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HomeMy WebLinkAboutord1988-070FILE #10- 88:CZM INTRODUCED BY: Consent PROPOSED BY: Planning Commiss on DATE: July 7, 1988 ORDINANCE NO. 88 -70 AN ORDINANCE AMENDING THE URBAN FRINGE SUBAREA COMPREHENSIVE PLAN MAP AND THE WHATCOM COUNTY OFFICIAL ZONE MAP FROM URBAN RESERVE AND URBAN RESIDENTIAL -4 UNITS /ACRE RESPECTIVELY, TO LIGHT INDUSTRIAL PARK AND LIGHT IMPACT INDUSTRIAL FOR A 1.9 ACRE PARCEL WHEREAS, Elbert and Betty Bynon have filed an application requesting a comprehensive plan map and zoning map amendment from URBAN RESERVE and URBAN RESIDENTIAL -4 UNITS /ACRE respectively, to LIGHT INDUSTRIAL PARK and LIGHT IMPACT INDUSTRIAL for a 1.9 acre parcel on Bakerview and Irongate Road in the Urban Fringe Subarea; and WHEREAS, pursuant to RCW 36.70.590 a legal notice was published in the Westside Record Journal on June 8, 1988, and the Bellingham Herald on June 11, 1988; and WHEREAS, a Determination of Non - significance was issued on June 22, 1988 by the Deputy SEPA Responsible Official; and WHEREAS, the Planning Department reviewed the request and prepared a staff report recommending favorably to the comprehensive plan map amendment and rezone request; and WHEREAS, the Planning Commission held a public hearing on the proposal on June 21, 1988 and heard all testimony on the issues. WHEREAS, the Council at a public meeting on July 21, 1988 reviewed and approved the Planning Commission recommendation; NOW THEREFORE BE IT RESOLVED: 1. The Comprehensive Plan Map and Zoning Map amendment from URBAN RESERVE and URBAN RESIDENTIAL -4 UNITS /ACRE, respectively, to INDUSTRIAL PARK and LIGHT IMPACT INDUSTRIAL is hereby approved for the parcel legally described as: Lot 4, Hammer Short Plat located in the NE 1/4, NE 1/4, NW 1/4 of Section 17, Township 38 North, Range 3 East, W.M. Tax parcel #254- 531. 2. The Council finds that the public health, safety and general welfare are promoted by the above change. 3. The Council further adopts the following findings and conclusions developed by the staff and Planning Commission: FINDINGS A. The request is for an industrial planning and zoning designation on a parcel which presently has an industrial use which predated zoning and was expanded as a conditional use. Present industrial facilities include two metal shop buildings, one 30' x 40' and one 40' x 80' in size. FILE #10- 88:CZM / Page 2 of 3 B. The parcel fronts on East Bakerview which is a minor arterial with good access to the area transportation network. It also has frontage on Irongate Road, a private road which links the parcel to the rest of the industrial area. C. East Bakerview Road itself will generate more impact on properties to the north and possibly the west than any future industrial uses on this site. D. Baker Creek helps buffer properties to the north and is a natural bound- ary for a portion of the area to the west, until it meanders westward away from the property line. Apparently the original boundary of the General Manufacturing zone was Baker Creek until it was discovered to be located west of Irongate Road. E. The property has General Manufacturing zoning and uses to the east. There is Light Impact Industrial zoning to the south with an existing single family residence, separated from the property by the private drive serving the residence immediately to the west. F. There are still many vacant parcels in the existing industrial area, but it has been growing steadily leaving the two residences to the south of the proposal as isolated pockets of residential use in a large cleared area waiting further industrial development. Redesignating this parcel will have minimal to no impact on these residences. G. The residence to the west is already impacted by the existing development of the parcel in question. A redesignation could lead to the potential for greater impact. However strict enforcement of the landscaping and buffering requirements of the LII zone and the performance standards regarding noise, heat, light, glare, ground vibration and odor should minimize this impact and provide better protection from future development than what the existing conditions have provided for the existing development. H. The site presently includes the industrial use and a single family resi- dence. The latter will become non - conforming if the rezone and comprehen- sive plan change are approved. The remainder of the site is wooded, and would lend itself to a quality office type development on the periphery of a major industrial complex. However the site is also relatively flat and could be cleared for a more traditional industrial use. I. The LII zone is being proposed because it is directly contiguous to the site without being separated by a street and because it is a slightly lower intensity zone which could serve as a transition to the surrounding residential area. J. The site is served by an 8" waterline on Irongate Road belonging to Water District 16. A 12" sewer line has been installed on Irongate Road within the last two years for which the property is being assessed though not presently connected. FILE #10- 88:CZM / .age 3 of 3 CONCLUSIONS There is ample industrial area available in Whatcom County and specifically in this area. However the Bakerview area is developing faster than many of the other industrial areas in the county because of its location and the avail- ability of utilities. Because of the existing industrial use on this parcel, which was one of the first uses in the area, predating zoning, it makes sense to include it within the industrial inventory. It has an ideal location relative to transportation routes and other potential industrial uses. Baker Creek helps serve as a natural barrier between this parcel and the residential area to the north and to some extent, the residential area to the west. The property which has the greatest potential to be impacted is the parcel immediately to the west. However with careful application of the LII development standards this impact should be very minimal. Changes in the area since 1984 which justify industrial use include the in- filling of the existing industrial area, the increased traffic on Bakerview Road, and the sewer extensions in the area. There was also an apparent error regarding the location of Baker Creek which was to be part of the western boundary of the General Manufacturing zone originally. A comprehensive plan map amendment and rezone is appropriate for the parcel in question. 4. 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. PASSED this 21st day of July , 1988. ATTEST: Q-Y2c$ y Q 41_1� Clerk of the Council APPROVED AS TO FORM: Dave CottinghamU Civil Deputy Prosecuting Attorney Published 7/13/88 WHATCOM COUNTY COUNCIL WHATCOM COUNTY, WASHINGTON William P. Roehl Chairperson (--)_APPROVED ( ) VETOED !/ tit -,,. ...✓ Shirley Van Za ten, Co my Executive Date July 22, 1988 and 7/27/88 , 1988. This Ordinance becomes effective August 1 , 1988