R.W. THORPE & ASSOCIATES, INC. Seattle Anchorage Denver Winthrop Planning Landscape Architecture Project Management Environmental Economics PRINCIPALS: Robert W. Thorpe, AICP, President ASSOCIATES: Lee A. Michaelis, AICP, Senior Associate Lindsay Diallo, RLA, Associate Stephen Speidel, ASLA June 23, 2014 Debbie Cazaré, Land Use Planner Skamania County Community Development Department Planning Division P.O. Box 1009 Stevenson, WA 98648 RE: Response to Comment Letters received as part of the Public Hearing for the Proposed Comprehensive Plan Amendment and Rezone Request in the Swift Area (CMP-13-02 & REZ-13-02) Ms. Cazaré: On behalf of Pope Resources, we are providing the following information in response to the public comments submitted at the Public Hearing of June 4, 2014 and the public responses following the Public Hearing. In addition to the response, the following also summarizes the results of the meeting Pope Resources had with the Marble Mountain cabin owners on June 19, 2014 in Cougar, Washington. COLBERT LETTER (EXHIBIT 6) AND MEETING WITH MARBLE MOUNTAIN CABIN OWNERS Pope Resources met with the Marble Mountain cabin owners association on June 19 th in Cougar, Washington. The purpose of the meeting was to discuss issues they raised in their letter of June 4 th and during the hearing. We will utilize the organization of the letter to outline the results of the meeting. 1. What does Skamania County intend/plan to do about extending the infrastructure for the increased population on Marble Mountain, such as: a. Police Protection There was discussion at the meeting that currently there are too few residents and limited tax revenues for the county to justify higher police protection. However, as the area develops there will be a greater financial basis for increased protection. The cabin owners also explained that it is important to leave the gate they constructed in place as it has significantly reduced the number of people coming into their area trespassing, illegally 2737 78 th Ave SE, Ste 100, Mercer Island WA 98040 t: 206.624.6239 e: rwta@rwta.com w: www.rwta.com
Pope Resources Swift Subarea amendment and rezone June 23, 2014 Page 2 of 4 camping, having fires, etc. Pope Resources is supportive of leaving their gate in place to reduce crime activity, reducing the need for additional police services. b. Allowing new persons to use existing roads since the logging company is unable to extend easements on Pacific Power and Light property for us or new property. This comment refers to a property owned by PacifiCorps near the 90 road (See Exhibit A to this letter). These cabins, and the 4 Peaks cabins which are north of the Marble Mountain cabins, do not have easement rights over this property. Pope Resources does have these easement rights, but legally, cannot extend those rights to Marble Mountain. Pope Resources offered to approach its contacts at PacifiCorps to see if it could be of assistance in their effort. c. Property Owners Had to Purchase Easements from Cyril Gillette Pope Resources acknowledges the effort that it made in securing easement rights and won t do anything that would jeopardize or impair them. d. Fire Protection There was a discussion about the cabin owners experience that the local fire districts and DNR will respond to threats to health, but will not necessarily respond to protect property. Pope Resources agrees that cabin owners that purchase our lots need to be well informed that this is a rustic setting where services are not available at the level they might be accustomed to in the suburbs or more urban settings. e. Ambulance Services See response d above. f. Snow Plowing The road into the Marble Mountain Cabins is a private road and is plowed as requested and paid for the by cabin owners. There may be times during the winter when the cabins are cut completely off. Pope Resources agrees that any new cabin owners should contribute to the snow plowing. g. Maintenance Pope Resource agreed that in the future it would need to revise the road maintenance agreement between Pope Resources and their association. As new lots are developed they will need to take their fair share of maintenance. h. Second Outlet This pertains to the cabin owners desire to have a second access through Pope Resources property to the 90 Road. As of this writing Pope Resources has not fully explored this but will be looking what might be possible for emergency use only. 2737 78 th Ave SE, Ste 100, Mercer Island WA 98040 t: 206.624.6239 e: rwta@rwta.com w: www.rwta.com
Pope Resources Swift Subarea amendment and rezone June 23, 2014 Page 3 of 4 i. Gate Pope Resources doesn t think this action should have any effect on the gate the owners installed to keep the road free from unwanted visitors. See response a above. j. Contract See response g above. 2. The Conservancy There was a discussion of the conservation easements with the cabin owners. The easement shouldn t have any negative effect on their properties as its purpose is primarily to eliminate future development. WOLVERTON EMAIL (DATE JUNE 10, 2014) Issue 1: Pope currently allows non-motorized public access on its lands. The conservation easement dictates public access forever to the lands subject to the easement. Issue 2: The area of collection for the Swift Creek estates water supply is proposed to have a conservation easement. This easement would prohibit development and allow continued forest management in perpetuity. There are no impacts anticipated to the Swift Creek Estates water sources. Issue 3: The County receives more tax revenue with the change in use from Forestry to Single Family Residence due to the increase in assessed values. RICHARD LONERGAN LETTER (DATE STAMPED JUNE 11, 2014) No additional comments beyond our written response of April 11, 2014 (Attachment D to Exhibit 1) and public comment at the Public Hearing of June 4, 2014. SUMMARY Pope Resources and Columbia Land Trust have embarked upon a compelling vision that has been executed upon since 2008. The concept has been lauded as a significant innovation that creates wins across numerous fronts. (See past newspaper articles, Exhibit B to this letter). While the goals of this plan include 21,000 total acres protected from development, the Comprehensive Plan Amendment and Rezone are justified on their own merits: 1. Pope Resources legally created 20 acre lots prior to the Interim Swift Sub Area Plan which Pope considers to be vested as to development of cabins and homes. Pope Resources and the County seek consistency between that action and the comprehensive plan designation. 2. There have been significant changes since adoption of the plan, including the permanent protection of over 9,000 acres in working forest (a key goal of the comprehensive plan). This is over 10% of the entire subarea and is a significant change. 2737 78 th Ave SE, Ste 100, Mercer Island WA 98040 t: 206.624.6239 e: rwta@rwta.com w: www.rwta.com
Pope Resources Swift Subarea amendment and rezone June 23, 2014 Page 4 of 4 3. The proposal will ensure permanent protection of the most critical habitat in the region, including spawning grounds for the bull trout. Additional riparian areas will be conserved this year. 4. 20 acre lots are completely consistent with the Comprehensive Plan The 10 year option agreement with Columbia Land Trust (with approximately $1.2M available for the next conservation closing) provides meaningful mitigation for Pope Resources request. Pope Resources appreciates the opportunity to respond to public comments and to provide additional information to allow the Hearing Examiner to approve or recommend approval of the proposed Comprehensive Plan and zoning amendment. If you have additional questions or need more information feel free to contact us. Sincerely, R.W. Thorpe & Associates, Inc. Lee A. Michaelis, AICP Planning Director Enclosure CC: Jon Rose, Pope Resources 2737 78 th Ave SE, Ste 100, Mercer Island WA 98040 t: 206.624.6239 e: rwta@rwta.com w: www.rwta.com
Exhibit A Current Pope Resources Property PacifiCorp Ownership 23 24 19 Skamania 07N 05E 07N 06E The 30 Road on PacifiCorp Property 26 25 USFS 90 30 Exhibit A 0 500 1,000 2,000 Feet AERIAL PHOTO FROM 2011
In Our View: Mother Nature Wins Columbia Land Trust secures key grant for conserving forest habit Published: April 14, 2010, 6:00 AM 0 Once again, Mother Nature finds some of her closest friends in this region to be the dedicated staff and more than A A 1,500 members of the Columbia Land Trust. For two decades the Vancouver-based nonprofit has worked with property owners, governments and other groups to conserve about 10,000 acres of scenic land and critical habitat in Washington and Oregon. (http://columbian.media.clients.ellingtoncms.co m/img/photos/2010/04/13/20100413-174154- pic-952218138.jpg) Part of 20,000 Pope Resources acres that will be conserved. more than $1 million. Of course, conservation without clout is only a dream, and it has been the tenacity and expertise of the Columbia Land Trust officials that have enabled the group to accumulate an impressive record of achievements. The land trust s greatest triumph to date was recorded on Monday when it received a $6 million grant from the U.S. Interior Secretary to buy 3,000 acres of forest on the southern slopes of Mount St. Helens in Skamania County. The full measure of this milestone is realized when comparisons are made. Of the grants in Washington state announced by U.S. Interior Secretary Ken Salazar, the Columbia Land Trust s award was the largest by Congratulations to the land trust staffers, who worked in conjunction with the state Department of Natural Resources. DNR on Tuesday announced another victory, a $1.2 million grant from the Interior Department that allows acquisition of an important inholding (an island of private property surrounded by public property). This transaction in eastern King County will complete the unbroken expanse of the Mount Si Natural Resources Conservation Area. And that will allow expanded environmental education programs and low-impact public uses such as hiking. Everyone who treasures the outdoors will benefit from this unbroken landscape, Commissioner of Public Lands Peter Goldmark said Tuesday. In Southwest Washington, the land trust s grant will provide extensive improvements of habitat for bull trout and northern spotted owls. That s the goal of the federal grants, to benefit threatened and endangered species. As Salazar noted in a statement, the grants provide the means for states to develop the long-term partnerships with landowners and communities necessary to conserve habitat and foster stewardship that will bring species back from the threat of extinction. As Erik Robinson reported in Tuesday s Columbian, the partnership struck by the Columbia Land Trust has been with Pope Resources, which owns 20,000 acres of commercial timber land in the area south of the volcano. And the biggest beneficiaries likely will be bull trout, listed as threatened under the Endangered Species Act. These fish need cold, clear creeks for spawning, and the forest land near Pine Creek is targeted by the land trust for conservation. But there will be other advantages to the land trust s grant-inspired work. As explained by U.S. Fish and Wildlife spokesman Doug Zimmer of Lacey, By protecting the uplands and managing the land to maintain that cover and to limit erosion and siltation, you help bull trout, you help salmon, you help water quality downstream.
Forests just south of Mount St. Helens have been coveted by developers for several years, and Skamania County officials continue to wrestle in the tug-of-war between environmentalists and private interests. How that conflict plays out remains to be seen, but when conservationists such as those with the Columbia Land Trust are able to maximize their associations with the state DNR and win crucial grants from the federal Interior Department, Mother Nature smiles. Add a comment... Comment Facebook social plugin Community guidelines (/guidelines/) SPONSORED POST Obama Reduces The Amount Homeowner's Owe SPONSORED BY