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HomeMy WebLinkAboutord1984-0101 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 1 21 22 23 24 25 26 27 28 29 30 31 32 INTRODUCED BY: Johnson PROPOSED BY: Planning DATE: January 5, 1984 6 ORDINANCE NO. 84 -10 AN ORDINANCE AMENDING THE OFFICIAL WHATCOM COUNTY ZONING MAP TO PROVIDE FOR A NEIGHBOR- HOOD COMMERCIAL DISTRICT IN SUDDEN VALLEY COMMUNITY Whereas, Urban Reserve Policy 1.08.1 of the adopted Lake Whatcom Subarea Comprehensive Land Use Plan recognizes the need for a neighborhood commercial district in the Sudden Valley Community; and, WHEREAS, the Whatcom County Planning Agency has received two requests to amend the Official Whatcom County Zoning Map from . "Urban Residential Medium Density - 12 Dwelling Units per Acre" (URM - 12) to "Neighborhood Commercial District" (NC) in the Sudden Valley area of Whatcom County: The first request (ZM 8 -83) waq received from Sudden Valley Management, Inc. to rezone to 5 -acre portion of property commonly known as the Airport Tract; the second request (ZM 10 -83) was received from Valley Investment Properties, Inc. to rezone a 5 -acre portion of property commonly known as Tract "S" ; and, WHEREAS, the Planning Commission conducted a public hearing on the two requests and determined that both sites are generally consistent with the neighborhood commercial locational criteria established in Policy 1.08.1 of the Lake Whatcom Subarea Comprehen- sive Plan; and, WHEREAS, rezoning Tract ''S" to neighborhood commercial is in the best interest of the community since it would contribute to a more cohesive centrally located commercial core, is situated in close proximity to both Lake Whatcom Boulevard and Lake Louise Road 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 lis safely accessible by pedestrians, will not vegatively impact (surrounding residential areas, and contains topographic and vege- tative amenities that will be incorporated into the overall develop - s ment plan; NOW, THEREFORE, BE IT ORDAINED as follows: (1) The rezone request submitted by Valley Investment Proper- ties, Inc. (ZM 10 -83) to rezone a 5 -acre portion of the property known as Tract "S" from "Urban Residential Medium Density - 12 Dwelling Units per Acre" to "Neighborhood Commercial District" is hereby approved; and, (2) Approval of the aforesaid rezone request shall be in accordance with the Findings, Reasons and Motion of the Whatcom County Planning Commission which is attached hereto as Exhibit "A" and incorporated herein, and provided that future development on said site is consistent with the concept plan (Planning Commission lExhibit 4B) except as modified by any subsequent permit approved by lWhatcom County. APPROVED this 19th day of January, 1984. WHAT -OM COUNTY ATTEST: ? Ze O-Z-, C erk of the Cou cil APPROVED AS TO FORM: c;rai.g Uo Chairl rson (X) APPROVED VETOED Shirley n Zant n.; eaFt Vo Date Publised on January 11, 1984 and January 25 1984. This ordinance becomes effective on February 2 1984. Ordinance page two EXHIE "A" December 20, 1983 File Ref: ZM 8 -83 ZM 10 -83 WHATCOM COUNTY PLANNING AGENCY REPORT PLANNING COMMISSION RESOLUTION ) IN THE MATTER OF AMENDING THE ) OFFICIAL WHATCOM COUNTY ZONING ) MAP TO PROVIDE TO A NEIGHBOR- ) HOOD COMMERCIAL DISTRICT IN ) THE SUDDEN VALLEY COMMUNITY ) WHEREAS, Urban Reserve Policy 1.08.1 Comprehensive Land Use Plan recognizes district in the Sudden Valley community; and FINDINGS, REASONS AND MOTION of the adopted Lake Whatcom Subarea the need for a neighborhood commercial WHEREAS, the Whatcom County Planning Agency has received two requests to amend the Official Whatcom County Zoning Map from "Urban Residential Medium Density - 12 Dwelling Units per Acre"(URM -12) to "Neighborhood Commercial District "(NC) in the Sudden Valley area of Whatcom County. The first request (ZM 8 -83) was received on July 18, 1983, and subsequently amended on September 20, 1983, from Sudden Valley Management, Inc. to rezone a 5 acre portion of property commonly known as the Airport Tract. The second request (ZM 10 -83) was received on September 2, 1983, from Valley Investment Properties, Inc. to rezone a 5 acre portion of property commonly known as Tract "S'; and WHEREAS, pursuant to RCW 43.21C and WAC 197 -10 the SEPA Official determined that both zoning map amendment requests would not have significant adverse environmental impacts and thus a Final Declaration of Non - Significance was issued for both requests; and WHEREAS, pursuant to RCW 36.70.580 and 36.70.590, a legal notice was duly advertised in the Westside Record - Journal on November 2, 1983, and in the Bellingham Herald on November 4, 1983 indicating the time, place and purpose of a public hearing before the Planning Commission. In addition, notices were sent to property owners within 300 feet of each parent parcel; and WHEREAS, the Whatcom County Planning Department reviewed the requests and made recommendations thereon in a staff report dated November 10, 1983 (see Attachment 1); and WHEREAS, the Planning Commission conducted the public hearing on the two requests ,on November 15, 1983, and left the record open to accept written testimony until November 28, 1983; and WHEREAS, the Planning CommissionLheld one worksession on December 6, 1983 for the purpose of reviewing and analyzing t1R record and public testimony of the two applications, and as a result of such reviewl has determined' the following findings of fact and reasons for action: Findings of Fact and Reasons for Action: 1. That the change in zoning from "Urban Residential Medium Density -12 Dwelling Units per Acre" to "Neighborhood Commercial" would not have a significant adverse environmental impact on either site. 2. Although both sites are generally consistent with the neighborhood commercial locational - criteria established in Policy 1.08.1 of the Lake Whatcom Subarea Comprehensive Plat, the Tract "S" site is more consistent with respect to its central location and accessibility to the surrounding residential areas. 3. That rezoning the Airport Tract for a neighborhood commercial center would not be in the best interest of the Sudden Valley Community due to potential noise and visual impacts on surrounding residents caused by the topographic configuration of the area and lack of vegetation on the site. Furthermore, the site is poorly drained and vehicular access to the site will necessitate an additional intersection on Lake Whatcom Boulevard. 4. That rezoning Tract "S" to neighborhood commercial is in the best interest of the community since it would contribute to a more cohesive centrally located commercial core, is situated in close proximity to both Lake Whatcom Boulevard and Lake Louise Road, is safely accessible by pedestrians, will not negatively impact surrounding residential areas, and contains topographic and vegetative amenities that will be incorporated into the overall development plan. NOW, THEREFORE, IT IS MOVED AS FOLLOWS: That the Planning Commission asserts the Findings and Reasons for action as presented herein and in the Staff Report - attachment #1. BE IT FURTHER MOVED: 1. That a majority of the Planning Commission recommends to the Whatcom County Council to deny the rezone request submitted by the Sudden Valley Management, Inc. (ZM 8 -831 and to- accept the request submitted by Valley Investment Properties, Inc. (ZM 10 -83) to rezone a 5 acre portion -see Attachment 2) of the property known as Tract "S" from "Urban Residential Medium Density -12 Dwelling Units per Acre" to- "Neighborhood Commercial District "; provided that future development of the site addresses appropriate access onto Lake Louise Road and appropriate mitigation of drainage concerns. 2:, That the Chairman and Secretary are hereby directed to place their signatures on this document and to transmit the same together with aforementioned Attachments 1 and 2, and exhibits received by the Planning Commission. Done and passed by majority vote this 6th day of December, 1983. Approved as to form this _a$r day of December, 1983. � -�� 0 Deputy Prosecuting Attorney W TC.E�M COUNTY PLANNING COMMISSION 7 it an T_ ql%, Secretary ttachment 1 November 10, 1983 File Ref: ZM 8 -83 ZM 10 -83 WHATCOM COUNTY PLANNING DEPARTMENT STAFF REPORT I. REQUEST /APPLICANTS: The Planning Department has received two requests to amend the Official Whatcom County Zoning Map from "Urban Residential Medium Density - 12 Dwelling Units per Acre" (URM 12) to "Neighborhood Commercial" (NC) (see Attachment 1). The first request (ZM 8 -83) from Sudden Valley Management, Inc. involves a 5 acre portion of property commonly known as the Airport Tract. The second request (ZM 10 -83) from Valley Investment Properties, Inc. involves a 5 acre portion of the property commonly known as Tract "S ". The purpose of both requests is to allow the development of a 30,000 square foot neighborhood commercial shopping center on a 5 acre site. II. PROJECT LOCATION: The site for ZM 8 -83 (Sudden Valley Management, Inc.) is generally located adjacent and east of Lake Whatcom Boulevard, about 1900 to 2700 feet north of Sudden Valley Drive East. The site for ZM 10 -83 (Valley Investment Properties, Inc.) is generally located adjacent and northwest of the intersection of Lake Whatcom Boulevard and Lake Louise' Road, extending approximately 1140 feet northward along Lake Whatcom Boulevard. III. STATUTORY REQUIREMENTS: Pursuant to RCW 36.70.580 and 36.70.590, a notice of public hearing has been advertised in the Westside Record Journal on November 2, 1983, and in the Bellingham Herald on November 4, 1983. In addition, notices were sent to property owners within 300 feet of the parent parcel. Pursuant to RCW 43.21C and WAC 197 -10, the Whatcom County SEPA Official issued a Declaration of Non - Significance for both requests. Pursuant to RCW 58.17, if either proposal involves leasing or selling portions of the site, a short plat, long plat or, if available, binding site plan would be required. Each site can be segregated through an exemption. -1- ATTACHMENTS: Attachment 1 Staff Report dated 11/30/83 Attachment 2 Legal Description of 5 acre portion of Tract "S" site proposed to be rezoned. EXHIBITS RECEIVED BY PLANNING COMMISSION: Exhibit 1A - Application for ZM 8 -83 sudden Valley Management, Inc. Exhibit 1B - Application for ZM 10 -83 Valley Investment Properties, Inc. Exhibit 2A - Final Declaration of Non - Significance ZM 8 -83 Exhibit 2B - Final Declaration of Non - Significance ZM 10 -83 Exhibit 3A - Legal Notice Westside Record Journal Exhibit 3B - Legal Notice Bellingham Herald Exhibit 4A - Site Plan for ZM 8 -83 Exhibit 4B - Site Plan for ZM 10 -83 Exhibit 5 - Planning Department Staff Report Exhibit 6 - Area Map of Sudden Valley Exhibit 7 - Zoning Map of Sudden Valley Exhibit 8 - Sudden Valley Map presented by Phil Sharpe (Sudden Valley Manage- ment, Inc.) and list of potential dwelling units, existing dwelling units and dwelling units constructed between 1979 - 1983. Exhibit 9 - Comparison of Development Constraints Sudden Valley Neighborhood Business Zone presented by Ted Gacek (Sudden Valley Management, Inc.) Exhibit 10 - Development Concept for a Neighborhood Commercial Center, Austin Creek Village, Sudden Valley, presented by Patti Rao (Valley Invest- ment Properties, Inc.) Exhibit 11 - Maps of Tract "S" Exhibit 12 - Transportation /Circulation Charts Austin Creek Village (Tract "S ") Exhibit 13 - Transportation /Circulation Charts Tract "S" Exhibit 14 - Tract "S" /Airport Comparison Chart Exhibit 15 - Petition from Paul Jacoby with 125 signatures favoring the Airport Strip EXHIBITS continued Exhibit 16 - Petition from Jim Neske with 314 signatures favoring Tract "S" Exhibit 17 - Rationale for Rezone Tract "S" Exhibit 18 - Letter from Robert W. and Debra L. Seabury favoring development of the Airport site Exhibit 19 - Letter from Brenda Allen recommending development of Tract "S" Exhibit 20 - Patti Rao - Written Presentation Tract "S" Exhibit 21 - Post Hearing Testimony IV. EXISTING CONDITIONS A. General Land Use Distribution for Respective Sites and Adjacent Areas Airport Tract Zoning /Comp Plan Existing Land Use Site: URM 12 /Urban Reserve Medium (URM) Open Land Adjacent Area: North: URM 12 /URM so " South: URM 12 /URM " East: Urban Residential District (UR)/ Urban Reserve (UR) Park, single family residences and open land West: UR /UR Tract "S" Site Zoning /Comp Plan Existing Land Use Site: URM 12 /URM Open Land Adjacent Area: North: URM 12 /URM " is South: URM 12 /URM " to East: UR, Resort Commercial District (RC) /UR Commercial, golf course, multi- family resi- dential, open land West: URM 12 /URM Open Land B. Development Level Allowed by Current Comprehensive Plan Policies: The Lake Whatcom Subarea Plan's Urban Reserve Policy 1.05.2 establishes the number of dwelling units currently allowed with and without density transfer for each site. Based on the policy, the following table describes the allotted density and potential buildout of the proposed commercial site. Proposed Commercial Tract Area Base Density Buildout /Units Airport 5 3 du /acre 15 "5" 5 8 du /acre 40 -2- V. ENVIRONMENTAL CONSIDERATIONS: A. Topo_raphy: Airport Tract- The site is relatively level with a 10 to 15 foot depression extending from the Lake Whatcom Boulevard right -of -way to the site. Adjacent residential property to the east and west is situated on slopes above the proposed commercial area. There appears to be no topographic constraint associated with the Airport Tract, although nearby single family areas would have greater exposure to the site than if the surrounding area was flat. Tract "S" - The proposed site, located at the base of 'a hill, consists of relatively flat to moderate terrain with isolated areas of steeper slopes. The overall slope for the site is 7% with maximum slopes approaching 606. Potential topographic constraints of Tract "S" relate to excessive slopes; however, the concept plan submitted by the applicant intends to locate structures and other improvements in slight and moderate slope areas. Building location can be controlled through the unsuitable land provision (WCC 8.24.070) of the Subdivision Ordinance. B. Soils: Based on the new soil survey data from the U.S. Soil Conservation Service, the soils for the Airport Tract site is Labounty silt loam, 0 -2% slope, while the Tract "S" site is squalicum gravelly loam, 5-15% sloe. The Labounty soil is deep and poorly drained. Permeability is moderately slow, runoff is very slow but there is no hazard associated with erosion. The soil has a severe limitation for small commercial buildings due to soil wetness. This limitation can be mitigated by placing structures on pads and installing drain tile. The Squalicum soil is deep and moderately well drained. Permeability is moderate until a glacial till layer is encountered (40 to 60 inches below the ground surface); in which circumstance permeability is very slow. Runoff is slow and erosional hazard is slight. Water is perched above the glacial till layer from December to April. The main limitations for structural uses are the glacial till layer, moderate slope and seasonal soil wetness. For small commercial structures, slope causes a severe limitation for development. These constraints can be mitigated through proper site design and engineering practices. C. Geology: The underlying geology for both sites is the Chuckanut Formation. For Tract "S ", there are small pockets of glacially derived materials which were described under the "Soils" subsection above. Slope stability of the Chuckanut Formation is good to poor depending upon slope -3- intersections with bedding or fracture planes. Foun- dation stability of Chuckanut Formation is good while drainage is poor and permeability is very low. For the Tract "S" site, geologic investigations should be conducted prior to development due to potential instability of the Chuckanut Formation where slopes exceed 15 %. This suggestion should be addressed through the unsuitable land provision of the Subdivision Ordinance if a division of land is contemplated. D. Drainage: Airport Tract - Surface runoff from the Airport Tract site is accomplished through open ditches which exist on both sides of the abandoned airstrip. Both ditches run parallel to the airstrip and extend approximately one-half mile to Lakewood recreational facility. The western ditch, which also collects runoff from Lake Whatcom Boulevard, is reduced in size when it reaches the Lakewood access road. Drainage from this ditch is intercepted at the Lakewood entrance road and proceeds approximately 100 feet along the access road to abutting property to the south, where it is culverted beneath the roadway and drains into Lake Whatcom. The eastern ditch increases in size as it approaches the Lakewood facility and flows into a large ravine. This drainage is bridged by an access road to property east of Lakewood before it flows into Lake Whatcom. Due to the airport's impervious surfacing and the proposed introduction of 2.4 acres of topsoil for landscaping, development of a commercial facility is expected to reduce peak runoff from 2.5 cubic feet per second (cfs) to 1.6 cfs. As a result, no additional impacts on existing drainage facilities are anticipated. Tract "S "- Runoff from the site flows towards Lake Whatcom Boulevard. There, the runoff is concentrated and culverted under the Boulevard and the golf course to reappear along the south margin of the 4olf course. From that point, the water flows into Austin Creek and eventually to Lake Whatcom. Based on the concept plan submitted by the applicant, any increased storm water runoff would be stored in a retention /detention pond sized for a 25 year storm. When compared with development allowed under existing regulations, the drainage impacts would be expected to be similar or less due to square footage limitations, open space, and buffering needs for commercial developmnent which may not be necessary for residential uses. Total number of vehicular parking spaces required are not substantially different between nei4hborhood commercial (95 spaces) and multi- family residential (75 spaces). _A- VI. E. Water Quality: Generally, sources of water degradation from permitted uses allowed in the Neighborhood Commercial zone would be similar to sources from uses allowed by the existing zone, i.e. heavy metals, oils from roadways and sedimentation. Additional types of pollutants may be expected from conditionally permitted uses allowed in the Commercial zone. These possible impacts can be addressed through the conditional use process. To mitigate potential water giality impacts, storm water could be channeled through vegetated drainage courses. The Airport Tract site applicants indicate that several studies suggest channeling runoff through approximately 160 feet of vegetated drainage course can remove 60 to 80 percent of heavy metals and reduce biological oxygen demand (BOD) to negligible levels. In addition, the use of catch basins to remove sediment and oil separators can also be applied. For service station facilities and other potential high pollutant point sources, holding tanks for disposal of crank case oil and other pollutants could be required. F. Flora and Fauna: Airport Tract - Flora on the Airport Tract site 1s minimal with some alder growing along Lake Whatcom Boulevard. The applicant for the Airport Tract does not indicate whether the alder would be retained for landscaping purposes. Tract "S" - Existing vegetation on Tract "S" is composed of relatively large stands of Douglas Fir, Western Cedar and Red Alder. The concept plan submitted by the applicant would remove approximately 60 major trees (Douglas Fir, Cedar, etc.) and retain about 170 major trees adjacent to the roads and on the periphery of the proposed commercial area. Neither site is identified as a habitat for any rare or endangered species. G. Flooding: The Airport Tract site is not in proximity of any streams which may present potential flood hazards. Tract "S" is near Austin Creek which overflowed as a result of the January, 1982 storm. However, the proposed commercial site is over 350 feet away from the creek and no portion of the site experienced damage from the previous January storm. COMMUNITY FACILITIES, COMPATIBILITY AND COMMUNITY DESIGN A. Sewer and Water: Airport Tract - Sewer and water service is provided by Water District No. 10. According to the District's manager, both sites are subject to certain limitations to obtain adequate capacity to serve an entire commercial district. -5- For the Airport Tract site, the Dis— ict indicates the water distribution storage facility serving the site has limited capacity available (50 connections) before a new facility can be constructed. Thus, to serve the entire commercial district, a new storage facility will likely need to be built. However, the applicant indicates only one store is intended to be built on the site at this time, for which capacity is available. Tract "S" - District No. 10 indicates that adequate water capacity is currently available to serve permitted uses allowed in the commercial district but that conditionally permitted uses may have to be evaluated on a case -by -case basis through the permit review process. Regarding sewer service, both sites face the same constraint. Based on an agreement with the City of Bellingham, the District is limited to 600 gallons per minute (gpm) peak flow discharge into the City's system. According to the District, when the 600 4pm ceiling is exceeded, an agreement with the City stipulates that the District must build a new sewer trunk line. The District manager has stated that the 600 gpm has been exceeded on isolated occasions which may have occurred as a result of increased storm water flows entering the system from specific storm events. As a result of the sewer situation, one or more of several measures must be followed in order to achieve full service for either 5 acre site. First, and most important, the District needs to relate to the county the specific thresholds of existing sewer capacity for continued development of Sudden Valley. This issue is currently being addressed by the District through the development'of an_•updated Sewer and Water Comprehensive Plan. As a result of this plan and attendant capital improvement measures, the district may find it feasible to repair the existing line to reduce storm water infiltration and /or move toward the development of a new sewer main to expand the capacity of the system. According to the District, the impact of the zone change would have a negligible impact on the sewer and water constraints when comparing permitted uses allowed in the URM and NC areas. The District does state that certain conditionally permitted uses allowed in the NC zone district may have substantial water and sewer service impacts when compared with URM areas. These potential impacts, however, can be addressed by specific review of conditional use permits. B. Fire Protection: Both proposed sites are within Fire No-.2 . The District indicates that commercial development would require more water and may have larger fire and medical aid demands due to potential storage of petroleum products and increased vehicular and pedestrian traffic. In addition, the District indicates that they are experiencing manpower shortoge and equipment to handle tall structures. Water availability is addressed by Water District No. 10 which was discussed above. Hydrants would be required for any development at the time of building development. The fire district also indicates that other mitigating measures to address potential fire hazards includes all buildings meeting fire code requirements including sprinkler systems; adequate access to all sides of buildings; adequate traffic control into" each site; more volunteer fire fighters; part -time or full -time paid fire fighters; and /or purchase of a ladder truck which would require special training and possibly trained personnel. Some of these possible solutions can be addressed through project review, either at the site approval stage (long plat, short plat or binding site plan) or building code stage. C. Traffic and Circulation: Based on average trip generation factors for shopping centers of less than 100,000 gross square feet of leasable area, a neighborhood commercial district would be expected to generate 3474 trip ends per day. This would compare with about 390 trip ends per day if the 5 acre areas were retained as multi - family residential and 2493 trip ends per day if the site was fully built out with professional offices. However, the traffic generation figure may be considered high, particularly for the immediate future. The commercial facility, wherever it is located, would primarily serve the Sudden Valley community which is composed of only 973 existing dwelling units. Other stores and shops at Glenhaven Lakes, Geneva and Lake Whatcom Resort are available to persons living outside of Sudden Valley. Assuming full occupancy, each unit would have to generate about 3 trip ends per day to the shopping center. A lower trip generation figure, until there is greater buildout of Sudden Valley, would be more reasonable. The 3474 trip ends would not expect to exceed traffic capacities of existing roadways serving either site due to large amount of unused capacity available. However, as Sudden Valley develops, further improvements will be necessary to handle the total traffic demands of the community. -7- Regarding circulation patterns, the Airport Tract site would encourage left hand turns into the site. To mitigate the impact, the applicant proposes a left turn lane along Lake Whatcom Boulevard to prevent backups on the eastbound lane. For the Tract "S" site, the applicant's concept plan indicates that major access would be entering onto Lake Whatcom Boulevard at the same intersection where an existing roadway serves the existing commercial area of Sudden Valley to the west_ This access point is about 400 feet north of the Boulevard's intersection with Lake Louise Road. This situation would provide a consolidation of traffic movements which would increase the efficiency of any traffic control devices as well as having sufficient interval spacing to not significantly impact the capacity of Lake Whatcom Boulevard or Lake Louise Road. The access road is too close to the intersection and an alternative access point needs to be provided possibly through a portion of Tract "S" not included in this request. D. Compatibility Factors: either site would increase light and glare when residential or professiona under the current zoning. site may create a safety pond. Commercial development on traffic noise, and possibly compared to multi - family 1 office development allowed In addition, the Tract "S" and odor problem from the Generally, the traffic noise impact is inherent in the zone change. For the Airport Tract, it would be difficult- to mitigate the additional traffic noise impact due to relatively flat topography of the site surrounded by single family areas located on hillside locations. For the same reason, light and glare may also create a problem although proper shielding and landscaping would assist in ameliorating the impact. For the Tract "S" site, noise generated by additional traffic would not have as great an impact on noise sensitive uses (i.e. residential areas). No single family areas are in the immediate area and the primary use of the area is non- residential. The condominium development in the area is partially screened from the site although it would be exposed to Lake Whatcom Boulevard. However, ordinarily multi - family development is more compatible in high noise areas than single family due to higher noise levels in multi - family areas and greater sound insulation of multi - family structures from outside sources. In addition, Tract "S" site is topographically more isolated from other areas which would reduce noise impacts. Regarding light and glare, the existing vegetation which could be retained for screening would substantially reduce any impacts. The potential safety and odor issues associated with the retention pond could be mitigated by proper slope design and maintenance of the facility. E. Law Enforcement: According to the Sheriff's office, the creation of a neighborhood commercial area would not have a significant impact on their service loads. VII. CONSISTENCY WITH COMPREHENSIVE PLAN POLICIES The Lake Whatcom Subarea Comprehensive Plan, adopted in August, 1982, establishes various policies which serve to guide land use development conservation within the watershed and other affected areas. The applicable policies of the plan, relating to the subject applications, exist within the Urban Reserve section and under Policy 1.08.1. This policy was developed in recognition of a future need for neighborhood commercial services within the Sudden Valley neighborhood. Specific subsections of the policy address locational criteria to be considered when selecting an appropriate commercial site and compatibility. locational factors include: a) location on a collector or secondary arterial; b) centrally located to the neighborhood service area; and c) a site size of approximately five acres. Compatibility factors relate to the general design and consistency with the surrounding residential character. Following is the staff evaluation of the respective proposed sites with the above factors. A. Airport Tract: This proposed site is located adjacent to Lake Whatcom Boulevard - a designated collector. Tract "S": This proposed site is situated at the intersection of Lake Whatcom Boulevard (a designated collector and secondary arterial) and Lake Louise Road (a designated major arterial). B. Airport Tract: Although this site is generally situated near the center of the Sudden Valley neighborhood, it is not situated near internal collector roads that provide access to the various div —'—is s in Sudden Valley. Tract "'S": Si'tuat'ed al the intersections of Lake Louise Road and Lake Whatcom Boulevard, this site is centrally located to the neighborhood as well as being easily accessible from other divisions of Sudden Valley. In addition, this site is situated across Lake Whatcom Boulevard from the present Resort Commercial area creating a centralized core for recreation, high density living and commercial activities. C. Airport Tract and Tract "S ": occupy five acres of land. -9- Both sites are proposed to Compatibility, with respect to Policy 1.08.1, is a function of site design and architectural treatment. With the approval of an appropriate site by the Planning Commission and County Council, we anticipate evaluating structural design elements through the appropriate approval process and in conjunction with the Architectural Review Committee of the Community Association. With respect to the inherent attributes of both sites, the following is presented. Airport Tract - The proposed site is situated on an elongated abandoned airstrip adjacent to Lake Whatcom Boulevard. Because of the past use as an airstrip, the subject site and entire airport tract are devoid of unique topographic features or existing vegetative stands. North and south of the proposed site, the land is planned for low density residential uses. East of the site, the land is planned and zoned for single and multiple family residential development. - This area is situated at a higher elevation than the Airport Tract. Tract "S ": Tract "S" is triangular in shape and slopes upward to the west with a small knoll located near Lake Whatcom Boulevard. Adjacent to this knoll is a natural drainage retention pond. The site is densely covered with mature deciduous and coniferous trees. The applicant's site plan incorporates the aboive features into the proposed development by selectively clearing areas where structures and parking nodes are planned leavin4 a dense vegetative cover on the periphery of the area and siting proposed improvements to compliment the natural topographic and drainage features. In brief, Tract "S" possesses inherent natural features which offer opportunities for site design. VIII FINDINGS AND RECOMMENDATION With regards to each proposal, staff finds the following: 1. With the overall objective of reducing potential dwelling units at Sudden Valley to more closely parallel District No. 10's limited service capacity, a rezone of the Airport Tract to Neighborhood Commercial would result in a reduction of 15 units' while a rezone on Tract "S" would result in a reduction of 40 units. 2. That the Airport Tract has less topographic and natural constraints than Tract "S ". However, with proper site design and engineering elements, Tract "S" can convert such constraints to opportunities. 3. Neither site has a particular drainage constraint. For the Airport Tract runoff would be expected to decrease. For the Tract "S" Site existing wet areas would be used for storm water detention. 4. Both sites have potential water quality impacts which can be mitigated. 5. Tract "S" site has greater flora variety that can be maintained with proper site development. -10- 6. Both sites face sewer deficiencies which would exist regardless of the rezone requests. 7. The Airport Tract site has inadequate water storage facilities to serve the entire site. Tract "S" can be served without upgrading water facilities. 8. Both sites would present fire protection problems, some of which can be rectified by proper site and building development. These conditions, however, would exist if developed under the current residential zoning. 9. Rezoning either site would increase traffic on Lake Whatcom Boulevard and Lake Louise Road,but that these facilities currently have capacity to accommodate the traffic. 10. Tract "S" would create fewer compatibility problems, i.e. noise, light and glare than the Airport Tract. 11. Neither site would have significant impacts on law enforcement. 12. While both sites generally conform to comprehensive plan policies, Tract "S is more compatible with respect to its central location and accessibility to surrounding residential areas. 13. Tract "S" site would contribute to a more cohesive development of commercial areas for the Sudden Valley community. Based on the above findings, staff recommends to the Whatcom Count+ Planning Commission that the request to rezone a portion of Tract "S' from "Urban Residential Medium District" to "Neighborhood Commercial District" be approved and that the request to rezone the Airport Tract to Neighborhood Commercial be denied. However, at such time that Tract 'S" is fully developed and the demand for additional neighborhood commercial facilities increases in Sudden Valley, the Airport Tract may be considered as an additional neighborhood commercial site. -11- d:' A'I'1'ACHMENI' '1 ~'��' W" ALRMU ry- .,. •; �' •v � "' "' '� tip— _- � 1 y _ �.,��,{ 'al ,, .':�y- �ti•= x:11::1 - t �_ :'^ ,(fl� ... "?1..� -• - -•- . ;a�;��: ..��'�,, /pr'/� :. - °':4�; •�: /fit •'i — '� •�(:'' � --ter + +- J�-% �' r:.�i ;; wr wr �r � �/I w — URMDIAI I MN• ,� •F / I Valle 1' IA e 1'Mtr1� , rY1L • ,�S►ie. ��1p�ar% Tr���.. \ a Wow ATTACHMENT 2 .ttachment 2 HARRISON SURVEYORS 100 Central Avenue Deoember 19, 1983 Engineering and Surveying Bellingham WA 98225 (206) 734 -1144 LEGAL; DESCRIPTION FOR VALLEY INVESTMENT GROUP Parcel 1 (Revised) All that portion of Tract 2, "Sudden Valley Short Plat 38," as per the map thereof, recorded in Volume 2 of Short Plats, page 35, in the Auditors office of Whatcom County, Washing- ton, lying Southerly and Easterly of the following described line: Commencing at the most Northerly corner of Tract 1, said "Sudden Valley Short Plat 38 "; thence South 22002131" East, along the:Easterly line of said short plat, for a distance of 306.78 feet to the beginning of a curve to the right, the center of which bears South 6715712911 West and is 960.00 feet distant; thence Southeasterly, continuing along said Easterly line and following said curve to the right through a central angle of 11017130", for an arc distance of 189.19 feet to the end of said curve; thence South 10045101" East, continuing along said Easterly line, for a distance of 400.00 feet to the true point of beginning of said described line; thence South 74041121" West for a distance: of 365.54 feet; Shence South for a distance of 480.00 feet; thence South 40 58'54" East for a distance of 265.70 feet to the Southerly line of said Tract 2 and the end of said described line. �l fr�r 4 i