The information shown below was sent to all CAC members for review and
comment. The CAC Approved of the proposed rezoning, shown in Figure
1- Base Map , in the June 26, 2007 meeting and sent a letter
of approval (Approval Letter) to
Carol L. Creasey Senior Planner Clallam
County Dept. of Community Development. The Pubilic Hearing as
part of the County Commissioners Meeting at the county court house on October 23 passed final approval.
*****************************************************************************************************************************
June 8, 2007
The Clallam County Department of Community Development (DCD) requests
input on a rezone/Comprehensive Plan Map amendment application to
assist us in deciding on the appropriate SEPA threshold determination
and in writing a staff report. The rezone application consists of
six property owners interested in a Type C amendment to rezone six
parcels in the Clallam Bay-Sekiu Urban Growth Area from Urban
Residential High (URH) to Urban Center (UC). The six parcels
total approximately 43 acres and are shown on Figure 1. The
applicant contends that there is a need to enlarge the current UC lands
in Sekiu in order to allow business expansion and housing
development. In accordance with WAC 197-11-335, the County is
soliciting information on the proposed rezone's potential
impacts which
lie within your jurisdiction or could benefit from your
expertise. As an agency being consulted you are requested to
respond in accordance with WAC 197-11-550. Clallam County DCD is
seeking your input by June 18, 2007, at the latest.
Site Description
The parcels in consideration for the rezone are Parcel No.123219220220,
123219220170, 133224120000, 133224120100, 133224120150, and
133224120125 as shown in Figure 1.
The six parcels are located directly south of Highway 112 in the
Clallam Bay- Sekiu UGA.
The size of the rezone area is about 43 acres: four parcels in the
western section that add up to approximately 32 acres and two parcels
in the eastern section that add up to approximately 11 acres.
There is an approximately 20 acre parcel zoned Industrial (M) in
between the two areas requesting a rezone. Five of the six
parcels are undeveloped land. The sixth parcel, Parcel No.
133224120150, has a church facility. Parcel No. 133224120100 has
been used for storing trailers.
According to the topographic maps, the slope is relatively flat on
these parcels. There is a wetland mapped in the northeast section
of Parcel No. 133224120100 and a stream in the south part of the
parcel. Hagen Consulting has categorized the wetland as a
Category 3 and the stream as a Type Np (old type 5). The Soil
Survey of Clallam County Area, Washington ((1987) indicates that the
main soil type is Ozette silt loam, which tends to be a deep,
moderately well-drained soil on hillsides. The loam is formed in
"loess and glacial till derived mainly from sandstone and
siltstone and
is underlain by compact glacial till"..
Applicant Request
The applicant is requesting that the County Comprehensive Plan be
amended to change the zoning of these six parcels from their current
zoning of URH to UC. The applicant contends that the UC
properties are unavailable and that acreage in the UC zone needs to be
increased to allow business expansion and housing development in the
Clallam Bay-Sekiu UGA. The UC zoning allows 36 permitted uses
while the URH only allows 14 of the 36 uses. UC has only four
prohibited uses while URH has those four land uses and an additional 19
that are prohibited. See Sheet A-CCC 33.13.010 Urban Residential High
Density (URH) and Sheet B-CCC 33.15.090 Urban Center (UC) for
information on land uses for each zone. Both zones allow single
family and multi-family residential development; however, the URH zone
is free from commercial and industrial activities. The URH allows
a density of 3.48 dwelling units (du) per acre. The density in
the UC zone can have even higher densities ranging from 6.22 du/acre
for a single-family dwelling with a minimum lot size of 7,000 sq ft. to
more than 11.17 du/acre for five or more dwellings with a minimum lot
size of 19, 500 sq ft. (Higher densities are allowed if in excess of 5
units and with minimum lot sizes in excess of 19,500 sq ft.
Higher densities are generally encouraged in UGAs.) There is
sewer available in the Clallam Bay - Sekiu UGA and capacity to
handle
additional development. If business and residential development
occur, there are likely to be impacts to roads and water services.
Currently there are approximately 673 acres zoned URH and approximately
290 acres zoned UC. Figure 2 shows current zoning in the Clallam
Bay-Sekiu UGA. Table 1 shows some statistics concerning the
approximate percentages of lands vacant, occupied, and developable for
each zone under current zoning and the percentages if the rezone were
accepted.
Table 1
Current Zoning
Acres % Vacant %
Occupied % Developable %UGA
URH 673
60
15
67
59
UC 290
51
34
80
26
Rezone Accepted
Acres % Vacant %
Occupied % Developable %UGA
URH 630
58
16
65
55
UC 333
57
30
83
29
Pertinent Clallam County Criteria for Approval of Amendment
In considering an application for comprehensive plan and zoning map
amendment, the Planning Commission and Board of County Commissioners
are obligated to evaluate the amendment with regard to specific
criteria contained in Section 33.35.090 of the Zoning Code, and Section
31.08.370 of the Comprehensive Plan. An amendment application should
address these criteria. These criterion, or "Required Showing for an
Amendment" provide the scope of consideration that the Planning
Commission and Board must respond to in order to determine if a rezone
is to be approved. The required showing includes the following:
CCC 33.35.090, Required showing for an amendment.
The Planning Commission and the Board of
County Commissioners shall determine that a proposed amendment is
consistent with all the following criteria before approval:
(1) The proposed amendment is consistent with the County Comprehensive
Plan.
(2) The proposed amendment is consistent with interlocal agreements,
transportation, parks and recreation, capital facility, utility,
watershed, and other applicable land use and environmental plans
adopted by the County.
(3) The proposed amendment will not be detrimental to the public
health, safety, and welfare.
(4) The proposed amendment is necessary due to changed conditions or
circumstances from the time the property was given its present
designation which warrants consideration of a different land use
designation. This criterion only applies to Comprehensive Plan and
zoning map amendments.
(5) The proposed amendment will not result in probable significant
adverse impacts to the adequacy of public facilities and services
including, but not limited to, transportation, sewer, water, storm
water, utilities, and parks required to meet urban or rural needs, and
will not place uncompensated burdens upon existing and planned services.
CCC 31.08.370, Required showing for an amendment.
The Planning Commission and the Board of County Commissioners shall
determine that a proposed amendment is consistent with all the
following criteria before approval:
(1) The proposed amendment is consistent with the spirit and intent of
this title.
(2) The proposed amendment is consistent with the spirit and intent of
CCC Title 33, Zoning, and with interlocal agreements, transportation,
parks and recreation, capital facility, utility, watershed, and other
applicable land use and environmental plans and policies adopted by the
County.
(3) The proposed amendment will not be detrimental to the public
health, safety, and welfare.
(4) The proposed amendment is necessary due to changed conditions or
circumstances from the time the property was given its present
designation which warrants consideration of a different land use
designation. This criterion only applies to Comprehensive Plan
and zoning map amendments.
(5) The proposed amendment will not result in probable
significant adverse impacts to the adequacy of public facilities and
services including, but not limited to, transportation, sewer, water,
storm water, utilities, and parks required to meet urban or rural
needs, and will not place uncompensated burdens upon existing and
planned services.
(6) The cumulative effects of proposed amendments have been assessed
and determined to be consistent with the spirit and intent of this
title.
Schedule
Clallam County would appreciate receiving your input on the proposed
rezone/Comprehensive Plan Map amendment application to assist us in
deciding on the appropriate SEPA threshold determination and to provide
us with your preliminary views on this issue to aid us in the
evaluation for our staff report. Please send your input to us by
June 18, 2007, at the latest. It is anticipated that a SEPA
determination will be decided by June 21, 2007 and a public hearing
will be held on this rezone application at the Clallam County Planning
Commission meeting in July or August. You will have additional
opportunities to provide input after the SEPA determination and for the
public hearing before the Clallam County Planning Commission. DCD
will send you notification of these events when the schedule is
finalized. If you should require additional clarification, please
contact me at (360) 417-2423 or ccreasey@co.clallam.wa.us.
Sincerely,
Carol L. Creasey
Senior Planner
Clallam County Dept. of Community Development
223 4th Street, Suite 5
Port Angeles, WA 98382
Encl: Figure
1- Base Map
Figure 2- Clallam Bay-Sekiu
UGA
Sheet A-CCC 33.13.010 Urban
Residential High Density (URH)
Sheet B-CCC 33.15.090 Urban
Center (UC)