Pierce County Department of Planning and Land Services DENNIS HANBERG Director 2401 South 35th Street Tacoma, Washington 98409-7460 C-3 COMMUNITY PLAN AMENDMENT Expand the allowable uses in the Rural Neighborhood Center Anderson and Ketron Islands Community Plan Applicant: Barbara Lake General Description The proposed community plan amendment incorporates text into the Anderson and Ketron Islands Community Plan that allows additional uses in the Rural Neighborhood Center (RNC). The proposed Community Plan amendment would affect two RNCs, one on Anderson Island and one on Ketron Island. Proposed Community Plan Amendment Incorporate new text in the Anderson and Ketron Islands Community Plan under the Rural Centers Standards section 4.1.5 to read as follows: 4.1.5 Allow such uses as public safety services, health services, agricultural products and supply sales, storage and moving, personal services, business services, gas stations, restaurants, espresso shops, micro-breweries, and farmers market. Uses should provide services to the rural population as well as to tourists and visitors while continuing to maintain rural character. Preliminary Staff Recommendation No new policy is necessary. The Comprehensive Plan and community plan contain policies that support commercial uses in Rural Activity Centers. Existing policies generally permit for uses that support the commercial and service needs of surrounding residents. Allowing for public safety services, health services, agricultural products and supply sales, storage and moving, personal services, business services, gas stations, restaurants, espresso shops, micro-breweries, and farmers market may be considered a need for residents living in the rural area. As such, staff does not support adding a new policy. Implementation Requirements N/A Impact Analysis Procedures for Amendments to the Comprehensive Plan, PCC 19C.10, requires all amendments to the Plan to be evaluated based on the following (PCC 19C.10.065 A.): 1. Is there a community or countywide need for the proposed amendment? If so what is that need? No. Existing policies allow for public safety services, health services, agricultural products and supply sales, storage and moving, personal services, business services, gas stations, restaurants, espresso shops, micro-breweries, and farmers market within the Rural Neighborhood Center land use designation. 1
2. Is the infrastructure available to support the requested amendment, such as sewer, water, roads, schools, fire support? The proposal is not site specific. The determination of the availability of infrastructure 3. Would the requested amendment provide public benefits? If so, what sorts of public benefits? No. Existing policies allow for the allowance of public safety services, health services, agricultural products and supply sales, storage and moving, personal services, business services, gas stations, restaurants, espresso shops, micro-breweries, and farmers markets within the Rural Neighborhood Center land use designation. 4. Are there physical constraints on the property? The proposal is not site specific. The determination of the availability of physical constraints 5. Are there environmental constraints, such as noise, access, traffic, hazard areas on or adjacent to the proposed amendment? Yes. The proposal is not site specific. The determination of environmental constraints 6. What types of land use or activities are located on the property? The proposal is not site specific. 7. What types of land use or activities are located on neighboring properties? The proposal is not site specific. 8. Is the proposed amendment consistent with all applicable state and local planning policies? The proposed amendment is consistent with policies in the Growth Management Act and Pierce County Comprehensive Plan. The GMA allows for more intensive commercial land uses within rural centers. The Comprehensive Plan contains policies for the establishment of rural commercial centers to serve the commercial and service needs of rural residents. Policies direct commercial growth in rural areas into limited areas. The factor that will most limit commercial development on the islands is the very small areas designated for RNC. The proposed amendment is consistent with the Anderson and Ketron Islands Community Plan as it will allow the provision of basic goods, services, and employment in the RNC designated areas. 2
Applicable Policies Comprehensive Plan Policies Land Use Element 19A.30.060 Rural Centers. B. Rural Neighborhood Centers. LU-RC Objective 13. Provide for Rural Neighborhood Centers to serve the everyday needs of local rural residents. 1. Rural Neighborhood Centers should only provide limited convenience shopping and services which meet the daily needs of residents of the surrounding rural area. 2. Rural Neighborhood Centers should be limited in size. New development within the centers should retain a scale and intensity appropriate for maintaining rural character. 3. Refer to Section 19A.40.060 G., H. and I. for criteria for creating new or expanding existing Rural Neighborhood Centers. 19A.40.060 Rural Centers. Rural Neighborhood Centers. G. Locations for Rural Neighborhood Centers should be determined by the following characteristics: 1. Having established commercial uses that provide for limited convenience shopping and services; 2. Having immediate access onto state routes, major or secondary arterials; 3. New Rural Neighborhood Centers should be located more than two miles from other Rural Centers. This limitation shall not apply to a community plan prepared or updated after January 1, 1998. 4. New Rural Neighborhood Centers should be located no closer than two miles from any satellite city Urban Growth Area or the Comprehensive Urban Growth Area boundary unless the proposed Rural Neighborhood Center would be at least two miles from the applicable Urban Growth Area Boundary by way of the existing road network due to a significant topographic feature, e.g., body of water, cliff, etc. 5. The boundaries of a Rural Neighborhood Center should be expanded only if: a. Based on evaluation of existing developable lands and unoccupied commercial building square footage, there is a demonstrated need to provide for more land in the area as Rural Neighborhood Center; b. The Rural Neighborhood Center is located at least two miles from any satellite city Urban Growth Area or the Comprehensive Urban Growth Area boundary or is located at least two miles from the applicable Urban Growth Area Boundary by way of the existing road network due to a significant topographic feature, e.g., body of water, cliff, etc.; c. The expansion of an existing Rural Neighborhood Center is compatible with a community plan prepared or updated after January 1, 1998, if applicable; and d. Not within an area subject to a community plan prepared or updated after January 1, 1998, one of the following is met: 3
(1) The total area of the expanded Rural Neighborhood Center does not exceed ten acres; or (2) The area of the existing Rural Neighborhood Center does not expand by more than 10 percent. H. Rural Neighborhood Centers should only provide limited convenience shopping and services which meet the daily needs of residents of the surrounding rural area. 1. Residential development should be permitted in Rural Neighborhood Centers so long as it is consistent with the residential density permitted in the adjacent rural designations. I. Rural Neighborhood Centers should be limited to no more than ten acres in size. This limitation shall not apply to a community plan prepared or updated after January 1, 1998. New development within Rural Neighborhood Centers should retain a scale and intensity that is appropriate for maintaining rural character. 1. Commercial development in continuous strips shall be discouraged. Anderson and Ketron Islands Community Plan LAND USE AND ECONOMIC ELEMENT Description of Current Conditions Rural Neighborhood Center (RNC) The Rural Neighborhood Center (RNC) designation serves the everyday needs of local rural residents. The RNC provides limited convenience shopping and services, is limited in size, and retains a scale and intensity that is appropriate for maintaining the rural character. The RNC designation accounts for approximately 10.31 acres of land, totaling less than one percent of the plan area. Description of Desired Conditions Proposed Comprehensive Plan Designations and Zoning Classifications Rural Neighborhood Center The Rural Neighborhood Center (RNC) designation serves the everyday needs of Island residents. The RNC provides limited convenience shopping and services, is limited in size, and retains a scale and intensity that is appropriate for maintaining the rural character. One Rural Neighborhood Center is located on Anderson Island at the intersection of Eckenstam-Johnson Road and Lake Josephine Boulevard. An analysis of this RNC area was conducted as part of the community planning process. The logical outer boundary of the area was inventoried based on the built environment as of July 1, 1990. Similarly, the type of uses existing in each commercial area on July 1, 1990 was identified. Based on this information, the boundaries of the commercial areas and types of uses permitted within the RNC has been refined. The RNC designation accounts for approximately 13.19 acres of land, totaling less than one percent of the community. A second RNC is located at the site of the marina on the east shore of Ketron Island. This RNC is approximately four acres in size. The Rural Neighborhood Center zone implements this plan designation. 4
LAND USE AND ECONOMIC ELEMENT POLICIES GOAL The land use pattern on Anderson and Ketron Islands is intended to provide a rural ambiance highlighted by the natural attributes of the area, including the extensive marine shorelines, native forests, and large areas of open space. New land uses will reflect this rural environment emphasizing residential home sites on large lots, resource uses including working farms, and forestry practices. Commercial services for local residents will remain at a level conducive to the needs of Island residents. Encourage economic development that is responsive to the needs of the community. OBJECTIVES, PRINCIPLES, AND STANDARDS Rural Centers Intent: Compact and attractive rural neighborhood centers serve as focal points for business and community activities. Plan these commercial centers in defined locations or in areas that have historically provided commercial services to the community. Encourage pedestrian features that present opportunities for citizens to walk between businesses. Commercial activities in rural centers should provide the basic goods, services, and employment needed by local residents. Objective 4. Principle 1. Designate rural commercial centers as limited areas of more intense rural development (LAMIRD). Recognize sites that are appropriate to designate as LAMIRDs. Standards 4.1.1 Prohibit rural commercial areas from sprawling along Eckenstam -Johnson Road. 4.1.2 Encourage infill development within the logical outer boundary of Rural Neighborhood Centers. 4.1.3 Establish a Rural Neighborhood Center designation in the vicinity of the marina on the east shore of Ketron Island. 4.1.4 Recognize the existing Rural Neighborhood Center on Anderson Island at the intersection of Eckenstam-Johnson Road. 5