HomeMy WebLinkAboutord1982-0091
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(DATE: February 4, 1982
INTRODUCED BY: Hansey
PROPOSED BY: Planning; Commission
ORDINANCE NO. 82 -9
AN ORDINANCE AMENDING THE POINT ROBERTS
COTMPREHENSIVE PLAN MAP FROM RESIDENTIAL
LOW DENSITY TO RESORT COM11JERCIAL FOR A
ONE -ACRE SITE LOCATED IN THE WEST CENTRAL
PORTION Or POINT ROBERTS, WASHINGTON
WHEREAS, a one -acre site located adjacent, and north
and south of Gulf Road, approximately 750 feet east of
Marine Drive was designated in the 1979 Point Roberts
Comprehensive Plan as Residential Low Density; and
WHEREAS, the Whatcom County Planning Department
received an application requesting a text and map
amendment to change said designation to resort
commercial; and
WHEREAS, the Whatcom County Planning; Commission has
reviewed this matter, prepared Findings, Reasons, and
a '.Motion recommending amending of the text and map of
the Point Roberts Comprehensive Plan in accordance
with said request, as more specifically set forth in
Exhibit "A" which is attached hereto and incorporated
herein;
NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council as
follows:
That the text and map of Point Roberts Comprehensive Plan is
hereby amended from Residential Low Density to Resort Commercial
for the aforesaid one -acre parcel as more specifically set forth in
Exhibit "'A''.
PASSED this 18th day of February 1982.
Attest:
2 �
Clerk of the CouncAl
WHATCOM COUNTY COUNCIL
WHATCOM COUNTY, WASHINGTON.
William P. Roehl, Chair
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APPROVED AS TO FORM:
BRUCE L. DISE D,
Deputy Prosecuting Attorney
(K APPROVED ( ) VETOED
JOHN y OUWS ,
Coun Executive
Date:
e'
PUBLISHED February 16, 1982 and
February
26, 1982
c
This Ordinance becomes effective on
March
2,
1932
ORDINANCE - 2.
r /i)/
File Ref: CMT 4 -81
PLA 3 -5
WHATCOM COUNTY PLANNING AGENCY REPORT
I. PLANNING COMMISSION RESOLUTION
IN THE MATTER OF AMENDING THE )
POINT ROBERTS COMPREHENSIVE PLAN )
MAP FROM RESIDENTIAL LOW DENSITY ) FINDINGS,: .
TO RESORT COMMERCIAL FOR A ONE } REASONS, AND
ACRE SITE LOCATED IN THE WEST ) MOTION
CENTRAL PORTION OF POINT ROBERTS, )
WASHINGTON
WHEREAS, a one -acre site located adjacent, and north and south of Gulf Road, about 750
feet east of Marine Drive was designated on the 1979 Point Roberts Comprehensive Plan as
"Residential Low Density"; and
WHEREAS, the Whatcom County Planning Department received an application on October
279 1981, requesting a map amendment from "Residential Low Density" to "Resort
Commercial ", and environmental checklist dated October 20, 1981, and paid the appropriate
application fees; and
WHEREAS, the Whatcom County SEPA Official issued a Final Declaration of non-
significance on October 30, 1981; and
WHEREAS, a legal notice was advertised ten days prior to the schedule hearing on December
15;, 1981; and
WHEREAS, the Planning Commission opened a duly advertised public hearing on December
15, 1981, pursuant to RCW 36.70.380 and moved to continue the hearing to January 19, 1982,
at the applicant's request.; and
WHEREAS, the Planning Commission conducted a public hearing on January 19, 1982; and
WHEREAS, the Planning Department staff report (Exhibit A) finds:
1. That the request is generally consistent with the comprehensive plan amendment
criteria of the Point Roberts' Comprehensive Plan, except for the provision of
sanitation and water service for full buildout of the subject site, and demonstration of
public need to amend the plan;
2. That the subject site has adequate provision of sanitation and water service for the
proposed gift shop or other land use activity with the same level of intensity;
WHEREAS, the Planning Commission finds that there is a public need to provide a retail
commercial space for the sale of merchandise produced by residents of Point Roberts and
that presently there is no permanent facility at Point Roberts to provide for such an outlet;
and
WHEREAS, the Planning Commission finds that it is in the public interest to redesignate the
subject site to Resort Commercial in order to provide a greater degree of consistency with
adjacent existing and planned resort commercial and industrial uses and designations to the
east and west.
December 10, 1981
File Ref: CNI 4 -81
STAFF REPORT
TO: Whatcom County Planning Commission
FROM: Whatcom County Planning Department
SUBJECT: Comprehensive Plan Amendment No. Cyl 4 -81
APPLICANT: Robert Simpson
PROPOSAL: The applicant is requesting to redesignate a 1,0 acre
ty
parcel from "Low Density Residential" to "Resort Commercial" on
the Point Roberts Plan (see Attachment "A"). The applicant intends
to convert an existing 1020 square foot single family dwelling
built in 1900 into a gift shop. The site is located adjacent, and
north and south of Gulf Road, about 750 feet east of Marine Drive
within the Pt. Roberts subarea.
STATE ENVIRONMENTAL POLICY ACT (SEPA): Pursuant to RCW 43,210
and WAC 197 -101 a Final Declaration of Non - Significance was is-
sued on October 30. 19'81.
LEGAL NOTICE•.: Pursuant to RCW 36.70.590, legal notice has been
published in the Bellingham Herald ten days prior to the December
151 1981 puble hearing.
MAJOR ASPECTS OF THE PROPOSED AMENDMENT:
The request represents a change in use of the 1.0 acre parcel
from a potential of 4 dweling units to those activities allowed
by the "Resort Commercial" plan designation. Win ile the appl.i-
cant's request is for a gift shop, the proposal would allow a
more intensified retail commercial use (a 10,000 square foot
retail use) then what is being proposed, as well as multi - family
or rrntal unit development up to 8 units. Pilobile home development
could occur if the site was developed in concert with adjacent
property. Single family density would not change. Thus the fol-
lowing analysis is based on the potential change in use.
A. Soils: According to the U.S. Soil Conservation Service Soil
Survey for Whatcom County, the soil on the site is Cagey
sandy loam, 0 -6% slope . This soil has severe limitations for
urban uses, except for street buildings, which is moderate.
The Cagey sandy loam has been designated as a so i l of state-
wide agricultural significance.
I. � �I I � , �r .�IJ' �'�I''. :U11 ", " "11" � ��., .r' �II'�j yn� � � „�- r.r,,.. .e•t.��q,� ;,�...� ... - � .,,-f
Non- agricultu 1 development on an agrie turally significant
soil is not considered substantial due to the size and loca-
tion of the site as well as the existing development poten-
tial of the property.
B. Drainage: The Cagey sandy loam soil is identified as having
unfavorable drainage limitations. The change in the designa -
tion may increase the runoff potential of the site since a
more intensive retail outlet could cover most of the site
with impervious surfacing. However, a storm water drainage
system could be designed to accommodate future site. develop-
ment.
C. Septic Tank System: At present, Point Roberts is without a
central sewerage collection system; septic tanks are the com-
mon method of sewerage disposal. The site's soil is rated as
having severe limitations for septic tank operation due to
high groundwater table, poor drainage and depth to impervious
material. The applicant indicates that a septic tank system
is currently installed for the existing house. The Environ-
ment. Health Department reports that while there are no con-
cerns with the use of a septic tank system for a gift shop,
adequate on -site sanitation for more intensive development
beyond one single family house is questionable. Until a cen-
tralized sewerage collection system is available, the soils
would be it limiting factor on the intensity of development of
the property.
D. Water Availability: Point Roberts has essentially no surface
water and to date, the development of groundwater has been
the only source of water supply for Whatcom County Water Dis-
trict No. 4 which serves the Point. District No. 4 operates
eight separate wells which are relatively shallow, withdrawn
from perched aquifers and unfortunately have had a history of
depletion. The Water District indicates that a water commit-
ment for a single family dwelling or equivalent is available
for the site. The proposed gift shop would comply with this
commitment. However, due to limited availability from the
District, water would be a limiting factor on the intensity
of development of the property.
E. 'Fire Protection: Fire protection would be provided by Fire
District No. 5, The full development of the property would
not represent a significant impact on the District provided
that all structural fire code requirements are met as well as
adequate hydrant location, main size and water flows are pro-
vided. It is expected that Water District No. 4 can provide
sufficient water flows.
F. Sheriff Protection: According to the Sheriff's Department,
the full development of the site is not expected to substan-
tially impact sheriff services for the area.
2
G. Solid Waste: Currently, the County contracts with a private
U.S. carrier to collect and dispose of solid waste at the
landfill located on County Park District property. A proposal
in the County's Solid Waste Management Plan addresses the in-
stallation of a transfer station at Point Roberts with even-
tual incinerating at the Ferndale facility or the development
of an agreement with Canadian officials for collection and
disposal in Canada.
H. Transportation: The proposed use is estimated to generate
out 50 Average Daily Trips (ADT) while full buildout of the
site is estimated to generate about 500 ADT with 2096 or 100
trips generated during peak hours. Gulf Road is 20 foot wide
pavement with 2 foot wide shoulders located on a 50 foot
right -of -way. Observed Average Weekday Trips (ATT) is 1.378
(August, 1979) . Capacity of the roadway, for Level of Service
(LOS) C is approximately 650 trips per hour in one direction
or 1300 trips per hour in both directions. Thus, full devel-
opment of the site would represent about 8% of Gulf Road's
hourly capacity, without consideration for cumulative impacts
of other potential development in the area. However, the com-
prehensive plan does eventually call for the development of
two additional east -west connectors from Tyee Drive.to Marine
Drive.
I. Land Use: The request represents a 1.0 acre addition to an
existing 45 acre area designated as Resort Commercial on the
Point Robert's Plhn. Thirty six (36) lots are located within
the existing designation, for an average lot size of 1.25
acres. Twenty four (24) land use activities are located on
the 36 lots including 15 single family residences, 7 commer-
cial, and 2 industrial activities. It is estimated that this
development covers approximately 21 acres or 4790 (15 acres -
residences) of the total area covered by the Resort Commer-
cial designation.
CONSISTENCY OF THE AMENDMENT REQUEST WITH THE POINT ROBERTS CON!-
PREHENSIVE PLAN: The Point Roberts Plan was adopted by the Plan-
ning Commission and County Commissioners in early 1979. Chapter 8
of the Plan presents the criteria to be met when the Commission
considers various amendments to the plan. Following is an
analysis of the consistency of the amendment request with the
amendment criteria of the plan.
1, The amendment request shall be in conformance with the goals
of the Point Roberts plan.
Goal A: A healthy economy capable of providing a more diverse
range of goods and services, employment, and the neces-
sary base to help support needed capital investments and
facilities.
Staff anticipates the applicant's proposal would provide a
minor economic growth impact to the Point. It is questionable
3
whether a gift shop operating within an 1000 square foot.
structure without adjacent facilities could generate the type
of revenues to contribute a base to support needed capital
investments for the area. However, the shop would expand
employment opportunities for residents of the Point by
providing another outlet for local product sales. Further,
full development of the site would establish a base to
support capital facilities as well as increase employee
opportunities.
Goal i3: To promote a diversity of residential and recreational.
ncr
The applicant's proposal would remove existing housing from
use as a residence for a conmercial activity. The change in
plan designation, however, would provide additional opportun-
ity for multi - family development to occur at Point Roberts.
Goal C: A range of public utilities and services commensurate
with-the community's population level and financial re-
sources.
Present utilities and services is commensurate with the com-
munity's population level and financial resources,. The pro-
posal would be served by utilities and services equivalent
to the Point's resources. However, build out of the property
would exceed tlae present range of facilities, and (Icninnd
utilities and services which are currently unavailable and
which exceed the needs of the corrrnunity's population level.
Goal D: A transportation systerri that provides for the safe, ef-
ficient, and convenient movement of people and goods,
and that is coordinated and in scale with the land use
activities it serves.
The applicant' project and full build out would be served by
an adequate and efficient transportation network for the
scale of land use activities Gulf Road serves.
Goal E: To promote development that can adopt to the natural
systems of Point Roberts.
It appears that proper site design of any facility on the
property would accomplish this goal.
2. The amendment request shall be consitent with the applicable
policies of the Point Roberts Plan. -
The polic,ics for commercial development for the site's area
call for activities adequately served by utilities and ser -
vices including pedestrian and vehicle access, designed to
provide aesthetic qualities, located to be in the vicinity of
the Old Town site as well as to provide a well defined pat-
tern of currmunity development. The conversion of the horse to
4
a gift shop uld be adequately served mile full development
of the site would have deficient sanitation and water ser-
vice. The conversion of the house would provide a positive
aesthetic design for the Point and other future development
of the site could be designed to provide a benefit. The
change in designation of the site is adjacent to the existing
Resort Commercial area would represent a logical extension of
the designation. However, much of the existing Resort Conrner-
cial area is undeveloped and the cornnereial development of
the site at this time would not provide continuity of devel-
opment with the remaining Old Town development.
3. The amendment request shall be compatible with the existing
and planned surrounding land uses.
Development of the site would be appropriate with the sur-
rounding areas due to the equal or higher intensity proposed
uses allowed to the west and east, and the potential use of
buffering and other design tools to shield lower intensity
land uses to the north and south.
4. The amendment request shall not result in detrimental impacts
to the existing or planned transportation system.
As previously discussed, the applicant's intended project or
fall build out would not seriously impact the existing or
planned transportation system.
5. The amendment request shall not place burdens upon existing
or planned service capabilities.
The applicant's project would be adequately served. However,
full development of the site would place burdens on existing
and planned sanitation and water services.
6. That a public need be demonstrated to amend the plan and that
such need is not currently being provided for with the exist-
ing land use designations and policies.
The applicant's proposal would fulfill a need to preserve
existing older houses which represents part of the "old set-
tlers" homes at Point Roberts. It would also provide access
for the public to enjoy such a facility. However, the re-
designation of the site represents expansion of the Old
Town `s Resort Connie rcial when the area is currently being
underutilized.
CONCLUSION: The Planning Department must recommend denial. of the
request due to a lack of adequate public services to serve the
site and lack•of public need for the amendment request. Staff re-
cognizes that the intended use by the applicant could be placed
on the site without serious impact to services. However, there is
guarantee that the future comnercial use of the property would be
the retention of gift shop to be contained within the existing
5
'r• C�p1Y%R"a8r�%tPYN V7fY1d:4FI�,tW! 1r�u-t hix I!e. �a U�d . I - - i i' _ � � j : 1 .. 1 . , .. •
._.�__ _ _ Nip ��r V n•,a �' i 7 i .. _.� _._.. _— __ -
building. The small size of the shop in isolation from other
traffic generators, increase cost of future operations, and the
costs involved for long term improvement of the Point, may neces-
sitate the removal or significant expansion of the building. In
addition, commercial designation on the site is not necessary for
the rehabilitation of the structure or development of a gift shop
within the existing Old Town resort commercial area. Thus, while
staff appreciates and concurs with the need to save structures
which may have historical value and development of small,.commer-
cial ventures, these considerations are separate from the appro-
priateness of redesignating the site as Resort C'onmercial. As a
result, the appropriateness of the change in designation is
questionable when considering the level of services available to
the site and the amount of undeveloped land available in the
current Resort Commercial designation. Full build out of the
property would exceed present and anticipated water and sani -
tation service levels. Further, the amendment would expand the
Resort Commercial designation without full development of the
existing retail area, and sufficient room available to develop a
gift shop.
JH:kd
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24
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LEGEND
RESIDENTIAL
LOW DENSITY
MEDIUM DENSITY
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M RESORT
r i� t !]�:• x.,�srvr ro. s• 'S. - -..,. '.'1::� Y• r ACM B COMMUNITY
�,t•1 �f•'Z '+ LIGHT INDUSTRIAL
R r.I : i� 1{.•. �, ,r':�' v PUBLIC -
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a--as PRIMARY ARTERIAL
..��COLLECTOR
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PLATTED .OR SU801V'
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Adopted by the ti'hctcom wum"',Co�n1y Flasming Commissiw _n //�� Gi /, / {� � •f— --T-1 I
and Board of Ccmmist -lc a. s
,•� I V
VC Chcirrran. Dole
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Pt Se reta7y, Dote
8 oL,� Chairman. Dote i-41 •r ., ;t ; ,, 1 y� FIGURZ 17
PT ROBERTS COQ iRREHENSIVE PLAN
Attest Joan Ogden [0) 1* <<<1 J."; %;.t _
County cia Cr and LAND U �� f MAP e:- Olttcia Clerk of ` r P L A � � , :��-, P D Imo 11000 3000 4000 FE =T
the Board _
File Ref: CMT 4 -81
PLA 3 -5
WHATCOM COUNTY PLANNING AGENCY REPORT
I. PLANNING COMMISSION RESOLUTION
IN THE MATTER OF AMENDING THE )
POINT ROBERTS COMPREHENSIVE PLAN )
MAP FROM RESIDENTIAL LOW DENSITY ) FINDINGS,
TO RESORT COMMERCIAL FOR A ONE ) REASONS, AND
ACRE SITE LOCATED IN THE WEST ) MOTION
CENTRAL PORTION OF POINT ROBERTS, )
WASHINGTON
WHEREAS, a one -acre site located adjacent, and north and south of Gulf Road, about 750
feet east of Marine Drive was designated on the 1979 Point Roberts Comprehensive Plan as
"Residential Low Density"; and
WHEREAS, the Whatcom County Planning Department received an application on October
27, 1981, requesting a map amendment from "Residential Low Density" to "Resort
Commercial ", and environmental checklist dated October 20, 1981, and paid the appropriate
application fees; and
WHEREAS, the Whatcom County SEPA Official issued a Final Declaration of non -
significance on October 30, 1981; and
WHEREAS, a legal notice was advertised ten days prior to the schedule hearing on December
15, 1981; and
WHEREAS, the Planning Commission opened a duly advertised public hearing on December
15, 1981, pursuant to RCW 36.70.380 and moved to continue the hearing to January 19, 1982,
at the applicant's request; and
WHEREAS, the Planning Commission conducted a public hearing on January 19, 1982; and
WHEREAS, the Planning Department staff report (Exhibit A) finds:
1. That the request is generally consistent with the comprehensive plan amendment
criteria of the Point Roberts' Comprehensive Plan, except for the provision of
sanitation and water service for full buildout of the subject site, and demonstration of
public need to amend the plan;
2. That the subject site has adequate provision of sanitation and water service for the
proposed gift shop or other land use activity with the same level of intensity;
WHEREAS, the Planning Commission finds that there is a public need to provide a retail
commercial space for the sale of merchandise produced by residents of Point Roberts and
that presently there is no permanent facility at Point Roberts to provide for such an outlet;
and
WHEREAS, the Planning Commission finds that it is in the public interest to redesignate the
subject site to Resort Commercial in order to provide a greater degree of consistency with
adjacent existing anl--planned resort commercial and industrial uses and designations to the
east and west.
NOW THEREFORE BE IT RESOLVED:
1. That the Planning Commission recommends approval of the requested comprehensive
plan amendment provided that any land use activity present or future on the subject
site shall not exceed the sanitation and domestic water capacity available to the
property at that time.
2. The Chairman and Secretary are hereby directed to place their signatures on this
document and transmit same to the Whatcom County Council.
Done and passed by unanimous roll call vote of Commission members present this 19th day of
January, 1982.
Approved as to form
this j n-` � day
of January —19, 1982
A
Depu y Prosecuting Attorney
LIST OF EXHIBITS:
WHATCOM COUNTY PLANNING COMMISSION
ffio
ME/ !/ 2A! FERRO
i
1. Whatcom County Planning Department Staff Report
2
December 10, 1981
File Ref: CM 4 -81
STAFF REPORT
TO: Whatcom County Planning Commission
FROM: Whatcom County Planning Department
SUBJECT: Comprehensive Plan Amendment No. CM 4 -81
APPLICANT: Robert Simpson
PROPOSAL: The applicant is requesting to redesignate a 1.0 acre
parcel from "Low Density Residential" to "Resort Commercial" on
the Point Roberts Plan (see Attachment "A"). The applicant intends
to convert an existing 1020 square foot single family dwelling
built in 1900 into a gift shop. The site is located adjacent, and
north and south of Gulf Road, about 750 feet east of Marine Drive
within the Pt. Roberts subarea.
STATE ENVIRONMENTAL POLICY ACT (SEPA): Pursuant to RCW 43.21C
and WAC 197 -10, a Final Declaration of Non - Significance was is-
sued on October 30. 1981.
LEGAL NOTICE: Pursuant to RCW 36.70.590, legal notice has been
published in the Bellingham Herald ten days prior to the December
159 1981 publc hearing.
MAJOR ASPECTS OF THE PROPOSED AMENDMENT:
The request represents a change in use of the 1.0 acre parcel
from a potential of 4 dweling units to those activities allowed
by the "Resort Commercial" plan designation. While the appli-
cant's request is for a gift shop, the proposal would allow a
more intensified retail commercial use (a 10,000 square foot
retail use) then what is being proposed, as well as multi - family
or rental unit development up to 8 units. Mobile home development
could occur if the site was developed in concert with adjacent
property. Single family density would not change. Thus the fol-
lowing analysis is based on the potential change in use.
A. Soils: According to the U.S. Soil Conservation Service Soil
Survey for Whatcom Count , the soil on the site is Cagey
sandy loam 0 -6% slope). This soil has severe limitations for
urban uses, except for street building, which is moderate.
The Cagey sandy loam has been designated as a soil of state-
wide agricultural significance.
Non - agricultural development on an agriculturally significant
soil is not considered substantial due to the size and loca-
tion of the site as well as the existing development poten-
tial of the property.
B. Drainage: The Cagey sandy loam soil is identified as having
unfavorable drainage limitations. The change in the designa-
tion may increase the runoff potential of the site since a
more intensive retail outlet could cover most of the site
with impervious surfacing. However, a storm water drainage
system could be designed to accommodate future site develop-
ment.
C. Septic Tank System: At present, Point Roberts is without a
central sewerage collection system; septic tanks are the com-
mon method of sewerage disposal. The site's soil is rated as
having severe limitations for septic tank operation due to
high groundwater table, poor drainage and depth to impervious
material. The applicant indicates that a septic tank system
is currently installed for the existing house. The Environ-
ment Health Department reports that while there are no con-
cerns with the use of a septic tank system for a gift shop,
adequate on -site sanitation for more intensive development
beyond one single family house is questionable. Until a cen-
tralized sewerage collection system is available, the soils
would be a limiting factor on the intensity of development of
the property.
D. Water Availability: Point Roberts has essentially no surface
water and to date, the development of groundwater has been
the only source of water supply for Whatcom County Water Dis-
trict No. 4 which serves the Point. District No. 4 operates
eight separate wells which are relatively shallow, withdrawn
from perched aquifers and unfortunately have had a history of
depletion. The Water District indicates that a water commit-
ment for a single family dwelling or equivalent is available
for the site. The proposed gift shop would comply with this
commitment. However, due to limited availability from the
District, water would be a limiting factor on the intensity
of development of the property.
E. Fire Protection: Fire protection would be provided by Fire
District No. 5. The full development of the property would
not represent a significant impact on the District provided
that all structural fire code requirements are met as well as
adequate hydrant location, main size and water flows are pro-
vided. It is expected that Water District No. 4 can provide
sufficient water flows.
F. Sheriff Protection: According to the Sheriff's Department,
the full development of the site is not expected to substan-
tially impact sheriff services for the area.
2
G. Solid Waste: Currently, the County contracts with a private
U.S. carrier to collect and dispose of solid waste at the
landfill located on County Park District property. A proposal
in the County's Solid Waste Management Plan addresses the in-
stallation of a transfer station at Point Roberts with even-
tual incinerating at the Ferndale facility or the development
of an agreement with Canadian officials for collection and
disposal in Canada.
H. Transportation: The proposed use is estimated to generate
about 50 Average Daily Trips (ADT) while full buildout of the
site is estimated to generate about 500 ADT with 20% or 100
trips generated during peak hours. Gulf Road is 20 foot wide
pavement with 2 foot wide shoulders located on a 50 foot
right -of -way. Observed Average Weekday Trips (AWT) is 1378
(August, 1979). Capacity of the roadway, for Level of Service
(LOS) C is approximately 650 trips per hour in one direction
or 1300 trips per hour in both directions. Thus, full devel-
opment of the site would represent about 8% of Gulf Road's
hourly capacity, without consideration for cumulative impacts
of .other potential development in the area. However, the com-
prehensive plan does eventually call for the development of
two additional east -west connectors from Tyee Drive to Marine
Drive.
I. Land Use: The request represents a 1.0 acre addition to an
existing 45 acre area designated as Resort Commercial on the
Point Robert's Plan. Thirty six (36) lots are located within
the existing designation, for an average lot size of 1.25
acres. Twenty four (24) land use activities are located on
the 36 lots including 15 single family residences, 7 commer-
cial, and 2 industrial activities. It is estimated that this
development covers approximately 21 acres or 47% (15 acres -
residences) of the total area covered by the Resort Commer-
cial designation.
CONSISTENCY OF THE AMENDMENT REQUEST WITH THE POINT ROBERTS COM-
PREHENSIVE PLAN: The Point Roberts Plan was adopted by the Plan-
ning Commission and County Commissioners in early 1979. Chapter 8
of the Plan presents the criteria to be met when the Commission
considers various amendments to the plan. Following is an
analysis of the consistency of the amendment request with the
amendment criteria of the plan.
1. The amendment request shall be in conformance with the goals
of the Point Roberts plan.
Goal A: A healthy economy capable of providing a more diverse
range of goods and services, employment, and the neces-
sary base to help support needed capital investments and
facilities.
Staff anticipates the applicant's proposal would provide a
minor economic growth impact to the Point. It is questionable
3
whether a gift shop operating within an 1000 square foot
structure without adjacent facilities could generate the type
of revenues to contribute a base to support needed capital
investments for the area. However, the shop would expand
employment opportunities for residents of the Point by
providing another outlet for local product sales. Further,
full development of the site would establish a base to
support capital facilities as well as increase employee
opportunities.
Goal B: To promote a diversity of residential and recreational
housing.
The applicant's proposal would remove existing housing from
use as a residence for a commercial activity. The change in
plan designation, however, would provide additional opportun-
ity for multi - family development to occur at Point Roberts.
Goal C: A range of public utilities and services commensurate
with the community's population level and financial. re-
sources.
Present utilities and services is commensurate with the com-
munity's population level and financial resources. The pro-
posal would be served by utilities and services equivalent
to the Point's resources. However, build out of the property
would exceed the present range of facilities, and demand
utilities and services which are currently unavailable and
which exceed the needs of the community's population level.
Goal D: A transportation system that provides for the safe, ef-
ficient, and convenient movement of people and goods,
and that is coordinated and in scale with the land use
activities it serves.
The applicant' project and full build out would be served by
an adequate and efficient transportation network for the
scale of land use activities Gulf Road serves.
Goal E: To promote development that can adopt to the natural
systems of Point Roberts.
It appears that proper site design of. any facility on the
property would accomplish this goal.
2. The amendment request shall be consitent with the applicable
policies of the Point Roberts Plan.
The policies for commercial development for the site's area
call for activities adequately served by utilities and ser-
vices including pedestrian and vehicle access, designed to
provide aesthetic qualities, located to be in the vicinity of
the Old Town site as well as to provide a well defined pat-
tern of cummunity development. The conversion of the house to
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a gift shop would be adequately served while full development
of the site would have deficient sanitation and water ser-
vice. The conversion of the house would provide a positive
aesthetic design for the Point and other future development
of the site could be designed to provide a benefit. The
change in designation of the site is adjacent to the existing
Resort Commercial area would represent a logical extension of
the designation. However, much of the existing Resort Commer-
cial area is undeveloped and the commercial development of
the site at this time would not provide continuity of devel-
opment with the remaining Old Town development.
3. The amendment request shall be compatible with the existing
and planned surrounding land uses.
Development of the site would be appropriate with the sur-
rounding areas due to the equal or higher intensity proposed
uses allowed to the west and east, and the potential use of
buffering and other design tools to shield lower intensity
land uses to the north and south.
4. The amendment request shall. not result in detrimental impacts
to the existing or planned transportation system.
As previously discussed, the applicant's intended project or
fall build out would not seriously impact the existing or
planned transportation system.
5. The amendment request shall not place burdens upon existing
or planned service capabilities.
The applicant's project would be adequately served. However,
full development of the site would place burdens on existing
and planned sanitation and water services.
6. That a public need be demonstrated to amend the plan and that
such need is not currently being provided for with the exist-
ing land use designations and policies.
The applicant's proposal would fulfill a need to preserve
existing older houses which represents part of the "old set-
tlers" homes at Point Roberts. It would also provide access
for the public to enjoy such a facility. However, the re-
designation of the site represents expansion of the Old
Town's Resort Commercial when the area is currently being
underutilized.
CONCLUSION: The Planning Department must recommend denial of the
request due to a lack of adequate public services to serve the
site and lack of public need for the amendment request. Staff re-
cognizes that the intended use by the applicant could be placed
on the site without serious impact to services. However, there is
guarantee that the future commercial use of the property would be
the retention of gift shop to be contained within the existing
b1
building. The small size of the shop in isolation from other
traffic generators, increase cost of future operations, and the
costs involved for long term improvement of the Point, may neces-
sitate the removal or significant expansion of the building. In
addition, commercial designation on the site is not necessary for
the rehabilitation of the structure or development of a gift shop
within the existing Old Town resort commercial area. Thus, while
staff appreciates and concurs with the need to save structures
which may have historical value and development of small, commer-
cial ventures, these considerations are separate from the appro-
priateness of redesignating the site as Resort Commercial. As a
result, the appropriateness of the change in designation is
questionable when considering the level of services available to
the site and the amount of undeveloped land available in the
current Resort Commercial designation. Full build out of the
property would exceed present and anticipated water and sani-
tation service levels. Further, the amendment would expand the
Resort Commercial designation without full development of the
existing retail area, and sufficient room available to develop a
gift shop.
JH:kd
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