Loading...
HomeMy WebLinkAboutord2001-071WHATCOM COUNTY COUNCIL AGENDA BILL NO. 2001 -310B CLEARANCES Initial Date Date Received in Council Office A enda Dare Assigned m: Originator: Amyd Pederson = rz Z / IEC �" E � � V E S EP 18 2001 4�1I nd tle HQiY C©M COUN7 COUNCIL 9/77/07 Introduction Division Head: Sylvia Goodwin Dept. Head: Hal H. Hart J Prosecutor: Karen Fmkes PurchasingeRadg ec: Executive: Pau Kremen / A SUBJECT: Ordinance adopting changes to the official Whatcom County Zoning map, the Whatcom County Comprehensive Plan map, and the text ofthe Whatcom County Comprehensive Plan to establish a Provisional Urban Growth Area at Sudden Valley. ATTACHMENTS: (I) Proposed Ordinance SEPA review required? ( x ) Yes ( ) NO SEPA review completed? ( x ) Yes ( ) NO Should Clerk schedule a hearing? ( ) Yes ( X t) NO Requested Dale: I The Council must hold a hearing if they want to change the Planning Commission's recommendation (WCC 20.10.110). SUMMARY STATEMENT. The request is to amend the Whatcom County Comprehensive Plan designation for the Sudden Valley community from Resort and Recreational Subdivision to Provisional Urban Growth Area. The request includes associated amendments to the Official Whatcom County zoning map. The proposal includes Comprehensive Plan policies to work with Sudden Valley on density reduction, support adequate sewer, control stormwater runoff, consider additional commercial and limited industrial development, develop remaining multi family parcels, and resolve infrastructure issues. Additionally, proposed policies indicate Sudden Valley should be studied to identify factors needed to become a viable city . Note: The subject proposal is one of eight comprehensive plan amendments initiated this year. These amendments must be considered concurrently by the County Council so that the cumulative effect of the various proposals can be evaluated (RCW 36.70A.130). Additionally, pursuant to the review schedule established in WCC 20.10.120, final Council action on these amendments should occur by November 30. Distribution Request Indicate those who should receive a copy Per Council action . List recipe names to the right ADS Facilities Management ADS Finance ADS Haman Resources ADS Info service. A., Auditor coaperralve Extensive at..ht Cann Execudve Health Hearing Examiner ✓au COUNCIL ACTION TAKEN: 2001 -3108 971112001. Introduced 9/252001: Held 12111/2001: Adopted &1, Brenneropposed, Imhofabsent, Ord. #2001-071 Re Related File Numbers: File #CMP2001 -00003 AB2001 -310 Juvenile Parks Planning Hal H. Hart Prosecutor Public Works Sheri Superior Chart Treasurer Other Ordinance or Res utlo umQJbEryw' (this item): V ml -, D7 I SPONSORED BY: CONSENT PROPOSED BY: PDS INTRODUCTION DATE: 9/11/01 ORDINANCE NO. 2001 -071 AMENDING THE OFFICIAL WHATCOM COUNTY ZONING MAP, THE WHATCOM COUNTY COMPREHENSIVE PLAN MAP, AND THE TEXT OF THE WHATCOM COUNTY COMPREHENSIVE PLAN TO ESTABLISH A PROVISIONAL URBAN GROWTH AREA AT SUDDEN VALLEY. WHEREAS, Pursuant to WCC 20.10, proposed comprehensive plan amendments shall be docketed for consideration once per year; and WHEREAS, An application was submitted by the Sudden Valley Community Association to make Sudden Valley an Urban Growth Area; and WHEREAS, A mitigated determination of non - significance was issued under the State Environmental Policy Act (SEPA) on June 11, 2001; and WHEREAS, Pursuant to RCW 36.70.590, legal notice was published in the Bellingham Herald on Thursday, June 14, 2001; and WHEREAS, The Planning Commission recommended approval of the proposed text and map amendments, with revisions, on Thursday, June 28, 2001. WHEREAS, The Planning Commission adopted a motion to reconsider the boundary of the proposed UGA at their August 9 meeting, and adopted a revised UGA boundary excluding the airstrip and WWU Lakewood property; and WHEREAS, the County Council has considered the Planning Commission's Findings of Fact, Reasons for Action and Recommendation for the amendments; and WHEREAS, the County Council finds the amendments in the best interest of the public health, safety, and welfare, based on the following findings and conclusions: FINDINGS OF FACT 1. Pursuant to RCW 36.70A.040, Whatcom County adopted the Whatcom County Comprehensive Plan on May 20, 1997, which designated the Sudden Valley area as a Recreational Subdivision. 2. Pursuant to RCW 36.70A.130, Whatcom County is considering an amendment to the Comprehensive Plan that would establish a "Provisional Urban Growth Area (UGA) by amending the Comprehensive Plan designation from "Resort and Recreational Subdivision" to "Provisional Urban Growth Area" and add associated policies and background information. Page i of 3 I: \Planning \Rezones \Comp Plan 2000 \CMP2000- 00005 -ORD. 3. Notice was mailed to the owners of the subject properties, as shown on the records of the County Assessor, and to owners of properties within 300' of the subject property on June 18, 2001; published in the Bellingham Herald on July 14, 2001; and posted on the site on June 15, 2001. 4. A Mitigated Determination of Non - Significance was issued by the Deputy SEPA Official for Whatcom County on June 11, 2001. 5. Existing development in the proposed Sudden Valley Urban Growth Area is already characterized by urban growth, as defined under RCW 36.70A.030(17). 6. The proposed Provisional Urban Growth Area has existing public facilities and services, including transportation infrastructure, domestic water and sanitary sewer systems, recreational facilities, schools, and fire /police protection. 7. The Whatcom County Critical Areas Ordinance, and other applicable laws and development regulations, protect any critical areas located within the proposed Urban Growth Area. In the event of incorporation, the Growth Management Act requires the adoption of similar environmental regulations by the new City. 8. The proposed Urban Growth Area does not include any parcels that are designated as agricultural, forestry or mineral lands under RCW 36.70A.170. 9. Whatcom County development regulations will not change if the area is designated as a Provisional UGA. An interlocal agreement restricting future density increases is required by the SEPA MDNS prior to incorporation. CONCLUSIONS 1. The designation of "Provisional Urban Growth Area' would acknowledge the existing development and expected growth in Sudden Valley, and provide the community with the opportunity to consider incorporation as a way to help finance public services and facilities and environmental protection programs. If incorporation is not feasible, there is no reason to retain the UGA designation. 2. The proposed zoning amendments would reduce potential density in the Lake Whatcom Comprehensive Plan, consistent with the goals and policies of the Whatcom County Comprehensive Plan and Lake Whatcom watershed planning. NOW, THEREFORE, BE IT ORDAINED by the Whatcom County Council that: Section 1. The Official Whatcom County Comprehensive Plan Map be amended as shown on Exhibit A. Section 2. The Official Whatcom County Zoning Map 20 be amended as shown on Exhibit B. Section 3. The Official Whatcom County Comprehensive Plan text be amended as shown in Exhibit C. Page 2 of 3 I: \Planning \Rezones \Comp Plan 2000 \CMP2000- 00005 -ORD Section 4. If Incorporation of Sudden Valley fails to occur within five years of the effective date of the Provisional Urban Growth Area Ordinance, the designation for Sudden Valley would return to "Resort/Recreational Subdivison." Section 5. Adjudication of invalidity of any of the sections, clauses, or provisions of this Ordinance shall not affect or impair the validity of the Ordinance as a whole or any part thereof other than the part so declared to be invalid. ADOPTED this 11 day of December , 2001. ATTEST: WHATCOM COUNTY COUNCIL WHATCOM COUNTY. WASHINGTON Dana Brown - Davis, ( L. Ward elson, uncil Chair Clerk of the Council APPROVED as to form 1 Mil De uty Prosecutor (!f Approved () Denied Pe remen, Executive Date:/��7 6 Page 3 of 3 I: \Planning \Rezones \Comp Plan 2000 \CMP2000 - 00005 -ORD. Lass whatmis Proposed Urban Growth Area ¢oundary Exhibit A File# CMP2001 -00003 - Sudden Valley Urban Growth Area Pra a d Comprehensive Plan Cesipnabons EXHIBIT C Policy 2GG -7: Support the preservation of the historic character and cultural resources listed in the National Register of Historic Places at Newhalem, Diablo, and other Seattle City Light managed properties. Policy 2GG -8: Retain existing zoning in small towns and allow in -fill subject to adequate road capacity, water supply and sewer service or the ability to utilize septic systems. Limit other services to rural service levels. Crossroads Commercial Crossroads commercial centers include Van Wyck, Pole Road, Nugent's Corner, Goodwin Road, and others shown on the map. These areas provide necessary services to the surrounding rural areas. The commercial centers have been designated to reflect existing facilities and logical service areas. Fire and water service capability are the principle constraints on development and County development regulations will require a certificate of service availability from the local fire district as a condition of commercial development in the crossroads commercial centers. Adequate water for fire flow is a component of adequate service. GOAL 2HH: Reflect the existing facilities and service areas in Crossroads Commercial designations allowing some room for expansion to serve the needs of the area. Policy 2HH -1: Require proof of adequate fire, water, sewer or septic, and road service capability as a condition of commercial development in the Crossroads Commercial centers. Policy 2HH -2: Create and locate Crossroads Commercial designations at existing crossroads where commercial uses exist. Resort and Recreational Subdivisions Outside the urban growth areas of the county are several areas which were originally developed as resort or recreational communities. The principal features of these sites are existing plats or lots, often with substantial recreational development, but without the density, population or services which would enable development as a city at this time. The recreational subdivision designation has been applied to four main sub - regions of Whatcom County; Point Roberts, Mount Baker, Eliza Island and the Lake Whatcom area. Point Roberts Point Roberts is a 4.9- square -mile peninsula extending south from lower British Columbia. A comprehensive subarea plan was completed in 1990 which established a zoning pattern that largely reflected a previous subdivision pattern. The result is a patchwork of rural, resort, residential, and commercial land uses. While the Canadian influence is recognized throughout Whatcom County, the relationship is particularly strong in Point Roberts where the economy and level of development activity are driven by the strength of the British Columbia economy. Point Roberts has a large day visitor population estimate of between 15,300 to 19,600 in 1989. Because of the Flat economy in recent years, those estimates would still be applicable today. Of the total estimated 1,845 dwelling units in Point Roberts in 1995, an estimated 62% were occupied seasonally. Point Roberts purchases its water from the Greater Vancouver Water District and has a more than adequate supply. The district also manages a community drain field which serves the Point Roberts Marina. With sewer, the development potential of the resort and recreational areas is estimated at over 2500 dwelling units, accounting for vacant lots within previously platted land as well as the development potential on approximately 615 undeveloped acres. Mount Baker Recreational Region Between 1968 and 1978, approximately 5000 second home sites, trailer lots or units were platted or constructed within the Mount Baker Foothills region of Whatcom County. Rising popularity of outdoor recreation, expanded public facilities and the five -hour round trip travel time from Vancouver to the Mount Baker ski area fostered a market demand for overnight lodging. With few resort or cabin units available prior to 1968, recreation subdivisions, camper clubs and condominiums were developed to fill the demand. In addition, during this period the British Columbia government placed a moratorium on the private purchase of B.C. land for recreational use. This policy, combined with substantially lower land prices in neighboring Whatcom county and crowded recreation facilities in Canada, persuaded many Canadian citizens to buy land here for both recreation and investment. A number of recreational subdivisions are located within the Mount Baker region, the Glen at Maple Falls, Mount Baker Rim, Snowline, and Glacier Springs. Snowline and Mount Baker Rim border the Mount Baker National Forest, just east of Glacier. The subdivision of Snowline has approximately 300 lots on 120 acres. It has about 150 dwelling units occupied mostly for recreational use. Mount Baker Rim has approximately 520 lots, with at least 120 developed with cabins or manufactured homes. Remaining lots are either vacant or used as sites for recreational vehicles. Snowline and Mount Baker Rim are served with public water by Whatcom County Water District 14. There is no sewer service and lots utilize individual or community septic systems. Glacier Springs is located along Canyon Creek, a few miles west of the town of Glacier. It is comprised of a 95 acre recreational subdivision with 285 lots of record, but presently with very few cabins. It does not have sewer service but is served water by the Glacier Springs Water Association. Permanent use of this subdivision is limited by the presence of an alluvial fan arising from Canyon Creek. Approximately one mile southwest of Maple Falls on Mount Baker Highway is the Glen at Maple Falls, a resort community of 1,220 lots and used primarily for travel trailers mounted on permanent foundations. The community is served by a private water association and relies on individual or community septic systems. Lake Whatcom Region The Lake Whatcom Region includes amain and Reed Lakes, iwe-a major subdivisions originally created primarily for recreational use and the Firwood Bible Camp. the eaFly 10706. It *Rdudes eveF 4200 platted 6iRgle $am 15, lets, Geridom R Ums, a limited A d'....fPd fA Ath AF ARduGeG iFisluding the gO f n n The FIFS b ble Although the Cain and Reed Lakes subdivisions are located just south of Lake Whatcom, they are actually within the Samish River drainage basin. In 1941, the area around Cain Lake was subdivided into 131 lots. A series of Glenhaven Lakes subdivisions were subsequently approved in the 1960s creating a total of 1,412 lots for the entire area. Many of these lots have not been built upon. In 1990, there were 204 dwelling units but a permanent population of only 333. There are presently 310 houses built with water available for 410 total lots. System improvements will increase this to 600 houses. Six hundred and forty total lots have been approved for septic systems. At the present time the Glenhaven plats are not able to develop at full density due to terrain and natural physical limitations which will provide a significant limit on overall growth and buildout. Eliza Island Eliza Island is located off the southeast corner of Lummi Island in Bellingham Bay. It contains 3.1 miles of mostly pristine shoreline and 158 acres of upland. Most of the island was platted in 1961 into 139 residential parcels and five community tracts, covering all of the island except for a federal lighthouse reserve at the southern end. Approximately 55 -60 cabins have been built, which are used mostly as weekend or summer get - aways. Private camping also takes place on some of the undeveloped lots. A recently built water de- salinization plant may now allow for further development. Access to the island is by private or chartered boat or planes. The 1,510 foot -long airstrip is suitable for small propeller plane use only during daylight hours. A subarea plan and implementing zoning, receiving broad consensus from the community, was adopted in May 1994. GOAL 2JJ: Recognize the existing mixture of recreational and residential development of resort and recreational subdivisions and ensure that future growth can be serviced appropriately. Policy 2JJ -1: Require unplatted areas to obtain "ability to serve" letters from schools, water and fire districts and demonstrate adequate road capacity in order to receive county approval for new development. In addition, any new building permits on existing lots must be able to demonstrate that the water service is available to provide adequate water as a precondition to the issuance of a permit. Policy 2JJ -2: Study Point a Roberts, ^^te --Sudden Valle., to identify the factors necessary to create an economically viable city iR eaeh aFea, the implications of such development within the County overall, and make recommendations as to whether, and, if feasible, how such action should be addressed. The study for Sudden ' falley should G9A6deF the potental impacts inGOFporatiOR may ha,oe an water qua' ty and should Ord eGt that pmtest Rg wateF al ty is the 4.'ghest pr OF t Policy 2JJ -3: Recognize the diversity of the different developments and the differing goals of the residents while working with the community associations to establish common ground. Policy 2JJ-4: Work with property owners within the developments of Cain and Reed Lakes to develop an alluvial fan hazard management plan. Policy 2JJ -5: Where appropriate, pursue voluntary density reduction through incentives such as voluntary lot consolidation. GOAL 21(1(� Facilitate meeting the unique needs ef Sudden-VaHey-due-4o4ts. Peliey 214141: Recognze the e)(:st;ay^-- r;,^,.aelzafi^^ and the GAMMtMPm fAF develepment ef the remain ng Fnulti family paffie'S on Sudden Valley. Suburban Enclaves The suburban enclaves are comprised of rural residential areas which are not urban or likely to develop into urban areas during the planning period. These include Chuckanut, North Bellingham, Lake Samish, and Fort Bellingham, as well as other small non - conforming areas located throughout the county. Chuckanut/North Bellingham Chuckanut and North Bellingham both share a close proximity to urban areas and an historic development pattern significantly below the four units per acre considered "characterized by urban growth ". In both cases, the historic development patterns and parcelization are at about one unit per acre. In the Chuckanut area, steep slopes provide significant limits to future development, as do shoreline regulations. Schools, roads, water and fire service are or can be made available to the present community and would not be unduly taxed if development within the defined areas were to continue at the present and historic patterns. Local communities, Bellingham for the Chuckanut area and Ferndale for North Bellingham, have reviewed the potential for urban scale development and incorporation into the urban growth boundary. In both cases the cities concluded that incorporation in the urban growth areas was not appropriate. Unincorporated Residential /Recreational Urban Growth Areas Birch Bay, Sudden Valley and the Columbia Valley /Kendall area are unincorporated areas with sizable populations and substantial amounts of existing, residential /recreational development. Beth —These areas are characterized by a mix of permanent residents and second home use, which reflects both the population growth that has occurred in the unincorporated areas of Whatcom County and the resorl/recreational nature of these areas. Birch Bay Birch Bay is a resort community which has the most development and the most potential for development of any unincorporated area in the county. The area has historically been a second -home resort area with a trend toward permanent, often retirement homes. A high proportion are still second homes. It is currently estimated that there are approximately 2,300 vacation and residential dwelling units in the Birch Bay region. There are also 3,000 acres of undeveloped land in Birch Bay with urban zoning. Over 1,000 of these acres are used for parks and other public uses or are constrained by wetlands and other critical areas. Considering existing vacant platted lots, a 25% market factor, the high seasonal use (estimated at 45% based on 1990 US Census data), and a deduction of land for infrastructure, utilities, a town core area, and shoreline and critical area buffers, the growth estimate for new residential units during the planning period is approximately 2,300. This would account for about 5,300 new residents over the planning horizon. Water and sewer are provided by Birch Bay Sewer and Water District which has a network of water lines throughout most of the district, essentially coterminous with the urban designated zoning. Birch Bay has the capability of providing sewer service to the area, but the present system covers a much smaller geographic area than the water distribution. The district purchases water under a contractual agreement from Blaine, but the city is seeking to reduce the amount of water it sells to the district. Recently, the district completed a contractual agreement with the Public Utility District No. 1 (PUD) to purchase water which the PUD pumps from the Nooksack River. This agreement assumes using excess capacity at the Femdale water treatment plant to purify water for potable use. Possible limitations on the "area of use" of the water withdrawn by the PUD may be an issue in supplying water to the Birch Bay Water and Sewer District. The district continues to explore a variety of options to respond to the water supply issues, including constructing their own water treatment plant or using Ferndale's treatment plant. Portions of the district, areas zoned for single - family residential, are contiguous to the City of Blaine. One area in particular, if annexed to Blaine, would provide a land connection between two areas of the city that are connected by water only. There is a question of who should have jurisdiction over these areas. It has been included within the Blaine UGA but this decision may need to be re- evaluated depending on water supply. In 1992, an attempt was made to incorporate Birch Bay; however, it was defeated by the voters. One of the issues was whether a portion of the Cherry Point Industrial Area should be included within the boundaries for incorporation. Birch Bay was originally planned and zoned in its present configuration in the 1970s. This planning and zoning were reaffirmed in 1987 with the adoption of the Birch Bay - Blaine Subarea Plan. Since that time, welland constraints have become a much bigger issue and are a major limiting factor for portions of the area. Columbia Valley /Kendall Located in the northeast part of the developed portion of the county, the Columbia Valley /Kendall area is the most populous area in the eastern part of Whatcom County. The Columbia Valley area, like many other areas in Whatcom County, was originally developed to cater to a seasonal population, primarily Canadians who are allowed to spend up to six months per year in the United States. 1990 U.S. Census data indicates that 53% of the population is seasonal. However, portions of the area, particularly Paradise Lakes, have become attractive for permanent residents, with this trend expected to increase to 60% in the 20 year planning period. The lots are affordable and the current and projected development will provide an available work force for economic development. Columbia Valley refers to two large subdivisions, Paradise Lakes and Peaceful Valley, which are located along both sides of Kendall Road. These developments include a golf course, a large pond and wetland complex along Kendall Creek, and some undeveloped land. There are approximately 2,000 platted lots, with an estimated 1,375 current dwelling units consisting of both recreational cabins, manufactured homes, and permanent residences. Accounting for some buildout of undeveloped land, summertime populations could reach 5,000 people within the 20 year planning horizon. Paradise Lakes has public roads, relies on a water association and utilizes septic systems for sewage disposal. Peaceful Valley has private roads and a water and sewer system managed by Water District 13 with ample capacity. The district has gone through bankruptcy because of the need to carry the capital debt and operating costs of a system that is under - utilized. The small town of Kendall has a commercial district, fire station, and elementary school Sudden Valley Provisional UGA platted single - family lots /condominiums, a limited commercial area, community facilities a marina and a golf course. Of the 1,545 acres. 820 acres (53 %) are community association owned and the remaining 725 acres (47 %) are private property. 1990 US Census data indicates that 22% of the population in Sudden Valley is seasonal. program than with any change in lot consolidation regulations. Since 1985, Sudden Valley has mandated the use of appropriate stormwater best mana ement practices through standards for individual stormwater detention for all new construction. Any new building permits on existing lots must be able to demonstrate that stormwater detention is included on the plan as a precondition to issuance of a permit. continuing basis to assure sound environmental health and safety for plants, animals and residents with an emphasis on properlty managing flora and fauna indigenous to the region. GOAL 2Z: Recognize Birch Bay Sudden Valley Provisional Urban Growth Area and the Columbia Valley /Kendall area as county urban growth areas, not associated with existing cities. Policy 2Z -1: Work with all parties to resolve the water issue so Birch Bay can develop to its full potential. Policy 2Z -2: Work with Birch Bay Water and Sewer District and the City of Blaine to resolve the issue of jurisdiction north of Lincoln Road and east of the Semiahmoo development. As a starting premise, assume the area between Lincoln Road and Drayton Harbor to ultimately be part of Blaine but with water and sewer service from the district. Policy 2Z -3 Re- evaluate the amount and location of area designated as resort commercial and multiple family in Birch Bay, based on the present knowledge of wetlands in the area. Policy 2Z-4: Recognize the resort nature of Birch Bay and Columbia Valley /Kendall, including the significant second home factor when analyzing land supply for urban growth area boundaries. Policy 2Z -5: Encourage incorporation of Birch Bay when financial viability can be achieved without including the Cherry Point Industrial Area within proposed city boundaries. Policy 2Z -6: Recognize the impacts of tourist development on local residents in the Birch Bay, Sudden Vallev and Columbia Valley and provide for mitigation of those impacts. Policy 2Z -7: Work with all parties to resolve infrastructure and public service issues so that the Columbia Valley /Kendall area can develop to its full potential. Policy 2Z -8: Study Columbia Valley /Kendall arid- Sadden VaNea -to identify the factors necessary to create an economically viable city, the implications of such development within the County overall, and make recommendations as to how and when incorporation should be initiated. Policy 2Z -9: Require unplatted areas in Columbia Valley /Kendall to obtain "ability to serve" letters from schools, fire districts, and water and sewer service providers and demonstrate adequate road capacity in order to receive county approval for new subdivisions. Policy 2Z -10: For new subdivisions, encourage the use of clustering with adequate setbacks along Kendall Creek, Kendall and Sprague lakes, and wetlands to avoid environmental degradation of surface waters, to enhance /restore fish habitat relative to complying with listings under the Endangered Species Act, where they might apply, and to protect the aquifer underlying the Columbia Valley. Policy 2Z -11: For existing lots in Columbia Valley /Kendall, encourage the use Facilitate meeting of appropriate stormwater best management practices and Valley connection to public sewer to protect surface waters and the aquifer. Any new building permits on existing lots must be able location within the to demonstrate that the water service is available to provide adequate water as a precondition to the issuance of a permit. Policy 2Z -12: Work with homeowner's associations and the owners of undeveloped tracts in Columbia Valley /Kendall to develop regional stormwater collection and treatment facilities or standards for individual stormwater detention and infiltration facilities, prior to approval of new subdivisions. Policy 2Z -13: Recognize the need for light impact industrial land uses within the Columbia Valley /Kendall Urban Growth Area. Consider establishing a light impact industrial zone within the long term planning area located on the north side of Limestone Road. Retain the existing zoning within this long term planning area until a master plan has been completed to identify traffic impacts and infrastructure /utility /service needs, and appropriate mitigation measures. Policy 2Z -14: Preclude additional commercial zoning within the urban growth area until the Small Town Commercial district in Kendall is fully developed and a land supply study demonstrates a need for additional commercial land. Policy 2Z -15: Facilitate meeting the unique needs of Sudden Valley due to its location within the Lake Whatcom Watershed. Policy 2Z -16: Recognize the existing parcelization and the commitment for development of the remaining multi - family parcels in Sudden Valley. Policy 2Z -18: If the county acquires lots through tax foreclosure consider selling them as non - buildable lots. Policy 2Z -207 Explore alternatives for traffic imoact mitigation including • enhanced bus service to Sudden Valley • consideration of some additional commercial and limited industrial development to create a fuller service community to limit shopping and journey to work trios Policy 2Z-21: Recognize Sudden Valley as a Provisional county urban growth area not associated with an existing cityies. Policy 2Z -237 Work with all parties to resolve infrastructure and public service issues so that Sudden Valley area can develop to its full potential. Policy 2Z -25 If incorporation has not been accomplished by the end of 2006 a comprehensive plan amendment shall be docketed to consider whether the Sudden Valley Provisional UGA is viable or whether it should be returned to a 'Recreational Subdivision."