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Home My WebLink Aboutord2005-007WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2004 -346 CLEARANCES Initial Dare Date Received in Council Office Agenda Dave Assignedto: Originator: Amp d. Pederson j rl( u u I -.. ., h'r' urn ryp Cif ...- .;i,;L 9/28/04 Council Introduction. Plan & Dev Comm /Cncl. Division Head: Silvis Goodwin $0/12/04 Dept Head: Hal Hart Prosecutor: Karen Father Purchasing/Budget: Exeoaive: PeteKYemen P SUBJECT: Proposed amendments to the Whatcom County Comprehensive Plan, Chapter 2 -Land Use, City ofNooksack Urban Growth Area ATTACHMENTS: (I) Proposed ordinance (1) Planning Commission Findings of Fact& Reasonsfor Action, Conclusions, and Recommendations (3) Staff report andproposed amendments (4) Draft Planning Commission minutes SEPA review required? ( x ) Yes ( ) NO SEPA review completed? ( x ) Yes ( ) NO Should Clerk schedule a hearing? ( ) Yes ( z) NO Requested Dote: A hearing must be hem if the council changes the Planning Commission recommendation (WCC3a. la ua. SUMMARY STATEMENT: Pursuant to RCW 36.70A.130, Whatcom County is required to review and revise its comprehensive plan, as needed, by December 1, 2004. The proposed amendments constitute Whatcom County's 7 -year review and update of sections of the Whatcom County Comprehensive Plan, Chapter 2 - Land Use, related to the City of Nooksack UGA. The amendments clarify use and calculation of "net developable" densities in the UGA; update Nooksack's UGA characterization; and amend Policy 2Y -5 to update information regarding the intedocal agreement between the City of Nooksack and the County. Note: The subject proposal is one of a number of comprehensive plan amendments initiated this year. These amendments must be considered concurrently by the County Council so that the cumulative effect of the various proposals can be evaluated (RCW 36.70A. 130). Additionally, pursuant to the review schedule established in WCC 20.10.120, final Council action on these amendments should occur on or about November 30. Distribution Request Indicate those who should receive a copy her council actiom List specific names to the right. ADS Facilities Management ADS Finance ADS Human Resources ADS Info Services Assessor Auditor Cooperative Esrension Diserlar court Fictions Health Hearing Examiner jail COUNCIL ACTION TAKEN. 9/28/2004: Introduced. 10/12/2004: Committee voted to recommend to full Council going forward to concurrency meeting. 10/12/2004: Forwarded to concurrency meeting. 1/25/2005: Adopted 7 -0, Ord. #2005 -007 Juvenile Parks Planning Hal Hart Prosecutor Public Works -Sheriff Superior Court Related County Contract #: Treasurer ether Related File Numbers: CMP2004 -00007 Ordinance or Resolution Number (this item): Ord. #2005 -007 SPONSORED BY: PDS PROPOSED BY: PDS INTRODUCTION DATE: 9 28/04 ORDINANCE NO. eons -no7 AMENDING THE OFFICIAL WHATCOM COUNTY COMPREHENSIVE PLAN, CHAPTER 2 - LAND USE, TO UPDATE SECTIONS RELATING TO THE CITY OF NOOKSACK URBAN GROWTH AREA, AS NECESSARY, IN ACCORDANCE WITH THE GROWTH MANAGEMENT ACT 7 -YEAR COMPLIANCE REVIEW REQUIREMENT PER RCW 36.70A.130 WHEREAS, the Growth Management Act requires counties and cities to review and, if needed, revise comprehensive plans to ensure continued compliance with the GMA (RCW 36.70A.130); and WHEREAS, it is also appropriate to review the comprehensive plan in light of new information and changed County and City priorities; and WHEREAS, pursuant to RCW 36.70.390, legal notice was published in the Bellingham Herald; and WHEREAS, the Planning Commission held a public hearing on the proposed amendments on July 22, 2004 and held additional work sessions on August 12, 2004 and September 9, 2004; and WHEREAS, the Planning Commission has evaluated the proposed amendments; and WHEREAS, the County Council has considered the Planning Commission's Findings of Fact & Reasons for Action, Conclusions, and Recommendations; and WHEREAS, the Whatcom County Council finds the amendments to be within the interest of the public health, safety and welfare; and WHEREAS, the County Council has adopted the following Findings and Conclusions: FINDINGS AND CONCLUSIONS 1. Notice ofthe Planning Commission public hearing forthe subject amendments was published in the Bellingham Herald on July 8, 2004. 2. The Whatcom County Planning Commission held a public hearing on July 22, 2004. 3. A determination of Non - significance was issued by the Whatcom County SEPA official on August 30, 2004. 4. State law requires that Whatcom County review its Comprehensive Plan by December 1, 2004 to ensure continued compliance with the Growth Management Act (RCW 36.70A.130). Page 1 5. Pursuant to RCW 36.70A.130, the proposed Comprehensive Plan amendments attached as Exhibit A constitute Whatcom County's seven -year review and update of the official Whatcom County Comprehensive Plan, Chapter 2 — Land Use, Urban Growth Areas (UGAs) sections, relating to the City of Nooksack UGA to ensure continued compliance with the GMA and incorporate new information. 6. Pursuantto RCW 36.70A. 040, Whatcom Countyadopted the Whatcom County Comprehensive Plan on May 20, 1997. 7. Pursuant to RCW 36.70A.110, counties are required to designate urban growth areas within which urban growth will be encouraged and outside of which growth can only occur if it is not urban in nature. 8. Pursuant to RCW 36.70A.130 cities and counties are required to continually review, evaluate, and revise their comprehensive plans and development regulations, if needed, to ensure that the provisions of those plans and regulations are consistent with the requirements of the Growth Management Act (GMA). 9. Pursuantto RCW 36.70A.130(4)(a) the countyand cities are also required to review and revise their comprehensive plans and development regulations, as needed, by December 1, 2004 and every seven years after that. 10. As many of the cities are currently in the process of reviewing and updating their respective comprehensive plans, no amendments are proposed to the boundaries or allowable development densities within the Nooksack Urban Growth Area as part of the proposed amendments. Whatcom County will conduct a review and update of urban growth areas, as necessary, in accordance with RCW 36.70A.130(3). 11. Services and utilities are currently available, or are planned to be available, to serve City UGAs. 12. The County has entered into interlocal agreements with all of the Cities regarding annexation and development in the Urban Growth Areas. 13. Updated population projections forthe County and Urban Growth Areas have been adopted by Whatcom County. 14. Designated Resource Lands are not being impacted by the proposed amendments to the County Comprehensive Plan as no additions are being proposed to any of the previously adopted city Urban Growth Boundaries. 15. The County anticipates initiating future modifications to current zoning designations within UGAs to ensure that future urban development densities can be achieved. 16. The City of Nooksack adopted a Comprehensive Plan in 1998 and is currently working on an update. 17. The City of Nooksack and Whatcom County entered into an interlocal agreement regarding annexation and development within the Nooksack Urban Growth Area in 2000. 18. The 2000 Interlocal Agreement between Nooksack and Whatcom County has eliminated the need for policy direction to adopt such an agreement. The adopted interlocal agreement also Page 2 addresses multiple issues, among others, enumerated under Policy 2Y -5. NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that: Section 1. The Official Whatcom County Comprehensive Plan be amended as shown in Exhibit A. Section 2. Adjudication of invalidity of any of the sections, clauses, or provisions of the Comprehensive Plan shall not affect or impair the validity of the plan as a whole or any part thereof other than the part so declared to be invalid. 25 day of Janna,�, . 2005 C `{ATCO•; •• <' WHATCOM COUNTY COUNCIL WHATCOM COUNTY, WASHINGTON 5ro � , Q?0 Laurie ey- Schreiber, Council Chair }� !ED s i�fort�r�p�-`�I ( pprovedLpfO /Denied Frakes, Civil Deputy Prosecutor 2 remen, Executive 1-�2 �'O� Page 3 of Nooksack Urban Growth Area EXHIBIT A WHATCOM COUNTY COMPREHENSIVE PLAN, Chapter 2 — Land Use (from pages 2 -41 to 2 -42 of the Whatcom County Comprehensive Plan) Nooksack County goals encourage Nooksack to develop residentially zoned areas at average net densities of four units per net developable Fes de^.vc.vcRt ally zoned acre. Net developable acreage is calculated by subtracting areas with development limitations such as steep slopes, flood areas, and other critical areas, and land needed for rights -of -way utilities, infrastructure, and open space. Issues involved in determining the Nooksack Urban Growth Area include flood prone areas, adjacency to mineral resource land, provision of adequate economic development opportunities, and a desire to retain the existing character of the ^.,,moo ^ " ^ ^t this small, but growing, Whatcom County community. Nooksack is surrounded with on all sides by limitations to development. West of the city limits is the Nooksack River floodplain with a recent history of recurring flooding. The area north of the city includes some floodplain of the Sumas River, which is designated as agricultural land. East of the city is the Sumas River, active agricultural land, and an active gravel mine. South of the city is the City of Everson and more agricultural land. Thus, any expansion will impact one of these sensitive or resource areas. The goal in establishing the boundary for Nooksack has been to provide sufficient land with a minimal impact on resource lands and flood prone areas. Areas included in the UGA - (Map UGA -6) East Immediately east of the existing city limits, 221 acres of land have been included. This land is mostly located outside floodplains and Nooksack has indicated a willingness to provide urban services. This area currently contains the Nooksack Elementary School and an adjacent GOAL 2Y: Set an Urban Growth Boundary for Nooksack which accommodates future growth needs and recognizes constraints imposed by Nooksack and Sumas River flooding, agricultural uses, and mineral resource mining issues. Policy 2Y -1: Work with Nooksack to adopt measures to aveid limit development in floodplains. Policy 2Y -2: Encourage Nooksack to review land use proposals for available agricultural and flood prone lands for designation in open space type uses. City of Nooksack Urban Growth Area EXHIBIT A Policy 2Y -3: Encourage Nooksack to pursue multi - family development and to adopt measures to develop within the existing city limits at increased densities. Policy 2Y -4: Ensure Nooksack can provide adequate urban services to accommodate projected population growth within the urban growth area. Policy 2Y -5: Review and update the Plegetiate and adapt aR interlocal agreement with Nooksack as needed, to provide which - presides for: of a "n ,1 th n the v_n • identification of needed improvements and establishment of how they will be paid for • land -dse -and zoning designations and density levels -of development within the UGA and FeveW Of Procedures for development pFape&a�s • timing and procedures to be used for during review of adequacy of land supply onnn ....a ... c n. • consistency with the Coordinated Water System Plan • reexamination of the commercial area north of South Pass Road, flood prone and agricultural areas • measures for protection of adjacent resource lands through control of incompatible uses and /or buffers • long term measures to assure compatibility with resource lands 2 WHATCOM COUNTY PLANNING COMMISSION FINDINGS OF FACT, REASONS FOR ACTION & RECOMMENDATIONS AMENDING THE OFFICIAL WHATCOM COUNTY COMPREHENSIVE PLAN, CHAPTER 2 — LAND USE, TO UPDATE SECTIONS RELATING TO UNINCORPORATED RESIDENTIALIRECREATIONAL URBAN GROWTH AREAS, INCLUDING BIRCH BAY, COLUMBIA VALLEYIKENDALL, AND THE SUDDEN VALLEY PROVISIONAL URBAN GROWTH AREA WHEREAS, the Growth Management Act requires counties and cities to review and, if needed, revise comprehensive plans to ensure continued compliance with the GMA (RCW 36.70A.130); and WHEREAS, it is also appropriate to review the comprehensive plan in light of new information and changed County priorities; and WHEREAS, pursuant to RCW 36.70.390, legal notice was published in the Bellingham Herald; and WHEREAS, the Planning Commission held a public hearing on the proposed amendments on Thursday, July 8, 2004; and WHEREAS, the Planning Commission has evaluated the proposed amendments and considered all testimony. NOW THEREFORE BE IT RESOLVED: THE PLANNING COMMISSION ENTERS THE FOLLOWING FINDINGS OF FACT, REASONS FOR ACTION AND RECOMMENDATION: I. FINDINGS OF FACT AND REASONS FOR ACTION 1. Notice of the Planning Commission public hearing for the subject amendments was published in the Bellingham Herald on June 24, 2004. 2. The Whatcom County Planning Commission held a public hearing on July 8, 2004. 3. A determination under the State Environmental Policy Act (SEPA) is anticipated in August of 2004, prior to concurrent review of the Comprehensive Plan amendments by the Planning Commission. 4. State law requires that Whatcom County review its Comprehensive Plan by December 1, 2004 to ensure continued compliance with the Growth Management Act (RCW 36.70A.130). 5. Pursuant to RCW 36.70A.040, Whatcom County adopted the Whatcom County Comprehensive Plan on May 20, 1997. 6. Pursuant to RCW 36.70A.110, counties are required to designate urban growth areas within which urban growth will be encouraged and outside of which growth can only occur if it is not urban in nature. 7. On November 23, 1999, pursuant to RCW 36.70A.130, the Whatcom County Council designated the Columbia Valley /Kendall area as an unincorporated residential /recreational Urban Growth Area (UGA) under the Whatcom County Comprehensive Plan by Ordinance #99 -075. 8. No amendments are proposed to the boundaries of any of the Unincorporated Residential /Recreational Urban Growth Areas. 9. Sudden Valley and the Columbia Valley areas were both platted prior to the Growth Management Act and are continuing to infill at urban densities. 10. On December 11, 2001, pursuant to RCW 36.70A.130, the Whatcom County Council designated the Sudden Valley as a Provisional Urban Growth Area under the Whatcom County Comprehensive Plan by Ordinance #2001 -071. 11. A new 2004 Birch Bay Community Plan has been written and is currently before the County Council for review and adoption. 12. Services and utilities are currently available, or are planned to be available, to serve the Birch Bay, Columbia Valley /Kendall, and Sudden Valley UGAs. 13, The Birch Bay, Columbia Valley /Kendall, and Sudden Valley UGAs are all experiencing rapid population and development growth. 14. The proposed amendments are consistent with the Growth Management Act, County Wide Planning Policies, and the Whatcom County Comprehensive Plan. II. RECOMMENDATION Based upon the above findings of fact and reasons for action, the Whatcom County Planning Commission recommends approval of the proposed Comprehensive Plan text amendments as attached as Exhibit A. WHATCOM COUNTY PLANNING COMMISSION Hal H. Hart, Secretary ?lQlov Imr Vote taken July 8 2004 at a regularly scheduled Planning Commission meeting Commissioners voting: DAVID PROS, ROBERT WIESEN, RON ROOSMA, JOHN STEENSMA, DAVID HUNTER, KENNETH MANN, JOHN BELISLE, GEOFF MENZIES, AND RABEL BURDGE. Ayes: 9, Nays: 0, Abstain: 0. Motion carried to adopt the above Findings of Fact and Reasons for Action, Conclusions and Recommendations. Attachments: EXHIBIT A: Recommended Whatcom County Comprehensive Plan, Chapter 2 — Land Use, text amendments. Unincorporated Urban Growth Areas Agency Report EXHIBIT A WHATCOM COUNTY COMPREHENSIVE PLAN, Chapter 2 — Land Use (from pages 2 -47 to 2 -51 of the Whatcom County Comprehensive Plan) Note: Double underling and text indicate additional amendments recommended by the Whatcom County Planning Commission on July 8, 2004. Unincorporated Residential /Recreational Urban Growth Areas Birch Bay, Sudden Valley, and the Columbia Valley /Kendall area are unincorporated areas with sizable populations and substantial amounts of existing, residential /recreational development. These areas are characterized by a mix of permanent residents and second home use, which reflects both the population growth that has occurred in the unincorporated areas of Whatcom County and the resort/recreational nature of these areas. Birch Bay Birch Bay is a resort community which has the most developmenE highest growth rate and the most potential for development of any unincorporated area in the county. The area has historically been a second -home resort area with a trend toward permanent, often retirement homes. A high proportion are still second homes. According to the 2000 U.S. Census. Igo WZ'MW.'ZyZ=VeM" 0111 infrastructure, utilities, a !own Gore area, and shoreline and critical areas-buffeF&,-the-gfswth Water and sewer are provided by Birch Bay Sewer and Water District which has a network of water lines throughout most of the district, essentially coterminous with the urban growth area des ignated- zeaiag. Birch Bay has the capability of providing sewer service to the area, but the present system covers a much smaller geographic area than the water distribution. The district purchases water under a contractual agreement from the City of Blaine., but - the -G t UnincorPorated Urban Growth Areas Agency Report EXHIBIT A In 1992, an attempt was made to incorporate Birch Bay; however, it was defeated by the voters. One of the issues was whether a portion of the Cherry Point Industrial Area should be included within the boundaries for incorporation. The County Comprehensive Plan now includes a Columbia Valley /Kendall Located in the northeast region part of the developed portion of the county, the Columbia Valley /Kendall UGA area is the most populous area in the eastern part of Whatcom County. The Columbia Valley area, like many other areas in Whatcom County, was originally developed to cater to a seasonal population, primarily Canadians who are allowed to spend up to six months per year in the United States. 2000 U.S. Census data indicates that approximately 52% 5" of the existing housing population is either seasonal or vacant. However, portions of the area, particularly Paradise Lakes, have become attractive for permanent residents, with this trend expected to increase to 60% in the 20 year planning period. The lots are affordable and the current and projected development will provide an available work force for economic development. Columbia Valley refers to two large subdivisions, Paradise Lakes and Peaceful Valley, which are located along both sides of Kendall Road SR 547. These developments include a golf course, a large pond and wetland complex along Kendall Creek, and some undeveloped land. There are approximately 2,000 platted lots, with an estimated 1 615 4,375 current dwelling units consisting of both recreational cabins, manufactured homes, and permanent residences. Since IN W In 1992, an attempt was made to incorporate Birch Bay; however, it was defeated by the voters. One of the issues was whether a portion of the Cherry Point Industrial Area should be included within the boundaries for incorporation. The County Comprehensive Plan now includes a Columbia Valley /Kendall Located in the northeast region part of the developed portion of the county, the Columbia Valley /Kendall UGA area is the most populous area in the eastern part of Whatcom County. The Columbia Valley area, like many other areas in Whatcom County, was originally developed to cater to a seasonal population, primarily Canadians who are allowed to spend up to six months per year in the United States. 2000 U.S. Census data indicates that approximately 52% 5" of the existing housing population is either seasonal or vacant. However, portions of the area, particularly Paradise Lakes, have become attractive for permanent residents, with this trend expected to increase to 60% in the 20 year planning period. The lots are affordable and the current and projected development will provide an available work force for economic development. Columbia Valley refers to two large subdivisions, Paradise Lakes and Peaceful Valley, which are located along both sides of Kendall Road SR 547. These developments include a golf course, a large pond and wetland complex along Kendall Creek, and some undeveloped land. There are approximately 2,000 platted lots, with an estimated 1 615 4,375 current dwelling units consisting of both recreational cabins, manufactured homes, and permanent residences. Since Unincorporated Urban Growth Areas Agency Report EXHIBIT A designation of the Columbia Valley /Kendall UGA in 1999 dwelling units have increased by approximately 17% Accounting for some buildout of undeveloped land, summertime populations could reach 5,000 people within the 20 year planning horizon. Paradise Lakes has public roads septic systems for sewage dispos utilizes wnnin me raraoise Lakes gwlslons. Peaceful Valley has private roads and a water and sewer system managed by Water District 13 which has with ample capacity. The district has gone through bankruptcy because of the need to carry the capital debt and operating costs of a system that is under - utilized. The small town commercial district, fire station, and an elementary Sudden Valley Provisional UGA Sudden Valley was established in the early 1970s as a recreation /resort area located in the Lake Whatcom Watershed. But over the last thirty years it has developed into an Urban Residential area. Sudden Valley has private paved roads, all underground utilities (electricity, gas, cable and telephone), and a public water and sewer system provided by Water District 10. Fire District #2, strategically located in Sudden Valley, provides fire and ambulance service. Sudden Valley's 1,724 3,545 total acres originally included 4,648 platted single - family lots /condominiums, a limited commercial area, community facilities, a marina, and a golf course. Of the 1,545 acres, 835 acres of open space and 140 acres of golf course (63 %) are community association owned. The remaining 74.9 &�G acres (43%1 (-3744 are private property. 2000 US Census data indicates that approximately 26% 22% of the existing housing pepulat an in Sudden Valley is either seasonal or vacant. Sudden Valley contributes to a high volume of vehicle trips on Lake Whatcom Boulevard and Lake Louise Road. Right -of -way and alignment studies have been proposed for the 6 -year TIP to study alternatives, cost and location relative to addressing the growing volume of vehicular trips on Lake Whatcom Boulevard and Lake Louise Road. Public transportation services are provided supplied by the Whatcom Transportation Authority (WTA). Sudden Valley lies within the Lake Whatcom Watershed where limiting development has been identified as desirable. The Sudden Valley Community Association (SVCA) has a Board of Directors mandated lot consolidation program with a targeted density reduction of 1,400 lots, reducing the total lots for development from 4,648 to 3,248. To date approximately 75% 6740& (1 047 943 lots) have been placed into density reduction of which 452 348 are voluntary private lot consolidation. SVCA funding has been set aside to purchase additional lots for density reduction. In accordance with the 2000 Lake Whatcom Management Program, the County and Water District 10 have also assisted Sudden Valley with their density reduction program through several joint agreements and exchanges of property and restrictive covenants. To date, the SVCA, County, and Water District 10 have acquired 115 undeveloped lots in Sudden Valley at annual tax foreclosure auctions. The Lot Consolidation Covenant to Bind process has, also, increased voluntary private lot consolidation. The County Council has exempted Sudden Valley Unincorporated Urban Growth Areas Agency Report EXHIBIT A from the Lake Whatcom Transfer of Development Rights (TDR) program because Sudden Valley's density reduction plan meets the intent of the TDR program. Since 1985, Sudden Valley has mandated the use of appropriate stormwater best management practices through standards for individual stormwater detention for all new construction. Any new building permits on existing lots must be able to demonstrate that stormwater detention is included on the plan as a precondition to issuance of a permit. Sudden Valley is also subiect to Sudden Valley has implemented a 10 -year Forest And Wildlife Stewardship (FAWS) plan with the State of Washington Department of Natural Resources (DNR). This plan provides environmental education and guidance to the Sudden Valley community, on a continuing basis, to assure sound environmental health and safety for plants, animals, and residents with an emphasis on properly managing flora and fauna indigenous to the region. GOAL 2AA: Recognize Birch Bay, Sudden Valley Provisional Urban Growth Area, and the Columbia Valley /Kendall area as county urban growth areas, not associated with existing cities. Policy 2AA -2: Work with Birch Bay Water and Sewer District and the City of Blaine to resolve the issue of jurisdiction north of Lincoln Road and east of the Semiahmoo development. As a starting premise, assume the area between Lincoln Road and Drayton Harbor to ultimately be part of Blaine but with water and sewer service from the district. AAR4FRArs A, Ann multip-le family in Birch Say, based an the pFeseRt Iands IR the area. Policy 2AA 4: Recognize the resort nature of Birch Bay and Columbia Valley /Kendall, including the significant second home factor when analyzing land supply for urban growth area boundaries. Policy 2AA -5: Encourage incorporation of Birch Bay when financial viability can be achieved without including the Cherry Point Industrial Area within proposed city boundaries. Policy 2AA -6: Recognize the impacts of tourist development on local residents in the Birch Bay, Sudden Valley, and Columbia Valley and provide for mitigation of those impacts. Unincorporated Urban Growth Areas Agency Report EXHIBIT A Policy 2AA -7: Work with all parties to resolve infrastructure and public service issues so that the Columbia Valley /Kendall area can develop to its full potential. Policy 2AA -8: Study Columbia Valley /Kendall to identify the factors necessary to create an economically viable city, the implications of such development within the County overall, and make recommendations as to how and when incorporation should be initiated. Policy 2AA -9: Require unplatted areas in Columbia Valley /Kendall to obtain "ability to serve" letters from schools, fire districts, and water and sewer service providers and demonstrate adequate road capacity in order to receive county approval for new subdivisions. Policy 2AA -10: For new subdivisions, encourage the use of clustering with adequate setbacks along Kendall Creek, Kendall and Sprague lakes, and wetlands to avoid environmental degradation of surface waters, to enhance/restore fish habitat relative to complying with listings under the Endangered Species Act, where they might apply, and to protect the aquifer underlying the Columbia Valley. Policy 2AA -11: For existing lots in Columbia Valley /Kendall, encourage the use of appropriate stormwater best management practices and connection to public sewer to protect surface waters and the aquifer. Any new building permits on existing lots must be able to demonstrate that the water service is available to provide adequate water as a precondition to the issuance of a permit. Policy 2AA -12: Work with the homeowner's associations and the owners of undeveloped tracts in Columbia Valley /Kendall to develop regional stormwater collection and treatment facilities or standards for individual stormwater detention and infiltration facilities, prior to approval of new subdivisions. Policy 2AA -13: Recognize the need for light impact industrial land uses within the Columbia Valley /Kendall Urban Growth Area. Consider establishing a light impact industrial zone within the long term planning area located on the north side of Limestone Road. Retain the existing zoning within this long term planning area until a master plan has been completed to identify traffic impacts and infrastructure /utility /service needs, and appropriate mitigation measures. Policy 2AA -14: Preclude additional commercial zoning within the urban growth area until the Small Town Commercial district in Kendall is fully developed and a land supply study demonstrates a need for additional commercial land. Policy 2AA -15: Facilitate meeting the unique needs of Sudden Valley due to its location within the Lake Whatcom Watershed. Policy 2AA -16: Recognize the existing parcelization and the commitment for development of the remaining multi - family parcels in Sudden Valley. Unincorporated Urban Growth Areas _ Agency Report EXHIBIT A Policy 2AA -17: Work with the Community Association towards achievement of the density reduction target of 1,400 lots within the Sudden Valley Provisional UGA. Policy 2AA -18: If the county acquires lots through tax foreclosure, consider selling them as non - buildable lots. Policy 2AA -19: Support Water District 10's effort to maintain provide adequate sewer capacity and control stormwater run -off in keeping with appropriate environmental controls and the Sudden Valley Community Association's density reduction goal. Policy 2AA -20: Explore alternatives for traffic impact mitigation including: • enhanced bus service to Sudden Valley • consideration of some additional commercial and limited lyht industrial development within existing Neighborhood Commercial and Resort Commercial zones to create a fuller service community to limit shopping and journey to work trips Policy 2AA -21: Recognize Sudden Valley as a provisional county urban growth area, not associated with an existing city. Policy 2AA -22: Study Sudden Valley to identify the factors necessary to create an economically viable city, the implications of such development within the County overall, and make recommendations as to whether, and, if feasible, how such action should be addressed. Policy 2AA -23: Work with all parties to maintain, and appropriately plan for resolve infrastructure, aad public services and stormwater retention issues so that Sudden Valley area can develop to its poropriale I" potential. Policy 2AA -24 Work with the Sudden Valley Community Association to develop an interlocal agreement prior to Incorporation that will insure that zoning density is not increased after incorporation, that implementation of the density reduction program continues, and that protection of critical areas is equal to or greater than existing County regulations. Policy 2AA -25 If incorporation has not been accomplished by the end of 2006, a comprehensive plan amendment shall be docketed to consider whether the Sudden Valley Provisional UGA is viable or whether it should be redesignated as returned to a "Recreational Subdivision.,