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HomeMy WebLinkAboutord1982-0991 2 3 4 5 .6 7 10 11 12 13 14 15 16 18 19 21 22 23 24 25- 26 �7 28 2.0 30 34 0 DATE November 4� 1982 INTRODUCED BY: Hansey PROPOSED BY: Planning Dept. ORDINANCE NO. 82 -99 AN ORDINANCE AMENDING THE WHATCOM COUNTY ZONING ORDINANCE, CHAPTER 2.24.OF THE WHATCOM COUNTY CODE, IN ORDER TO ALLOW RECREATIONAL VEHICLE PARKS AND CAMPGROUNDS AS A CONDITIONAL USE IN THE 84 ZONE. WHEREAS, the County has received an application and petition from American Campgrounds, Inc. which seeks to amend the conditional use section of the Suburban District - 4 Families per acre zone of the County Zoning Ordinance; and, WHEREAS, the County Planning Commission has reviewed said application and petition and prepared Findings, Reasons and a Motion recommending amendment of the zone, a copy of which is attached hereto and incorporated herein; NOW, THEREFORE, BE IT ORDAINED that the.Whatcom County Zoning Ordinance, Chapter 2.24, is hereby amended to add a new sub- section, designated as Section 2.24.181, as more specifically set forth in Exhibit No. 2 of the Findings, Reasons and Motion of the Planning Commission as 'mended byV,}a.comouraty.,CQuricil Deeemb!`.._ 1982, which are attached hereto and incorporated herein. APPROVED this 16th day of December , 1982.' WHATCOM COUNTY COUNCIL -� WHATCOM COUNTY, WASHINGTON ATTEST B Y Ap' ; t e i yi WILLIAM P. RO. L, Chairperson APPROVED AS TO FORM: O APPROVED ( ) VETOED 12 2082 R CE L. DISEN,, JOH OUWS, Deputy Prosecuting Attorney County Executive Published on December 5, 1982 and December 25, 1982 .This ordinance becomes effective on December 30, 1982 October 8, 1982 File Ref: ZT 2 -82 WHATCOM COUNTY PLANNING AGENCY RIM- � u RE: American Campgrounds Amendment to the �. Z jySz "Suburban District -4 Families Per Acre" (S4) WHATCOM COUNTY PLANNING COMMISSION RESOLUTION COUNCIL IN THE MATTER OF RECOMMENDATION ON ) FINDINGS, REASONS AMENDMENT TO THE $4 ZONE DISTRICT ) AND MOTION WHEREAS, on May 26, 1982, an application and petition was received from American Campgrounds, Inc. in order to amend the conditional use section of the "Suburban District -4, families per acre" zone; and WHEREAS, pursuant to RCW 43.21C and WAC 197 -10 a Final Declaration of Non- Signifi-cance was issued by the SEPA Official on July 2, 1982; and WHEREAS, pursuant to RCW 36.70.380 and .390 a notice of public hearing was advertised in the Bellingham Herald on August 20, 1982; and WHEREAS, a copy of the legal notice was sent to all land owners within and 3Q0 feet adjacent to the affected area; and WHEREAS, the Planning Department reviewed the proposed amendments and submitted a staff report dated August 25, 1982 (see Exhibit No. 1); and WHEREAS, the Planning Commission conducted a duly advertised hearing on the proposed amendment on August 31, 1982, and was continued to and completed on September 14, 1982; and WHEREAS, the Commission received testimony from the applicant's representative that the three-quarter mile radius was used in consideration of walking distance;' and WHEREAS, the Commission received testimony from property owners in the area about vehicular and pedestrian traffic, visual, noise, sewage disposal and drainage impacts; and WHEREAS, the Commission'requested the Department to meet with the applicant to pre- pare a list of compatibility conditions which was presented to the Commission at a workses- sion on October 5, 1982; and WHEREAS, the Commission adopted revisions to the staff prepared conditions concerning screening and storage areas; and WHEREAS, the Planning Commission has now concluded its hearings and review on the application; 1 NOW THEREFORE BE IT RESOLVED: Finding of Fact and Reasons for Action: 1. That the Commission finds that the three quarter mile radius standard as proposed by the applicant is not arbitrary since it is based on walking standards. Further, the Commission finds that the three - quarter mile radius specification would provide an adequate distance to utilize the recreational and resort facilities of Birch Bay. 2. That the Commission finds that the Department proposed conditions as revised by the Planning Commission (see Exhibit No. 2) is adequate, and is reasonably consistent with the policies of the. comprehensive plan and intent of the "Suburban District -4 families per acre." 3. That the Commission finds that the proposed conditions for recreational vehicle park development within the "Suburban District -4 families per acre" would minimize compatibility conflicts between said uses and other permitted and conditionally permitted uses of the district. BE IT FURTHER RESOLVED: 1. That the Planning Commission recommends amending the text of the "Suburban District -4 families per acre" zone pursuant to the revised proposal identified in Exhibit No. 2. 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 5th of October 1982. TC,9M COUNgYYLANNYM COMMISSION List of Exhibits 1. Whatcom County Planning Department staff report. 2. Planning Department Amendments to American Campgrounds Proposal as revised by the Planning Commission. 2 EXHIBrT NO. 1 August 25, 1982 File Ref: ZT 2 -82 WHATCOM COUNTY PLANNING DEPARTMENT STAFF REPORT INTERIM ZONING ORDINANCE TEXT AMENDMENT Applicant: American Campgrounds Inc. Request: American Campground is requesting a text amendment to the "Suburban Dis- trict - 4 families per acre" (S4) zone in order to allow recreational vehicle parks and campgrounds as a conditional use in a portion of the S$ zone. Specifically, the request would add new subsection 2.24.181.163 as follows: "Recreational vehicle parks and campgrounds located within or partly with- in a distance of three fourths (3/4) mile of the RESORT DISTRICT - HIGH DENSITY (RDH) zone, provided: 1. The gross site area shall be at least twenty (20) acres; 2. The gross density shall not exceed five (5) recreational vehicle or camping site per acre; 3. On -site recreation facilities and general supervision shall be provided to assure compatibility with the neighborhood; 4. Perimeter buffers of suitable native vegetation at least fifty (50) feet wide shall be provided as part of the landscaping requirements of WCC 244.650:' Location: The '!S4" zone district generally applies to the Birch Bay area. The amend- ment would include approximately 1,098 acres of property within the 11S4" zone district which are either partially or wholly within the 3/4 mile radius of the "RDH" zone. These properties included within the zone text amendment are located in two general areas north of Birch Bay, and east and south of the resort community (see attachment 1). Statutory Provisions: Pursuant to RCW 36.70.380 and .390 a notice of public hearing has been advertised in the Bellingham Herald on August 20, 1982 wherein the time, place and purpose of said hearing was so stated. In addition, since the text amendment affected only a portion of the zone district, the legal notice was sent to all land owners within and 300 feet adjacent to the affected area. Pursuant to RCW 43.21C.080(2) the Whatcom County SEPA Official issued a Final Declaration of Non - Significance on July 2, 1982. Pending Development: If the amendment is approved, the applicants intend to add 40 acres to an existing 10 arse facility located adjacent and east of Harborview Road and 660 feet south of Lincoln Road. The existing facility has 120 spaces and recreational facilities. The addition is anticipated to include 165 recreational vehicle and 33 camp site spaces as well as service and additional recreation facilities, EXISTING CONDITIONS AND FINDINGS: General Land Use Distribution: Properties within the area covered by the zone change would include 1,061 acres devoted to open space related land use activities, 29 acres for 39 single family dwelling units, and 8 acres used for other land use activity. The land use pattern on other land within the 11S4" District and property adjacent to the affected area is generally the same type as the development. Land is generally devoted to open space and-residential related land use activities. Currently, there are 1,960 built or approved recreational vehicle /camping spaces on 216 acres within the Birch Bay plan area. The comprehensive plan designation for the area directly affected by the text amend- ment is "Suburban" and "General Commercial ". Zoning and comprehensive plan designa- tions for adjacent areas are as follows: Zone General Protection District (GP) Neighborhood Business District (NB) Recreation and Open Space District (ROS) Residential Medium Density District - 7 families per acre (RMD7) Resort District - Medium Density (RDM) Rural One Acre District (111A) Rural District (115A) ENVIRONMENTAL FACTORS Comprehensive Plan Suburban General Commercial Rural Neighborhood Business Parks Medium Density Residential General Commercial Medium Density Resort Rural Suburban Rural Topography: Within the affected 11S4" area, the topography is flat to undulating terrain with a maximum slope of 6.7 %. Terrain for other areas within the 11S4" District outside the affected area is similar with the exception of the coastal bluffs. Geology: Four geologic units are located within the affected area including silt and clay of Sumas Stade, terrace deposits, Bellingham Drift, and peat. Other portions of the 11S4" zone district not within the affected area have similar geologic units except in the Birch Point /Semiahmoo Peninsula and Point Whitehorn. Those areas also contain sand and gravel overlying Bellingham Drift. Generally, this later geologic unit is more condusive to urban development than the geologic units found in the affected area. Soils: Twelve soil types are located within the affected portion of the 11S4" zone district including Bellingham silty clay loam, Bow silt loam, Cagey silt loam, Hale -Norma com- plex, Hale silt loam, 'Kick erville silt loam, Labounty silt loam, McKenna silty clay loam, Norma -Cagey complex, Norma -Hale complex, Norma silty clay loam and Rifle peat. For the remaining area of the 11S4" zone district, the soils are either the same or similar type with the exception of the area identified as Birch Bay Village. Soils within Birch Bay Village are of a different type but generally have the same characteristics towards dwel- ling unit, septic tank and camp site development as the other soils. As a group, the soils within the 11S4" zone district are generally rated by the U.S. Soil Conservation Service as having severe constraints on dwelling unit, septic tank and camp site development. 2 Drainage: Generally, natural drainage within and outside the affected portion of the "S4" zone is poor due to topographic and /or soil constraints. COMMUNITY FACILITIES /UTILITIES: Water: Generally, all of the "S -4" zone district south of Lincoln Road or its extension is within the service area of Whatcom County Water District No. 8. According to the Dis- trict's comprehensive plan, the affected and remaining area within the 11S4" zone either currently has or is planned to have access to water mains. According to Water District No. 8, observed water usage on a per unit, per month basis is approximately 140 cubic feet for a recreational vehicle park and 875 cubic feet for single family residence. Thus, an R.V. park at 5 units per acre would consume 700 cubic feet per month per acre com- pared with 3,500 cubic feet per month per acre for residential development. Water availability appears not to be a constraint for either residential or R.V. development since the planned system is designed for anticipated uses past the year 2000; availabili- ties may be a factor for individual development whether the amendment is approved or not. Sewer: As with water, generally all of the "S -4" zone district south of Lincoln Road or its extension is within the service area of Whatcom County Water District No. 8. Ac- cording to the District's comprehensive plan, the affected and remaining area within the 11S4" zone district either currently has or is planned to have access to sewer interceptor lines. Sewer collector lines (8" or less) are built on a project by project basis at the de- veloper's expense. The Water District indicates that sewage usage on a per unit, per month basis is approximately 200 cubic feet for recreational vehicle park and 500 cubic feet for single family residence. Thus, an R.V. park at 5 units per acre would generate 1000 cubic feet of sewage per month per acre compared with 2000 cubic feet per month per acre for a residential development at 4 units per acre. Sewer capacity would be a factor on approval of individual projects regardless of the amendment approval or denial although existing and planned, expansions are anticipated to accommodate future de- mands to the year 2000. Drainage: The Birch Bay plan cites collection and controlled discharge of storm water drainage as a problem needing to be resolved for the Birch Bay area. There is no overall drainage system either developed or proposed for the Birch Bay area. Until an overall program is developed, drainage issues are addressed on a project -by- project basis. This situation would be evident regardless of the type of development proposed for an area. The applicant estimates that the amount of impervious surfacing for a recreational vehicle park at 5 units per acre would cover approximately 21.9% of an acre of land ver- sus 26.2% for a single family development at 4 units per acre. Thus, runoff from an R.V. park under the amendment is expected to generate slightly less stormwater runoff then from a single family development in the 11S4" zone. However, these comparisons may be different when comparing an R.V. facility with a multi- family development which is per- mitted within the zone. Fire Protection: Fire service would be provided by Fire District No. 13. On -site fire protection system can be provided by a developer of either single family homes or an R.V. park by the provision of adequate hydrant spacing, main size and fire flows to meet appropriate standards. Law Enforcement: The Whatcom County Sheriff department would provide law enforce- ment service for the Birch Bay area. To attempt to. minimize conflicts with adjacent properties, the amendment calls for a 50 foot buffer, on -site recreation facilities and general supervision to be provided by individual R.V. parks. While the plan policies may specify the level of recreational facilities needed to accomplish the goal of minimizing conflicts, the amendment does not quarantee that adequate management would be pro- vided to minimize potential conflicts. In addition, while a 50 foot buffer would minimize visual conflicts, it would not necessarily reduce audio conflicts. Further, inherit con- flicts will exist between R.V. parks and other uses allowed in the 11S4" zone due to the na- ture of the land uses. Traffic: According to the Birch Bay plan, all areas within the 11S4" zone district within and outside the area affected by the amendment would be generally served by an arter- ial. Average Daily Trips (ADT) for an R.V. space is estimated to be approximately one half of that generated by a single family dwelling. However, the amount of ADT may fluctuate depending on the type of R.V. facility (time share vs. rental vs. ownership). Further, the timing and character of traffic may be different between an R.V. facility and single family residences allowed in the 11S4" zone. of Schools: Because of the recreation nature of the proposal, impacts on the school system would be negligable. CURRENT ZONE DISTRICT REQUIREMENTS: The "Suburban District -4 families per acre" presently is intended to provide for residen- tial opportunities as is expressed in its purpose statement: "The purpose of this district is to provide the opportunity to develop resi- dential neighborhood environs which will provide for a choice of life styles and ensure development harmonious with the natural environment and sur- rounding uses." Uses allowed in the zone district generally include single and two family dwellings, clus- ter dwellings and townhouses. Similar to the "Suburban Zone District" (Sandy Point Heights), the 11S4" zone designation permits guests with recreational vehicles onto pro- perties as a temporary use. CONSISTENCY OF THE AMENDMENT REQUEST WITH BIRCH BAY COMPREHENSIVE PLAN: The Birch Bay Plan was adopted by the Planning Commission and County Commission in early 1977. Chapters 1 and 2 entitled "Goals and Objectives" and "Land Use" outline four relevant issues pertaining to this request: goals and objectives, land use categories, general land use policies, and allocation of land for recreational vehicle parks. Goals and Objectives: Goal statements 1, 3 and 8 and selected objectives appear relevent to the proposed zoning amendment. Goal One: Economic Development: Goal: Economic development should be encouraged which will co -exist harmoniously with the natural and human environment. Development should be appropriate to the residential, resort, and recreational character of the area. Objectives: 1. New economic development should be encouraged to locate in al- ready developed or developing areas of compatible character. 4 2. Expansion of existing development which is incompatible with ad- jacent uses or this plan should be discouraged; more appropriate uses should be sought. 3. Economic development should be encouraged which has minimal adverse impact upon the natural environment. 4. Economic development should be encouraged which has minimal adverse impact upon social and current economic activities im- portant to the community. While the amendment would promote a land use which would be appropriate to the resort and recreational character of the area, it is questionable whether the economic development would co -exist harmoniously with the human environment due to potential compatibility problems between recreational vehicle parks and single family development. However, the amendment attempts to address this issue by requiring a 50 foot buffer, on -site recreation facilities and management. The success of such requirements would vary from recreational vehicle park to recreational vehicle park. For the above reason, the amendment may not meet the first objective. Further, the proposal does not meet the second objective since it is not consistent with the plan's land use category. This point will be discussed later. Meeting the requirements of the third objective is a design issued for each individual development. The proposal would contri- bute towards the fourth objective by promoting a recreational activity which would con- tribute towards the current economic activities important to the community. Goal Three: Recreation: Goal: Additional opportunities and space for diverse forms of recreation should be provided by public and private organizations. Objectives: 1. Additional areas or access with high value for recreation should be obtained before other development makes such action impos- sible. 2. A balanced choice of recreational opportunities should be pro- vided. 3. Innovative and cooperative techniques among public agencies and private persons which increase and diversify recreation opportuni- ties should be encouraged. 4. Private investment in recreational facilities should be encour- aged. 5. Recreational development should be located, designed and oper- ated to minimize adverse effects on other social, recreational or economic activities. 6. Development and management of recreational areas should in- clude provisions for adequate conservation of all affected natural resources. 5 The proposal would provide for more diverse forms of recreational opportunties by a pri- vate organization since it would allow for a lower density recreational vehicle park which can provide more area for open space. For the above reason, the proposal would meet the second, third and forth objectives. However, due to the compatibility issue and consistency with the applicable land use category, the amendment would not be located in areas to minimize adverse effects on other social activities. However, the amendment does encourage appropriate design and operation techniques to attempt to minimize these conflicts. The first objective is not applicable since the affected area does not involve, to staff's knowledge, areas with high value for recreation. The sixth objective would be implemented on a design review basis. Goal Eierht: Land Use: Goal: Development of the land should be guided to prevent incompatible land use, excessive density blocking of views, and random growth or sprawl. Preserva- tion of the resort use along the bay, the residential character of the areas surrounding and back from the shore, and the rural character of the outlying areas should be encouraged. Objectives: 1. Development must be contingent upon provision of adequate sewer and water facilities. 2. Planned Unit Developments should be encouraged when a demon- strated need exists. 3. Neighborhood shopping facilities should be provided at convenient locations removed from the shoreline, and near arterial roads, but strip development along roads should be discouraged. 4. Public parks and open space should be provided. The proposal is not consistent with this final goal since it would not prevent the mixture of potentially incompatible land uses, it would increase the density of the zone designa- tion from four to five units per acre, and would encourage random growth by not requir- ing sewer and water service and expanding the area available for recreational vehicle parks. Further, the proposal disrupts the land use goal by encouraging resort related ac- tivities into residential areas away from Birch Bay and thereby reducing land allocated to residential development. However, within the zone district, the proposal would locate recreational vehicle parks towards the resort area. The proposed amendment is not consistent with the first objective since there is no re- quirement for adequate sewer and water facilities. The amendment also does not require recreational vehicle parks to be developed as a Planned Unit Development. Such a faci- lity should be designed on such a basis but it is questionable whether the criteria pro- posed by the amendment in combination with the conditional use permit criteria is ade- quate to provide for such design considerations. Since the proposal does not involve pub- lic parks and open space, or shopping facilities, the third and forth objectives do not ap- ply. Land Use Categories: The "S -4" zone district is generally applied, with one exception, to those areas designated "Suburban" on the comprehensive plan. the exception is an area lying southeast of the intersection of the Arnie and Blaine roads which is designated "General Commercial ". The "Suburban" plan category indicates the predominate type of development be single family dwellings with occasional multiple - family dwellings. Appropriate uses within the plan category includes single family and two family dwellings with other more intense IWs such as multiple - family dwellings and mobile home subdivi- sions allowed on a permit 'review basis. The plan category also specifies that maximum density should not exceed 4 units per acre and densities greoer than 1 unit per acre. be provided with public sewer and water. There is a direct relationship between the plan category and zone district. Both are in- tended to allocate area for basically single family development with certain non- residen- tial convenience facilities. Density levels between the two documents are the same. Al- though the zone district does allow for recreational vehicles, this is not considered. incon- sistent since the development of single family uses near' a resort area may induce travelers to stay with a'family to enjoy the area's amenities. The amendment is inconsistent with the land use category by allowing a resort type acti- vity at a higher density within a generally low densit"i residential area. It could be argued that the plan errored in not allowing recreational vehicle parks within the 11S4" zone district since other higher density zone districts allow for such a use. However, it is staff's belief that no such error was made. The higher density zones are oriented towards the bay and away from the area allocated to provide lower density residential development away from the bay itself. Further, the higher density zones are located entirely within the "1990 Urban Development Area" (see attachment 2), whereas the 11S4" zone is not. Finally, the land use categories the higher density zones are based on, specifies recreational vehicle parks as an appropriate use. General Land Use Policies: There are several policies dealing with land use allocations as well as development criteria and services which are applicable to this amendment. Land Use Plan: "In order to encourage development to occur in an orderly man- ner, to avoid the burden of extended utility and circulation sys- tems and other community services when development is scatter- ed or uncontrolled, and to promote a consistent pattern and visual harmony in the area, a series of general land use categories are recommended and are located on the proposed land use map. In general it is recommended that higher density development oc- cur near the beach and that the densities decrease as one moves away from the waterfront. This is consistent with the demand for and value of the land as well as providing easier access for the greatest number to the beach. If possible, this development should occur in dense clusters with open space between to pre- serve views and create a pleasant visual aspect for the area as a whole. Sewer and water are currently being provided near the waterf ront. Comments regarding. these policies have already been made. The proposed amendment would not promote a consistent land use pattern and encourages the scattering of recrea- tional vehicle parks away from the resort area. However, the 3/4 mile radius require- ment does promote the location of recreational vehicle parks towards the resort area within the 11S4" zone district. Development Policies: In order to enhance the visual aspect of the community, open space areas required in developments and lots should be left with natural ground cover and trees, landscaped with plantings visually compatible with the area, or developed for passive recreation such as sitting or walking. Proposed resort developments should provide on -site re- creational facilities for patrons and guests. At least one substantial facility such as a tennis court, childrens' play yard with equipment, or swimming pool should be pro- vided for every 75 potential users. Developments provid- ing more than this should be permitted to increase the density by 5 to 10 percent. Incentives should be provided to developments to encourage joint planning for Conti- guous pieces of property, joint use of roads, parking, util- ities, etc., to encourage innovative methods to achieve a high quality of design and landscaping, and to achieve a ' favorable balance between benefits to be derived and costs to the community. And landscaped buffer strip should be provided in each development adjacent to less intensive or different uses. The landscaping should consist of native plant material or material compatible with native plants and be of such depth, density and height that a visual buffer is in fact provided. The amendment is consistent with these policies since the amendment requires a buffer and on -site recreational facilities. Since a recreational vehicle park development is a conditional use and must conform to comprehensive plan polices, the above policies would clarify the use of the buffer area and define a portion of the recreational facility requirements. However, the conditional use permit criteria establishes a basis for re- view. Project approval may not be contingent upon consistency with all plan policies as a balancing factor is taken into consideration. Thus implementation of such important re- quirements through the plan may be questionable. Utility Policy: The area is presently being served by a sewer and water district and sewer and water is being provided near the waterfront. Be- cause of soil limitations it is recommended that all development of greater density than one unit to the acre be required to pro- vide connection to the sanitary sewer system. Eventual connec- tion to the community water supply is also desirable for more efficient and economical service. As previously identified by the land use category description, provision of public sewer and water is important for the development of recreational vehicle parks at the densities requested. Although a conditional use must conform to plan policies, it is a balancing factor. Health Department requirements can allow development of facilities without public sewer and water. Although soils in the area may preclude the use of private sani- tation, fulfillment of this utility policy may be questionable through the conditional use permit criteria. Allocation of land: Attachment 1 illustrates the area where the plan (via zoning desig- nationsT allocates area for recreational vehicle park development. According to the plan, 1,050 mobile dwelling units were accommodated in 1975 and would increase to 2,500 units by 1990. The text of the plan states: 8 'It is significant to note that the aggregrate of residential, cabin, mobile home, and recreational vehicle lots currently available or proposed for this area (Urban Development Area) will very nearly provide a supply of dwel- ling units or buildable lots adequate to accommodate the projected 1990 population. This assumes that a normal dwelling unit development takes place in the surrounding rural areas without major subdivisions. ". In the event this supply is inadequate, the amount of open land currently zoned for recre- ational park development within the Urban Development Area can provide the differ- ence. Thus, the plan, envisioned the need to allocate sufficient area for recreational vehicle development. There may be some concern over the true availability of land for R.V. parks within the higher density zones. The "Resort District -High Density" (R.DH) and "Resort District - Medium District" (RDM) zones allow for recreational vehicle parks at 27 dwelling units per acre. The practical density of a recreational vehicle park cannot realistically ap- proach the densities allowed in these zones. Thus, a land owner may be induced to seek other forms of development because of a better ability to meet the allowable gross den- sity. However, this concern may not be evident in the "Residential Medium Density District -7 families per acre" (RMD7). It is feasible for recreational vehicle parks to be successfully designed to meet the same density as other land use activities are allowed to develop. If alternative development forms within the RMD7 zone provide a greater inducement for development then recreational vehicle parks, then the same situation would exist under the amendment. RECOMMENDATION: Staff must recommend denial because the amendment as it stands is arbitrary. There is no physical or service related factors that distinquish the 3/4 mile radius factor within the 11S4" zone from other areas of the 11S4" zone. While the locational criteria would pro- mote the general goal of orienting resort uses towards the resort area of Birch Bay it would not be consistent with the projected 111990 Urban Development Area" as identified by the plan. Further, a denial recommendation is made because the proposal is not con- sistent with several critical land use related goals and objectives as well as the land use category which generally applies to the area affected by the zone text amendment. However, staff does recognize a need to provide additional areas for lower density recre- ational facilities oriented towards the resort area of Birch Bay. To do this, consideration should be given towards amending the comprehensive plan as well as the implementing zoning district. Further, while the amendment does address critical improvement re- quirements, additional items dealing with buffers, on -site recreation facilities, and sewer and water service should be added. To accomplish this, the following item should be done: 1. The applicant file for a zone map and comprehensive plan map amendments to ex- pand the "Residential Medium Density District -7 families per acre" zone and "Medium Density Residential" plan designation northward to include the appli- cant's site consistent with the 111990 Urban Development Area." This alternative would maintain the integrity of the plan and zoning by not allowing R.V. parks within low density single family residential areas. The need of such a change would 9 be an issue but the limited utility of the "RDH" and "RDM" zone districts would need to be considered. As an alternative the following steps could also be employed: 1. The applicant file for a comprehensive plan amendment to add a general land use policy statement indicating the consistency of allowing resort oriented develop- ment within the 111990 Urban Development Area ". The amendment would also a- mend the "Suburban" land use category to. recognize certain recreational develop- ment is consistent with the category where anticipated future urban development is to occur. 2. The existing zone text amendment be changed to reflect the comprehensive plan amendment and to incorporate the specific policies regarding buffer usage, pri- mary on -site recreation facilities, and sewer and water connection requirements. This would reduce the arbitrariness of the proposal and bring the amendment and com- prehensive plan into agreement. However, it could allow recreational vehicle park devel- opment into low density residential areas. Staff would recommend the first alternative since it would affect a smaller area but yet expand the area for recreational vehicle park development. Further, it would bring the existing American Campground facility into compatibility with the existing comprehen- sive plan. JH: kd 10 III . ROM r• ROB Ole 14, - -j G P ' LEGEND 4 GP GENERAL PROTECTION µ I _ :,- - _; R1 A RURAL ONE ACRE � ,_.:'� • 54 SUBURBAN 4 FAMILIES/AC RM07 RF RURAL FARM i'' ROS RECREATION 3 OPEN SPACE -_ — RMD 7 RES. MED. DENS. VACRE i � �RiDH RDH RESORT HIGH DENSITY RDM RESORT MEDIUM DENSITY GC GENERAL COMMERCIAL r` R M Ri%4o7 NB NEIGHBORHOOD BUSINESS Ras DISTRICTS ALLOWING : t - ROS !- ....t -- �/% SEC. VEHICLE PARKS `. R 10 PETITION AREA - S4 _ F rt I ! ii - WITHIN 3/4 MILE OF RDH E����►TJ -0IMAL E a-! :11 �`1, MAP ATTACHMENT 2 tir DRAYTON HARBOR4.c .. ail.ii1a44, Al aiaia 1► •/ t..at a I 0V" ;i• ° a, NALL RD f _'+040 23 I s1 °..w��ul�l.�wl� Al 42 fo BIR \\\\ \\\\\ \ a \ \\\\ 44 a 31 ROAD \.\\\ BIRCH SAY \ \.\ „ 61� S4 ' \\ HE \ BIRCH BAY, STAf£ PARK +\63 ss iA t GRANDVIEW . ROAD pooloa.loa Ua Ill a a na11a1a m,. 111 logo M. u.y.1�U1n1allo l/a ao4Ullnt /l.lolaa la goa //r 7� Z x. °_ Y � un+uuu STUDY BOUNDARY 1 /i 1 /2M1 N , ,� ... 1990 POPULATION PROJECTION \ 1875 URBAN AREA BIRCH BAY AREA L .�....� 1980 URBAN DEVELOPMENT AREA s0 POPULATION DIST�ICT WHAT!COM COUNTY 1976 , EXHIBIT NO. 2 Plannin Department Amendments to American Campgrounds Proposal as Revised by Planning Commission As amended by Whatcom County Council December 16, 1982 Add new subsection to 2,4.181 as follows: ".163 Recreational vehicle parks and campgrounds located on parcels of land _ primarily within a distance' three'�fourths (3j4) miles of thp .� SORT . ;;xR - -.- HIGH DENSITY (1DH) Zone, and north of the Birch Bay- Lynden'?oad, provided: 1, The gross site area shall be at least twenty (20) acres of land within ;zone district(s) allowing recreational vehicle parks; 2. The gross density shall not exceed five (5) recreational vehicle or camping site per acre and not nore than one permanent dwelling per twenty (20) acres for management or service personnel. For sites which lie within two zone districts allowing recreational vehicle parks, the total number of units shall equal the total number of units allowed in each zone based on the density and amount of the site located in each zone. However, for purposes of site development, the total number of units may be equally distributed throughout the site; 3. On -site recreation facilities shall be provided for patrons and guests with at least one substantial facility. Such substantial recreational facilities shall include but not be limited to tennis courts, children play area with equipment or swimming pool, The type and size of facility shall bare a direct relationship with the type and amount of clientele being served; 4. Proper management during the operation of the facility shall be provided in the following manner: a. A management building or facility providing camper registration, first aid and information on park rules and activities; b. A general manager or security person available 24 hours per day; c. A trained recreational supervisor responsible to develop and carry out a recreation program for the users of the facility; d. Park rules approved by the county containing, at a minimum, the fol- lowing provisions: time of day when facilities and activities close and users are to retire to individual camp sites or recreational vehicle units not' to be later than 11:00 p.m.; nuisance control addressing noise and trespass; length of stay and recreational vehicle placement require- ments not to exceed 120 days for any 1 year time period; unoccupied vehicles must be removed from camp site areas; no recreational vehi- cles in storage areas shall be occupied; and description of facilities available to users; 5. Park shall be closed by 11 :00 p.m. and open at 7:00 a.m., and temporary off - street parking spaces for late arriving park users shall be provided. Parking space shall equal 2.5% of the number of units within the facility or 2 spaces, whichever is greater; 6. The recreational vehicle park is served by public sewer and water, and ar- terials, and access shall be oriented away from local access streets. Parks shall also provide for the continuity of drainage, sidewalk and other facili- ties need for the. development of urban, single family areas; 7. Recreational vehicle storage areas for park users, of part of the develop- ment, shall have a maximum capacity to serve one - third. (1/3) the number of campsites within the recreational vehicle park. $. Adequate landscaping and buffers composed of suitable native vegetation shall be provided as part of the landseapinX requirements of WCC 2.24.600 and .651. Buffers shall be placed around all storage areas and at all peri- meters of the recreational vehicle park adjacent to residentially zoned pro- perty excluding entrances. The buffer shall have sufficient vegetation to provide seventy five percent (75 %) visual screening of the park or storage areas from adjacent residential properties as well as adjacent activities within the park five years after use inauguration. Perimeter buffers shall be at least thirty (30) feet in width supplemented by a fence or other de- vice where trespass is a potential problem. No structures, development or other activities shall take place within the buffer areas. Only trails) may be located within those buffer areas which are at least fifty (50) feet in width. Landscaping shall be located within open areas of the recreational vehicle park not 'otherwise used for park purposes; 9. Outside lighting shall be limited to signs, all permanent structures, struc- tural recreation facilities, emergency exits, storage area and main en- trance location. All light sources within fixtures shall be properly shielded so as not to be visible from adjoining property. Lighting for main entrances and emergency exits shall also use back cutoff shields; and 10. Signs shall be constructed of wood or other natural materials, and when applicable, painted in earth tones." JH:kd