SKAMANIA COUNTY PLANNING COMMISSION

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SKAMANIA COUNTY PLANNING COMMISSION AGENDA Tuesday, February 20, 2018 @ :00 PM LITTLE CHURCH IN THE VALLEY 41 TROUT CREEK ROAD, STABLER, WA 9810 I. CALL TO ORDER II. III. IV. ROLL CALL AGENDA ITEMS 1.

1 SKAMANIA COUNTY PLANNING COMMISSION AGENDA Tuesday, February 20, :00 PM LITTLE CHURCH IN THE VALLEY 41 TROUT CREEK ROAD, STABLER, WA 9810 I. CALL TO ORDER II. III. IV. ROLL CALL AGENDA ITEMS 1. PUBLIC WORKSHOP on review of zoning in the Stabler/Wind River area. The Planning Commission is reviewing the possibility of rezoning privately owned parcels within the (UNM) zone. PLANNING COMMISSION BUSINESS V. ADJOURN SKAMANIA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT PO BOX NW VANCOUVER AVENUE, STEVENSON, WA 9848 PHONE: (509) FAX: (8) planningcommission@co.skamania.wa.us

STAFF REPORT TO: Planning Commission FROM: Alan Peters, Assistant Planning Director DATE: February 14, 2018 RE: Stabler/Wind River Zoning Review Workshop Skamania County Community Development

2 STAFF REPORT TO: Planning Commission FROM: Alan Peters, Assistant Planning Director DATE: February 14, 2018 RE: Stabler/Wind River Zoning Review Workshop Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 9848 Phone: Inspection Line: Pursuant to Resolution , the Skamania County Planning Commission is now undergoing a review of lands in the Stabler/Wind River area. This review is limited to privately owned parcels within the (UNM) zone. Since last December s workshop, Community Development Department Staff finalized the list of parcels within this area that are at least partially located within this zone. Staff has found that there are 37 privately owned parcels within the study area. These parcels total approximately 1,383 acres with 1,025 acres in the UNM zone. The remaining acreage is located in some other County zone. Twelve of the parcels are located entirely within the UNM zone, while the remaining 25 are split-zoned. Three of the split-zoned parcels contain very small acreages (less than ½ acre) in other zones. Table 1, attached to this report, includes a list of these parcels with additional relevant information. Review Process Review will proceed in the following general format: - Notification to property owners of review and public workshop (2/1/2018) - Staff review and recommendations (2/13/2018) - Planning Commission public workshop (2/20/2018) - Additional workshops if necessary - Planning Commission draft zoning map The Planning Commission and Planning Staff began formal review of the Stabler/Wind River area at their December 5, 2017 workshop. Following that workshop, Staff finalized the list of parcels and began background research on the subject parcels. Letters were sent to each individual property owner on February 1, 2018, with maps showing the location of their parcel and current zoning and comprehensive plan designations. Since December, Staff has reviewed each parcel to support the Planning Commission in their review and has reviewed background documents including tax assessment records, current zoning and comprehensive plan designations, Shoreline environment designations, plat records, and prior zoning efforts. Information found through this effort is documented in Table 1. Based

3 on this information, Staff has prepared an initial draft recommendation that will be presented at the workshop. Staff notes that this is only an initial draft, as it has not been informed by property owner feedback which will be solicited at the scheduled workshop. The intial draft recommendation relies heavily on prior planning efforts by Skamania County, notably the 2008 rezone effort that was not completed. Staff anticipates that the Planning Commission will hold at least one more workshop to develop its recommendation for the study area. Recommendations that could be made by the Planning Commission include: no action, zoning map amendments, comprehensive plan amendments, zoning text amendments, comprehensive plan text amendments, or a combination of these options. The Planning Commission may forward a recommendation to the Board of County Commissioners at any time. Additionally, the Planning Commission may decide to initiate any map or text amendments at any time, forwarding a recommendation to adopt these amendments to the Board of County Commissioners after holding a public hearing. Prior Planning Efforts The Comprehensive Plan was adopted on July 10, 2007, after a review process that began in January 200. All of the parcels have a land use designation that was assigned at that time. There are three land use designations in the Comprehensive Plan: Rural I, Rural II, and Conservancy. A few parcels in the Stabler/Wind River area are partially located within the Carson or NSA subareas. The following section includes excerpts from the Comprehensive Plan that explain the three land use designations. Additional information, including appropriate uses in each designation, can be found in the Comprehensive Plan. Rural I The Rural I land use area is intended to foster the optimum utilization of land within the growing areas of the county through provision of public improvements and the allocation of a greater variety of uses than allowed in the other two land use designations. As shown in Table 2-1, all zoning classifications are consistent with Rural I Designations. To provide protection of rural character and separation of incompatible uses, the actual allowable uses, review uses and conditional permitted uses will be further refined in each specific zoning classification (official controls). The Rural I land use area is that area which is best able to support growth. All of the existing, denser development is within this area. The character of this existing development is essentially rural, and it is not the intention of the plan to significantly alter this character. However, the potential for future development is greater here than other lands within the county. The natural limitations are fewer and water systems, roads and electricity serve most areas. More varied and denser development could take place within this land use category. Therefore, growth in these areas would be encouraged.

4 Rural II The Rural II land use area is intended to provide for rural living without significant encroachment upon lands used for agriculture and timber. This land use area is the middle developmental range level suggested by this plan. The lower density will help to protect agricultural and timber lands from dense residential type development, and should maintain the rural character of this designation. Not many people in Skamania County sustain themselves by farming exclusively. There are a few dairy farms and orchards scattered throughout the county, and some families grow much of their own food. Rural II areas are considered suitable for more widely dispersed residential uses compatible with natural land limitations and resource potentials. This land use category would provide for rural living without significantly encroaching upon agricultural and timberlands. Conservancy The Conservancy land use area is intended to provide for the conservation and management of existing natural resources in order to achieve a sustained yield of these resources, and to conserve wildlife resources and habitats. Much of the Conservancy land use area is characterized by rugged terrain, steep in slope, and unsuitable for development of any kind. Logging, timber management, agricultural and mineral extraction are main use activities that take place in this area. Recreational activities of an informal nature such as fishing, hunting, and hiking occur in this area, although formal recreational developments may occur from time to time. Conservancy areas are intended to conserve and manage existing natural resources in order to maintain a sustained resource yield and/or utilization. Following the July 2007 adoption of the Comprehensive Plan the County began a rezone effort that was intended to implement the newly adopted Comprehensive Plan. After several Planning Commission and Board of County Commissioner s workshops throughout 2008, the Planning Commission recommended map and text changes in September The rezone effort was abandoned in February Within the Stabler/Wind River study area, the Planning Commission previously recommended that the lands in this area be rezoned to one of three zones: 2 (R2), Forest s 20 (FL20), or Commercial Resource s 40 (CRL40). While 2 is the predominant zone in the area, neither the Forest s 20 or Commercial Resource s 40 zones exist in Title 21 outside of Swift/West End. Therefore, the adoption of these zones into the zoning text would be required should the Planning Commission elect to apply these zones to the map.

5 The table below identifies the proposed zoning for each of the parcels in the study area, as proposed by the Planning Commission in This information is also provided on the Draft Zoning 2008 Planning Commission Recommendation map. Generally, all parcels located west of the Wind River would have been zoned CRL40, parcels east of Bear Creek would be zoned FL20, and the remainder is generally zoned R2. Table Proposed Zoning. Number Parcel ID Owner Total 2008 Proposed Rezone of Area LITTLE CHURCH IN THE VALLEY R BIRKENFELD R ROCK CREEK RESOURCES LLC FL RISLEY FL SMITH R BAKER R CENGIC R GONSER R LONGVIEW TIMBERLANDS R CHODOWSKI R RITTS R BRAY R ADAMS R BLAISDELL R BRAY R BIRKENFELD CRL S D S CO, LLC CRL HAMBLET CRL Fechtner CRL MATHANY CRL OSTENSON, LON J FL BIRKENFELD CRL OSTENSON, BRIAN R FL PINSON FL BIRKENFELD HERITAGE LLC FL PINSON FL COLUMBIA LAND TRUST CRL CHRISTIE FL COLUMBIA LAND TRUST CRL MC GUIRE FL MC GUIRE FL LONGVIEW TIMBERLANDS FL BIRKENFELD CRL LAMB CRL BRADER CRL BIRKENFELD HERITAGE LLC CRL MBS INVESTMENTS LLC FL20 The proposals above are consistent with the Comprehensive Plan and adoption of the above would be a relatively straightforward process, requiring the adoption of two new zones to the text of Title 21 and the above listed map amendments.

6 Comprehensive Plan Consistency The following table from the Comprehensive Plan lists the zoning districts that are consistent with each plan designation. This information is necessary to determine when, where and under what circumstances these designations should be applied in the future. The table indicates consistency (C) and non-consistency (NC). Assigned zoning must be consistent with the Comprehensive Plan. Based on this table and SCC Chapter 21.24, the zoning designation is consistent with the Comprehensive Plan and its Conservancy designation. Table 2-1. Plan Designation to Zoning Classification Consistency Chart Zoning Classifications Comprehensive Plan Designations Rural I Rural II Conservancy 1 (R-1) C NC NC 2 (R-2) C C NC 5 (R-5) C C NC 10 (R-10) C C C Rural Estates 20 (RES-20) C C C Community Commercial (CC) C NC NC Commercial Recreation (CR) C NC NC Industrial (MG) C NC NC Forest 20 (FL20) C C C Commercial Resource 40 (CRL40) C C C Natural (NAT) C C C (UNM) C C C It should be noted that no FL20 or CRL40 zoning exists in Title 21 Zoning, outside of the Swift and West End Subareas. Attachments 1. Table 1 List of Parcels with Background Information 2. Map Locations of Privately-owned Parcels in Stabler/Wind River Area 3. Map Comprehensive Plan Use Designations 4. Map Zoning 5. Map 2008 Planning Commission Recommendation. Sample letter to property owner

7 Number Parcel ID Owner Total Assessor Use Code (DOR) LITTLE CHURCH IN THE VALLEY All other BIRKENFELD Resource ROCK CREEK RESOURCES LLC RISLEY SMITH BAKER CENGIC GONSER LONGVIEW TIMBERLANDS Resource CHODOWSKI RITTS Undeveloped BRAY ADAMS BLAISDELL BRAY BIRKENFELD Resource S D S CO, LLC Resource - Comprehensive Plan Designation Current Use Shoreline Designation Rural II Undeveloped Shoreline Rural I/Rural II Timber Shoreline Platted Current Zone (if split) John T. Denne SP N/A R2 N/A R1/CC R2 Rural II Shoreline N/A R2 FL20 Rural II Shoreline N/A R2 FL20 Rural II N/A Birchcrest Estates N/A R2 Rural II N/A N/A N/A R2 Rural II N/A Amended Windy Springs SP N/A R2 Rural II Shoreline Redwood SP N/A R2 Rural II Timber N/A N/A N/A R2 Rural II N/A Windy Springs SP N/A R2 Rural II Vacant Shoreline River Bluff SP N/A R2 Rural II Shoreline River Bluff SP N/A R2 Rural II N/A Steel Head Point SP N/A R2 Rural II N/A Steel Head Point SP N/A R2 Rural II Shoreline Rural II/Conservancy Timber Rural Conservancy River Bluff SP N/A R Proposed Rezone of Area N/A N/A CRL40 Rural II Timber Rural N/A R2 CRL40 Conservancy/Sho reline HAMBLET Undeveloped Fechtner Undeveloped MATHANY Undeveloped - Rural II Vacant Shoreline Rural II Vacant Shoreline Rural II Shoreline Boulder Ridge SD R2 CRL40 Boulder Ridge R2 CRL40 Estates Boulder Ridge SD R2 CRL40

8 OSTENSON, LON J Resource BIRKENFELD Resource OSTENSON, BRIAN R Vacation and Cabin PINSON Undeveloped BIRKENFELD HERITAGE LLC Resource PINSON COLUMBIA LAND TRUST Undeveloped - Other CHRISTIE COLUMBIA LAND TRUST Undeveloped - Other MC GUIRE Undeveloped - Water areas MC GUIRE LONGVIEW TIMBERLANDS Resource BIRKENFELD Resource LAMB Undeveloped BRADER Undeveloped - Water areas BIRKENFELD HERITAGE LLC Resource MBS INVESTMENTS LLC Resource - Conservancy Vacant Shoreline N/A R2 FL20 Conservancy Timber N/A N/A N/A CRL40 Conservancy Vacant Shorline Conservancy Vacant Shoreline Conservancy/Carson Timber Shoreline Conservancy Shoreline Rural II/Conservancy Rural Conservancy Conservancy Shoreline Rural II Rural Conservancy Conservancy/Rural Common Area Shoreline II/Carson Rural II/Conservancy Shoreline Conservancy/Rural Timber Shoreline II/Carson N/A R2 FL20 Bear Creek SP N/A FL20 N/A N/A FL20 Bear Creek SP N/A FL20 N/A R2 CRL40 Bear Creek SP N/A FL20 N/A R2 CRL40 Panther Creek Commons SP R2/RR FL20 Panther Creek R2 FL20 Commons SP N/A RR FL20 Rural II Timber Rural N/A R2 CRL40 Conservancy/Sho reline Undeveloped Vacant Shoreline N/A R2 CRL40 Rural II /Timber Shoreline N/A R2 CRL40 Carson/GMA/Rural II Timber Shoreline N/A RR/GMA CRL40 /Rural Conservancy Conservancy/Carson/S Timber Shoreline N/A RR/R2 FL20 MA /Natur al Environment

9 0 FS 1 FS 517 (WA R # R E N GA P R D ) Y SZ DL O RD RD HE 5 SL EN FS 2 E TROUT CRE K RD Wind Rive r OLD STATE RD 1 Parcel Owner Little Church in The Valley Birkenfeld Rock Creek Resources LLC Risley Smith Baker Cengic Gonser Longview Timberlands Chodowski Ritts Bray Adams Blaisdell Bray Birkenfeld S D S Co, LLC Hamblet Fechtner Mathany Ostenson, Lon J Birkenfeld Ostenson, Brian R Pinson Birkenfeld Heritage LLC Pinson Columbia Trust Christie Columbia Trust Mc Guire Mc Guire Longview Timberlands Birkenfeld Lamb Brader Birkenfeld Heritage LLC MBS Investments LLC VE RI R 29 D IN CG HIGH BRIDGE RD RD CG FS 8 21 W CG Acreage RAKESTRAW RD DISCLAIMER: This map product was prepared by Skamania County and is for information purposes only. It may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. PARCEL MAP Stabler/Wind River Area Zoning Review SKAMANIA COUNTY Community Development Department Miles

10 1 SZYDLO RD TROUT CREEK RD FS 0 RURAL I HESLEN RD FS 517 (WARREN GAP RD) Wind River CONSERVANCY FS RURAL II OLD STATE RD RURAL I 3 # Parcel Owner Acreage Little Church in The Valley Birkenfeld Rock Creek Resources LLC Risley Smith Baker Cengic Gonser Longview Timberlands Chodowski Ritts Bray Adams Blaisdell Bray Birkenfeld S D S Co, LLC Hamblet Fechtner Mathany Ostenson, Lon J Birkenfeld Ostenson, Brian R Pinson Birkenfeld Heritage LLC Pinson Columbia Trust Christie Columbia Trust Mc Guire Mc Guire Longview Timberlands Birkenfeld Lamb Brader Birkenfeld Heritage LLC MBS Investments LLC FS 8 CONSERVANCY CG 2037 COMPREHENSIVE PLAN LAND USE DESIGNATIONS CONSERVANCY RURAL I RURAL II CARSON SUBAREA NATIONAL SCENIC AREA CG 2100 CG 2200 COMPREHENSIVE PLAN LAND USE DESIGNATIONS Stabler/Wind River Area Zoning Review WIND RIVER RD NATIONAL SCENIC AREA HIGH BRIDGE RD RAKESTRAW RD CARSON SUBAREA DISCLAIMER: This map product was prepared by Skamania County and is for information purposes only. It may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. 24 SKAMANIA COUNTY Community Development Department Miles

11 1 SZYDLO RD Community Commercial (CC) 1 (R1) TROUT CREEK RD FS 0 FS 517 (WARREN GAP RD) Wind River FS 5 (SkaCo) 4 OLD STATE RD 9 Industrial (MG) 3 # Parcel Owner Acreage Little Church in The Valley Birkenfeld Rock Creek Resources LLC Risley Smith Baker Cengic Gonser Longview Timberlands Chodowski Ritts Bray Adams Blaisdell Bray Birkenfeld S D S Co, LLC Hamblet Fechtner Mathany Ostenson, Lon J Birkenfeld Ostenson, Brian R Pinson Birkenfeld Heritage LLC Pinson Columbia Trust Christie Columbia Trust Mc Guire Mc Guire Longview Timberlands Birkenfeld Lamb Brader Birkenfeld Heritage LLC MBS Investments LLC FS Forest Agriculture 20 (FA20) ZONE LEGEND Skamania County (SkaCo) CG (R2) 1 (R1) Community Commercial (CC) Industrial (MG) Forest Agriculture 20 (FA20) Skamania County (Carson Zoning) High Density (HDR) Rural (RR) Commercial (C) National Scenic Area Forest (SMA) Commercial Forest (GMA) F-1 CG 2100 CG 2200 ZONING MAP Stabler/Wind River Area Zoning Review SKAMANIA COUNTY Community Development Department Miles (R2) WIND RIVER RD Forest (SMA) 37 Open Space (SMA) Rural (RR) Commercial Forest (GMA) F-1 Commercial (C) High Density (HDR) DISCLAIMER: This map product was prepared by Skamania County and is for information purposes only. It may not have been prepared for, or be suitable for legal, engineering, or surveying purposes.

1 SZYDLO RD Community Commercial (CC) 1 (R1) 2 (R2) 5 7 8 11 10 12 15 14 13 TROUT CREEK RD FS 0 FS 517 (WARREN GAP RD) Wind River 2008 DRAFT ZONING 2 (R2) Commercial Resource s 40 (CRL40) Forest s 20

4 19.81 3 04752540010000 Rock Creek Resources LLC 13.39 0.88 4 04752540020000 Risley 4.80 0.09 5 04072530010700 Smith 7.03 7.03 04072530010900 Baker 2.05 2.05 7 04072530010800 Cengic 2.01 2.

09 13 0407253001000 Adams 3.18 3.18 14 04072530010500 Blaisdell 1.97 1.97 15 04072530010300 Bray 1.98 1.98 1 03750100040100 Birkenfeld 115.49 115.48 17 03750000020000 S D S Co, LLC 8.24 75.

34 23 0308050000000 Ostenson, Brian R 20.00 5.91 24 03080800020000 Pinson 10.09 10.09 25 03080800010000 Birkenfeld Heritage LLC 257.30 25.95 2 03080800022300 Pinson 10.0 10.

12 1 SZYDLO RD Community Commercial (CC) 1 (R1) 2 (R2) TROUT CREEK RD FS 0 FS 517 (WARREN GAP RD) Wind River 2008 DRAFT ZONING 2 (R2) Commercial Resource s 40 (CRL40) Forest s 20 (FL20) 1 FS 5 (SkaCo) 4 OLD STATE RD 3 9 (R2) Industrial (MG) 18 # Parcel Owner Acreage Forest Agriculture 20 (FA20) Little Church in The Valley Birkenfeld Rock Creek Resources LLC Risley Smith Baker Cengic Gonser Longview Timberlands Chodowski Ritts Bray Adams Blaisdell Bray Birkenfeld S D S Co, LLC Hamblet Fechtner Mathany Ostenson, Lon J Birkenfeld Ostenson, Brian R Pinson Birkenfeld Heritage LLC Pinson Columbia Trust Christie Columbia Trust Mc Guire Mc Guire Longview Timberlands Birkenfeld Lamb Brader Birkenfeld Heritage LLC MBS Investments LLC FS 8 ZONE LEGEND Skamania County (SkaCo) CG (R2) 1 (R1) Community Commercial (CC) Industrial (MG) Forest Agriculture 20 (FA20) Skamania County (Carson Zoning) High Density (HDR) Rural (RR) Commercial (C) National Scenic Area Forest (SMA) Commercial Forest (GMA) F-1 CG (R2) Commercial Resource s 40 (CRL40) 29 (FL20) Rural (RR) CG 2200 WIND RIVER RD Commercial Forest (GMA) F-1 Commercial (C) 24 DISCLAIMER: This map product was prepared by Skamania County and is for information purposes only. It may not have been prepared for, or be suitable for legal, engineering, or surveying purposes. DRAFT ZONING PLANNING COMMISSION RECOMMENDATION Stabler/Wind River Area Zoning Review SKAMANIA COUNTY Community Development Department Miles

S February 1, 2018 Little Church in the Valley PO Box 598 Carson, WA 9810 Dear Little Church in the Valley: This letter is being sent to you to inform you about the Skamania County Planning

The Planning Commission is reviewing the possibility of rezoning privately owned parcels within the (UNM) zone. This review affects only those who own property in this zone.

13 S February 1, 2018 Little Church in the Valley PO Box 598 Carson, WA 9810 Dear Little Church in the Valley: This letter is being sent to you to inform you about the Skamania County Planning Commission s review of zoning in the Stabler/Wind River area and to invite you to a Public Workshop where you can learn about this review and how it affects you. The Planning Commission is reviewing the possibility of rezoning privately owned parcels within the (UNM) zone. This review affects only those who own property in this zone. Your property, tax parcel no , is located within this zone and may be considered for rezoning. The attached maps show the location of the affected parcels, and your property is identified as number 1. If your property is recommended for rezoning, the zoning will need to be consistent with your property s Comprehensive Plan Designation of Rural II. Any rezone will not affect any existing uses on the property, but may affect future uses or future development potential. Please note that any final decision to rezone may only occur after a public hearing before the Planning Commission and approval by the Board of County Commissioners. Stabler/Wind River Zoning Review You re Invited! Planning Commission Public Workshop Tuesday, February 20, 2018 :00 PM Little Church in the Valley 41 Trout Creek Road, Stabler Your participation is welcome and encouraged, as your input is an important part of the review process. Please join the Planning Commission at their workshop on February 20, 2018, at :00 PM. The meeting will be held at the Little Church in the Valley at 41 Trout Creek Road in Stabler. This meeting is an opportunity for you to provide input on the review process, share information about your property, and have your questions answered. You may access additional information about the review at If you are unable to attend this meeting, or if you would like to discuss the review in advance of the meeting, please contact the Community Development Department at We look forward to seeing you at the meeting. Sincerely, Skamania County Community Development Skamania County Community Development Department Post Office Box 1009 Stevenson, Washington 9848 Phone: community-development/ stabler

AGENDA ITEMS Approval of minutes from the June 5, 2018, Planning Commission Meeting.

AGENDA ITEMS Approval of minutes from the June 5, 2018, Planning Commission Meeting. Skamania County Community Development Department Building/Fire Marshal Environmental Health Planning Skamania County Courthouse Annex Post Office Box 1009 Stevenson, Washington 98648 Phone: 509-427-3900