(a) [Policy No. 2] Critical areas designated in this area include geological hazards, significant fish and wildlife habitat corridors, some areas with a critical recharging effect on aquifers used for potable water (mostly near the Dungeness River), and wetlands.

(b) [Policy No. 3] The steeper slopes of Lost Mountain, and adjacent to the Dungeness River and McDonnell Creek, are considered erosion-prone areas. Development within these areas must ensure proper drainage and erosion control to minimize impacts.

(c) [Policy No. 4] The Dungeness River and McDonnell Creek have been designated as significant fish and wildlife habitat corridors. Development adjacent to these corridors shall protect the corridors through maintenance and enhancement of riparian vegetation, control of stormwater runoff, and low intensity land uses which cause minimal disturbance to fish and wildlife.

(d) [Policy No. 5] Because this neighborhood is in the upper parts of the watershed, impacts from development have downstream effects. Many of the wetlands and soils in this area provide groundwater recharge needed for potable water supplies. Runoff from steeper slopes can cause sedimentation and other nonpoint pollution to surface waters. Development must be carefully sited to assure downstream impacts are avoided.

(a) [Policy No. 6] This planning area includes large acreage of lands designated as forest lands of long-term commercial significance. Some of the lands within this area (Lost Mountain Estates) have already been converted to residential development. Further encroachment into the commercial forest lands shall not be allowed.

(b) [Policy No. 7] Development adjacent to designated forest lands of long-term commercial significance should be at a very low density (one home per 20 acres). Those areas where the predominant land use pattern at this time is one home per five acres, or where residential development does not conflict with adjacent timber harvesting, may be designated for low densities (one home per five acres).

(a) [Policy No. 9] Limited public services and facilities are available and/or planned for this neighborhood. The PUD water system extends along Atterberry Road, but it is not planned to extend any further west. Fire District #3 has a volunteer station in Texas Valley.

(b) [Policy No. 10] Public services and facilities should be limited in this area due to the low residential densities and the inefficiency in delivering services to low densities.

(c) [Policy No. 11] Because of the proximity to forest lands of long-term commercial significance, fire protection measures for adjacent nonforest uses must be considered in development project approval.

(a) Policy 12. Residential densities in this area should be at one home per five acres (rural low), except for lands between Taylor Cut-Off Road and Hooker Road near Carlsborg, which should be designated for Rural Neighborhood Conservation (five-acre base density) subject to optional innovative zoning techniques that are triggered by either specific neighborhood circumstances (overlay technique) or specific parcel criteria (cluster technique), and Lost Mountain, which should be designated for Rural Very Low.

(b) Policy 13. The development pattern in Texas Valley varies from lot sizes less than five acres to lots 20 acres in size. The Valley, however, should receive land use designations based on geographic and natural limitations. Past land use designations ignored natural boundaries. Although the proposed land use designation is rural low, which is supported by adequate transportation network and fire protection services, the development of lots into five-acre “cookie cutter” tracts could be detrimental to the rural character of the Valley. Therefore, new land divisions in Texas Valley are encouraged to transfer density within the ownership in order to retain open space and rural character values.

(c) Policy 14. Lost Mountain was converted from forestry uses in the past 10 years. Due to the outstanding views on this property, there have been pressures to convert the property to higher densities. Such conversion, however, raises concerns due to limited water availability, drainage control, fire protection and compatibility with the surrounding commercial forest. Lost Mountain should remain in Rural Very Low densities throughout the life of this plan and measures taken to control stormwater runoff.