HomeMy WebLinkAboutord2010-037WHATCOM COUNTY COUNCIL AGENDA BILL
NO. 2010 - 54 D
CLEARANCES
Initial
Date
Date Received in Council Office
Agenda Date
Assigned to:
Ori 'nator:
7/27/2010
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JUL 2 7 2010
VV H ATC O M COUNTY
COUNCIL
7/27/2010
Introduction
Division Hea d:
8/10/2010
Council
Dept. Head:
Prosecutor:
7" p2 -( to
Purchasin Bud et:
Executive:
TITLE OF DOCUMENT:
Ordinance Amending UGA's for Birch
Bay & Ferndale
ATTACHMENTS:
SEPA review required? (
SEPA review completed? (
) Yes
) Yes
( ) NO
( ) NO
Should Clerk schedule a hearing ? ( ) Yes ( ) NO
Requested Date:
SUMMARYSTATEMENT OR LEGAL
hearing, you must provide the language for use
Be clear in explaining the intent of the action.)
Ordinance Amending UGA's for Birch Bay & Ferndale
NOTICE LANGUAGE: (If this item is an ordinance or requires a public
in the required public notice. Be specific and cite RCW or WCC as appropriate.
COMMITTEEACTION:
COUNCIL ACTION:
7/27/2010: Introduced
8/10/2010: Council Amended & Adopted 4 -2,
Mann & Weimer opposed and Kershner absent
Ord. 2010 -037
Related County Contract #:
Related File Numbers,
AB2010 -054A thru AB2010 -054C
Ordinance or Resolution
Number: Ord, 2010 -037
Please Note: Once adopted
on the CounLys website at:
and signed, ordinances and resolutions are available for viewing and printing
www.co.whatcom.wa.us /council.
SPONSORED BY: Consent
PROPOSED BY: Consent
INTRODUCTION DATE :Aug. 10 , 2010
ORDINANCE NO, 2010 -037
AMENDING ORDINANCE 2009 -071, THE OFFICIAL WHATCOM COUNTY
ZONING MAP, AND THE WHATCOM COUNTY COMPREHENSIVE PLAN AND
MAPS, TO IMPLEMENT CHANGES RELATING TO COMPLETION OF THE 10
YEAR REVIEW OF THE URBAN GROWTH AREAS REQUIRED UNDER THE
GROWTH MANAGEMENT ACT
WHEREAS, the Washington State Growth Management Act (GMA) requires
Whatcom County to review, at least every ten years, its urban growth areas and the
densities permitted within the incorporated and unincorporated portions of the
urban growth areas; and
WHEREAS, the GMA further requires that the county amend its
comprehensive plan designating urban growth areas, and the densities permitted in
the urban growth areas to accommodate the urban growth projected to occur in the
county for the succeeding 20 year period; and
WHEREAS, time was of the essence to complete the review and revision of
Whatcom County's UGA boundaries and the densities permitted within them due to
an order of the Western Washington Growth Management Hearings Board in Petree,
eta/ v. Whatcom County, Case No. 08- 2 -0021c requiring completion of the County's
10 year review by December 1, 2009; and
WHEREAS, Whatcom County adopted Ordinance 2009 -071 on November 24,
2009 completing the required 10 year UGA review;
WHEREAS, on February 16, 2010 the Western Washington Growth
Management Hearings Board (GMHB) agreed to a stipulation that Ordinance 2009-
071 was acted on prior to the December 1, 2009 deadline of the GMHB and cured
the non - compliance regarding the County's failure to act;
WHEREAS, multiple Petitions for Review of the County's action have been
filed in a timely manner with the GMHB challenging the County's enactment of
Ordinance 2009 -071,
WHEREAS, the Whatcom County Council met with Petitioners for purposes of
settlement negotiations in an open public meeting on April 12, 2010;
WHEREAS, the Whatcom County Council wishes to settle some of the
Petitions for Review based on review of facts and new information provided by
petitioners, more specifically, the urban growth areas for Birch Bay and Ferndale;
Page 1 of 16
WHEREAS, the findings of fact and conclusions of law entered into in support
of Ordinance 2009 -071 are hereby incorporated by reference, except as specifically
amended herein;
WHEREAS, legal notice requirements have been met; and
WHEREAS, the County Council finds the Comprehensive Plan and zoning
amendments in the interest of the public health, safety, and welfare, based on the
following findings and conclusions:
FINDINGS OF FACT:
Growth Management Act Requirements
1. The Growth Management Act expects that the county attempt to reach
agreement with each city on the location of an urban growth area. If such
an agreement is not reached with each city, the county must justify in
writing why it so designated the area an urban growth area. (RCW
36.70A.110(2)) Petitions for Review of Ordinance 2009 -071 were filed by
the cities of Blaine, Ferndale, Nooksack, and Sumas. The Whatcom County
Council met with these cities in an open public meeting on April 12, 2010
in an attempt to reach agreement on the designation of the urban growth
area for the respective city.
2. Notice of proposed comprehensive plan and zoning amendments were sent
to the Department of Commerce on August 21, 2009 pursuant to RCW
36.70A.106(1). Notice of the proposed amendments to Ordinance 2009-
071 was sent to the Department of Commerce on May 12, 20104
3. Notice of the proposed amendments to Ordinance 2009 -071 was sent to all
cities on June 2, 2010.
County Code Requirements
45 Comprehensive plan amendments require (WCC 2.160.080) that the
County Council 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:
Page 2of16
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.
His 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 shall be required to acquire development
rights from a designated TDR sending area.
i. One development right shall be transferred for every five acres
included into an UGA. The county council may modify this
requirement if a development agreement has been entered into
that specifies the elements of development in the expanded
UGA. The development agreement should include, but not be
limited to, affordable housing, density, allowed uses, bulk and
setback standards, open space, parks, landscaping, buffers,
critical areas, transportation and circulation, streetscapes,
design standards and mitigation measures.
ii. Exceptions to required TDRs include urban growth area
expansion initiated by a government agency, correction of map
errors, properties that are urban in character, or expansions
where the public interest is served.
His Urban growth area expansion initiated by the county, cities or
other agencies shall be subject to review by county and city
planning staff, and the appropriate administrative bodies, to
determine whether the subject site is appropriate for designation
as a TDR receiving area.
50 Zoning code amendments require (WCC 20.90.050(4)) the hearing body to
evaluate the merits of the amendment in relationship to the goals, policies
and objectives of the Comprehensive Plan for compliance with any other
special provisions as provided by WCC 20.90.060. The hearing body must
create written findings and a recommendation to the county council for
each amendment.
Page 3of16
Public
Participation
and Inter - governmental
Coordination
6.
On April 12,
2010,
the
Council
met as a
Committee of the Whole to review
issues and concerns submitted by Petitioners regarding Ordinance 2009-
071.
7. In furtherance of settlement, on April 27, 2010, the Council met as a
Committee of the Whole to direct staff on preparation of proposed
amendments to Ordinance 2009 -071,
8. On May 11, 2010, the Council convened as the Committee of the Whole to
review the amended draft ordinance and findings for the review. The
ordinance was introduced for consideration by the Council on May 25,
2010.
90 Public Hearings: The County Council and Planning Commission held
hearings to collect public input about various issues. All hearings were
duly advertised and addressed the following issues:
• Land Capacity Methodology (12/9/2008 - County Council)
• Environmental Impact Statement Scoping (2/17/2009 - Joint Planning
Commission and County Council)
• City UGA Proposals (6/23/2009 - County Council with an invitation
extended to Planning Commission members)
• Executive Recommendations (9/17/2009 - Joint Planning
Commission /County Council)
• UGA Ordinance amending comprehensive plan and zoning code, including
maps (11/24/09 - County Council)
• Ordinance amending Ordinance 2009 -071 (07/13/10 - County Council)
Growth Forecasts
10, In 2009, the Council found that the growth forecast of 246,602, with a
request for Bellingham to return with a proposal to accommodate
additional population of 4,441, is both within the range of OFM population
forecasts for 2029 and is a reasonable forecast considering migration
trends and the purpose of and use of the projections during an Urban
Growth Area review process. The Council finds that the revised population
growth forecasts for Birch Bay and Ferndale are within a reasonable range
for a twenty -year planning period, and adjustments to those forecasts and
allocations should be made, which will increase the county -wide forecast to
247,755. Land monitoring, communication with the cities, and monitoring
of and participation in efforts to broaden current capital facilities plans will
give the County sufficient information to determine if the growth rates,
population allocations and land supplies in various localities need to be
adjusted.
Page 4 of 16
EIS and Alternatives
11. The Final EIS was published and made available to the public on October
23, 2009. All proposed changes in UGA boundaries are within the range of
alternatives studied in the EIS and suitability analysis, as is the countywide
population projection for 2029 of 247,755.
Land Supply, Land Demand, and Monitoring
12. On February 10, 2009, Whatcom County Planning and Development
Services published an initial analysis of the capacity of the ten UGAs in
Whatcom County to accommodate growth over the next twenty year
period. On March 16, 2009, a revised. analysis was published. On August
14, 2009, Executive Recommendations included a slightly revised method
and results. A revised analysis based on the.amended Urban Growth Area
proposals was published on July 2, 2010, and available for public review
prior to adoption of the amended ordinance.
UGA Boundaries
Birch Bay
13. The current Birch Bay Community Plan for designation of the UGA was
submitted by the county in June 2009 as a basis for UGA review. The
proposal included keeping the current UGA boundaries and the allocation
of population as outlined in the 2004 Community Plan,
14. The County Executive proposed a reduction in the future population
forecast for Birch Bay, and a resulting decrease in the size of the UGA.
The County Executive also proposed deleting the provisions of a rezone at
the intersection of Blaine and Alderson Roads in Ord. 2004 -049,
15. The Whatcom County Comprehensive Plan encourages Birch Bay to
establish new residential developments at densities averaging four units
per net residential acre. The Birch Bay Community Plan also encourages
multi - family residential densities in some areas of the UGA.
16. The density assumption used in the land capacity analysis was 5.7 units
per net residential acre.
17. Birch Bay serves primarily as a resort community, although its identity is
shifting as more full -time residents move into the area.
18. The Birch Bay community has been engaged in ascertaining the viability of
incorporation. An incorporation feasibility study was completed in March
2008.
19. The Birch Bay community has actively planned for its future, drafting the
Birch Bay Community Plan in 2004, updating the Transportation chapter in
2009, and crafting design guidelines for commercial areas.
Page 5of16
20. Public facilities and services have been planned for Birch Bay. Birch Bay
Water and Sewer District provides sanitary sewer and domestic water to
the area.
21. The Birch Bay Water and Sewer District's 2009 Comprehensive Water Plan
indicates that the existing water supply contract with the City of Blaine is
only sufficient to provide a maximum daily rate through 2011. The
district's plan states that additional water supply, including use of surplus
storage, and /or conservation will be necessary to meet the demand
beyond that time. The plan further states that the District is able to serve
its projected population through 2015 with contracted water supply
provided by the City of Blaine and the District's water storage capacity.
The district's 2009 Comprehensive Water Plan includes several new supply
and distribution projects expected to address supply deficiencies. The
district's Comprehensive Water Plan population projection accommodates
the revised population growth allocation.
22. The 2009 Sewer Plan indicates that the district will exceed existing
capacity by 2019. However, with the wastewater treatment plant upgrade
projects noted in the 2009 Comprehensive Sewer Plan, the District will be
able to accommodate the growth anticipated to 2029. The district's 2009
sewer plan accommodates the revised population growth allocation.
23. Fire District 21 (aka North Whatcom Fire and Rescue), which serves the
Birch Bay UGA, has completed and adopted a Capital Facilities Plan for its
fire district. The capital facilities plan is adopted by reference in the
comprehensive plan, and is implemented through concurrency
requirements in county code (WCC 20.80.212) and through the State
Environmental Policy Act (SEPA).
24. The Birch Bay community is developing plans to protect aquatic resources
in Birch Bay, through the Birch Bay Watershed Characterization Project
and the Birch Bay Watershed and Aquatic Management (BBWARM)
program. The Whatcom County Flood Control Zone District designated
BBWARM as a subzone of the district and levies an assessment on
properties within the subzone to pay for stormwater management
improvements in an effort to improve the water quality of Birch Bay.
Whatcom County was also required to designate Birch Bay as a Shellfish
Protection District pursuant to RCW 90.72.045 due to water quality
degradation caused by ongoing nonpoint sources of pollution that closed or
downgraded the recreational shellfish growing areas in Birch Bay,
25. Cities in Whatcom County raised the concern during the Growth
Management Coordinating Council process, and in public hearing
testimony, that the priority should be on urban growth in incorporated
areas before growth into unincorporated areas. Birch Bay, however, has
Page 6 of 16
adequate public facilities and services for urban development, and
allocation of additional growth is warranted based on historic growth rates.
26. Based on the amended population allocation, and the revised UGA
boundaries, the land capacity analysis shows adequate residential acres.
27. Based on the proposed employment allocation, and the revised UGA
boundaries, the land capacity analysis shows adequate employment land
supply.
28. The Birch Bay UGA has sufficient capacity to accommodate projected
growth, densities allowed are urban in nature except for special
environmentally sensitive areas, and adequate public facilities and services
can be provided. The proposed UGA boundary maintains a balance
between supply and demand for urban land. Ordinance 2009 -071
removed some sensitive lands from the UGA that are not suitable to urban
development and might degrade the quality of water entering Birch Bay,
29, The Birch Bay Community Plan strongly recommended the facilitation of
concentrated commercial development at commercial nodes located at
intersections of arterial roads. One of the nodes in question is at the
intersection of Blaine Road and Birch Bay- Lynden Road. This intersection
was envisioned as a neighborhood where the residential and commercial
development interrelated and supported each other. Ordinance 2009 -071
erroneously stripped away the Maritime Manor property from the Birch Bay
UGA at that intersection which was especially detrimental to the viability of
that planned node. Without the residential component, the success of the
node as a community is placed in jeopardy because the residential
component supports the commercial and vice versa. This situation creates
special circumstances resulting in the need for a limited restoration to the
Birch Bay UGA in order to retain that residential component and better
assure the success of that part of the community.
Ferndale
30. The City of Ferndale submitted a written paper to the County Council and
Planning Commission regarding its UGA on June 9, 2009. The proposal did
not include a proposed UGA boundary, but stated the city would submit a
specific proposal by October 30, 2009 after the County Council approved
the land capacity analysis. The city suggested in its June proposal that it
would request the county reduce the UGA by 900 gross acres for
residential purposes, and expand the UGA for employment purposes by
100 gross acres in the vicinity of Slater and I -5, abutting the Bellingham
UGA, and by 80 acres on the west side of Enterprise Road. The city
requested an allocation of 8,687 additional people and 4,747 additional
employees.
Page 7 of 16
31. The County Executive, after consultation with city elected and
administrative officials, recommended reduction of the Ferndale UGA to be
consistent with the county -wide land capacity analysis methodology. The
Executive proposed a lower allocation of population and employment than
requested in order to shift growth back to Bellingham, the county's
primary population and employment center, and to be consistent with
historic growth patterns and overall county -wide growth projections. The
County Executive proposal, released on August 19, 2009 for public review,
did not include the Slater and Enterprise areas.
32. The City of Ferndale held two neighborhood meetings, two open record
public hearings before the City Planning Commission and Council, and
several Planning Commission public workshops. The City also sent a
mailer to every property owner in the impacted Urban Growth Areas,
placed nearly two dozen postings in and around the subject areas between
June and August 2009, and issued press releases notifying the public of
Ferndale's process. The comments of these meetings were reviewed and
incorporated into the City of Ferndale proposal to reduce the UGA by
approximately 800 net acres, which was transmitted to the County Council
and Executive in August 2009,
33. The City of Ferndale provided a written proposal to the Whatcom County
Council on August 19, 2009, the same day that the Executive released his
recommendations. The city affirmed its earlier positions as to the size of
the UGA. The City also provided a map that included proposed reductions
in the UGA and proposed expansion of the UGA for employment purposes,
both consistent with the City's June proposal.
34. Based on its location north of Bellingham and along -I -5, Ferndale is now
both an employment center as well as a residential community. Ferndale
accounted for 8.2% of the county growth between 1990 and 2008, third to
the City of Bellingham and City of Lynden during this time period.
35. The County -wide Land Capacity Analysis methodology allows the County to
consider achieved densities rather than planned densities. Achieved
densities reflect development which has already occurred, while planned
densities reflect the potential density allowed within a zone. An alternative
analysis for Ferndale was completed in 2010 that provided greater
emphasis on achieved densities.
36. Residential achieved densities, including vested applications within the City
of Ferndale, have increased over the previous decade.
37. The City of Ferndale has initiated several incentive -based sprawl- reducing
measures: increased height limits and reduced setbacks within multi-
family zones, minimum residential densities within Downtown zones,
reduced water and sewer connection fees for dense developments and infill
Page 8 of 16
projects, the establishment of a cottage housing ordinance, expansion of
mixed -use commercial zones, incentives for commercial developments
which incorporate residential elements.
38. In August 2009, the City of Ferndale proposed the removal of
approximately 800 net acres of its existing unincorporated Urban Growth
Area, The County Council action in November 2009 removed
approximately 1,500 acres from the unincorporated Urban Growth Area of
the City of Ferndale. In this 2010 ordinance, the County Council restores
567 acres into the unincorporated Urban Growth Area,
39. The Whatcom County Comprehensive Plan encourages Ferndale to
establish new residential developments at densities averaging five to ten
units per net residential acre. Whatcom County's UR(4) zoning requires a
minimum net density of four dwelling units per acre in the unincorporated
portion of the UGA.
40. The density assumption used in the revised land capacity analysis was 4.5
units per net residential acre (5.7 within the city and 4.0 in the
unincorporated portion of the UGA).
41. Portions of the Ferndale UGA lie within the Drayton Harbor and Birch Bay
watersheds, which have been designated as a Shellfish Protection District
(Drayton Harbor in 1995) pursuant to RCW 90.72.045 due to water quality
degradation caused by ongoing nonpoint sources of pollution that closed or
downgraded the recreational and commercial shellfish growing areas in
Drayton Harbor and Birch Bay, From 1999 to 2004, the Drayton Harbor
was downgraded to a "Prohibited" status for shellfish harvesting. Due to
improvements in water quality, the state conditionally reopened the main
shellfish beds to harvesting in 2004.
42. The City of Ferndale has adopted stormwater protection requirements
which meet or exceed Department of Ecology standards. Such standards
will apply to new development throughout the City, including all future
annexations.
43. The City requires that new development connect to City services, including
sanitary sewer. The City will provide incentives for property owners within
the City who own or maintain an onsite septic system to transition to
public sewer. Within the city, the elimination or gradual decrease of septic
systems within protected watersheds may improve non -point pollution in
these areas.
44. The proposed Slater and I -5 and Enterprise UGA reserves were not
evaluated for employment capacity under the land capacity analysis, but
the transportation analysis in the final EIS assumes capacity for a total of
363 additional jobs within the transportation analysis zones in which they
are located. This may be a low estimate depending on the intensity of
Page 9of16
commercial or industrial uses that may be developed there. The Slater
and Enterprise areas will be held in reserve status until such time as
capital facilities plans can be completed for those areas.
45. RCW 36.70A.160 states, "Each county and city that is required or chooses
to prepare a comprehensive land use plan under RCW 36.70A.040 shall
identify open space corridors within and between urban growth areas."
County -wide Planning Policies (D -5) also state, "All cities should grow in an
efficient manner while maintaining their character and, where reasonable,
shall provide for adequate open space between cities to prevent strip
development." The Slater and I -5 UGA Reserve is adjacent to the
Bellingham UGA. The City of Ferndale has indicated that it is willing to
work with the City of Bellingham, the Port of Bellingham, and Whatcom
County to identify appropriate open space corridors in this vicinity.
46. The Enterprise UGA Reserve area contains n o parcels which are larger than
twenty acres (the average lot size is approximately 4.5 acres). As a result,
none of the Enterprise Reserve is subject to the Agriculture Protection
Overlay District standards, and only 26.5 of the 113 acres are taxed as
Agricultural Open Space. Additional review of the potential impact from
expansion of urban development will be studied prior to annexation by the
City of Ferndale.
47. The City of Ferndale has indicated that it will work with Whatcom County
to develop a Transfer of Development Rights and /or Purchase of
Development Rights program, and will incorporate TDR /PDR requirements
into an annexation blueprint prior to the annexation of the restored Urban
Growth Area or reserve areas.
48. The City of Ferndale currently has water capacity to serve the existing and
proposed UGA. The city has identified and planned for water storage
capacity improvements that will be needed in the 20 -year planning period,
as well as near -term distribution improvements. The city updated its
Water Comprehensive Plan, which was approved by the Washington State
Department of Health on April 30, 2010. The updated plan includes the
Vista /Malloy area, and subsequent updates will include both the Enterprise
and Slater Road reserves.
49. The City's 1996 Comprehensive Wastewater Facilities Plan does not include
the entire UGA within the planning service area, but does include lands
outside the UGA (Figure 2 -1, 1996 plan) and was designed to
accommodate a significantly larger population. Treatment plant sewage
capacity currently exists to serve the subject area and may be expanded
per the City's "Phase III" proposal contained within the 1996 plan. The
Wastewater Facilities Plan was adopted by the City of Ferndale in 1996,
one year prior to Whatcom County designating an Urban Growth Area for
Page 10 of 16
the city. Washington State has not required an update to the Wastewater
Facilities Plan to include those areas added by Whatcom County in the
1997 UGA decision since the city's treatment plant capacity was more than
4 adequate to handle projected flows. The City of Ferndale is currently
developing an update to its Wastewater Facilities Plan. This plan will
include the Vista /Malloy area as well as the Enterprise and Slater reserve
areas. The city also includes wastewater treatment plant upgrades as well
as a series of sewer collection system upgrades in its 6 -year capital
facilities plan for 2007 -2012.
50. The Ferndale UGA is provided fire protection services from Whatcom
County Fire District 7. District 7 serves over 18,000 residents, the Alcoa
Aluminum Corporation, the Cherry Point Refineries, and the City of
Ferndale in a service area seven times the size of Ferndale and its Urban
Growth Area, including sixty -eight square miles of unincorporated
Whatcom County, Fire District 7 does not have a capital facilities plan.
51. Based on the population allocation, and considering the proposed UGA
boundaries, the land capacity analysis shows a surplus of residential acres.
However, the Vista /Malloy area, which was removed from the UGA by
Ordinance 2009 -071, is critical for the city's long range planning and as a
transportation and utility corridor. The area is also directly south of
employment centers along Grandview Road and directly north of planned
school facilities which are intended to serve a larger population. Placing
this area back in the UGA would make a more logical urban growth
boundary. The area was designated as an Urban Growth Area in 1997 and
the city has initiated necessary public facility and capital improvements for
the area. Without reasonable assurance of future land use designation in
this area, the city has expressed concern about committing financial
resources to plan public facilities and services for this area.
52. Based on the employment allocation and the proposed UGA boundaries,
the land capacity analysis prepared shows a small surplus of capacity but
is essentially in balance.
53. The Ferndale UGA has sufficient capacity to accommodate projected
growth, densities allowed are urban in nature, and adequate public
facilities and services can be provided. The land capacity analysis was
done consistent with the county -wide methodology used for all UGAs. The
rationale for the UGA size includes bringing a greater balance between
supply and demand for urban land, and will allow better planning for future
development. Measures such as the City's storm water protection
guidelines need to be in place for protection of the waters entering Puget
Sound, including Birch Bay and Drayton Harbor watersheds.
Page 11 of 16
54. In a letter dated July 21, 2010, the City has outlined plans to establish an
"annexation phasing plan" or "annexation blueprint" which will outline the
gradual outward expansion of the City, based on identified subareas,
infrastructure improvements, capital facilities plans, and actual growth.
55. In its July 21, 2010 letter, the City has committed to restricting
annexations within the Vista /Malloy restoration area without a TDR
program in place. The City has also expressed interest in developing a
TDR program with the cooperation of Whatcom County, the City of
Bellingham, and the Port of Bellingham to identify, create, and /or preserve
open space corridors and buffers between the cities of Ferndale and
Bellingham.
56. In its July 21, 2010 letter, the City has outlined a conceptual wetland
mitigation program which would provide the ability for projects within the.
City of Ferndale to mitigate wetland impacts within the unincorporated
County, resulting in increased City densities and the preservation,
protection, enhancement, or creation of wetland areas. The City has
committed to drafting code language for this purpose.
579 In its July 21, 2010 letter, the City has expressed an interest in re-
establishing an interlocal agreement with Whatcom County,
Conclusions
1. As set forth in the above findings, the Whatcom County Council concludes
that the proposed amendments conform to the requirements of the Growth
Management Act regarding the designation and review of urban growth
areas.
a. The proposed amendments are consistent with Whatcom County
County -wide Planning Policies, including the designation and review of
urban growth areas.
b. The comprehensive plans of the county and each city accommodate
the urban growth projected to occur in the county in the succeeding
twenty year period.
c. The comprehensive plan and development regulations include areas
and densities sufficient to permit the urban growth projected to occu r
in the county or city for the succeeding twenty -year period.
d. The growth management population projection made for the county of
247,755 is based on the projection made by the Washington State
Office of Financial Management, which provides a range from 216,300
to 318,832 in the year 2029 for Whatcom County.
e. Whatcom County attempted to reach agreement'with each city on the
location of an urban growth area through extensive consultation and
direct meetings, including ongoing settlement discussions and talks
Page 12 of 16
after Petitions for Review were submitted to the Western Washington
Growth Management Hearings Board.
f. The urban growth areas include those areas already characterized by
urban growth that have adequate existing public facility and service
capacities to serve such development or are within areas that will be
served adequately by a combination of both existing public facilities
and services and any additional needed public facilities and services.
g. This ordinance has taken into consideration actions to mitigate or
cleanse those discharges that pollute waters of the state.
h. There is evidence that the proposed UGAs can be provided with
adequate public facilities and services. However, the Council also
concludes that there are public facility and service gaps that have been
found during this review. The Council concludes that the purpose of
this UGA review is based on RCW 36.70A.130(3) that specifies the
requirement for the plan designating urban growth areas, and the
densities permitted in the urban growth areas to be revised. GMA
requires each city and the county to review and revise comprehensive
plans and development regulations by December 1, 2014, which will
include review of capital facility, transportation and utility elements.
The proposed policy which allows reconciliation of the capital facility
and service gaps as part of the periodic review process provides
additional time in which to document the anticipated ability to provide
adequate services and public facilities.
2. The Council concludes that the amendments to the comprehensive plan
and development regulations harmonize the GMA planning goals in RCW
36.70A.020.
a. The Council concludes that the public participation goals of the Growth
Management Act have been met through the Public Involvement Plan
prepared and implemented through Whatcom 2031, including early
and continuous public involvement, opportunities through public
meetings, public hearings and public notices as legally required by
state and county laws and regulations.
b. The proposed amendments protect resource lands of long -term
commercial significance from urban development not warranted based
on the record before the Planning Commission and Council.
c. The Council concludes that the proposed amendments are consistent
with the housing planning goal of the GMA, as the review and
designation of adequately sized urban growth areas, combined with the
variety of planned residential densities within the cities and the
unincorporated areas of the county promotes a variety of residential
densities and promotes the affordability of homes by providing
Page 13 of 16
adequate lands supply within urban growth areas for development of a
variety of housing types.
d. The Council concludes that the proposed amendments do not take any
private property for public use.
e. The Council concludes that the proposed amendments do not impair
the retention of open spaces within and between the urban growth
areas of the county which have been identified consistent with
36.70A.160 on Map 10 - Open Space Corridors - within the
comprehensive plan, and that the amendments are consistent with the
open space goal of the GMA, which encourages retention of open
spaces.
f. The Council considered the effect of its proposed decision on the
availability of lands for employment and economic development
purposes and concludes that by providing adequate land supply within
urban growth areas where businesses can develop and expand, the
proposed amendments are consistent with the economic development
goal of the GMA.
g. The transportation impacts of various alternative urban growth
strategies were examined in the DEIS, and the Council concludes that
the proposed amendments, which encourage urban growth in urban
areas, also encourage the development of efficient multimodal
transportation systems by encouraging population growth into areas
where transportation by means other than automobile may be more
easily developed, consistent with the transportation planning goal of
the GMA.
3. The Council concludes that the proposed amendments to the
comprehensive plan are consistent with the criteria for amendment of the
comprehensive plan.
a. The Council concludes that the studies and record made or accepted by
the department of planning and development services, include but are
not limited to the Final Environmental Impact Statement (October
23,2009), the Draft Environmental Impact Statement (May 8, 2009),
review of densities permitted within urban growth areas, as well as
rural growth (Appendix A, August 14,.2009), land capacity and
demand results (Appendix B, August 14, 2009, revised in 2010), land
monitoring proposed methods (Appendix C. August 14, 2009), public
participation strategy and results (Appendix D, August 14, 2009) and
assessment of existing Whatcom County countywide population and
employment growth projections (February 9, 2009). These studies
indicate changed conditions that show the need for the amendments
proposed.
Page 14 of 16
b. The Council concludes that the public interest will be served by
approving the amendment.
i. The rate or distribution of growth and development has been
well studied as part of the review process as demonstrated in
the EIS and other documents provided as part of the record.
ii. The effect on county and other service providers is documented
in Appendix E, 20 -Year Capital Facilities Plan, and within the
EIS.
iii. This ordinance does not include expansion of urban growth
areas into designated resource lands.
c. The Council concludes that the amendment does not include or
facilitate spot zoning.
4. The Council concludes that the proposed amendments to the Zoning Code
are consistent with the Growth Management Act, County -wide Planning
Policies, Comprehensive Plan, and criteria for amendment of the Zoning
Code.
a. The development regulations are consistent with and implement the
comprehensive plan as required in the Growth Management Act.
b. The development regulations encourage urban growth within the urban
growth areas and prohibit urban development without adequate public
facilities and services by limiting the density allowed for development
without extension of water and sewer, while also requiring concurrency
for public facilities.
c. The development regulations prohibit urban growth outside urban
growth areas. The Whatcom County Council is currently working on
establishing policies relating to limited areas of more intensive
development in rural areas as set forth in RCW 36.70A.070(5)(d) and
as ordered by the Western Washington Growth Management Hearings
Board ( #05 -2- 0013).
d. The Council concludes that the special provisions of WCC 20.90.060 do
not apply as the amendments are not defined as site specific rezones.
5. The Council considered the potential effects of this proposal on the
environment by review of the impacts analyzed in the DEIS and FEIS, as
well as considering whether certain areas were more environmentally
suitable for urban development than others. The Council concludes that
the proposed amendments are consistent with the environment planning
goal of the GMA, encouraging the protection of the environment in land
use decisions, and consistent with the procedural requirements of the
State Environmental Policy Act,
6. The Whatcom County Council concludes that no action is proposed that
would take property for public use or unduly burden a property owner by
Page 15 of 16
leaving him or her without a reasonable use of his or her property, or
otherwise deprive him or her of legally recognized rights. This is
consistent with Whatcom County Charter Section 1.11, which states, "The
rights of the individual citizen shall be guaranteed under the Constitutions
of the United States and the State of Washington. No regulation or
ordinance shall be drafted and adopted without consideration of and
provisions for compensation to those unduly burdened."
NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that:
Section 1. The Whatcom County Comprehensive Plan is hereby amended as shown
on Exhibit A.
Section 2. The Whatcom County Official Zoning Map is hereby amended as shown
in 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.
V- 11DQ0LO&h day of August 20105
0 •�F HA r�p•.�'��? WHATCOM COUNTY COUNCIL
A T;0 COUNTY �?r� WHATCOM ®COUNTY, WASHINGTON
Dar% Br&"NG�
Cl
Sr Crawford, Chfirman
(/
Approved( Denied
Pete Kremen, Executive
Date: �, //Uf d
Page 16 of 16
It !�
Dar% Br&"NG�
Cl
Sr Crawford, Chfirman
(/
Approved( Denied
Pete Kremen, Executive
Date: �, //Uf d
Page 16 of 16
August 10, 2010 Exhibit A — Comp Plan Amendments
Exhibit A
Comprehensive Plan
Amendments
August 10, 2010 Exhibit A — Comp Plan Amendments
Chapter One
INTRODUCTION
NOTE:
For brevity and
ease in viewing
the
proposed
changes
portions of chapter
one that
are not
beinq modified
by
this ordinance
are
not shown below.
The text tables and maps that
are not
shown below are
retained in chapter
one as previously
adopted.
The County's 2029 population projection of 247,755 24-,,6922 is within OFM's range and therefore
requires no further justification. The rationale for using this figure, which is close to OFM's
medium projection, include: an overall slowing trend for growth in Washington State and Whatcom
County, ensuring an adequate land supply to accommodate growth, the need to plan for growth
and the need to protect the quality of life and natural resources in Whatcom County. This
population projection is selected for planning purposes only and does not obligate the County to
encourage growth. Given past population trends and the requirements of GMA, planning for
population growth, whether it occurs or not, is critical for the quality of life, protection of natural
resources and economic health of Whatcom County.
August 10, 2010 Exhibit A - Comp Plan Amendments
Table 4. Whatcom County Population
Projections and Distribution
� A. I
�i'�33.l i
{{ '[ 'L'
4 _
Q il%•F -
T "� j3 i32
O '
`?�"
thwWlig
9F; -t'g7g +1'€'3 ',- d,•ti "'
"'
89,284
111,761
22,477
9.115
3.825
5,290
8525
3-1249
41667
81916
41249
�h� d.
C+_m.. biaYaM e �q�rr
31924
51000
11076
fi
`k �� �q "��" ri�'
Mpg
2 395
31623
11228
7t� �{
Itw PcG,
�F r114 54 :i
20,707
8.688
4+-
12,019
81121
Mot
IND j` l
11,613
16,788
5,175
1. a
�1-
- _'���
1 137
2 081
944
T
a>1,
R�, ,- , ° � `'
l4, -
11279
21072
793
�l i,
J1,
}s S s11.. LfiNi i`
z¢4n 9
180.063
48,455
a, tai
T ! &SLR y
T TIP
131,608
178,910
47,302
F
ly agYE�k"F,
59,392
67,692
81300
F
all"
Source: Washington Office of Financial Management (April1, 2009)
August 10, 2010 Exhibit A - Comp Plan Amendments
Chapter Two
LAND USE
NOTE: For brevity and ease in viewing the proposed changes portions of chapter two that
are not being modified by this ordinance are not shown below. The text goals policies and
maps that are not shown below are retained in chapter two as previously adopted
INTRODUCTION
Note: No changes to the Introduction section.
OVERALL LAND USE
BACKGROUND SUMMARY
The goal of growth management is to provide sufficient land area with adequate facilities and
utilities either presently available or economically feasible to accommodate future growth. This
means having an adequate distribution of land to provide housing, services, jobs, and resource
land for the expected population. Whatcom County has almost 790 square miles of area outside
of National Park and National Forest, which will accommodate the expected increase of 56.755
55;682 people over the 20 -year planning period in Whatcom County. However, this growth must
be accommodated in ways that achieve desired land use goals.
An adequate supply of serviced industrial and commercial land must also be provided. It is
expected that an increase of approximately 33,188 new non - agricultural related jobs will be
created in the next twenty years.
URBAN GROWTH AREAS - ISSUES, GOALS, AND POLICIES
The Growth Management Act requires that the County plan for a 20 -year population growth that is
within the range projected by OFM unless the County has studies to prove that a different figure is
justified. The current 2029 OFM projection for Whatcom County ranges from te-a Low projection
of 216,300 people to a Medium projection of 258,448 people and a High projection of 318,832
people. The County's figure of 247.755 24602- is within OFM's range and therefore requires no
further justification. Due to the imprecise nature of growth forecasts, and due to the fact that
Whatcom County will be Fefired - within two years (by 2011) te— review and update the
comprehensive plan, the growth allocations are expected to rem ain the same for the 2029 to 2031
planning horizon years.
Ferndale
County goals encourage Ferndale to develop residentially zoned areas at average net densities of
five to ten units per net developable acre. Net developable acreage is calculated by subtracting
areas with development limitations such as steep slope, flood areas, and other critical areas, and
land needed for rights -of -way, utilities, infrastructure, and open space.
Issues in defining the Ferndale Urban Growth Area include protection of wetlands, provision of
serviced industrial land, inclusion of adjacent land with services and urban levels of development
or urban zoning, and proximity to the Bellingham UGA.
August 10, 2010 Exhibit A - Comp Plan Amendments
The Grandview Industrial Park is included in the urban growth area. This inclusion supports the
policies in the Economics chapter of this plan to provide a sufficient supply of serviced industrial
land.
Ferndale provides most of the urban governmental services within the Urban Growth Area, except
for fire. protection and schools. The city's 1.996 sewer plan has a horizon of 2015, but the city is in
the process of updating this plan in 2010. The City of Ferndale does not experience any sewage
capacity LOS deficits in the 6 -year timeframe ending in 2015. However, small sewage treatment
deficits are anticipated within the 20 -year planning period under this growth allocation until the city
updates its wastewater treatment plan. The City of Ferndale 2006 Water System Plan indicates
that the city has adequate water rights and contracts to meet water system demands to the end of
its 2026 planning period. The Ferndale School District has a capital facilities plan, which has
been adopted by Whatcom County.
Fire District 7 serves the City of Ferndale. The Fire District does not have a capital facilities plan.
Areas included in the UGA - (Map UGA -4)
North
The Urban Growth Area extends north to include the commercial / industrial area around the
Grandview Road / 1 -5 interchange. MUGh -of the The area between the Grandview commercial /
industrial area and the Ferndale city center has been included inremeyed f,-,,,,., the Urban Growth
area, but us and zoned for residential development
.
West
The area west of the ridge that divides the Terrell Creek and Nooksack River watersheds is
generally not a logical extension of the city as urban facilities can not be extended in an efficient
manner.
East
There are only limited areas to the east that are included within the Urban Growth Area. Existing
large lot development patterns to the east make the extension of efficient public facilities and
services to this area more difficult. The c? ±y has MivMvved ro.,,. yal of Fnes+ areas to the east.
South
Very little land area to the south has been included in the urban growth area.
GOAL 2W: Provide a sufficient Urban Growth Area for Ferndale to retain existing
character and attain Growth Management Act and county land use
goals.
Policy 2W -1: Support City of Ferndale planning efforts for in -fill development within the
existing city limits and development of its UGA.
Policy 2W -2: Ensure that adequate capital facilities can be provided to the Grandview
Industrial area within a timely fashion to accommodate development of the
area.
Policy 2W -3: Establish a revenue sharing agreement which fairly compensates the
county if a loss of revenue from the Grandview Industrial Area exceeds
reduction in associated costs.
August 10, 2010 Exhibit A — Comp Plan Amendments
Policy 2W4: Encourage Ferndale to work towards development of a "wetland bank" to
mitigate impacts of development on scattered wetland areas within the city.
Policy 2W -5: Review and update the interlocal agreement with Ferndale, as needed, to
provide for:
• policies regarding utility service outside the UGA.
• identification of needed improvements and establishment of how they
will be paid for.
• . zoning designations and density within the UGA.
• coordination with the county of greenbelts and open space.
• timing and procedures to be used for review of adequate land supply.
• consistency with the Coordinated Water System Plan
August 10, 2010 Exhibit A — Comp Plan Amendments
Delete existing Map UGA -4 and replace it with the map shown below:
Map UGA-4
Pole �
Ferndale Urban Growth A
Urban Growth Area
Urban Growth Area Reserve
rea
*"PIrfVm,msrraeax Ar f�ucamesfc x 3 1020 ?1
# iWffIYtlfYEt1YPoUApn18'df47LW3ff;
TfWc'®LMfdfadim pTwraj�NnfNatfxvxnNy � - •
ti/BWpsNIW ia�kifxg LN'#�N . ffMbM*Cf '.
i#p111{ iknpnb�YtlYAIiYtNkibp}�HMn
�Y.1'NYlMN.MWM NkNx0 +Na9LbfNka�. � 0;.
Wmrdl�.ff..®sa.Wr�wNlaf mra.m�namtl . ,Y y•'
�a»l!gCqp'qnmaewrAif�,aw�w xumsn�a+f�mne+�
awae..ba.mcNgYf.ug4i&lnsw ms a3dam. 4r
nu.s
August 10, 2010 Exhibit A — Comp Plan Amendments
Note: There are no changes to the text, goals and policies of the Birch Bay section
Delete existing Map UGA -8 and replace it with the map shown below:
- Birch Bay Urban Growth Area
moc9glXffaMt"me nuxucwn ux"
Mao Wol Urban Growth Area M j=&fmm
Urban Growth Area Reserve ENS.
MAar
• • • � � � � �
0 atss axs, as aTS
A-IdY 3, 2010
August 10, 2010 Exhibit A — Comp Plan Amendments
Urban Growth Area Reserves
The Whatcom County Comprehensive Plan Land Use Map includes the designation of Urban
Growth Area Reserves. Urban Growth Area Reserves means a land use designation that m ay be
applied to those areas which are adjacent and contiguous to either incorporated or unincorporated
Urban Growth Areas which appear to be suitable for future inclusion in the respective Urban
Growth Area. The purpose of the Urban Growth Area Reserve varies by urban area. Expansion
of urban growth into the Reserve area may occur if criteria are met.
Upon establishing an Urban Growth Area Reserve, Whatcom County will establish land use
controls intended to reserve the area for future urban densities and development by limiting the
potential of the properties to be developed with incompatible uses, densities, or public facilities
which would interfere with the likely expansion of urban development in the future. Properties in
these areas should generally have land use designations of no more than one unit per ten acres,
and uses such as agriculture, forestry, conservation, and low density residential development,
may be encouraged provided that the continuation of such uses may not be a basis for preventing
future expansion of the Urban Growth Area to the Urban Growth Area Reserve.
General criteria for transferring properties from the Urban Growth Area Reserve to the Urban
Growth Area are set forth below:
1. Need for Land Capacity. The need for additional land is necessary due to growth higher
than allocated to the urban area or less land capacity than analyzed. A transfer from
Urban Growth Area Reserve to Urban Growth Area will not be allowed which would
provide capacity to accommodate substantially more than 20 years of urban growth.
Additional consideration can be m ade regarding the mix of housing and employment
opportunities that are required to serve the Urban Growth Area which could be
accommodated in the Urban Growth Area Reserve and which cannot be accommodated
within the Urban Growth Area,
2, Adequate Public Facilities and Services. There are plans and capacity to serve the areas
with urban governmental services asset forth in the Growth Management Act. There is
no requirement to extend these services prior to transferring the area from Urban Growth
Area Reserve to U rban Growth Area, but the Capital Facility Plans must document the
capacity and plans to serve at urban levels of service within the 20 -year planning period.
31 Land Use Plans. The respective city, or county for unincorporated Urban Growth Areas,
have comprehensive plans and land use regulations in place to allow for the transition
from Urban Growth Area Reserve to Urban Growth Area. The respective jurisdiction will
also have in place development regulations that ensure urban densities are achieved
within the existing Urban Growth Area. Urban Growth Area Reserves should be jointly
planned between Whatcom County and the respective city,
41 Natural Resource Lands. Expansion into the Urban Growth Area Reserve will not allow
uses that are incompatible with adjoining natural resource lands unless mitigated through
buffers, increased setbacks or other measures as necessary to maintain the productivity of
the adjacent resource lands. If the expansion is into lands zoned Agricultural, the city and
county shall have an interlocal agreement or regulations in place that implement a
program that outlines the respective roles in protecting at least 100,000 a cres of
agricultural land in Whatcom County,
5. Environment. Land use regulations are in place.to ensure protection of the environment
and sensitive watersheds.
6. Open Space Corridors. Continued provisions are made for open space corridors within
and between Urban Growth Areas where not otherwise precluded by previous
development patterns.
August 10, 2010 Exhibit A — Comp Plan Amendments
Below are issues, established by urban area
that must
be addressed
in order to authorize areas
to be re- designated
from
Urban
Growth
Area
Reserve to
Urban Growth
Area.
Ferndale Urban Area
Lands in the vicinity of Enterprise Rd. and Slater Rd._ have been desiqnated as Urban Gro wth
Area Reserves for future employment growth at the request of the City of Ferndale "Feassthat
Urban GFewth Area have he designated A a I I h Growth A Resewe, Portiens of the
area -A portion of the Enterprise UGA Reserve on the northeast side of the Ferndale Urban
Growth Area isarewithin the Drayton Harbor Watershed. The City may utilize this area as a
corridor to provide utilities to the Grandview area. The Slater Urban Growth Area Reserve on the
southeast side of Ferndale, is adjacent to and abuts the Bel lingham UGA and consultation with
the City of Bellingham will be required before this area is designated as Ferndale UGA Both the
Enterprise and Slater Urban Growth Area Reserves include existing rural and residential uses that
must be considered when developing land use plans for these areas.
Area *RGludes 64fiGient land te aGGOMmodate the PF9jeGted twenty yeaF gFewth without the Reed
+er the I Fban GFea� th "rea Re n e _These Reservesarea- areas-a logical areas for the city to
TG7— ['ffiv waw, � v� vrr u � i u vu��G�P�i,
grow and should be jointly planned with the city and county in conjunction with Urban Growth
Area plans.
RURAL LANDS
Note: No changes to the Rural Lands section.
OPEN SPACE
Note: No changes to the Open Space section.
ESSENTIAL PUBLIC FACILITIES
Note: No changes to the Essential Public Facility section.
ADULT BUSINESSES
Note: No changes to the Adult Business section.
August 10, 2010 Exhibit A - Comp Plan Amendments
Malcom tegena Map . County .... .. lntor(wcalcE G7ty Umtta Y;•, Rural subm ras wn enc{a Ctrmmarclat Forestry
Comprehensive M Urban GrowthAroaa Fm am" Transportaeencomdbm EM MMaralP a tAnas Comprehensive
Plan MyokPa„ IAd"Uill UGA CreBSroaa CaTmarpal ......� ncwodm
y� Ag wwx Raam.e;oe Plan
a r k t a e
Urban Growth AMA RaaeN6 fg° xi nalFaatry Designations
OTH
i°713\"4enty tegenct Urbon Geowttiueas ,•..•.. Tta'.:s- F.xisiinp am Proposed , , *[fin rt'10
�.. Comprehensive r'artca8 pro9 w :,. PWNis shxelme- Geyttow ". .:�.,..,. Open Space
Plan .aYwxaa N:uurN shoreline i?as�(pfaw A P�acahpelipe ^UndOValp{>sut ..,
FEMA FaDOpLU • Jduey 2W4 PubtiC $nO0m rVae Corridors
•«�•µ�••••.,_
Roman Areas. AlkSMa NiNtal
August 10, 2010 Exhibit A - Comp Plan Amendments
Chapter Six
A. CQUrq
Comprehensive
Plan
TRANSPORTATION
No Text Amendments Proposed
.°_..'
:Equal To OV LossTtmn
UrbanGmwthAreas
w...:xaserr mw.
UrmmiResemMn
--We ewaiaarc manuay
w.riu.b GKwar wh � awaww;R,ew
Imorpoiated City
:wzca�+r +oan ecarninRam
Map #14A
Level of Service
Standards
Volume/Capacity Ratio
August 10, 2010 Exhibit A — Comp Plan Amendments
Chapter Eight
RESOURCE LANDS
No Text Amendments Proposed
fi .nnaW m Lownu �kA .ti
County APO Soft MdAg(IWNUM Open SPaM E�APO,PMWCSDnAreas Map iris
j Plan
comprehensive
APO Soils, Agricultural Open
com
"" AaOSo:�s
Space, and APO protection Area
a a .. a s a� Ap6Wllork Ogre $paw wiNpulAPO $gift
Exhibit B
Official Zoning Map
Amendments
■ ■ A . I
Ferndale UGA & Surrounding Area
Title 20 Zoning Designations
Existing UGA Boundary Proposed UGA Addition
Existing Zoning Boundary , -r, Proposed UGA Reserve
Existing Zoning Designations in bold ,.• "•. :; ' Proposed Zoning Boundary
Proposed Zoning Designation in Italics
Existing Zoning Designations, when changing, in (parentheses)
The entire Urban Growth Area has been designated
Short Term Planning Area.
May 17, 2010
4SEitp
tYkataa tNehs1 ; Y bl a C:0!d 4 NIsYp ' n>y6ti1SC ;-N! E 4kRn'[3 m ursp :i'` ' •GpX
E6REE.MENi KMI iNF FOLKY, STATEMENT' C0441-.^
i: � a 2010
If ➢ib Cf Ai5 iE ➢i0[ Cf p5R!tjiv Px}JE, IF'1expe5 Kf
,
0[
Impliutl.XVm ➢rmE + :mmn or am :erFq an turtle rcr- Cr.' -gPe ecv: >F
2Cy,CYR :nCq LCT E:4'b£Cl gLirly E!_': 2iTFLICti OnlllS nd "r ?I ,Ly$u
k4f 113S'JI ILisma'I;Mleei n1![ESLPnSI�a(}'iGt :;6 :PPM0f am
Whirl surer lu hold W. Mi: omf , : :.rti ha; lee: Insr v rpr;N. Z -Y
dam➢E➢.Ia55.or!:zD :➢1r yr :s:➢u ircm JR list C! this man. 04 ' ty
aES'ELOPVE�
Please Note: These maps do not reflect the
zoning changes that may be adjacent to UGAs,
as proposed in the Rural Element Update,
passed by the Planning Commission 10108109.
Geer
0 9A q fA 3 pp0 5 700 7 E00
Official Zoning Map = Map UGA 8 -a
Birch Bay UGA & Surrounding Area
Title 20 Zoning Designations
Pi Existing UGA Boundary Proposed UGAAddition
/"V Existing Zoning Boundary ;'' .; Proposed Zoning Boundary
Existing Zoning Designations in bold ? Existing UGA Reserve
Proposed Zoning Designation in Italics
Existing Zoning Designations: when changing. in (parentheses)
The entire Urban Growth Area has been designated
Short Term Planning Area
mipy 4 1mw
wa ar lxrxuuuxn'tczsan nns MOM
.AWKWSI Waif M YQSLW VA3y. ,
ua 'n <�erarral+wsgwr�wa +mrcararv!brMV »w±r Jf 4r0�"r�
aeuanrxa x=s mcmtw,swsow xau+ rrires
taMM. MropuevTxp 6tcm.'f5O &Nq+icwa`uubbatwe *J'4��.
m.•rrx.�f mxexaR +'o�mea r bs ere t«+.w }Iea r
AFgYtlSI6I aY .Ilryy ab8l ifi AM11n1l rK b
4aarr6xyghVUw q+Wx±+a alry rw ✓x xxcssn .n e
r<wsamxr xt�'�u. vawx lre.mana�amm� `?R:,a.!'A'
Please Note: These maps do not reflect the
zoning changes that maybe adjacent to UGAs.
as proposed in the Rural Element Update,
passed by the Planning Commission 10108109,