BENTON COUNTY PLANNING COMMISSION Regular Meeting, 9/15/2015

7:00 p.m. Public Hearing Room, Planning Annex 1002 Dudley Avenue, Prosser WA 99350

THESE MINUTES ARE SUMMARIZED AND ARE NOT A VERBATIM TRANSCRIPT. ROLL CALL

PRESENT ABSENT Martin Sheeran ☒ ☐ Aimee Bergesen ☒ ☐ Marjorie Kaspar ☒ ☐ Darwin Crosby ☐ ☒ James Willard ☒ ☐ Leo Perales ☒ ☐

STAFF Michael Shuttleworth Donna Hutchinson

APPROVAL OF MINUTES It was moved byLeo Perales and seconded by Marjorie Kaspar, that the minutes be approved as written. Vote:

YES NO ABSTAIN ABSENT Martin Sheeran ☒ ☐ ☐ ☐ Marjorie Kaspar ☒ ☐ ☐ ☐ Darwin Crosby ☐ ☐ ☐ ☒ Aimee Bergesen ☒ ☐ ☐ ☐ James Willard ☒ ☐ ☐ ☐ Leo Perales ☒ ☐ ☐ ☐ VACANT ☐ ☐ ☐ ☐

Motion passed unanimously. CONSENT AGENDA - NONE NEW BUSINESS a. Public Hearing on proposed ordinance amendment to amend BCC CHAPTER 11.16A a

zoning amendment to prohibit the production of marijuana in the Rural Lands Five Acre District; amending Ordinance 488, Section 4 and BCC 11.16A.030 by adding wording to allowable uses excepting out marijuana production as an allowable agricultural use. Mike Shuttleworth, reviewed the process and background of the ordinance amendment for the Planning Commission. Public testimony: Lloyd Becker. 2120 Duportail St. Unit 1, Richland WA 99352, He is against the ordinance because it is state law and they should be able to have a marijuana business. Paul Hedgpeth, 28609 S. Clodfelter Road in Kennewick, expressed his concerns regarding Marijuana Grow businesses. He noted that he was against allowing them in the RL5 zone because it is more urban than other zones in the County. Cort Lechelt 19005 S. 2048 PR SE , Kennewick, Finley stated that he was against the ordinance. He noted that the RL5 zoning district in the Finley area was mainly agricultural uses not city living and that 12 to 15 farms were already growing in the area. He stated that the whole County was being shut down because of several people who didn’t like it. Frank Ver Mulm 22236 N. Hinzerling, stated that he would like to see it banned in all zones within the County. Jolene Ver Mulm, 22236 N. Hinzerling, stated that Benton County did not vote to have this law approved. No one had a meeting to ask surrounding property owners if they wanted it next to them and that she was against allowing marijuana grow farms in Benton County. Roy Cole, 109416 Windward Lane, Kennewick, stated that he was for the ordinance amendment and that he agreed with the previous speaker (Jolene VerMulm). Eric Stag 119901 W. Hanks Road Prosser, stated that the people in Benton County voted the law down and that Benton County should represent the voters and get this banned in all zones. Kevin Cochran, 106011 E. 27th PR SE, Kennewick WA 99338, stated that he lived off of Clodfelter Road and the pot farm is at the end of his driveway. He stated that he was in favor of the ordinance amendment and did not want pot growing operations in the RL 5 zone. Brenden Kent, 30315 S. 959 PR SE, Kennewick WA 99338, stated that he was also for the ban on marijuana and that he wanted it banned for the whole County not just the RL 5 zone.

Colene Raines, 11802 E. Pine Hollow, Kennewick WA stated that she was in support of the Ban. She noted that there were six pot farms around her and they were eyesores. Martin Sheeran asked if these grows were conducted outside or inside a building. Mike Shuttleworth noted that there were grows both inside and outside. The public portion of the hearing was closed. Planning Commission Discussion: It was asked if processing was allowed in an RL5. It was noted processing was not an allowed use within the Rural Lands 5 Acre Zoning District. There being no one else who wished to testify the public portion of the hearing was closed. After discussion by the Planning Commission the findings of fact were completed and the following motion was made. MOTION It was moved by James Willard, seconded by Aimee Bergesen, that the chairman, in conjunction with the Secretary of the Planning Commission, prepare and adopt written findings and conclusions reflecting the commission’s recommendation for approval of BCC 11.16A.0300(f) to prohibit the growing of MJ in the RL 5 District that articulate and are consistent with the findings, conclusions and recommendations made by the Planning Commission. VOTE

YES NO ABSTAIN ABSENT Martin Sheeran ☒ ☐ ☐ ☐ Marjorie Kaspar ☐ ☐ ☒ ☐ Darwin Crosby ☐ ☐ ☐ ☒ Aimee Bergesen ☒ ☐ ☐ ☐ James Willard ☒ ☐ ☐ ☐ Leo Perales ☒ ☐ ☐ ☐ VACANT ☐ ☐ ☐ ☐

The motion passed. Planning Dept. Reports and Discussions: 2017 Comprehensive Plan update process was discussed by the Planning Commission. ____________________________________________ MARTIN SHEERAN, Chairman DATE BENTON COUNTY PLANNING COMMISSION

Benton County Planning Department Planning Annex, P.O. Box 910, 1002 Dudley Avenue, Prosser WA 99350, Phone: (509) 786-5612 or (509) 736-3086, Fax (509) 786-5629

Date: NOVEMBER 2, 2015 To: BENTON COUNTY PLANNING COMMISSION From: BENTON COUNTY PLANNING DEPARTMENT Re: VOLUNTARY STEWARDSHIP PROGRAM On Tuesday, November 10, 2015, the Planning Department will be giving a background presentation on the Voluntary Stewardship Program (VSP), an optional, incentive-based approach aimed at protecting critical areas on agricultural lands. The goal is to protect and enhance critical areas while simultaneously promoting and maintaining viable agricultural activities. The VSP was created when the Washington State Legislature charged the Ruckleshaus Center with developing potential solutions, policies and practices that would protect environmentally sensitive areas in ways that also support a strong farm economy. After four years research and discussion, ESHB 1886 was signed into legislation on May 16, 2011. The Benton County Board of Commissioners elected to “opt in” to on January 10, 2012. Benton County is one of 28 counties in the State that have “opted in” to VSP and will receive funding from the Conservation Commission to develop a work plan. The Planning Department has chosen to coordinate and implement the VSP program in Benton County with assistance from a multi-stakeholder workgroup. Within the first 2 months of funding, the County must identify a watershed workgroup which will be comprised of a broad representation of key stakeholders including; technical agencies, agricultural interests, environmental groups, and tribal representatives. This group will develop a work plan to be implemented where critical areas and agricultural activities intersect. The work plan must identify; critical areas and agricultural activities, an outreach plan to contact landowners, an entity to provide landowner assistance, and measurable benchmarks and goals. Once a work plan has been developed, it will be submitted to the Conservation Commission for approval. After approval has been granted, the Planning Department will work with an (undetermined) entity to implement the plan at the local level, focusing on outreach to landowners and farmers. In lieu of further regulations on agricultural activities, VSP allows the County to work closely with farmers to develop site-specific stewardship plans that protect critical areas while maintaining agricultural productivity. Once completed, progress reports are required to be submitted to the Conservation Commission every five years which will show progress on measurable programmatic benchmarks and goals. Attached are two examples that other Counties have produced.

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Chelan

Wenatchee

Entiat

Squilchuck-Stemilt

Wenatchee River

Entiat River

Chiwawa

River

Nason Creek

Icicle C reek

White

River

Railroad Creek

Pesh

asti

nCr

eek

Ingalls Creek

Stehekin River

Mis

sion

Cree

k

Lake Chelan

Lake Wenatchee

C olumbia River

OKANOGAN

KITTITAS

DOUGLAS

SKAGIT

SNOHOMISH

KING

GRANT

Twisp

RoslynQuincy

Entiat

Chelan

Pateros

Cashmere

Brewster

Winthrop

Wenatchee

Waterville

Rock Island

Leavenworth

East Wenatchee

CHELAN COUNTY VOLUNTARY STEWARDHSIP PROGRAMOVERVIEW MAP

WRIA BoundariesCounty BoundariesRivers and StreamsWaterbodies

Agricultural LandsRangelands (Approximate)Federal LandsState Lands

Date: June 11, 2014; Source: BLM, 2014; DNR, 2009; DOE, 2010, 2012; USDA, 2014

VOLUNTARY STEWARDSHIP PROGRAM

Frequently Asked Questions

WHAT ARE CRITICAL AREAS?Critical areas include (1) fish and wildlife habitat conservation areas, (2) wetlands, (3) frequently flooded areas, (4) geologically hazardous areas, and (5) critical aquifer recharge areas used for potable water.

WHAT IS THE VOLUNTARY STEWARDSHIP PROGRAM?

Malaga Mudslide, Komo News

Colockum Creek Road Washout, WSU Chelan-Douglas Extension

Wetlands, Confluence State Park, Historylink.org

Potential Aquifer and Alluvial Soils, Wenatchee Basin Area, BERK 2014

1 1

2 5

3

4

Icicle Creek Restoration Site, Chelan County Dept. of Natural Resources

Bald eagles, Chelan County PUD

CHELAN COUNTY May 2015

An alternative approach to protect critical areas and promote agriculture

Note: See RCW 36.70A and WAC 365-190

The Voluntary Stewardship Program (VSP) is an optional, incentive-based approach to protecting critical areas while promoting agriculture. The VSP is allowed under the Growth Management Act as an alternative to traditional approaches to critical areas protection, such as “no touch” buffers. Chelan County is one of 28 counties that has “opted in” to VSP, and has received funding to develop a VSP work plan.

HOW MUCH LAND IS IN AGRICULTURAL ACTIVITY?Land in farming equals approximately 27,616 acres, and rangeland equals about 76,184 acres, based on 2014 geographic information system mapping. The greatest area of intersection between agriculture and critical areas includes fish and wildlife habitat conservation areas, geologically hazardous areas, and potential aquifers.

WHAT IS REQUIRED TO BE ADDRESSED IN A WATERSHED WORK PROGRAM? In order to establish the program, a watershed work plan is required and must contain goals and benchmarks for the protection and enhancement of critical areas. The VSP Work Plan must also “maintain and enhance” agricultural viability to receive approval. The work plan must be approved by the Washington State Conservation Commission Director and the Departments of Fish and Wildlife, Ecology, and Agriculture.

Lake Chelan vineyard, cornichon.org

Apple orchard in Chelan County, WSU Extension

HOW LONG WILL IT TAKE?The Conservation Commission Director must approve the Work Plan within 3 years of funding (January 2017) or the county must comply with the non-VSP (regulatory) critical area protection requirements of the Growth Management Act. The watershed work group in Chelan County has prepared a draft plan in spring 2015 and intends to submit it by June 30, 2015 to the Conservation Commission.

Tree fruit production accounts for the vast majority of agriculture in the County. Local growers have a strong culture of improving agricultural practices that are beneficial to their business and the environment. Examples of beneficial conservation practices include use of micro- and ground-level drip systems, integrated pest management, cover crops, mulching and soil management, installing raptor poles and bat boxes, installing plantings to attract pollinators, and installing plastic fencing to protect orchards and avoid mammal “hang ups”.

RECOGNIZING STEWARDSHIP IN ACTION

Example Orchard and Conservation Practices - April 2015

Riparian enhancements

Micro irrigation

Cover crops

Raptor pole

Seasonal high tunnel

Wildlife habitat and Pollinator habitat

Raptor pole Mason bees

Fencing

Example Draft Voluntary Measures to Improve Agricultural Viability• Support funding for voluntary

participation in VSP Program• Provide information to producers

about available tax incentives• Seek new tax incentives by the

state legislature that recognize VSP participation

• Ensure County land use policies support infrastructure (e.g. packing houses)

• Ensure County land use policies support grower needs (e.g. avoid incompatible uses like trail routes)

• Promote VSP participation through recognition, branding for marketing purposes

• Ensure carbon taxes and cap and trade systems for greenhouse gas emissions do not apply to agricultural activities

Example Draft Voluntary Measures to Protect or Enhance Critical Areas• Participation in VSP conservation practices is maintained or increased over 10 years (see voluntary checklist)• Stems per acre (tree/shrub density) in critical areas and adjacent buffer areas are maintained or increased• Habitat for complementary wildlife species is maintained or increased (e.g., pollinators, raptors, bats, etc.)• Sheet and rill erosion is reduced, such as through conservation practices and management of fire danger

Photos: NRCS Wenatchee Field Office, CCNRD, 2015

FOR MORE INFORMATION, PLEASE CONTACT:Chelan County Natural Resources Department 316 Washington St, Suite 401 | Wenatchee, WA 98801

Mike Kaputa, Directormike.kaputa@co.chelan.wa.us | 509-667-6584

Prepared by BERK Consulting

Page 1 November 2012

Is the site located in the shoreline jurisdiction?

Box 2: The SMP

regulations apply to new

agricultural activities on

non-agricultural land.

Note some development

activities may be exempt

from the shoreline

substantial development

permit requirements.

Definitions

Agricultural Activities: means agricultural uses and practices including, but not limited

to: Producing, breeding, or increasing agricultural products; rotating and changing

agricultural crops; allowing land used for agricultural activities to lie fallow in which it is

plowed and tilled but left unseeded; allowing land used for agricultural activities to lie

dormant as a result of adverse agricultural market conditions; allowing land used for

agricultural activities to lie dormant because the land is enrolled in a local, state, or federal

conservation program, or the land is subject to a conservation easement; conducting

agricultural operations; maintaining, repairing, and replacing agricultural equipment;

maintaining, repairing, and replacing agricultural facilities, provided that the replacement

facility is no closer to the shoreline than the original facility; and maintaining agricultural

lands under production or cultivation. RCW 90.58.065(2)(a).

Agricultural Land: means those specific land areas on which agriculture activities are conducted. RCW 90.58.065(2)(d).

Critical Areas: means lands with natural hazards that support certain unique, fragile or

valuable resource areas, including wetlands; areas with a critical recharging effect on aquifers

used for potable water; fish and wildlife habitat conservation areas; frequently flooded areas;

and geologically hazardous areas. Buffers adjacent to a critical that may also be restricted

from specific building and development activities. See KCC Title 17A, RCW 36.70A.030

(5), and WAC 173-26-020(8).

Shoreline Jurisdiction: The area to which the shoreline master program applies, including,

for Kittitas County, rivers and streams with more than 20 cubic feet per second mean annual

flow; lakes and reservoirs greater than 20 acres in area; wetlands associated with those water

bodies; and shorelands adjacent to these water bodies extending 200 feet. See maps of the

Kittitas shoreline jurisdiction on the County’s SMP update website. See RCW 90.58.030.

Shoreline Master Program (SMP): The comprehensive use plan for shorelines, developed

according to the Shoreline Management Act and the applicable guidelines. The Kittitas

County SMP was adopted in 1975 and applies throughout the County, and in the Cities of

Ellensburg and Cle Elum, and in the Town of South Cle Elum. An SMP update is in

progress, which will result in the adoption of a regional SMP and individual SMPs for each

jurisdiction. See also WAC 173-26-020 (24)(a).

Voluntary Stewardship Program (VSP): Agricultural, environmental, and tribal

representatives worked on a new, alternative approach to critical areas protection for

agricultural activities that the Legislature adopted in 2011 (ESHB 1886 ). The legislation for

this new, alternative approach is codified in RCW 36.70A , the Growth Management Act, as

the "Voluntary Stewardship Program" (VSP).

How to apply the Voluntary Stewardship Program, Shoreline Master

Program, and Critical Areas Ordinance in Kittitas County

The Voluntary Stewardship Program (VSP) establishes a new approach for regulating critical areas on land

used for agricultural activities. It can be difficult to know how the VSP overlaps with other regulatory programs, such as the

shoreline master program. This flowchart helps identify which regulations to apply. Terms in bold are defined below. Graphic

examples are on page 2.

Box 1: The SMP does

not require modification

of or limit agricultural

activities occurring on

agricultural lands, even if

those lands include critical

areas.

Nothing in RCW

90.58.065 limits or

changes the terms of

RCW 90.58.030(3)(e)(iv)

related to exemptions

from the shoreline

substantial development

requirement.

Box 3: The VSP applies to critical areas regulation.

VSP regulations will be adopted in Title 17B when

funding is available. Until final VSP regulations are

adopted, existing Title 17A critical areas regulations

apply. See Box 5 regarding interim regulations.

Box 5: Lands used for agricultural activities are

subject to existing Title 17A. Upon adoption of an

updated Title 17A, existing Title 17A will be

renamed as Title 17B and retained for continued

regulation of critical areas until VSP critical area

regulations are adopted. In the event that VSP

regulations are adopted, future updates will be

made to the CAO for agricultural activities.

YES NO

The VSP does not apply within the shoreline jurisdiction. RCW 36.70A.705.

The SMP does apply. RCW 90.58.065. Does the proposed or existing

development meet the definition of agricultural activities?

Does the proposed or existing development meet the

definition of agricultural activities?

The SMP

applies.

SMP, VSP, and Critical

Areas Ordinance do not

apply.

Is the proposed or existing development located in the Upper Yakima or

the Alkali-Squilchuck watershed? See map at left from CDS staff report.

Has the VSP received funding and been

implemented? Go to Box 4

YES NO

YES NO

YES NO

YES NO

START

Does the site contain critical areas?

YES NO

Box 4: The VSP will not apply to

this proposal. Critical areas are

regulated by Title 17A, the

County’s critical areas ordinance.

Is the proposed or existing development

occurring on agricultural land?

YES NO

Page 2 November 2012

Shor

elin

e

Juris

dicti

on

SMP Stream

Critical Area

Exhibit 2: Aerial Map of Kittitas County showing the interplay of shoreline jurisdiction (purple) and wetland critical

areas (green).

Minimum Shoreline Jurisdiction

Mapped Critical Areas (wetlands)

Agricultural activities on land including a

critical area, but outside the shoreline

jurisdiction. If located within the Upper

Yakima or the Alkali-Squilchuck watershed,

see Box 3; otherwise see Box 4.

Agricultural activities

within the shoreline

jurisdiction where

critical areas are not

present. For existing

agricultural activities,

see Box 1. For new

agricultural activities,

see Box2.

Exhibit 1: The graphics below correspond to Box 1 thru Box 5 on the previous page.

Critical Area

Graphic Examples for Applying Voluntary Stewardship Program, Shoreline Master Program,

and Critical Areas Ordinance in Kittitas County

Agricultural activities within the shoreline

jurisdiction where critical areas are present.

For existing ag activities, see Box 1. For

new ag activities, see Box 2.

Benton County County-Wide Planning Policies Page 1

BENTON COUNTY-WIDE PLANNING POLICIES County-wide planning policy is a written policy statement or statements used solely for establishing a county-wide framework from which county and city comprehensive plans are developed and adopted. This framework will insure that city and county comprehensive plans are consistent with statewide planning policies and as required by the Growth Management Act. POLICIES TO IMPLEMENT RCW 36.70A.110; Policy #1: The Comprehensive Plans of Benton County and each of the cities therein shall be prepared and adopted with the objective to facilitate economic prosperity by accommodating growth consistent with the following: 1. Urban Growth. Encourage development in urban areas where adequate public facilities exist or can be provided in a cost efficient manner. 2. Reduce the inappropriate conversion of undeveloped land into low density development lacking adequate services, injurious to ground and surface water quality, destructive to the area's agricultural lands base and less than cost effective relative to public service costs. 3. Transportation. Encourage efficient multi-modal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. 4. Property rights. Private property rights shall not be taken for public use without just compensation having been made. The property rights of land owners shall be protected from arbitrary and discriminatory actions. 5. Permits. Maintain a permit review process that provides for integrated and consolidated review. 6. Natural resource industries. Maintain and encourage natural resource-based industries, including agricultural, fisheries and mineral industries. . 7. Open space and recreation. Encourage the retention of open space and the development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water. 8. Environment. Protect the environment and enhance the region's high quality of life, including air and water quality and the availability of water. 9. Citizen participation and coordination. Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. 10. Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. With the exception of water, sewer, and local access streets, which shall be available at the time of occupancy, the term "adequate" shall be defined as either available at the time of occupancy, or shown on the current C.I.P. as a funded project within six years.

Benton County County-Wide Planning Policies Page 2

11. Historic preservation. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. POLICIES FOR PROMOTION OF CONTIGUOUS AND ORDERLY DEVELOPMENT AND THE PROVISION OF URBAN SERVICES TO SUCH DEVELOPMENT; Policy #2: County-wide projected population shall be allocated among jurisdictions through the use of any or all of the following factors applied to each jurisdiction: a. Documented historical growth rates over the last decade, the last 2 decades, and the last 5

or 10 years. b. Current growth rates. c. Developing or current planning programs which a jurisdiction has, and which identify

quantitative increases in business and industry development, and housing construction activity.

d. School enrollments over 2 decades, and within the last 5 or 10 years. e. Pending development proposals (applications) which would add either jobs or new housing

units. Policy #3: The locating of urban growth areas within the county shall be accomplished through the use of accepted planning practices which provide sufficient land and service capacity, up to 120% of determined need, to meet projected populations at urban densities and service standards within the cities, and urban densities for those portions of the county located within the urban growth areas. Policy #4: That Urban Growth Areas of each city shall be based upon official and accepted population projections for minimum 20 year periods and no more than a 50 year period. The gross undeveloped and underdeveloped acreage within the city limits and the Urban Growth Area shall be sufficient to meet all the land requirements, for the following: community and essential public facilities, population projection, commercial and industrial activates and to prevent inflation of land cost due to a limited land supply. All jurisdictions comprehensive plans shall reflect individuality and not just a regional plan. Policy #5 : That within the urban growth area urban uses shall be concentrated in and adjacent to existing urban services or where they are shown on a Capital Improvement Plan to be available within 6 years. Policy #6: That cities limit the extension of service district boundaries and water and sewer infrastructure to areas within each jurisdiction's urban growth area of its adopted Comprehensive Plan. Utility plans should attempt to reflect possible needs for 50 years. Policy #7: Within each Comprehensive Plan, the Land Use Plan for urban growth areas shall designate urban densities and indicate the general locations of greenbelt and critical areas. Policy #8: Wherever possible, given consideration of all other variables, such as existing unused

Benton County County-Wide Planning Policies Page 3

service infrastructure, the placement of an urban growth line into an area of existing commercial agriculture shall be avoided. Policy #9: The appropriate directions for the expansion of urban growth areas are those which are unincorporated lands with existing service infrastructure and lands adjacent to corporate limits. Policy #10: All policies within each jurisdiction's Comprehensive Plans shall be modified to be consistent with adopted County-wide Policies. POLICIES FOR SITING PUBLIC FACILITIES OF A COUNTY-WIDE OR STATE-WIDE NATURE; Policy #11: The County and cities within, along with public participation shall develop a cooperative regional process to site essential public facilities of regional and statewide importance. The objective of the process shall be to ensure that such facilities are located so as to protect environmental quality, optimize access and usefulness to all jurisdictions, and equitably distribute economic benefits/burdens throughout the region or county. At the County-wide and multi-county level, the following action should be accomplished:

a. Develop a uniform siting procedure which enables selection of optimum project sites and appropriate size and scale relative to intended benefit area.

Policy #12: Support the existing solid waste program that promotes and maintains a high level of public health and safety, protects the natural and human environment of Benton County and encourages public involvement by securing representation of the public in the planning process. Policy #13: Encourage and expand coordination and communication among all jurisdictions and solid waste agencies/firms in Benton and Franklin Counties in order to develop consistent and cost-effective programs that avoid duplication of effort and gaps in program activities.

a. Utilize the existing Benton-Franklin Solid Waste Advisory Committee. POLICIES FOR COUNTY-WIDE TRANSPORTATION FACILITIES AND STRATEGIES; Policy #14: Maintain active county-city participation in the Regional Transportation Planning Organization in order to facilitate city, county, and state coordination in planning regional transportation facilities and infrastructure improvements to serve essential public facilities including Port District facilities and properties. POLICIES THAT CONSIDER THE NEED FOR AFFORDABLE HOUSING, SUCH AS HOUSING FOR ALL ECONOMIC SEGMENTS OF THE POPULATION AND PARAMETERS FOR ITS DISTRIBUTION; Policy #15: The County and cities within shall work together to provide housing for all economic segments of the population. All jurisdictions shall seek to create the conditions necessary for the construction of affordable housing, at the appropriate densities within the cities and County. The following actions should be accomplished:

a. Jointly quantify and project total county-wide housing needs by income level and housing

Benton County County-Wide Planning Policies Page 4

type (i.e. rental, ownership, senior, farm worker housing, group housing.)

b. Establish a mechanism whereby the housing efforts/programs of each jurisdiction address the projected county-wide need.

c. Address the affordable housing needs of very low, low and moderate income households, and special needs individuals through the Comprehensive Housing Affordability Strategy (CHAS).

d. Develop design standards for implementation within the Comprehensive Plan with special attention to be given to the residential needs of low to moderate income families.

POLICIES FOR JOINT COUNTY AND CITY PLANNING WITHIN URBAN GROWTH AREAS; Policy #16: Urban growth areas may include territory located outside of a city if such territory may be characterized by urban growth or is adjacent to territory already characterized by urban growth. Within urban growth areas, only urban development may occur. For the purposes of locating urban growth areas, and permitting new development within them, "Urban" is defined as: a. Having dedicated and improved (surfaced) streets, with dimension, design and construction

standards for new development determined by "joint city/county standards" and; b. For new development, road, street and intersection right-of way widths located and sized to

accommodate projected local and regional average daily traffic (ADT) as determined by the Land Use Plans Transportation Elements and, where relevant, projections of the Benton Franklin Council of Governments.

Policy #17: To encourage logical expansions of corporate boundaries into urban growth areas, and to enable the most cost efficient expenditure of public funds for the provision of urban services into newly annexed areas; the County and each city shall jointly develop and implement development, land division and building standards, and coordinated permit procedures for the review and permitting of new subdivisions within Urban Growth Areas.

a. Joint development standards shall be adopted by all jurisdictions. Standards may vary between the County and various incorporated jurisdictions.

POLICIES FOR COUNTY-WIDE ECONOMIC DEVELOPMENT AND EMPLOYMENT; Policy #18: Consistent with the protection of public health, safety, welfare, and the use of natural resources on a long-term sustainable basis, the ability of service capacity to accommodate demands, and the expressed desires of each community, Comprehensive Plans shall jointly and individually support the county and region's economic prosperity in order to promote employment and economic opportunity for all citizens. Policy 19: The County and Cities have historically partnered with each other as well as with other organizations to achieve economic development throughout the region. It is the intention of the County and Cities to continue to actively pursue mutually beneficial partnerships that promote growth in all sectors of business and industry, including but not limited to: areas of agriculture, agri-business, industrial, commercial, public schools, recreation and tourism. Key strategies will include

Benton County County-Wide Planning Policies Page 5

promoting family wage jobs, increasing income and reducing poverty, increase business formation, expansion and retention, and creating jobs and financial investment to improve the economics of our communities. a. An economic development element should be integrated into the comprehensive plan of

each jurisdiction. The economic development element should establish goals and policies for each jurisdiction; actively promote employment opportunities for family-wage jobs; support the retention and expansion of businesses and industry in Benton County; support development of public schools; encourage the development of tourist-related businesses, including those that capitalize on area agricultural and other resources.

b. Comprehensive Plans should foster and promote a natural environment that will contribute

to economic growth and prosperity, and a business environment that offers diverse economic opportunities for businesses of all types and sizes in the region.

c. The County and Cities should encourage public and private agency cooperation and

participation in the comprehensive planning process. These agencies should cooperatively evaluate trends and opportunities to identify strategies meeting long-term economic needs for the County region.

d. The County and Cities agree that Benton County may establish economic development

strategies and implementation criteria for siting major industrial and resource based development within rural areas of the County in accordance with RCW 36.70A.365.

e. The provision of utilities and other supporting urban governmental services to commercial and

industrial areas should be coordinated and assigned a high priority by utility purveyors and service providers.

f. A Countywide land use inventory should be established to monitor commercial and industrial

land supply. g. Support the development of public schools in areas where present or can be extended, is

financially supportable at urban densities, where the extension of public infrastructure will protect health and safety, as per WAC 365-195-425(3)(b).

AN ANALYSIS OF THE FISCAL IMPACT. Policy #20: Capital Improvement Plans and Land Use Plans, shall conduct fiscal analyses which identify and refine the most cost effective use of regional and local public services. This should be accomplished through actions including the following: a. City's six year C.I.P.s for streets, water, and sewer should show infrastructure sized to

accommodate build-out of service areas within the 20 year urban growth area, at a minimum.

b. Construction design and placement standards for roads, intersections and streets (with

provisions for storm water conveyance), sewer, water and lighting infrastructure, should be determined based upon an analysis which identifies the lowest public expenditure over extended periods of time. Utilities should be incorporated into such analyses.

Benton County County-Wide Planning Policies Page 6

c. Build out scenarios should be factored into school, fire and police service demand

projections. Policy 21: Support the development of public schools in areas where utilities are present or can be extended, is financially supportable at urban densities, where the extension of public infrastructure will protect health and safety, as per WAC 365-195-425(3)(b).

BENTON COUNTY-WIDE PLANNING POLICIES

Number Commenter

Existing Policies Proposed Amendment/Comment

Introduction

County-wide planning policy is a written policy statement or statements used solely for establishing a county-wide framework from which county and city comprehensive plans are developed and adopted. This framework will insure that city and county comprehensive plans are consistent as required by the Growth Management Act.

County-wide planning policy is a written policy statement or statements used solely for establishing a county-wide framework from which county and city comprehensive plans are developed and adopted. This framework will insure that city and county comprehensive plans are consistent with statewide planning policies and as required by the Growth Management Act.

Policy 1: The Comprehensive Plans of Benton County and each of the cities therein shall be prepared and adopted with the objective to facilitate economic prosperity by accommodating growth consistent with the following:

Policy 1.1: Urban Growth. Encourage development in urban areas where adequate public facilities exist or can be provided in a cost efficient manner.

Policy 1.2: Avoid sprawl. Avoid the inappropriate conversion of undeveloped land into low density development, lacking adequate services, injurious to ground and surface water quality, destructive to the area's agricultural lands base, and less than cost effective relative to public service costs.

Avoid sprawl. Avoid Reduce the inappropriate conversion of undeveloped land into low density development, lacking adequate services, injurious to ground and surface water quality, destructive to the area's agricultural lands base, and less than cost effective relative to public service costs.

Policy 1.3: Transportation. Encourage efficient multi-modal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans.

Policy 1.4: Property rights. Private property rights shall not be taken for public use without just compensation having been made. The property rights of land owners shall be protected from arbitrary and discriminatory actions.

Policy 1.5: Permits. Applications for permits shall be processed in a timely and fair manner to ensure predictability.

Permits. Maintain a permit review process that provides for the integrated and consolidated review.. Applications for permits shall be processed in a timely and fair manner to ensure predictability.

Policy 1.6: Natural resource industries. Maintain and enhance natural resource-based industries, including productive agricultural, fisheries and mineral industries. Encourage the conservation of productive agricultural lands and discourage incompatible uses.

Natural resource industries. Maintain and enhance encourage natural resource-based industries, including productive agricultural, fisheries and mineral industries. Encourage the conservation of productive agricultural lands and discourage incompatible uses.

Policy 1.7: Open space and recreation. Encourage the retention of open space and the development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks.

Policy 1.8: Environment. Protect the environment and enhance the region's high quality of life, including air and water quality, and the availability of water.

Policy 1.9: Citizen participation and coordination. Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts.

Policy 1.10: Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve development at the time the development is available for occupancy and use without decreasing current service levels below locally

Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve development at the time the development is available for occupancy and use without decreasing current service levels below locally

established minimum standards. With the exception of water, sewer, streets and power services, which shall be available at the time of occupancy, the term "adequate" shall be defined as either available at the time of occupancy, or shown on the current C.I.P. as a funded project within six years.

established minimum standards. With the exception of water, sewer and local access streets, and power services which shall be available at the time of occupancy, the term "adequate" shall be defined as either available at the time of occupancy, or shown on the current C.I.P. as a funded project within six years.

Policy 1.11: Historic preservation. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance.

Policy 1.12 Economic development. Encourage economic development throughout the County that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this County, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the County's natural resources, public services, and public facilities.

Policy 2: County-wide projected population shall be allocated among jurisdictions through the use of any or all of the following factors applied to each jurisdiction: a. Documented historical growth rates over the last decade, the last 2 decades, and the last 2 years.

County-wide projected population shall be allocated among jurisdictions through the use of any or all of the following factors applied to each jurisdiction: a. Documented historical growth rates over the last decade, the last 2 decades, and the last 2 5 or 10 years.

b. Current growth rates. c. Developing or current planning programs which a jurisdiction has, and which identify quantitative increases in business and industry development, and housing construction activity. d. School enrollments over 2 decades, and within the last 2 years. e. Pending development proposals (applications) which would add either jobs or new housing units.

f. Intangibles.

b. Current growth rates. c. Developing or current planning programs which a jurisdiction has, and which identify quantitative increases in business and industry development, and housing construction activity. d. School enrollments over 2 decades, and within the last 2 5 or 10 years. e. Pending development proposals (applications) which would add either jobs or new housing units.

Policy 3: The locating of urban growth areas within the county shall be accomplished through the use of accepted planning practices which provide sufficient land and service capacity to meet projected populations at urban densities and service standards within the cities, and urban densities for those portions of the county located within the urban growth areas. Such planning practices include those on

The locating of urban growth areas within the county shall be accomplished through the use of accepted planning practices which provide sufficient land and service capacity, up to 120% of determined need, to meet projected populations at urban densities and service standards within the cities, and urban densities for those portions of the county located within the urban growth areas.

Policy 4: That Urban Growth Areas of each city shall be based upon official and accepted population projections for minimum 20 year periods. The gross undeveloped and underdeveloped acreage within the city limits and the Urban Growth Area shall be sufficient to meet all the land requirements, including community and essential public facilities, of the population projection, including the need to prevent inflation of land cost due to a too limited land supply.

That Urban Growth Areas of each city shall be based upon official and accepted population projections for minimum 20 year periods and no more than 50 year periods. The gross undeveloped and underdeveloped acreage within the city limits and the Urban Growth Area shall be sufficient to meet all the land requirements for the following: including community and essential public facilities, of the population projection, commercial and industrial activities and including

a. The jurisdictions within the county shall use a uniform formula for identifying the land area necessary per capita for each community. Each jurisdiction's population projection shall be multiplied by its gross per capita land area requirement, which in the aggregate will define total land needs within the Urban Growth Area (UGA).

the need to prevent inflation of land cost due to a limited land supply. All jurisdictions comp plans shall reflect individuality and not just a regional plan. a. The jurisdictions within the county shall use a uniform formula for identifying the land area necessary per capita for each community. Each jurisdiction's population projection shall be multiplied by its gross per capita land area requirement, which in the aggregate will define total land needs within the Urban Growth Area (UGA).

Policy 4 – Uniform Formula

The uniform formula is as follows: A + B + C + D + E + F + G + H + I + J + K = acreage/per capita (or acreage per dwelling unit if per capita is divided by average household size) where:

A = residential land per capita; (or DU) B = parks and recreational area per

capita; C = area required for public facilities

(fire stations, jails, etc.,) per capita;

D= area required for schools per capita;

E = commercial area per capita, or per employee;

F = industrial/manufacturing area per capita;

The uniform formula is as follows: A + B + C + D + E + F + G + H + I + J + K = acreage/per capita (or acreage per dwelling unit if per capita is divided by average household size) where:

A = residential land per capita; (or DU) B = parks and recreational area per

capita; C = area required for public facilities

(fire stations, jails, etc.,) per capita;

D= area required for schools per capita;

E = commercial area per capita, or per employee;

F = industrial/manufacturing area per capita;

G = open space (golf courses, etc.) per capita;

H = public service lands required for transportation network, easements and R.O.W.s per DU;

I* = use 70% build-out for all residential lands;

J = add 25% to the total of A Through I for land supply/demand balance;

K = land credit for undevelopable lands i.e. Critical Areas including steep slopes, wetlands, habitat, etc. within the UGA.

* The same factor should be used for all jurisdictions.

G = open space (golf courses, etc.) per capita;

H = public service lands required for transportation network, easements and R.O.W.s per DU;

I* = use 70% build-out for all residential lands;

J = add 25% to the total of A Through I for land supply/demand balance;

K = land credit for undevelopable lands i.e. Critical Areas including steep slopes, wetlands, habitat, etc. within the UGA.

* The same factor should be used for all jurisdictions.

Policy 5: That within the urban growth area urban uses shall be concentrated in and adjacent to existing urban services or where they are shown on a Capital Improvement Plan to be available within 6 years.

Policy 6: That cities limit the extension of service district boundaries and water and sewer infrastructure to areas within each jurisdiction's urban growth area of its adopted Comprehensive Plan.

That cities limit the extension of service district boundaries and water and sewer infrastructure to areas within each jurisdiction's urban growth area of its adopted Comprehensive Plan. Utility plans should attempt to reflect possible needs for 50 years.

Policy 7: Within each Comprehensive Plan, the Land Use Plan for urban growth areas shall designate urban densities and indicate the general locations of greenbelt and open space areas. To the extent made practical by the natural features of the land form, open spaces and greenbelt shall be contiguous across jurisdictional lines, so as to enable their use as linked and contiguous

Within each Comprehensive Plan, the Land Use Plan for urban growth areas shall designate urban densities and indicate the general locations of greenbelt and critical areas. To the extent made practical by the natural features of the land form, open spaces and greenbelt shall be contiguous across jurisdictional lines, so as to enable their use as linked and contiguous

recreational resources including parks, and bike and riding paths.

recreational resources including parks, and bike and riding paths

Policy 8: Wherever possible, given consideration of all other variables, such as existing unused service infrastructure, the placement of an urban growth line into an area of existing or potential intensive commercial agriculture shall be avoided, unless an adequate open space buffer within the urban growth area is provided.

Wherever possible, given consideration of all other variables, such as existing unused service infrastructure, the placement of an urban growth line into an area of existing potential intensive commercial agriculture shall be avoided, unless an adequate open space buffer within the urban growth area is provided.

Policy 9: The appropriate directions for the expansion of urban growth areas are those which are unincorporated lands substantially engrossed by urban development; areas with existing service infrastructure; lands adjacent to corporate limits and confined on the other side by major features such as highways; and existing rural residential development characterized by compromised agricultural productivity; average lot sizes less than 10 acres; and existing streets and utility services.

The appropriate directions for the expansion of urban growth areas are those which are unincorporated lands substantially engrossed by urban development with existing service infrastructure and lands adjacent to corporate limits. corporate limits and confined on the other side by major features such as highways; and existing rural residential development characterized by compromised agricultural productivity; average lot sizes less than 10 acres; and existing streets and utility services

Policy 10: All policies within each jurisdiction's Comprehensive Plans, required by ESHB 2929, shall be modified to be consistent with and implement adopted County-wide Policies.

All policies within each jurisdiction's Comprehensive Plans required by ESHB 2929 shall be modified to be consistent with adopted County-wide Policies.

Policy 11: The County and cities within, along with public participation shall develop a cooperative regional process to site essential public facilities of regional and statewide importance. The objective of the process shall be to ensure that such facilities are located so as to protect environmental quality, optimize access and usefulness to all jurisdictions, and equitably distribute economic benefits/burdens through out the region or county.

At the County-wide and multi-county level, the following actions should be accomplished: a. Develop a uniform siting procedure which enables selection of optimum project sites and appropriate size and scale relative to intended benefit area.

Policy 12 Support the existing solid waste program that promotes and maintains a high level of public health and safety, protects the natural and human environment of Benton County and encourages public involvement by securing representation of the public in the planning process.

Policy 13: Encourage and expand coordination and communication among all jurisdictions and solid waste agencies/firms in Benton and Franklin Counties in order to develop consistent and cost-effective programs that avoid duplication of effort and gaps in program activities. a. Utilize the existing Benton-Franklin Solid Waste Advisory Committee.

Policy 14: Maintain active county-city participation in the Regional Transportation Policy Organization in order to facilitate city, county, and state coordination in planning regional transportation facilities and infrastructure improvements to serve essential public facilities including Port District facilities and properties.

Maintain active county-city participation in the Regional Transportation Policy Planning Organization in order to facilitate city, county, and state coordination in planning regional transportation facilities and infrastructure improvements to serve essential public facilities including Port District facilities and properties.

: New housing within urban growth areas shall be compatible in character and standards with that of the adjacent city area.

New housing within urban growth areas shall be compatible in character and standards with that of the adjacent city area.

: That site constructed, modular and manufactured housing shall be recognized as needed and functional housing types.

That site constructed, modular and manufactured housing shall be recognized as needed and functional housing types.

Policy 15: The County and cities within shall work together to provide housing for all economic segments of the population. All jurisdictions shall seek to create the conditions necessary for the construction of affordable housing, at the appropriate densities within the cities and County. The following actions should be accomplished:

a. Jointly quantify and project total county-wide housing needs by income level and housing type (i.e. rental, ownership, senior, farm worker housing, group housing.) b. Establish a mechanism whereby the housing efforts/programs of each jurisdiction address the projected county-wide need. c. Address the affordable housing needs of very low, low and moderate income households, and special needs individuals through the Comprehensive Housing affordability Strategy (CHAS).

Policy 16: Urban growth areas may include territory located outside of a city only if such territory already is characterized by urban growth or is adjacent to territory already characterized by urban growth. Within urban growth areas, only urban development may occur. For the purposes of locating urban growth areas, and permitting new development within them, "Urban" is defined as:

Urban growth areas may include territory located outside of a city only if ,such territory may be already is characterized by urban growth or is adjacent to territory already characterized by urban growth. Within urban growth areas, only urban development may occur. For the purposes of locating urban growth areas, and permitting new development within them, "Urban" is defined as:

a. having dedicated and improved (surfaced) streets, with dimension, design and construction standards for new development determined by "joint city/county standards" and; b. For new development, road, street and intersection right-of way widths located and sized to accommodate projected local and regional average daily traffic (ADT) as determined by the Land Use Plans Transportation Elements and, where relevant, projections of the BFRC Regional System and; c. having either public sewer or water service, with additional service requirements (e.g. standards of Policy #19), for new development consistent with "joint/city county standards."

a. having dedicated and improved (surfaced) streets, with dimension, design and construction standards for new development determined by "joint city/county standards" and; b. For new development, road, street and intersection right-of way widths located and sized to accommodate projected local and regional average daily traffic (ADT) as determined by the Land Use Plans Transportation Elements and, where relevant, projections of the BFRC Regional System Benton Franklin Council of Governments and; c. having either public sewer or water service, with additional service requirements (e.g. standards of Policy #19), for new development consistent with "joint/city county standards."

Policy 17: To encourage logical expansions of corporate boundaries into urban growth areas, and to enable the most cost efficient expenditure of public funds for the provision of urban services into newly annexed areas; the County and each city shall jointly develop and implement development, land division and building standards, and coordinated permit procedures for the review and permitting of new subdivisions within Urban Growth Areas. a. The joint standards developed, but never adopted, by the County and the cities of Richland and Kennewick in 1985 shall be used as the basis for the new standards.

To encourage logical expansions of corporate boundaries into urban growth areas, and to enable the most cost efficient expenditure of public funds for the provision of urban services into newly annexed areas; the County and each city shall jointly develop and implement development, land division and building standards, and coordinated permit procedures for the review and permitting of new subdivisions within Urban Growth Areas. a. The joint standards developed shall be adopted by all jurisdictions. Standards may vary between the County and various incorporated jurisdictions.,

b. Standards for the following shall be developed and adopted:

1. Street Locations, both major and secondary; 2. Street R.O.W. widths; 3. Street widths; 4. Curbs and gutters; 5. Sidewalks for secondary streets only;

6. Road construction standards ; 7. Cul De Sacs, location and dimensions; 8. Storm Drainage facilities, quantity, quality and discharge locations; 9. Street lights, conduit, fixtures, locations; 10. Sewer, septic regulations, private sewer, dry sewer facilities;

11. Water, pipe sizes, locations, construction standards; 12. Fire protection, station locations, fire flows, uniform codes; 13. All building requirements; 14. Subdivision and platting requirements (in accord with chapter RCW 58.17) including parks and open space; 15. Mobile home and manufactured home regulations; 16. Zoning Ordinances: permitted uses in Urban Growth Areas, setbacks; building heights, lot coverage etc.

c. As either an alternative, or adjunct to a) above, a city and the County may choose to enter into an interlocal agreement whereby the application of

a. The joint standards developed, but never adopted, by the County and the cities of Richland and Kennewick in 1985 shall be used as the basis for the new standards. b. Standards for the following shall be developed and adopted:

1. Street Locations, both major and secondary; 2. Street R.O.W. widths; 3. Street widths; 4. Curbs and gutters; 5. Sidewalks for secondary streets only;

6. Road construction standards ; 7. Cul De Sacs, location and dimensions; 8. Storm Drainage facilities, quantity, quality and discharge locations; 9. Street lights, conduit, fixtures, locations; 10. Sewer, septic regulations, private sewer, dry sewer facilities;

11. Water, pipe sizes, locations, construction standards; 12. Fire protection, station locations, fire flows, uniform codes; 13. All building requirements; 14. Subdivision and platting requirements (in accord with chapter RCW 58.17) including parks and open space; 15. Mobile home and manufactured home regulations;

development standards, and the authorities and functions of permit review, inspection and enforcement are assigned.

16. Zoning Ordinances: permitted uses in Urban Growth Areas, setbacks; building heights, lot coverage etc.

c. As either an alternative, or adjunct to a) above, a city and the County may choose to enter into an interlocal agreement whereby the application of development standards, and the authorities and functions of permit review, inspection and enforcement are assigned.

Policy 18: Consistent with the protection of public health,

safety, and welfare, and the use of natural resources on a long-term sustainable basis, the ability of service capacity to accommodate demands, and the expressed desires of each community, Comprehensive Plans shall jointly and individually support the county and region's economic prosperity in order to promote employment and economic opportunity for all citizens.

Policy 19 The County and Cities have historically partnered with each other as well as with other organizations to achieve economic development throughout the region. It is the intention of the County and Cities to continue to actively pursue mutually beneficial partnerships that promote growth in all sectors of business and industry, including but not limited to: areas of agriculture, agri-business, industrial, commercial, public schools, recreation and tourism. Key strategies will include promoting family wage jobs, increasing income and reducing poverty, increase business formation, expansion and retention, and creating jobs and financial

investment to improve the economics of our communities. a. An economic development element should be integrated into the comprehensive plan of each jurisdiction. The economic development element should establish goals and policies for each jurisdiction; actively promote employment opportunities for family-wage jobs; support the retention and expansion of businesses and industry in Benton County; support development of public schools; encourage the development of tourist-related businesses, including those that capitalize on area agricultural and other resources. b. Comprehensive Plans should foster and promote a natural environment that will contribute to economic growth and prosperity, and a business environment that offers diverse economic opportunities for businesses of all types and sizes in the region. c. The County and Cities should encourage public and private agency cooperation and participation in the comprehensive planning process. These agencies should cooperatively evaluate trends and opportunities to identify strategies meeting long-term economic needs for the County region. d. The County and Cities agree that Benton County may establish economic development strategies and implementation criteria for siting major industrial and resource based development

within rural areas of the County in accordance with RCW 36.70A.365. e. The provision of utilities and other supporting urban governmental services to commercial and industrial areas should be coordinated and assigned a high priority by utility purveyors and service providers. f. A Countywide land use inventory should be established to monitor commercial and industrial land supply. g. Support the development of public schools in areas where present or can be extended, is financially supportable at urban densities, where the extension of public infrastructure will protect health and safety, as per WAC 365-195-425(3)(b).

Policy 20: Where Capital Improvement Plans and Land Use Plans, involve land areas within, or tributary to land within the urban growth areas, the County and Cities, individually and jointly, shall routinely conduct fiscal analyses which identify and refine the most cost effective provision of regional and local public services and infrastructure over the long term. This should be accomplished through actions including the following: a. City's six year C.I.P.s for streets, water, and sewer should show infrastructure sized to accommodate build-out of service areas within the 20 year urban growth area, at a minimum. b. Construction design and placement standards for roads, intersections and streets

Where Capital Improvement Plans and Land Use Plans involve land areas within, or tributary to land within the urban growth areas, the County and Cities, individually and jointly shall routinely conduct fiscal analyses which identify and refine the most cost effective provision use of regional and local public services and infrastructure over the long term. This should be accomplished through actions including the following: a. City's six year C.I.P.s for streets, water, and sewer should show infrastructure sized to accommodate build-out of service areas within the 20 year urban growth area, at a minimum. b. Construction design and placement standards for roads, intersections and streets

(with provisions for storm water conveyance), and sewer, water and lighting infrastructure, should be determined based upon an analysis which identifies the lowest public expenditure over extended periods of time. Utilities should be incorporated into such analyses. c. Build out scenarios should be factored into school, fire and police service demand projections.

(with provisions for storm water conveyance), and sewer, water and lighting infrastructure, should be determined based upon an analysis which identifies the lowest public expenditure over extended periods of time. Utilities should be incorporated into such analyses. c. Build out scenarios should be factored into school, fire and police service demand projections.

Policy 21 Support the development of public schools in areas where utilities are present or can be extended, is financially supportable at urban densities, where the extension of public infrastructure will protect health and safety, as per WAC 365-195-425(3)(b)

1. Review and comment on preliminary OFM population projections due in Dec. 91.

Review and comment on preliminary OFM population projections due in Dec. 91.

2. Legislative bodies of each jurisdiction to review OFM population projections.

Legislative bodies of each jurisdiction to review OFM population projections.

3. Update the existing land use inventory to reflect current conditions (use county GIS when available in 3-92, to provide county-wide land use inventory)

Update the existing land use inventory to reflect current conditions (use county GIS when available in 3-92, to provide county-wide land use inventory)

4. GMC derives formula for allocation of OFM population projections -sends formula to individual jurisdictions via the BCPPC. -BCPPC sends to indiv. jurisdictions legislative bodies for review -BOCC takes action on pop. allocation

GMC derives formula for allocation of OFM population projections -sends formula to individual jurisdictions via the BCPPC. -BCPPC sends to indiv. jurisdictions legislative bodies for review -BOCC takes action on pop. allocation

Land Use Element Map Land Use Element Map 1. Identify accepted uniform planning criteria used

for locating Urban Growth Areas: Identify accepted uniform planning criteria used for locating Urban Growth Areas:

-natural physical barriers and roads -existing service capacity (supply/deficit) -projected service capacity (new supply)

-planning objectives (GMA req.) and;

-natural physical barriers and roads -existing service capacity (supply/deficit) -projected service capacity (new supply)

-planning objectives (GMA req.) and; 2. Uniform criteria for insuring adequate land supply

within Urban Growth Areas: -enable growth without creating excess demand for services, congestion etc., -discourage sprawl without grossly inflating land costs;

Uniform criteria for insuring adequate land supply within Urban Growth Areas:

-enable growth without creating excess demand for services, congestion etc.,

-discourage sprawl without grossly inflating land costs;

3. Identify uniform, established candidates for the supply of developable land within the Urban Growth areas:

-vacant, under utilized, partially utilized

Identify uniform, established candidates for the supply of developable land within the Urban Growth areas: -vacant, under utilized, partially utilized

4. Identify uniform, established candidates for lands to be excluded from development, such as lands:

-needed for R.O.W. -hazardous, critical, open space etc., -too costly to provide services -to be zoned agricultural with Transfers of Density Rights (TDRs)

Identify uniform, established candidates for lands to be excluded from development, such as lands:

-needed for R.O.W. -hazardous, critical, open space etc., -too costly to provide services -to be zoned agricultural with Transfers of Density Rights (TDRs)

5. Map existing public, private and semi-public

service district boundaries and;

Map existing public, private and semi-public service district boundaries and;

6. Inventory all existing capital facilities for public, private and semi-public service providers, and transportation network, identify existing capacity:

Water sewer Fire police Schools ports Parks libraries

Inventory all existing capital facilities for public, private and semi-public service providers, and transportation network, identify existing capacity:

Water sewer Fire police Schools ports Parks libraries

Hospital communications

Hospital communications

7. Confer with BFRC to establish current level transportation data re: inventory

-each jurisdiction to build on BFRC transportation data; define local street conditions, capacities, programmed and needed improvements.

Confer with BFRC to establish current level transportation data re: inventory

-each jurisdiction to build on BFRC transportation data; define local street conditions, capacities, programmed and needed improvements.

8. Inventory housing stock - identify existing

supply/demand ratio by housing. Inventory housing stock - identify existing supply/demand ratio by housing.

9. Using Population Projections per jurisdiction, accomplish the following:

-project new housing mix/type and occupancy rates; -identify projected gross new demands for services identified in item #5, above; - equate existing services infrastructure capabilities and C.I. P.s with gross new demands; -identify new C.I.s, (supplies of water, sewer, school, rec. fac. etc.,)necessary to meet gross new demands; -survey options to meet gross new service with cost effectiveness on essential services (i.e., water and sewer, road maintenance as a priority) and; type, identify present need (use Census); -with the cost effectiveness of meeting other services demands as a consideration.

Using Population Projections per jurisdiction, accomplish the following:

-project new housing mix/type and occupancy rates; -identify projected gross new demands for services identified in item #5, above; - equate existing services infrastructure capabilities and C.I. P.s with gross new demands; -identify new C.I.s, (supplies of water, sewer, school, rec. fac. etc.,)necessary to meet gross new demands; -survey options to meet gross new service with cost effectiveness on essential services (i.e., water and sewer, road maintenance as a priority) and; type, identify present need (use Census);

-with the cost effectiveness of meeting other services demands as a consideration.

10. Contact each utility purveyor. Solicit participation on LUE advisory committees on relevant issues.

11. Inventory facilities/capacities of existing utility services, identify current plans for new facilities and capacities including but not limited to electric, telecommunications, natural gas. Rely on BFRC data.

Inventory facilities/capacities of existing utility services, identify current plans for new facilities and capacities including but not limited to electric, telecommunications, natural gas. Rely on BFRC data.

12. SD lands such as: utility and transportation corridors, land fills, sewage treatment facilities, recreation, schools etc.,

-integrate existing information from comp. plans, needs assessments, pop. projections, into one joint list of needed public lands; -county must work with state and cities to identify areas of shared need and shall prepare a prioritized list with estimated acquisition dates; -capital acquisition budget for each jurisdiction with jointly agreed upon priorities and schedule. *

lands such as: utility and transportation corridors, land fills, sewage treatment facilities, recreation, schools etc.,

-integrate existing information from comp. plans, needs assessments, pop. projections, into one joint list of needed public lands; -county must work with state and cities to identify areas of shared need and shall prepare a prioritized list with estimated acquisition dates; -capital acquisition budget for each jurisdiction with jointly agreed upon priorities and schedule. *

. 13. Identify Open Space Corridors within and between

Urban Growth Areas, including: -lands used or designated as recreational, wildlife habitat, trails, and "critical areas" as defined in sec .3 -optional: develop a mechanism to purchase fee simple or lesser interests in these open spaces using funds authorized by RCW 84.34.230 * -develop an acquisitions list for those lands with critical resources imposing extreme constraints on development *

Identify Open Space Corridors within and between Urban Growth Areas, including:

-lands used or designated as recreational, wildlife habitat, trails, and "critical areas" as defined in sec .3 -optional: develop a mechanism to purchase fee simple or lesser interests in these open spaces using funds authorized by RCW 84.34.230 * -develop an acquisitions list for those lands with critical resources imposing extreme constraints on development *

14. Draft a procedure, including siting criteria, for locating/approving essential public facilities. -review list of essential facilities provided by OFM with the objective to identify those suitable for location in urban vs rural areas.

Draft a procedure, including siting criteria, for locating/approving essential public facilities. -review list of essential facilities provided by OFM with the objective to identify those suitable for location in urban vs rural areas.

15. Consistent with the revised Policies in the Comp. Plan Texts, integrate population projections, land use and capital facilities inventory data, lands necessary for new capital facilities, and total land requirements to support population projections (including sec. 15 lands, lands for essential facilities RESHB sec 1), densities, open space and critical/natural areas (set asides) into new 20 year Urban Growth Areas.

Consistent with the revised Policies in the Comp. Plan Texts, integrate population projections, land use and capital facilities inventory data, lands necessary for new capital facilities, and total land requirements to support population projections (including sec. 15 lands, lands for essential facilities RESHB sec 1), densities, open space and critical/natural areas (set asides) into new 20 year Urban Growth Areas.

16. Review of Urban Growth Areas by each jurisdiction's legislative body.

Review of Urban Growth Areas by each jurisdiction's legislative body.

17. BOCC adopts Urban Growth Areas, then; BOCC adopts Urban Growth Areas, then; PREPARE DRAFT LAND USE MAP PREPARE DRAFT LAND USE MAP 1. SD Prepare Draft Land Use Map with general

distribution, location and extent of land uses, and:

-Urban Growth Areas and Rural Lands; -Open Space; -Public Facilities and lands; -population densities; -building intensities; -est. future pop. densities (multiply av. bldg. densities X pers/household re: page 57 of 1985 Comp. Plan.(update with 1990 census)

Prepare Draft Land Use Map with general distribution, location and extent of land uses, and:

-Urban Growth Areas and Rural Lands; -Open Space; -Public Facilities and lands; -population densities; -building intensities; -est. future pop. densities (multiply av. bldg. densities X pers/household re: page 57 of 1985 Comp. Plan.(update with 1990 census)

Remove references to 1985 and 1990

* not necessary for locating urban growth boundaries

* not necessary for locating urban growth boundaries

Policy Policy Support the development of public schools in

areas where present or can be extended, is financially supportable at urban densities, where the extension of public infrastructure will protect health and safety, as per WAC 365-195-425(3)(b)

____________________________________________________________________ Buildable Lands Analysis Page 1 of 5 September 24, 2015

Benton County Planning Department Planning Annex, P.O. Box 910, 1002 Dudley Avenue, Prosser WA 99350, Phone: (509) 786-5612 or (509) 736-3086, Fax (509) 786-5629

DATE: November 2, 2015 TO: PLANNING COMMISSION FROM: MIKE SHUTTLEWORTH, PLANNING MANAGER RE: BUILDABLE LANDS ANALYSIS BACKGROUND: Benton County and the Cities within Benton County are in the process of updating their Comprehensive Plans as required by RCW 36.70A.130. As part of the updating process, the County will be looking at our existing UGA’s for the Cities. In the past the County has used the following formula in determining UGA sizes:

“A + B + C + D + E + F + G + H + I + J + K = acreage/per capita (or acreage per dwelling unit if per capita is divided by average household size) where: A = residential land per capita; (or DU) B = parks and recreational area per capita; C = area required for public facilities (fire stations, jails, etc.,) per capita; D= area required for schools per capita; E = commercial area per capita, or per employee; F = industrial/manufacturing area per capita; G = open space (golf courses, etc.) per capita; H = public service lands required for transportation network, easements and R.O.W.s per DU; I* = use 70% build-out for all residential lands; J = add 25% to the total of A Through I for land supply/demand balance; K = land credit for undevelopable lands i.e. Critical Areas including steep slopes,

wetlands, habitat, etc. within the UGA. * The same factor should be used for all jurisdictions. After meeting with the City Planners it was determined that this formula did not give an adequate projection of lands needed in the future. The Washington State Department of Commerce is promoting using a buildable lands analysis to determine the amount of land needed for future growth. The Washington State Department of Commerce issued a guidelines in June 2000 to help complete a buildable lands analysis. This document was prepared for Counties that were required by RCW to develop such documents. The document put forth several questions that the buildable lands analysis is designed to answer:

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1. Are urban densities being achieved within UGAs? 2. How much land is actually developed for residential uses? 3. How much land is actually developed for commercial and industrial uses? 4. What lands are available in the UGAs for development and what areas should not be

considered developable? The existing Benton County Wide Planning Policies suggest a density of 6 dwelling units per acre. The group discussion has been looking a density of 4 dwelling units per acre. DISCUSSION: The development of this buildable lands analysis is designed to create a simple process to determine buildable lands. The first part of this process is to provide basic definitions to be used: Lands Suitable for Development – All vacant, partially-used and under-utilized

lands that are: designated for commercial, industrial or residential use; not intended for public use; and not constrained by criterial areas in a way that limits development potential and makes new construction on a parcel unfeasible.

Partially Used Land – Those parcels that are occupied by a use but which contain

enough land to be further subdivided without need of rezoning. Under-Utilized Land – All parcels zoned for more intensive use than that which

currently occupies the property. Vacant Parcels – Parcels of land that have no structures or have buildings with

very little value. Below are the steps we are suggesting be used to determine the Buildable Lands within the Urban Growth Areas of Benton County:

1. Residential land: A. Identify land that can accommodate future growth. In determining existing residential lands, use the following categories: Preliminary platted lots (Preliminary Patted lots that have not been built on are considered as vacant and calculated at one dwelling unit per lot); partially used land; under-utilized land; and vacant lands.

B. Remove all parcels that are not developable due to physical limitations or environmental constraints. In most cases land can be developed with mitigation measures. Some properties have physical or regulatory development constraints, such as wetlands, steep slopes, and shorelines. The deduction for this area will include the identified critical area, shorelines or any identified buffers.

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C. Remove lands needed for public or semi-public uses. Land for public and semi-public purposes are classified in two ways.

1. Land used for infrastructure, such as road right of ways. Use a factor of 20% for this section.

2. Lands used for school, utilities, parks, and federal building. Below is a

list of land use codes used by the Benton County Assessor for the types of uses that will be removed:

41 Trans - Railroad 42 Trans - Motor 43 Trans - Aircraft 44 Trans - Marine 45 Trans - Highway 46 Trans - Parking

47 Communication 48 Utilities 49 Trans - Other 67 Service - Governmental 68 Service - Education 69 Service – Misc.

71 Cultural Activity 72 Public Assembly 73 Amusement 74 Recreational 75 Resort - Camping 76 Park

D. Remove parcels that are not suitable for development for social or economic reasons. Parcels that are appraised at less than $1,000 by the Assessor. E. Remove the percentage of land that is projected to be not available for development within the plan’s 20 year time frame. The existing formula used 25% as the factor for this projection. F. Determine total residential capacity based on the following: Low Density: Available vacant land is calculated at a density of 4 dwelling

units per acre. Medium Density: Available vacant land is calculated at a density of 8 dwelling

units per acre. High Density: Available vacant land is calculated at a density of 15 dwelling

units per acre. Mixed Use Areas. 25% of available vacant land is considered for residential

use at a density of 15 dwelling units per acre. Industrial Areas. No residential uses. Commercial Areas. No residential uses. G. Determine population per dwelling units based on the following: Residential

units are assigned a value of 2.7 residents per household. H. Determine the land available of residential uses.

2. Commercial land: A. Identify land that can accommodate future growth. In determining existing

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commercial lands, use the following categories: Preliminary platted lots (Preliminary Patted lots and binding site plan lots that have not been built on are considered as vacant); partially used land; under-utilized land; and vacant lands.

B. Remove all parcels that are not developable due to physical limitations or environmental constraints. In most cases land can be developed with mitigation measures. Some properties have physical or regulatory development constraints, such as wetlands, steep slopes, and shorelines. The deduction for this area will include the identified critical area, shorelines or any identified buffers. D. Remove lands needed for public or semi-public uses. Land for public and semi-public purposes are classified in two ways.

1. Land used for infrastructure, such as road right of ways. Use a factor of 20% for this section.

2. Lands used for school, utilities, parks, and federal building. Below is a

list of land use codes used by the Benton County Assessor for the types of uses that will be removed:

41 Trans - Railroad 42 Trans - Motor 43 Trans - Aircraft 44 Trans - Marine 45 Trans - Highway 46 Trans - Parking

47 Communication 48 Utilities 49 Trans - Other 67 Service - Governmental 68 Service - Education 69 Service – Misc.

71 Cultural Activity 72 Public Assembly 73 Amusement 74 Recreational 75 Resort - Camping 76 Park

E. Remove parcels that are not suitable for development for social or economic reasons. Parcels that are appraised at less than $1,000 by the Assessor. F. Remove the percentage of land that is projected to be not available for development within the plan’s 20 year time frame. The existing formula used 25% as the factor for this projection. G. Determine the existing land available for commercial uses.

3. Industrial land: A. Identify land that can accommodate future growth. In determining existing industrial lands, use the following categories: Preliminary plated lots. Preliminary Patted lots and binding site plan lots that have not been built on are considered as

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vacant; partially used land; under-utilized land; and vacant lands.

B. Remove all parcels that are not developable due to physical limitations or environmental constraints. In most cases land can be developed with mitigation measures. Some properties have physical or regulatory development constraints, such as wetlands, steep slopes, and shorelines. The deduction for this area will include the identified critical area, shorelines or any identified buffers. C. Remove lands needed for public or semi-public uses. Land for public and semi-public purposes are classified in two ways.

1. Land used for infrastructure, such as road right of ways. Use a factor of 20% for this section.

2. Lands used for school, utilities, parks, and federal building. Below is a list of land use codes used by the Benton County Assessor for the types of uses that will be removed:

41 Trans - Railroad 42 Trans - Motor 43 Trans - Aircraft 44 Trans - Marine 45 Trans - Highway 46 Trans - Parking

47 Communication 48 Utilities 49 Trans - Other 67 Service - Governmental 68 Service - Education 69 Service – Misc.

71 Cultural Activity 72 Public Assembly 73 Amusement 74 Recreational 75 Resort - Camping 76 Park

D. Remove parcels that are not suitable for development for social or economic reasons. Parcels that are appraised at less than $1,000 by the Assessor. E. Remove the percentage of land that is projected to be not available for development within the plan’s 20 year time frame. The existing formula used 25% as the factor for this projection. F. Determine the existing land available for industrial uses.