. The format of the policy is: .01 Purpose .02 Coordination .03 Standards .04 Implementation 54 Community Utilities and Services 1.01 Purpose It is the purpose of Whatcom County to ensure a beneficial balance between the demand for and supply of community utilities and services and that jurisdictional responsibility and service levels are consistent and predictable for the planned land uses. Community facilities and services typically include sewer and water systems, transportation networks, school and park systems, stormwater drainage systems, and fire and police protec- tive services. 1.02 Coordination It is the policy of Whatcom County to encourage cooperation among municipalities, special districts, water associations, and other appropriate groups in the planning and provision of public services. 1.02.1 Whatcom County shall cooperate and coordinate with the City of Blaine, Whatcom County Water Districts No. 6 and 8, Whatcom County Fire Protection Districts No.13, and No. 7, Blaine and Ferndale School Districts, and the State of Washington in planning subarea service systems, particularly for areas designated as URBAN RESERVE. 1.02.2 Whatcom County shall recognize Puget Power and Light and Cascade Natural Gas as the primary energy purveyors in the subarea; however, the use of alternative energy systems such as active and passive solar heating and water heating, small scale hydroelectric power, and wind power plants for residential, commercial, quasi- public and public land uses shall be encouraged through the favorable consideration of necessary site design variances whenever appropriate. 1.02.3 Whatcom County shall ensure that the necessary staff and equipment are available in the Whatcom County Sheriff's Department to provide adequate protective services for the Birch Bay-Blaine Subarea population. 1.03 Standards It is the policy of Whatcom County to use availability and level of service standards for community facilities and utilities to maintain and enhance its natural and economic resources, land use patterns, and the safety and well-being of citizens. 1.03.1_ Whatcom County shall encourage the placement and extension of sewer and water lines in areas contiguous to existing development so as to discourage the occurrence of "leapfrog" development. 1.03.2 Whatcom County shall discourage development in areas that are inaccessible to ambulances, sheriff's vehicles and fire fighting equipment until private roads are developed that meet emergency vehicle access requirements. Development in areas inaccessible to fire district equipment shall be discouraged unless adequate on- site water and fire suppression systems are available for fire fighting. 55 • 1.04 Implementation It is the policy of Whatcom County to use the following criteria for the implementation of adequate economically feasible services in designated land use areas. 1.04. 1 RESORT COMMERCIAL: Land areas designated RESORT COMMERCIAL are intended for urban type densities and shall be provided with a full range of urban services including publicly provided sewer and water, fire and sheriff protection, transportation and stormwater drainage systems. On-site stormwater detention is required during development and in accordance with the regional stormwater management plan when adopted. Upon completion of the stormwater management plan facilities and land areas used for retention may be converted to permitted uses and densities. Whatcom County recognizes specific service purveyors for the delivery of urban ,services in the Birch Bay RESORT COMMERCIAL areas as follows: Sewer and Water: Water District 8. Law Enforcement: Whatcom County Sheriff's Department Fire Protection: Whatcom County Fire Protection District No. 13 and 7 Transportation: Whatcom County and Washington Dept. of Transportation Recreation: Whatcom County Parks Department, Blaine-Birch Bay Park and Recreation District, Washington Parks Dept. Stormwater Management: Whatcom County 1.04.2 URBAN RESERVE and URBAN RESERVE MEDIUM DENSITY: Land areas designated URBAN RESERVE are intended for urban type densities and shall be provided with a full range of urban services including publicly provided sewer and water, fire and sheriff protection, transportation and stormwater drainage systems. On-site stormwater detention is required during development and in accordance with the regional stormwater management plan when _ adopted. Upon completion of the stormwater management plan facilities, land area currently used for retention may be con- verted to permitted uses and densities. Whatcom County recognizes specific service purveyors for the delivery of urban services in the Blaine, Drayton Harbor, and Birch Bay URBAN RESERVE areas as follows: Sewer and Water: City of Blaine and Water District 6 and 8. Law Enforcement: Whatcom County Sheriff's Department Fire Protection: Whatcom County Fire Protection District No. 13 and 7 5. Transportation: Whatcom County Recreation: Whatcom County Parks Department, Blaine-Birch Bay Park and Recreation District, Washington Parks Dept. Stormwater Management: The City of Blaine and Whatcom County 1.04.3 RESIDENTIAL RURAL: Land areas designated RESIDENTIAL RURAL shall have a partial range of urban services including either publicly provided sewer and/or water. On-site stormwater detention is required consistent with 1.04.1 above. In recognition of the existing density services shall include: on-site domestic waste water disposal systems and water associations; volunteer fire protection from a Whatcom County Fire Protection District and the Department of Natural Resources; law enforcement from the Whatcom County Sheriff's Department; transportation provided by local access roads maintained by Whatcom County and private roads; and recreation provided by the Whatcom County Parks Department and Blaine-Birch Bay Park and Recreation District in cooperation with the State of Washington. 1.04.4 RURAL: Services shall include: on-site domestic waste water disposal systems and individual well or water associations; volunteer fire protection from a Whatcom County Fire Protection District and the Department of Natural Resources; law enforcement from the Whatcom County Sheriff's Department; transportation provided by local access roads maintained by Whatcom County and private roads; and recreation provided by the Whatcom County Parks Department and Blaine-Birch Bay Park and Recreation District in cooperation with the State of Washington. 1.04.5 QUASI-PUBLIC AND PUBLIC: Services shall include public sewer and water where available from Districts No. 6 and 8, the City of Blaine, or on-site wells and wastewater systems; storm drainage consistent with the regional stormwater management plan when adopted; volunteer fire protection from a Whatcom County Fire Protection District; law enforcement from the Whatcom County Sheriff's Department; and transportation provided by collector or arterial roads. 1.04.6 NEIGHBORHOOD COMMERCIAL: Services shall include public sewer and water where available from Water District 8, or on-site wells and wastewater systems where the neighborhood is not served by District 8; storm drainage consistent with the regional stormwater- management plan when adopted; volunteer fire protection from a Whatcom County Fire Protection District; law enforcement from the Whatcom County Sheriff's Department; and transportation provided by collector roads. 1.04.7 GENERAL COMMERCIAL: Services shall include public sewer and water where available from Water District 8, or on-site wells and wastewater systems where the neighborhood is not served by 57 District 8; storm drainage consistent with the regional stormwater management plan when adopted; volunteer fire protection from a Whatcom County Fire Protection District; law enforcement from the Whatcom County Sheriff's Department; and transportation provided by collector roads. 1.04.8 GATEWAY INDUSTRIAL: Services shall include public sewer and water from Water District 8, or on-site wells and wastewater systems for certain uses as defined in the GATEWAY INDUSTRIAL zone text; storm drainage consistent with the regional stormwater management plan when adopted; volunteer fire protection from a Whatcom County Fire • Protection District; law enforcement from the Whatcom County Sheriff's Department; and transportation provided by all-weather arterial and collector roads. 1.04.9 All sewer and water service shall be provided in accordance with Whatcom County Health Department standards. 1.04. 10 All stormwater drainage facilities shall be provided in accordance with the regional stormwater management plan when adopted and the Whatcom County Development Standards. 1.04. 11 All transportation service shall be provided in accordance with the policies in the following transportation section, as well as all applicable state and federal standards and the Whatcom County Development Standards. 1.04. 12 All recreational services shall be provided in accordance with the standards of the Whatcom County Parks Department, Washington State Parks Department, and in cooperation with the policies of the Parks and Recreation System. 58 2. Transportation System 2.01 Purpose It is the policy 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 investments and resources. 2.01. 1 Whatcom County shall use the development approval process of subdivision, zoning, and building permits to establish community circulation patterns including vehicular, pedestrian, and bicycle ways, and to secure rights-of-way and construction of all classifications of roads, pedestrian trails, and bicycle paths. 2.01.2 Whatcom County shall use the development approval process to ensure that all residential development includes safe vehicular access for citizens and emergency vehicles. 2.01.3 Whatcom County recognizes the significant investments made in the existing transportation system, and shall reflect the following resources in any land use classification or zoning amendments: a. All weather road access sufficient for industrial traffic provided by Interstate 5, Portal Way, and portions of Blaine Road; b. The traffic loop of Grandview, Jackson, and Blaine Roads that the state has acknowledged as the circular route to Birch Bay State Park; c. The Burlington Northern Main Line and the Cherry Point Spur Line that provide industrial rail access to the subarea; and d. Interstate 5 as a major international corridor providing opportunities to display Whatcom County's advantages for business, agriculture, and residence. 2.02 Coordination It is the policy of Whatcom County to cooperate with federal, state, and municipal agencies in providing for a coordinated transportation system. 2.02. 1 Whatcom County shall work with the City of Blaine and with developers to ensure that the transportation system in the county that links the two sections of Blaine is safe and adequate. 2.02.2 Whatcom County shall promote and encourage the provision of public transit as demand increases in the Birch Bay-Blaine Subarea, where warranted by potential ridership for transit, by incorpora- tion when changes in the circulation system are made through the Transportation Improvement Program. The public transit authority shall be sent copies of all major subdivisions and all PUD proposals for their information and review regarding provision of public transportation. 59 2.03 Standards 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 transportation system. 2.03.1 Whatcom County shall approve new road construction projects or improvements to existing roads consistent with the regional stormwater management plan when adopted. Should the private or public sector begin such projects before a plan is effective, the county shall implement appropriate measures to assure total containment of excess stormwater runoff for each development proposal. Upon completion of the stormwater management plan, land area currently used for retention may be converted to permitted uses and densities consistent with the applicable zone district. 2.03.2 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, reseeding and revegetation shall be employed to return roadsides to their natural state. 2.03.3 Bikeways and/or pedestrian walkways shall be included as an integral part of the transportation system. Bikeways and/or pedestrian ways shall be provided in all new developments of over seven units in the RESORT COMMERCIAL and URBAN RESERVE designations to link residential areas, shopping areas, recreational areas and educational facilities. Whenever practical, bikeways proposed in new developments shall connect with the planned bikeways in the Whatcom County Trails Plan or in • the Parks and Recreation plan in this document. 2.03.4 Whatcom County shall encourage the use of noise buffers and visual screens between future residential areas and high volume transpor- tation routes such as Birch Bay-Lynden and Blaine Roads. 2.03.5 Whatcom County shall encourage development design that minimizes the amount of impervious surfaces including streets, driveways, sidewalks, etc. , whenever possible. In addition, Whatcom County encourages the use of "natural" engineering design methods such as the use of open, shallow, grassed street swales instead of curbs and gutters. 2.04 Implementation It is the policy of Whatcom County to implement a safe and economic transportation system as indicated on the transportation plan map and below, and, when necessary, amending the Roadway Classification Map. 2.04.1 Whatcom County shall conduct a transportation study to determine the need for and the approximate location of new collector and ' access roads and the appropriate configuration for bicycle and pedestrian paths in the Birch Bay-Blaine Subarea. After completion of the study, Whatcom County shall program the 60 construction of these routes in Whatcom County's Six Year Transportation Improvement Program. The following projects shall be included in the study: a. an upland route parallelling and/or connecting Birch Bay Drive and Blaine Road; b. extension of Lincoln Road and appropriate linkages to the City of Blaine; c. interstate freeway interchanges and connecting routes to them; d. based upon current conditions, improvements necessary for existing intersections, roads, and bicycle/pedestrian ways; and e. projections based upon zoning densities allowed of the staging of new road and path construction. 2.04.2 Through the land development approval process, Whatcom County shall improve the operational efficiency of the intersections along Birch Bay Drive, Harbor View, Blaine Road, and Drayton Harbor. 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 above mentioned roads and other applicable design criteria as provided in the Whatcom County Development Standards. 2.04.3 Through the development approval process, Whatcom County shall identify the short and long range traffic impacts to subarea roads by computing the estimated number of vehicle trips generated by a project and comparing those computations against the planned level of service for each road segment (according to the Whatcom County Engineering Department design standards and specifications) impacted by the project including intersections. If it is deter- mined 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 require the developer to mitigate this by making the necessary improvements to maintain the pre-planned level of service or making an equivalent cash contribution to the Whatcom County Road Fund. 2.04.4 Whatcom County shall work with private land owners, citizen groups, developers, and other agencies to implement the Birch Bay Promenade as presented in the 1977 Birch Bay Comprehensive Plan, including improvements at the intersection with Harbor View Road. 2.04.5 Whatcom County shall allow private provision of all weather road access to meet one of the requirements for industrial rezoning. 61 R,EIR2E \\ 31 - 32 33 34 35 35 - Y \!: I �T40n Blaine i � 3 2 • .,. - o .. • �. LEGEND ° R s mom Interstate Highway B � \; 0,,,,,,,, - +, "• r -- _ a' - 3 r„ z Major Collector _•\ Harbor Minor Collector ///... '• •• Proposed Road i �. • Existing Bicycle Trail slain. I •�. c • a I.-7 Proposed Bicycle Trails • z 5 ,. a „• 1a to :s 6.°m. ° 3 g i Whatcom County Park r. r D L //. City of/ Blaine Park i r" , . . I ."..„ R, R = .,,1 State Federal Park I f ..� f J: I, nen ^+. ° \_' r of Q Proposed Park Areas i I 0 s s ,,.:. , Public Tidelands 22 i 20 21 ter `'. V'\ Line of Extreme Low Tide Nhs.... ••:,,, , \ ^- El \ 61rC� Bay � 7- ° 32 33 34 35 36 \ CYY m \ •.oN 3aN• \ V �'. .-•�' � :\ ....._ \.., ;\ 1i R,wIRIE BIRCH BAY - BLAINE SUBAREA figure \ of N \.;..v`o_` • TRANSPORTATION PLAN ANDPARK PLAN Whatcom County Planning Department August 1987 c ■ 3. Parks and Recreation 3.01 Purpose It is the policy of Whatcom County to ensure that land use patterns and parks and recreation planning mutually support each other; are consistent with the adequate provision of recreational opportunities for residents and with the encouragement of tourism; and . together conserve and enhance existing public investments and resources. 3.01.1 Whatcom County shall use the development approval process of subdivision, zoning, and open space applications to establish community recreational paths, and whenever in conformance to this plan to obtain easements for public use or ownership of land for parks and recreational opportunities. 3.01.2 Whatcom County shall use the development approval process to ensure that all development makes provision for recreational opportunities for residents. 3.02 Cooperation It is the policy of Whatcom County to cooperate with federal, state, and municipal agencies in providing for a coordinated parks and recreation system. 3.02.1 Whatcom County shall coordinate and cooperate with the City of Blaine in the planning of new park and recreation facilities in the Birch Bay - Blaine Subarea, specifically in the provision of bicycle touring routes and shoreline access. 3.02.2 Whatcom County shall promote and encourage the provision of public parks as demand increases in the Birch Bay-Blaine Subarea, where warranted by potential population levels, by incorporation into the Whatcom County Parks improvement program. The County Parks Department shall be sent copies of all major subdivisions and all PUD proposals for their information and review regarding provision of public recreation opportunities. 3.03 Standards It is the policy of Whatcom County to maintain and enhance its • natural and economic resources and the safety and well-being of its citizens through the application of the following standards to its parks and recreation system. • 3.03.1- Whatcom County shall approve new park construction projects or improvements to existing parks consistent with the subarea park plans. 3.03.2 Bikeways and pedestrian walkways shall be included as integral parts of the park and recreation system, and shall be implemented • through public and private road construction or improvement programs. Bikeways and pedestrian ways shall be provided in new developments to link residential areas, shopping areas, recreational areas and educational facilities. Whenever practical, bikeways proposed in new developments shall connect with the planned bikeways adopted herein. 63 screens between future residential areas and high Use recreational areas, and shall ensure adequate access to high use areas that avoids impacts on residential areas. 3.03.4 Whatcom County shall encourage the use of surfacing options such as porous asphalt pavement, precast interlocking blocks and rolled brick or cinder chips that reduce total surface runoff, slow concentration and capture particulates in all park and recreation areas. 3.04 Implementation It is the policy of Whatcom County to implement an adequate and economically beneficial parks and recreation system as designated on the Birch Bay-Blaine Subarea Parks and Recreation Plan Map and by amending it as necessary. 3.04.1 Whatcom County shall identify the need for and the approximate location of new principal sites and connecting recreational paths in the Birch Bay-Blaine Subarea and shall program the construction . of these sites and routes in Whatcom County's Parks Capital Improvement Program and Transportation Improvement Program. The following projects have been identified: a. Birch Bay Promenade pedestrian and bicycle paths, and two beach activity nodes identified in the 1977 plan: the intersection of Harbor View Road and Birch Bay Drive, and the intersection of Alderson Road and Birch Bay Drive. b. Birch Bay tidelands access. c. Dakota and California Creek inland parks. d. Adequate bicycle path width and signage for the Whatcom County Trails System shown on the Plan Map. 3.04.2 Through the land development approval process, Whatcom County shall improve public access to shorelines and tidelands using such mechanisms as transfer of development rights, density bonuses, and open space property tax status. 3.04.3 Through the development approval process, Whatcom County shall identify the short and long range recreational impacts to subarea parks by computing the estimated number of dwelling units generated by a project and comparing those computations against the park and recreational facility use standards and design standards. Whatcom County shall request the developer to mitigate impacts of additional population. 64 4. Environmental Resources 4.01 Purpose It is the policy of Whatcom County to manage its natural resources • by recognizing and conserving irreplaceable resources, providing suitable protection for environmentally fragile areas, enhancing environmental quality, and planning and zoning in accord with environmental hazards. 4.02 Coordination It is the policy of Whatcom County to encourage cooperation among federal and state agencies, municipalities, environmental groups, and private landowners to enhance its environmental resources. 4.02. 1 Whatcom County shall continue to use the public benefit rating system for evaluation of applications for tax relief on open space land use pursuant to RCW 84.34 whereby granting of open space tax status shall be dependent upon determination that the public benefit of retaining a parcel in open space outweighs the loss or deferral of revenue to the County. 4.02.2 Whatcom County shall encourage property owners to use the current use tax assessment provisions of RCW 84.34 to retain the following areas in open space: steep or unstable slopes, stream corridors, wetlands, shoreline areas and unique or important wildlife habitats. ' 4.02. 3 Whatcom County shall work with property owners, citizen groups, the City of Blaine, the State of Washington, and other agencies in protecting the marine shoreforms of the subarea. 4.03 Standards It is the policy of Whatcom County to enhance and maintain its environmental resources according to the following standards: 4.03. 1 Whatcom County shall promote the use of 100-year floodplains associated with stream corridors as open space. Residential development shall be encouraged to be sited at sufficient distance from all streams to minimize potential loss or damage to property that may occur as the result of debris dam failure or increased duration and volume of stream flow. Whatcom County shall encour- age minimal use of stream corridors, drainage swales, and alluvial areas for building sites. 4.03.2 Whatcom County shall promote groundwater of a quality suitable for • domestic consumption by encouraging low density and intensity uses in locations with soils of poor quality for septic systems. 4.03.3 Whatcom County shall recognize wetlands such as swamps, bogs, marshes and ponds as natural catchment basins for stormwater run- off. Run-off during development shall be controlled as specified in the Whatcom County Development Standards. 4.03.4 Whatcom County shall encourage utilization of steep slopes (greater than 15%) or unstable slopes for open space, very low density development or forestry. If used for development pur- 65 poses, structures shall comply with the provisions of the Uniform Building Code and subdivision of land shall he subject to site safety confirmation by a qualified geotechnical engineer or a qualified geologist. Where slopes are in excess of 10%, cluster development shall be encouraged to minimize slope disturbance. 4.03.5 Whatcom County shall encourage very low residential densities in areas of known mineral resource occurrence with the intent of retaining future access and utilization options. Surface extrac- tion shall be dependent upon compatibility with surrounding land uses and shall be accompanied by a reclamation plan which is consistent with state regulations contained in RCW 78.44. Subsur- face mining operations shall conform with applicable federal regulations. 4.03.6 Whatcom County shall foster through the development approval process and public works continued fish and wildlife habitat integrity in the Birch Bay-Blaine Subarea. Applicable habitats include the eagle nests and roosting sites, heron rookeries, herring spawning grounds, salmon spawning streams, cutthroat trout spawning streams and lakes; deer migration routes; and the Pacific waterfowl flyway. 4.03.7 Whatcom County shall encourage air pollution abatement with the intent of maintaining and/or enhancing air quality, consistent with the Federal Clean Air Act, and accomplished through the coordination of local land use proposal review with the Northwest Air Pollution Authority and other environmental agencies. 4.03.8 Whatcom County shall implement the necessary rules, regulations and ordinances which are required by state law to minimize noise impacts. 4.03.9 Whatcom County shall review all shoreline development proposals for adherence to the requirements of the Whatcom County Shoreline Management Program. 4.04 Implementation It is the policy of Whatcom County to implement the enhancement of its environmental resources through the following actions. 4.04.1 Whatcom County shall seek funding for additional monitoring and enforcement of septic system performance in the subarea. 4.04.2 Whatcom County shall assist and encourage the monitoring of water quality in the Dakota and California Creek drainage basins and associated streams, and in Drayton Harbor and Birch Bay, and shall address any decrease in water quality by additional controls on chemical herbicides used on county roads, farm practices, and development density. 4.04.3 Whatcom County shall maintain and enhance the public usefulness of the Birch Bay-Blaine Subarea shoreline in accordance with the Shoreline Management Program by: 66 a. improving Birch Bay Drive to the promenade design standard; b. encouraging alternative setback regulations where shared driveways, clustered buildings and other variations from required setbacks will provide' less obstructed scenic vistas for the public; and c. using the development review process to preserve recreational access to the Birch Bay shoreline through requiring any land development to indicate how it will avoid significant adverse impacts on or displacement of recreational uses that have no comparable alternate sites locally. 67 .-.-..-- , _....... .._ , 4.44\ a I 51W X517 -R1EIR2E 31 � 32 33 35 39 - . Ta1N ,,/ ,,, N TdON ,j c Blaine s p , L 4'r,' .. 5\ i.. 5 3 2 • /`�. .r a a LEGEND EN r , ,: (l Environmental Resources "\\� Drayton • I t e.Re., • l Critical Faunal Area Pacific Herring ter '. ,o ff Harbor q • z a Medium to High Waterfowl Density �f, d ;r . rST° % �' • e, or er M ,% '"""v••••.D., e o Bald Eagle Habitat t> slams �• Northern e 1 ■ Great Blue Heron Rookery e m yc a:• M4" _ =i • ♦ Beaver Ponds• 'R' c 5 L. m.._n '8...� ..at] • 16 :.t5`,+�/ eenme R ,,3 m1 y' s<e `1 • Wetlands y i = �� e i r ., 0 • ............... ,; ti:W.. me jai'°••• • Q 7 Potential Environmental Problems . +\ 21 22 RO 23 23 ° 1 dir-e�� °e R zD z, ar•••....o z3 z< 1 Abandoned Solid Waste Site• 1:::..... �:' ��,OI��: ` "', Failure Rio s,*u. \ • ♦ ll\l ae„ Rd • V. .n"::v.: ,� 29 u 28 c'v,:z] e\ 29 • `y ' arr, Rd • Arm,' Re -�� weevs . RO r Source:us so Toppezephle Mane t9]2.O.N.R.Orthooholoa 19ya. `\';2 Birch Bay f WaeR St.Dept.of FiaherIes.V.S.O.R.U.9.Oept.of ins In,eriar . Flan and Wildlife Servlce.S.C.S.WIIOIIIe Olatributlon.Mao 1978.-•,�:c „ v Wash.O.O.E.Coastal Zone RWe of Wamin9ton.19]].Nallanal ,la///{{{yyyfff'jjjjjj/ Wetlands Inventory Mena.1973.Wash.St.Dept.of Game. \:O v�� `31 32• 33 36 35 x J61I Pa 1<• `• \ ® Nar9ame Cate System.Feb.19B]. 1 1 V' { + TaON .7. Y ]38N \ W,o I 1318 1112E ` c, o 1 \. i 4 Q BIRCH BAY - BLAINE SUBAREA figure c,e a e.Rn `„ 2 I RtW I131E "` ENVIRONMENTAL CONSTRAINTS N rTL_ ko-- Whatcom County Planning • Department May 1987 • 5. Economic Development 6.01 Purpose It is the policy of Whatcom County to promote economic development in the Birch Bay Blaine Subarea by: 5.01.1 Recognizing and protecting the natural resources remaining in the .. area---fish, timber, sand and gravel, and scenic beauty; 5.01.2 Providing for new economic development relating to the natural resources: aquaculture, fisheries, and agriculture; iii 5.01.3 Encouraging increased opportunities for industrial uses in the area through the creation of the Gateway Industrial zone; and iii 5.01.4 Recognizing tourism. as the most significant potential generator of jobs, profits, and taxes in the subarea. 5.02 Coordination It is the policy of Whatcom County to encourage cooperation among state agencies, municipalities, economic development groups, and IL private landowners to enhance its economic potential. 5.02.1 Whatcom County shall promote cooperation with the City of Blaine and Water District #8 to coordinate land use and capital programming decisions in order to preserve natural economic resources and maximize economic development potential; li . 5.02.2 Whatcom County shall encourage private forest and woodlot property owners to conserve the county forest resource base by utilizing IR the current use tax assessment provisions of ROW 84.28, RCW 84.33, and RCW 84.34. ii It 6.02.3 Whatcom County shall encourage private agricultural operators of conserve the county prime farmland soils resource by utilizing the current use tax assessment provisions of RCW 84.28, RCW 84.33, . and RCW 84.34, and by working with agricultural organizations to 66 Ikimplement best management practices. 5.03 Standards It is the policy of Whatcom County to use the following standards IIto enhance and maintain its economic potential. 5.03. 1 Existing uses that are not allowed in a zone district specified when the Birch Bay-Blaine Subarea Comprehensive Plan is adopted 1. shall be recognized for their economic investment and allowed to continue and expand as legal nonconforming uses. il 6.03.2 Present land use codes and future comprehensive plan and zoning amendments should be examined for their enhancement of the economy of the subarea and region and be implemented so as to: IIa. foster and promote the general welfare in the long run as well as the immediate future; tb. create and maintain a balanced and diversified economy sustained by a healthy environment; I 69 1 c. strengthen and stabilize the tax base; and d. fulfill the social, economic, and other requirements of present and future generations of Whatcom County citizens. 5.03.3 In reviewing development proposals, the regulations shall be administered and enforced with particular concern for: a. the water quality in the area, especially in Drayton Harbor, and California, Dakota and Terrell Creeks where aquaculture and salmon spawning provide significant economic potential; b. the visual appearance of the subarea, maintaining the rural character where appropriate and enhancing the urbanized area with proper site screening, internal landscaping, view corridors and public access where appropriate, and area wide sign control; and c. the expeditious approval of uses that will provide jobs and enhance the tax base. 5.03.4 Land use designations, regulations, and incentives shall be provided that will encourage visitors to the area. These include the preservation of the area's scenic beauty and historic character, as well as improved access to beaches and recreation facilities. 5.04 Implementation It is the policy of Whatcom County to recognize the economic potential of capital improvement decisions and other non-land use programs, and to coordinate these efforts in a concerted approach to cost effective development of the area. 5.04.1 An Action Plan shall be developed for the subarea which combines all the implementing measures other than land use designation and zoning for the area, and prioritizes the actions required for accomplishing the goals identified in this plan, particularly those categories relating to economic development which tend to = cut across all issues. 5.04.2 Direct economic activities shall be incorporated in the annual. 4. Overall Economic Development Program 5.04.3 Actions identified for enhancement of the subarea shall he incorporated in the appropriate capital improvement programs. t1), 70 F 1 ?% VII. COMPIREHENSIVE PLAN AMENDMENTS ir The Birch Bay-Blaine Subarea Plan is a policy document that is used to guide the land use decisions affecting both the private and public sectors Jof the subarea. For the plan to function as an effective decision making document, it must be flexible enough to weather changes i.n publ:ic attitudes, developmental technologies, economic forces and legislative policy. At The plan envisions two general types of plan amendments. The first type is a review conducted every seven years. This review should re-examine the entire plan, including a re-evaluation of goals, updates of land related elements, and the reaffirmation of land use policies and proposals. This '"` review is the responsibility of the Whatcom County Planning Commission, the Planning Department staff and the people of the subarea. The second type of amendment is that proposed and initiated by the private sector. The land uses illustrated on the Land Use Plan Map are the result of the application of the plan's goals and policies. However, it is reasonable to assume that the private sector may introduce land use propos- als that conflict with the plan map or policies of the plan itself. In such '41 instances, the private sector may propose an amendment to the plan. Private petitions for amendment of the Comprehensive Plan addressed to either the Planning Commission or the County Council shall be processed in accordance t; with statutory procedure for adoption or amendment of comprehensive plans. In applying for a particular amendment to the plan or plan map, the private sector shall conform to the following criteria: id 1 . The amendment request shall conform with the goals of the subarea plan; 2. The amendment: request shall be compatible with the existing and planned surrounding land uses; 3. The amendment request shall not result in unmitigated detrimental 'ter ;. impacts to existing transportation systems; 4" 4. The amendment request shall not place uncompensated burdens upon A; existing or planned service capabilities; and 5. The amendment request shall demonstrate a land usage need which is currently or within the context of this comprehensive plan not met. 71 0 (t) + + II111181/628 A .■ A 37 ti-1111 33 34 36 36 111 A A ilk. " 3. ad 7,11N =ME —t 11.11.1 rf ' CI _ 1 MINI, 2 1 ,2 Blaine \' \e • 2 3 :. 2 i • i LEGEND /I < killilk... 1,2„..„LIE -,- • Urban Reserve I I Low 4 DU/Ac, \,.....„ l Harbor plak,' Nlim, , -,,,,, ,0 11 12 ri '1L, Medium 6 DU/Ac. ,. • FT1 Residential Rural 2DU/Ac. I / I I Rural 1 DU/5, 10Ac. _ ••-.% - A^ 14 ! * General 4/1 • - ,<•„ zi , _ '.1 A Neighborhood 1 < • g ' LIFFI'I a . 1 "InI..--4.. Resort I / 11111CA MI . '-'2 -„ •= = t ''', 23 'T.'3 24 1 DE Gateway Industrial 1 21 22 p, gra ......1 , H Agriculture I i 1 20 '''' I(VW,.1- ."11;•I 1 i i.. 21 —' ,.....\\,..,.., 22 : %,., ,,,:: , 0 -.''.1 Public Parks and Recreation 2 filmy -41•Rwm \•14.0 , ■ . 20 : 26 1 - I 6 7.1111. A .7 s el-cl Bay . ttI • 1 / s at 1 la 1 titak\A .14, s 32 / lb , 2 . 1 s \ 1 I s s , , \ 161E I i1t2E law 21 BIRCH BAY - BLAINE SUBAREA figure irttei i ni1E 41 s 41 N 1 3 II L. \ I COMPREHENSIVE LAND USE PLAN \ . Approved Rue 21"day Seplarneer 1037 Adopted tioh 5^chay of Nov .1087.Ordinance No 87-116 Attest t Clerk of the Council 1 Whalcom Couely faloonotp Conwromon Vihalcoin County Council Malcom Co.Wa Whatcom County Planning ,,.2---z-'F._ -,--/ 61,,,, ,jV_6i-Z•— -1-1-1 J 2, L Department • Clerk 0 the Council Chaaporeon November 1987 -`6• -0- . al F,W 1B1E 101E P2E , ` UR4°— -- --- --- -- ----- ------ ------ — J, J] JJ Y Jfi JB . • 6, y D Re -BN R10A 1 Blaine itp.eyes J 2 \ UR4 /r _ Ii. R1OA LEGEND •r \ • I- ,. Drayton �� ' URM6 Urban Res.Med.Density 6DU/Ac. •�`' ' .\ Ha,ear flaII6 _ B nC.e NB 2 UR4 Urban Residential 4DU/Ac.• RR2 Residential Rural 2DU/Ac. RSA } RSA Rural 1DU/5Ac. �� R10A Rural 1DU/10Ac. ' 11,,,,,0'1$ ,J ' 'B "B "f6 s ,. 'J E RC Resort Commercial , 6 UR4 y UR4 ^"� ,-, a R5A o NC Neighborhood Commercial r MN rNC° P° M GC General Commercial �, J a° nfn ®• e.a<ean,UR4 Gf '' - �^ ' GI Gateway Industrial • z 22 za NC:�� 1 zo ss zJ s°za 1 AG Agriculture ft,� B CI 1` B,�. ° • ' t � M�S B„ _.nna„ R 10A \®}= .,R5A" . 23 28 2] • • '�. I UR4 x \ zs N�` Id ,,.,. .. ak. ° Birch Bay h� i{ '— w :.Q R10A \. RR2 q AG'� ` /f1- r • NC- • �_ 32 JJ J. a • ro • .. `` J_ b R10A\Ba asa \m \ ae k RICA i 1 P 11. �\ URM6 1 y 1,E 1162E9N cc°1 ,\ ; UR4 R5B1,w P,E BIRCH BAY - BLAINE SUBAREA figure ' ZONING DISTRICTS • rr ono--' to 2, . BB. Aeopl.e„, ey of Nay.., ,th Approvoe,� y 9ep,ember., a 6^'° BB>.Ordinance N B)-B6 Allaat Clerk o a Council Wnalcom County PlennIng CommIaelon Whatcom Counly Council.wn.lcon Co..we. oa r .,4.___.„.2- Whatcom County Planning "')7I% -- ,a. :..?1-•- Y/ - Department /// Secretary C1.lrp.r•oe 08.cml.. Clark or the Council November 1887 • 0- IX. APPENDIX: LEGAL DESCRIPTIONS OF BOUNDARIES BIRCH BAY-BLAINE SUBAREA References to specific plats in the following legal descriptions are as of November 15, 1987 URBAN RESERVE (UR 4 du/acre) AREA 1: A tract of land beginning at the SE corner of SEC 2, TWP39N, R1W, W.M.; thence West along the center line of Grandview Rd. to the center line of Koehn Rd. ; thence South along the center line of Koehn Rd. to the center line of the Brown Rd. right-of-way; thence East along the center line of the Brown Rd. right-of-way to the NE corner of the W1/2 of the W1/2 of Government Lot 4, SEC 11, TWP39N, R1W, W.M. ; thence Southerly along the East line of the W1/2 of the W1/2 of said lot to the mean high water mark of Georgia Strait; thence Northerly along the mean high water mark of Georgia Strait to the Northwesterly corner of Lot 2, Division 1, Birchmont Long Plat; thence Southeasterly along Northeasterly line of Lot 2 to a point on the E/W center line of SEC 2; thence easterly to the E1/4 corner of said section; thence due South to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the center line of Birch Bay Dr. on the Eastern line of SEC 23, TWP40N, R1W, W.M. ; thence South to the mean high water mark of Birch Bay; thence Westerly and Northerly along the mean high water mark of Birch Bay and Georgia Strait to the the United States/Canadian border; thence East along the the United States/Canadian border to the Eastern line of the W1/2 of the E1/2 of SEC 32, TWP41N, R1E, W.M. ; thence due South to the NE corner of the SE1/4 of the SW1/4 of the SE1/4 of said section; thence due East 330' ; thence due South to the SE corner of the NW1/4 of the SE1/4 of SEC 8, TWP40N, R1E, W.M. ; thence West to the SW corner of said 1/4 corner; thence South to the S1/4 corner of SEC 8; thence West to the NE corner of SEC 18, TWP40N, R1E, W.M. ; thence South to the intersection of Lincoln and Blaine Rds. ; thence East to the NE corner of the NW1/4 of the NW1/4 of SEC 20, TWP40N, R1E, W.M. ; thence South to the NE corner of the SW1/4 of the NW1/4 of SEC 29, TWP40N, R1E, W.M. ; thence East to the NE corner of the SW1/4 of the NE1/4 of said section; thence due South to the SE corner of the NW1/4 of the NE1/4 of SEC 32; thence West to the intersection of the center lines of Alderson and Blaine Rds. ; thence North to the NW corner of the SW1/4 of the NW1/4 of SEC 32; thence due East to a point 528' East of the center line of Blaine Rd. ; thence North along said line 660' , more or less, to the South line of the NW1/4 of the NW1/4 of the NW1/4, SEC 29; thence East to SW corner of the NE1/4 of the NW1/4 of said section; thence North to the NE corner of the SW1/4 of the SW1/4 of the SW1/4 of SEC 20; thence due West to the center line of Blaine Rd. ; thence North to the SE corner of the NE1/4 of the SE1/4 of SEC 19, TWP40N, R1E, W.M. ; thence due West to the SE corner of the NW1/4 of the SW1/4 of SEC 19; thence North 150' ; thence due West to the center line of Harborview Rd. ; thence IX-1 due South 150' to the SE corner of the NE1/4 of the SE1/4 of SEC 24, TWP4ON, R1E, W.M. ; thence due West to the SW corner of said 1/4 1/4, SEC 24; thence North to the NW corner of said 1/4 1/4; thence Westerly along the center line of Anderson Rd. to the center line of Shintaffer Rd. ; thence South along the center line of Shintaffer Rd. to a point 170' , more or less, North of the center line of Birch Bay Dr. ; thence Westerly along the Northern line of Lots 8-12, Kingsland Long Plat; thence Westerly to the NE corner of Lot 20, Birch Bay West End Estates Long Flat; thence Northwesterly along Northern property lines of said Plat to the NE corner of Government Lot 4, SEC 23, TWP4ON, R1W, W.M. ; thence due West 60' ; thence due South to the center line of Birch Point Dr. ; thence East along the center line of Birch Point Dr. to the point of beginning. Exclusive of the City of Blaine and the two areas designated Neighborhood Commercial. Situate in Whatcom County Washington URBAN RESERVE (UR 6 du/acre) AREA I: A tract of land beginning at the NE corner of SEC 1, TWP39N, R1W, W.M. ; thence South to the E1/4 corner of said section; thence West along the E/W center line of said section to the Northeasterly corner of Lot 2, Division 1, Birchmont Long Flat; thence Northerly along said Lot line to the mean high water mark of Birch Bay; thence in a Northeasterly direction along the mean high water mark of Birch Bay to the NW corner of the SWI/4 of SEC 31, TWP4ON, R1E, W.M. ; thence East along the Northern line of said 1/4 to the center line of Terrell Creek; thence Northerly along the center line of Terrell Creek to the Westerly extension of the center line of Wilson Dr. ; thence Easterly along said center line and its Easterly extension to the Westerly line of the SE1/4 of the NW1/4 of SEC 31; thence North to the NW corner of said 1/4 1/4 section and the center line of Alderson Rd. ; thence East along the center line of Alderson Rd. to the NE corner of said 1/4 1/4; thence North to the NW corner of the NE1/4 of said section; thence West to the SW corner of the SE1/4 of the SWI/4 of SEC 30, TWP4ON, R1E, W.M. ; thence North to a point 40' South of the Southerly margin of First I.n; thence due West on a line parallel with First Ln. to the mean high water mark of Birch Bay; thence Northerly along the mean high water mark of Birch Bay to intersect with the extended center line of Evergreen I.n. ; thence due East along said center line to a point 200' West of the Western line of the EI/2 of the SW1/4 of SEC 30; thence due North 90' ; thence due East 200' ; thence due North to the NW corner of the SE1/4 of the SW1/4 of SEC 30; thence due East to the NE corner of said 1/4 corner; thence due North to the NW corner of the SW1/4 of the NWI/4 of the 5E1/4 of SEC 30; thence due East 100' to the Easterly property line of Sea Links Golf Course Tract; thence Northerly and Northwesterly along the East property line of said tract to the NW corner of the SW1/4 of the NE 1/4 of SEC 30; thence North to the NW corner of the NE1/4 of said section and the center line of Birch Bay-Lynden Rd. ; thence West along the center line of Birch Bay- Lynden Rd. to the SW corner of the SE1/4 of the SW1/4 of SEC 19, TWP4ON, R1E, W.M. ; thence North to the NW corner of said 1/4 1/4; thence East to the NE corner of the SWl/4 of the SEl/4 of SEC 19; thence South to the NE corner of the S1/2 of the SW1/4 of the SE1/4 of said section; thence due West 110' , more or less; thence due South to the center line of Birch Bay-Lynden Rd. ; thence East along the center line of Birch Bay-Lynden Rd. to the Northerly extension of the East line of Holiday Park Long Flat, Division I; thence South along the East line of the Holiday Park Long Flat, Division 1, and its Southerly extension, to the Northern line of the S1/2 of the N/12 of SEC 30; thence East to the NE corner of the SE1/4 of the NE1/4 of said section and to the center line of Blaine Rd. ; IX-2 thence South along the center line of Blaine Rd. to the E1/4 corner of SEC 31; thence West to the NE corner of the NW1/4 of the SE1/4 of said section; thence South to the SE corner of said 1/4 1/4; thence due West to the SW corner of said 1/4 1/4; thence due South to the center line of Bay Rd. ; thence West along said center line to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the NE corner of the SE1/4 of the SE1/4 of SEC 24, TWP4ON, R1W, W.M. ; thence due East to the center line of Harborview Rd. ; thence South along said center line to the point of intersection with the Northwesterly property line, extended, of Lot 1, Block 1, Morgan's Cottonwood Long Flat; thence in a Southwesterly direction along the NW property line of Lot 1 of said Flat to its NW corner; thence Southwesterly to the SE corner of Lot 4, Block 2, of said Flat; thence Southwesterly along the South property line to the SW corner of said lot; thence in a Northwesterly direction along the Southwesterly property lines of Lots 4-15, Block 2, of said Plat, and crossing Cottonwood Dr. to the SE corner of Lot 1, Block 3, of said Flat; thence continuing in a Northwesterly direction along property lines to the NE corner of Lot 6, Block 1, of said Flat; thence in a Southwesterly direction along the Northwesterly lot lines of Lot 6, Block 1, and Lot 2, Block 2, as extended to the Easterly line of Government Lot 3; thence South along said line to the mean high water mark of Birch Bay; thence Northerly along the mean high water mark of Birch Bay to the Easterly line of Government Lot 2, SEC 23, TWP4ON, R1W, W.M. ; thence Northerly to the center line of Birch Point Rd. ; thence Westerly along said center line 60' ; thence North to the Northern line of Government Lot 2; thence East to the E1/4 corner of SEC 23; thence in a Southeasterly direction, on a line 200' , more or less, North of and parallel to the center line of Birch Bay Dr. , to the center line of Deer Trail Rd. ; thence Southerly to a point 150' , more or less, North of the center line of Birch Bay Dr. ; thence Easterly along a line parallel to and 150' , more or less, Northerly of Birch Bay Dr. to the NE corner of Lot 20, Birch Bay West End Estates Long Flat; thence Easterly to the Northwesterly corner of Lot 12, Kingsland Long Flat; thence continuing Southeasterly to the NE corner of Lot 9 of said Flat; thence South to the NW corner of Lot 7, Kingsland Long Flat, Division 1; thence in a Southeasterly line to the NE corner of Lot 8 of said Long Flat; thence Easterly to a point on the center line of Shintaffer Rd. , 190' , more or less, North of intersection of the center lines of Birch Bay Dr. and Shintaffer Rds. ; thence North on said center line to intersect with center line of Anderson Rd. ; thence Easterly along center line of Anderson Rd. to the NE corner of the NW1/4 of the SE1/4 of SEC 24; thence due South to the point of beginning. Situate in Whatcom County Washington RESIDENTIAL RURAL (Res Rural 2 du/acre) AREA 1: A tract of land beginning at the NE corner of SEC 35, TWP4ON, R1E, W.M. ; thence South along said section line to a point 220' , more or less, North of the E1/4 corner of said section; thence due West to a point 287.8' West of East section line and parallel to E/W center line of said section; thence due North to a point 2060' South and 287.8' West of the East line of said section; thence Westerly to the East line of 7"" and center line of Bruce Rd. projected North; thence South along said line to a point 540' South of the NE corner of the NW1/4 of the IX-3 SE1/4 of said section; thence due West to the Western line of the E1/2 of the NW1/4 of the SE1/4 of SEC 35; thence North along said line to the Southern boundary of the Pettit Short Flat; thence West along Southern boundary of said Plat .to the Western line of the SE1/4 of SEC 35; thence North along said line to the NW corner of the SW1/4 of the NE1/4 of said section; thence West to a point 330' West of said corner; thence due North to the Northern boundary of said section and center line of Arnie Rd.; thence due East along said center line to the point of beginning. Exclusive of the area of Neighborhood Commercial. Situate in Whatcom County Washington RURAL (Rural 5 acres) AREA 1: A tract of land beginning at the SE corner of SEC 1, TWP39N, R1W, W.M. ; thence West along the center line of Grandview Rd. to the SW corner of said section; thence North along said section line to the North line of the S1/2 of said section; thence East along said line to the center line of Jackson Rd. ; thence South along said center line to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the intersection of the center lines Loomis Trail Rd. and Portal Way, SEC 16, TWP4ON, R1E, W.M. ; thence West along the center line of Loomis Trail Rd. to the SE corner of the SW1/4 of the SE1/4 of SEC 17, TWP4ON, R1E, W.M. ; thence due South to the center line of California Creek; thence Northwesterly along the center line of California Creek to the center line of Blaine Rd. ; thence North along the Western line of SEC 17 to the NW corner of SEC 17; thence due East to the Western line of the E1/2 of SEC 8, TWP4ON, R1E, W.M. ; thence North along this line to the center line of Portal Way; thence Southeasterly along said center line to the point of beginning. Situate in Whatcom County Washington AREA 3: A tract of land beginning at the E1/4 corner of SEC 12, TWP4ON, R1E, W.M. ; thence South along the center line of Delta Line Rd. to the E1/4 corner of SEC 25, TWP4ON, RIE, W.M. ; thence west along the center line of Creasy Rd to the center line of Custer School Rd. ; thence Southerly along said center line to the center line of I-5; thence Northwesterly along said center line to the Northern line of the 81/2 of the NW1/4 of the NW1/4 of SEC 26, TWP4ON, R1E, W.M. ; thence East to the SW corner of the NW1/4 of the NE1/4 of the NW1/4 of said section; thence North to the NW corner of the SE1/4 of the SW1/4 of SEC 23, TWP 40N, R1E, W.M. ; thence due West to the center line of I-5; thence Northwesterly along the center line of I-5 to the Southern line of the N1/2 of the SE1/4 of SEC 8, TWP4ON, R1E, W.M. ; thence due East to the NW corner of the SE1/4 of the SE1/4 of said section; thence due North to the center line of Dakota Creek; thence Easterly along the center line of Dakota Creek to the line between SEC 8 and SEC 9, TWP4ON, R1E, W.M; thence Northerly to the W1/4 corner of SEC 9 and the center line intersection of Harvey and Hoier Rds. ; thence Easterly and Northeasterly along the center line of Hoier Rd. to the center line of Statvolt Rd. ; thence Southeasterly and Easterly along the center line of Haynie Rd. to the point of of beginning. Situate in Whatcom County Washington IX-4 RURAL (Rural 10 acres) AREA 1: A tract of land beginning at the E1/4 corner of SEC 12, TWP4ON, R1E, W.M. ; thence Westerly along the center line of Haynie Rd. to the center line of Statvolt Rd. , thence continuing Westerly along the center line of Hoier Rd. to the center line of Harvey Rd. ; thence due South to the center line of Dakota Creek; thence Westerly along the center line of Dakota Creek to the Western line of the E1/2 of the E1/2 of SEC 8, TWP40 North, R1E, W.M. ; thence North along this line to the SE corner of the SW1/4 of the NW1/4 of the SE1/4 of the SE1/4 of SEC 32, TWP41N, R1E, W.M. ; thence due West to the SW corner of the NW1/4 of the SE1/4 of the SE1/4 of said section; thence due North along this line to the United States/Canadian Border; thence due East to the NE corner of SEC 36, TWP41N, R1E, W.M. ; thence due South to the center line of H Street Rd. ; thence East along said center line to the NE corner of SEC 1, TWP4ON, R1E, W.M. ; thence due South to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the NE corner of the SW1/4 of the SE 1/4 of SEC 3, TWP4ON, R1E, W.M. ; thence East along the 1/4 1/4 section line to its intersection with the center line of I-5; thence Southeasterly along said center line to the Easterly line of the W1/2 of the W1/2 of SEC 16, TWP4ON, R1E, W.M. ; thence South along said line to the center line of Portal Way; thence Northwesterly along said center line to the West line of the SE1/4 of SEC 8; thence North along said line to the point of beginning. Situate in Whatcom County Washington AREA 3: A tract of land beginning at the S1/4 corner of SEC 31, TWP4ON, R1E, W.M. ; thence North to the NW corner of the SW1/4 of the SE1/4 of said section; thence East to the NE corner of said 1/4 1/4 section; thence North to the NW corner of the NE1/4 of the SE1/4 of said section; thence East to the E1/4 corner of said section; thence North along section line to the NW corner of the SW1/4 of the NW1/4 of SEC 32, TWP4ON, R1E, W.M. ; thence East to the SW corner of the NE1/4 of the NE1/4 of said section; thence North to the SW corner of the NE1/4 of the NE1/4 of SEC 29, TWP4ON, R1E, W.M. ; thence West to the NW corner of the SE1/4 of the NW1/4 of said section; thence North to the SE corner of the SW1/4 of the SW1/4 of SEC 17, TWP4ON, R1E, W.M. ; thence West to the intersection of the center lines of Blaine and Lincoln Rds. ; thence North along the center line of Blaine Rd. to the center line of California Creek; thence Southeasterly along the center line of California Creek to the Western line of the E1/2 of the E1/2 of SEC 20, TWP4ON, R1E, W.M. ; thence North along said line to the center line of Loomis Trail Rd. ; thence East along said center line to the center line of Portal Way; thence Southeasterly along said center line to a point 1500' Southeasterly of the North line of SEC 27, TWP4ON, R1E, W.M. , as measured along the center line of Portal Way; thence Northeasterly on a line perpendicular to the center line of Portal Way to the intersection with the center line of I-5; thence Southeasterly along said line to its intersection with the center line of Custer School Rd. ; thence Southerly along said center line to the SE corner of SEC 26, TWP4ON, R1E, W.M. ; thence West along the Southerly line of said section to the East line of the W1/2 of the E1/2 of the NE1/4 of the NW1/4 of SEC 35, TWP4ON, R1E, W.M. ; thence South to the SE corner of the W1/2 of the E1/2 of the NW1/4 of said IX-5 section; thence East to the NE corner of the SE1/4 of the NW1/4 of said section; thence South along the Eastern line of the W1/2 of said section to the SW corner • of Pettit Short Flat; thence due East to the East line of the W1/2 of the NW1/4 of the SEI/4 of said section; thence South along said line 330', more or less; thence due East to the West line of the E1/2 of the E1/2 of SEC 35 and the center line of Bruce Rd. ; thence due North to the SW corner of the City of Custer Long • : Flat; thence East along the Southern boundary of said Flat to a point 290' West of the East line of SEC 35; thence due South 360'; thence East to section line between SEC 35 and 36; thence North along the Eastern boundary of SEC 35 to the NW corner of SEC 36, TWP40N, R1E, W.M. and the center line of Custer School Rd. ; thence Northerly along said center line to the center line of I-5; thence Southeasterly along said center line to the Southern line of SEC 36; thence due West along said line and the center line of Bay Rd. to the point of beginning. Situate in Whatcom County Washington AGRICULTURE AREA 1: A tract of land beginning at the SE corner of SEC 36, TWP40N, R1E, W.M. ; thence due West to the center line of I-5; thence Northwesterly along said center line - to the center line of Custer School Rd. ; thence Northerly along the center line of Custer School Rd. to the center line of Creasey Rd. ; thence due East to the E1/4 corner of SEC 25, TWP40N, R1E, W.M. ; thence due South along the Eastern line of SEC 25 and 36 to the point of beginning. Situate in Whatcom County Washington NEIGHBORHOOD COMMERCIAL AREA 1: A tract of land beginning at the intersection of the center line of Portal Way with the Eastern line of SEC 35, TWF40N, R1E, W.M. ; thence Northwesterly along said center line to a point of intersection with the center line of Warwick Ave. ; thence East long said center line to intersect with the East line of SEC 35; thence South along said line to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the line of intersect of the center line of Harborview Rd. and the South property line extended West of Harborview Estates Long Flat, SEC 19 TWP40N, R1E, W.M. ; thence due East along the Southern line of said Flat to the East line of the W1/2 of the NW1/4 of the NW1/4 of said section; thence due South 490' , more or less; thence due West to the center line of Harborview Rd. ; thence North along said center line to the point of beginning. Situate in Whatcom County Washington AREA 3: A tract of land beginning at the E1/4 corner of SEC 23, TWP40N, R1W, W.M. ; thence North 87 07'37" West, 60' ; thence due South 185' , more or less, to the center line of Birch Point Rd. ; thence due West along the center line of Birch Point Rd. (Co.Rd. 482) to intersection with center line of a 40' Rd. conveyed to IX-6 Whatcom Co. by Deed, recorded March 10, 1910, in Volume 110 of Deeds, page 586, under Auditor's File Number 138579 (Co. Rd. 482); thence Northeasterly and Easterly along the center line of said road, extended to a point 700' , more or less, West of, and 70' , more or less, North of the E1/4 corner of SEC 23; thence due North 40' , more or less; thence South 87 07•'37" East, parallel to the E/W center line of said section, 508' ; thence North 17 14'27" East, 208'; thence North 71 14'27" East, 120' ; thence South 71 45'33" East, 30' ; thence South 02 34'27" West, along East line of SEC 23, 350' to the point of beginning. Situate in Whatcom County Washington GENERAL COMMERCIAL AREA 1: A tract of land beginning at the NW corner of the SE1/4 of the SE1/4 of SEC 19, TWF40N, R1E, W.M. ; thence due East to the center line of Blaine Rd.; thence due South along the center line of Blaine Rd. to the SW corner of the NW1/4 of the SW1/4 of the SW1/4 of SEC 20, TWF40N, R1E, W.M. ; thence East to the SE corner of said 1/4 1/4 1/4; thence South to the SE corner of the NW1/4 of the NW1/4 of the NW1/4 of SEC 29, TWF40N, R1E, W.M. ; thence due West 110' , more or less; thence due South to the South line of the NW1/4 of the NW1/4 of SEC 29; thence due West to the Easterly property line of Holiday Park Long Flat; thence North along said property line to the center line of Birch Bay-Lynden Rd. ; thence West along said center line to a point 1208.08' East of the S1/4 corner of SEC 19; thence North 660' , more or less; thence East to the NW Corner of the S1/2 of the SE1/4 of the SE1/4 of said section; thence due North to the point of beginning. Situate in Whatcom County Washington RESORT COMMERCIAL AREA 1: A tract of land beginning at the NW corner of the SE1/4 of the NW1/4 of SEC 31, TWP40N, R1E, W.M. ; thence due South 520' , more or less; thence due West to the center line of Terrell Creek; thence Southerly along said center line to the center line of Broadway Rd. ; thence due West along said center line extended to the mean high water mark of Birch Bay; thence Northerly along the mean high water mark to" a point 40' South of the Southern line of First Ln. , extended; thence East, on a line parallel to the Southern line of First Ln. and 40' South, to the East line of the W1/2 of the SE1/4 of SEC 30; thence South to the NW corner of the NE1/4 of the NW1/4 of said section; thence East to the NE corner of said 1/4 1/4; thence South to the SE corner of said 1/4 1/4 and the center line of Alderson Rd. ; thence West along said center line to the point of beginning. Situate in Whatcom County Washington AREA 2: A tract of land beginning at the NE corner of the NW1/4 of SEC 30, TWF40N, RIE, W.M. ; thence South to the SE corner of the NE1/4 of the NW1/4, said section; thence in a Southeasterly and Southerly direction along the Eastern property line of Sea Links Golf Course Tract to the SE corner of Sea Links Golf Course Tract; . thence due West 100' , more or less, to the NE corner of the S1/2 of the NE1/4 of the SW1/4 of SEC 30; thence South to SE corner of the NE1/4 of the SW1/4 of said section; thence due West to the SW corner of said 1/4 1/4; thence due South IX-7 210' , more or less; thence due West 200' , more or less; thence due South 90' to the center line of Evergreen Ln. ; thence due West to the mean high water mark of Birch Bay; thence Northwesterly along the mean high water mark to the West line of Government Lot 4; thence North along this line to a point of intersect with the Northwesterly property lines extended SW of Lot 6, Block 1, and Lot 2, Block 2, Cottonwood Beach Long Flat, SEC 24, TWP4ON, R1W, W.M. ; thence Northeasterly along said line to the Northwesterly corner of Lot 6, Block 1, Cottonwood Beach Long Plat; thence Southeasterly along the property line between Cottonwood Beach Long Plat and Morgan's Cottonwood Beach Flat to the Southeasterly corner of Lot 4, Block 2, of Morgan's Cottonwood Beach Long Plat, SEC 24; thence Northeasterly along said property line of Lot 4, Block 2, to the Morgan Dr. right-of-way; thence Northeasterly across Morgan Dr. right-of-way to a point of intersect with the Northwesterly property corner, Lot 1, Block 1, Morgan's Cottonwood Beach Long Plat; thence Northeasterly along the Northwesterly property line of said lot as extended to the center line of Harborview Rd. ; thence North along center line of Harborview Rd. to a point of intersect with a line extending West, the said line being the Northerly line of the Southerly 705.98' of the Northerly 1905.27'of Government Lots 3 and 4, SEC 19, TWP4ON, R1E, W.M. ; thence Easterly along said line to the East line of Government Lot 3; thence due South to the SE corner of the SW1/4 of the SW1/4 of SEC 19 and the center line of Birch Bay- Lynden Rd. ; thence East along said center line to the point of beginning. Situate in Whatcom County Washington GATEWAY INDUSTRIAL AREA 1: A tract of land beginning at the NE corner of the SW1/4 of the SW1/4 of SEC 23, TWP4ON, R1E, W.M. ; thence due South to the SE corner of the N1/2 of the NW1/4 of the NW1/4 of SEC 26, TWP4ON, R1E, W.M. ; thence due West to the center line of I- 5; thence Northwesterly along said center line to a point which intersects with a line drawn perpendicular to the center line of the Portal Way right-of-way, and projected from a point 1500' SE along said center line from the North tine of SEC 27, TWP4ON, R1E, W.M. ; thence Southwesterly along the above referred perpendicular line to the center line of the Portal Way right-of-way; thence Northwesterly along said center line to intersect with the West line of the E1/2 of the SW1/4 of SEC 16, TWP4ON, R1E, W.M. ; thence North along said line and continuing North along the West line of the E1/2 of the NW1/4 of said section to intersect with the center line of I-5; thence Southeasterly along said center line to intersect with the North line of the S1/2 of the SE1/4 of SEC 22, TWP4ON, R1E, W.M. ; thence East along said line to the point of beginning. Situate in Whatcom County Washington IX-8