DCD Staff Presentation to Clallam County Planning Commission - - PowerPoint PPT Presentation

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DCD Staff Presentation to Clallam County Planning Commission Regarding Rural Lands GMA Compliance March 18, 2009 Work Session Proposed Compliance Response (lands previously zoned R2/RW2 and currently zoned Interim R5/Interim RW5): 1. Retain

SLIDE 1

DCD Staff Presentation to Clallam County Planning Commission

Regarding Rural Lands GMA Compliance March 18, 2009 Work Session

SLIDE 2

Proposed Compliance Response (lands previously zoned R2/RW2 and currently zoned Interim R5/Interim RW5):

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF) or

Public (P).

3. Rezoning all other Interim R5/RW5 areas to new Rural

Transition (RTZ) Zoning Designation.

4. RTZ zoned areas subject to new innovative zoning

techniques:

Rural Transition Overlay (RTO)
Rural Transition Clustering (RTC)
5. Reconsider areas excluded from LAMIRDs and rezoned

to R5/RW5 for rezoning to RTZ at later date.

SLIDE 3

Proposed Compliance Response:

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF)
r Public (P).
3. Rezoning all other Interim R5/RW5 areas to new Rural

Transition (RTZ) Zoning Designation.

4. RTZ zoned areas subject to new innovative zoning

techniques:

Rural Transition Overlay (RTO)
Rural Transition Clustering (RTC)
5. Reconsider areas excluded from LAMIRDs and

rezoned to R5/RW5 for rezoning to RTZ at later date.

SLIDE 4

SOLMAR LAMIRD with R2 zoning

Parcel size map
Aerial photos map

SLIDE 5

Dungeness Meadows LAMIRD with R2 zoning

Parcel size map
Aerial photos map

SLIDE 6

Marine Drive LAMIRD with R2 zoning Statistics:

145 acres containing 84 parcels
Average parcel size = 1.73 acres
Range is 0.25 to 6.74 acres
8% (7 parcels) remain > 4.8 acres

Logical Outer Boundaries: Bounded to north by Dungeness Bay and to the south by Dungeness Bay LAMIRD

SLIDE 7

Proposed Compliance Response:

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF)
r Public (P).
3. Rezoning all other Interim R5/RW5 areas to new Rural

Transition (RTZ) Zoning Designation.

4. RTZ zoned areas subject to new innovative zoning

techniques:

Rural Transition Overlay (RTO)
Rural Transition Clustering (RTC)
5. Reconsider areas excluded from LAMIRDs and

rezoned to R5/RW5 for rezoning to RTZ at later date.

SLIDE 8

Rezoning qualified parcels to Public (P) or Commercial Forest (CF)

1. To Public (P):
Dungeness Spit area: 5 acres owned by USA;
Carrie Blake Park area: 22 acres owned by WDFW;
Robin Hill Park: 40 acres owned by Clallam County;
Salt Creek Rec Area: 9 acres owned by Clallam County;
Hoko River State Park: 74 acres owned by WP&R;
2. To Commercial Forest (CF):
River Road: 77 acres owned by DNR;
Sekiu River Road: 46 acres owned by DNR
Western Central 2 Neighborhood

SLIDE 9

Western Central 2 neighborhood Along Calawah River, west of Forks UGA

SLIDE 10

Commercial Forest (CF) Zoning Commercial Forest (CF) Zoning Forks UGA Fruit Growers (127 acres) Shoo-Chuss LLC (124 acres)

SLIDE 11

Commercial Forest (CF) Zoning Commercial Forest (CF) Zoning Forks UGA Private USA

SLIDE 12

Recommendations:

1. Rezone large holdings (Fruit Growers and Shoo-

Chuss) to Commercial Forest (CF). Meet all Comp Plan criteria.

2. Rezone remaining ownerships (1 public, 4 private)

to Commercial Forest (CF):

Additional Comp Plan criteria for ownerships less

than 80 acres:

Surrounded on 3 sides by CF.
Other considerations:
No roads;
Significant critical areas;
Would retain right to construct one single family

residence per parcel.

SLIDE 13

Proposed Compliance Response:

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF)
r Public (P).
3. Rezoning all other Interim R5/RW5 areas to new Rural

Transition (RTZ) Zoning Designation.

4. RTZ zoned areas subject to new innovative zoning

techniques:

Rural Transition Overlay (RTO)
Rural Transition Clustering (RTC)
5. Reconsider areas excluded from LAMIRDs and

rezoned to R5/RW5 for rezoning to RTZ at later date.

SLIDE 14

The new Rural Transition (RTZ) Zoning Designation:

Density at 1 dwelling unit per 5 acres, with minimum lot

size at 1 acre;

RTZ zoned areas would be subject to new innovative

zoning techniques;

Only exception is Battelle site, to be rezoned to Rural

Low (R5).

SLIDE 15

Proposed Compliance Response:

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF)
r Public (P).
3. Rezoning all other Interim R5/RW5 areas to new Rural

Transition (RTZ) Zoning Designation.

4. RTZ zoned areas subject to new innovative zoning

techniques:

Rural Transition Overlay (RTO)
Rural Transition Clustering (RTC)
5. Reconsider areas excluded from LAMIRDs and

rezoned to R5/RW5 for rezoning to RTZ at later date.

SLIDE 16

The new Rural Transition Overlay (RTO) provision:

Allows higher density in areas already substantially

developed at higher density;

Maximum “parent” parcel size: 15 acres;
To qualify, at least 70% of parcels within 500 feet of

property boundary must be developed (including a structure) at the time of the RTO application;

Subject parcel density would depend on average density
f developed parcels within 500 feet of property

boundary (to a maximum density of 1 dwelling unit per 2.4 acres);

Land divisions occurring after ordinance adoption date

will not be considered (to avoid increasing densification);

Other relevant design standards will apply.

SLIDE 17

RTO Examples (PAPR West 2):

Target lots (2 by same

wner) = 10.3 acres total.

Options:

Rural Transition Zoning @

1 du/5 acres = 2 lots;

Rural Transition Overlay:

73% built lots within 500 feet at average of 2.3 acres = 4 lots @ 1 du/2.4 acres (maximum density);

Rural Transition Cluster:

Below min. of 11 acres.

Large vacant lot – 155 acres

SLIDE 18

The new Rural Transition Clustering (RTC) provision:

Provides density bonuses for cluster development of

larger parcels;

Minimum “parent” parcel size: 11 acres (may be

comprised of several adjacent parcels, whether or not in common ownership);

Maximum overall density with clustering: 1 du/2.4 acres;
Minimum amount of open space or resource land to be

preserved: 70% of parent parcel area;

Other relevant cluster design standards will apply.

SLIDE 19

RTO Examples (SDPR South):

Target lot = 20.2 acres. Options:

Rural Transition Zoning

@ 1 du/5 acres = 4 lots;

Rural Transition Overlay:

Exceeds max of 15 acres;

Rural Transition Cluster @

1 du/2.4 acres max = 8 clustered lots max, with 70% open space.

SLIDE 20

Proposed Compliance Response:

1. Retain R2 zoning in newly designated LAMIRDs:
Solmar LAMIRD
Dungeness Meadows LAMIRD
Marine Drive LAMIRD
2. Rezoning qualified parcels to Commercial Forest (CF)
r Public (P).
3. Rezoning all other Interim R5/RW5 areas to new Rural