31.03.520 R Corner/Kitchen-Dick Road neighborhood.
(1) Description. [Policy No. 1] This neighborhood is described generally as those lands between Siebert’s Creek on the west to Kitchen-Dick Road on the east, to Emery Road (off Blue Mountain Road) and Atterberry Road on the south, to Old Olympic Highway on the north.
(2) Critical Areas.
(a) [Policy No. 2] McDonnell Creek and Siebert’s Creek have been designated as significant fish and wildlife habitat corridors and geologic hazardous areas. 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.
(b) [Policy No. 3] Several large wetland complexes exist between Highway 101 and the Agnew Ditch. These wetlands provides significant flood storage, groundwater recharge, and wildlife connections to adjacent forest lands and Siebert’s or McDonnell Creek. Fragmentation of these wetland complexes should be avoided, as well as loss of their flood storage and groundwater recharge ability.
(3) Resource Lands.
(a) [Policy No. 4] This neighborhood includes both forest lands of long-term commercial significance and agricultural lands. Forest lands have been designated south of the Agnew ditch on Blue Mountain Road. Agricultural lands are between Old Olympic Highway and Highway 101.
(b) [Policy No. 5] Some of the agricultural lands have been previously platted into five-acre survey lots and face a high chance of conversion to residential uses. Agricultural lands along Old Olympic Highway and in viewing distance from Highway 101 provide scenic values and should be considered for purchase of development rights.
(4) Transportation.
(a) [Policy No. 6] Highway 101, Old Olympic Highway and Kitchen-Dick Road are regionally significant transportation corridors. Development along these corridors should cause minimal conflicts or congestion with the primary purpose of these corridors to move people and goods. Access points shall be consolidated where possible, and development which has significant traffic volumes should require installation of turn lanes.
(b) [Policy No. 7] Highway 101 in this area is planned for widening to a four-lane highway. Vehicular movements across the highway should be limited to existing intersections with County roads.
(c) [Policy No. 8] Limit commercial development and other types of development with significant traffic levels along Highway 101 that would lead to congestion without adequate mitigation, such as acceleration or deceleration lanes, or left-turn lanes.
(d) [Policy No. 9] Encourage development of park-and-ride lot(s) and transit stops in this area.
(e) [Policy No. 10] Old Olympic Highway through the Siebert’s Creek curve is identified on the Six-Year Transportation Plan for realignment. This will increase safety on this road segment by avoiding a dangerous curve with icy conditions in the winter.
(f) [Policy No. 11] Highway 101, Old Olympic Highway and Kitchen-Dick Road are all designated as bicycle routes. Shoulder widths should be wide enough to accommodate all forms of nonmotorized transportation.
(g) [Policy No. 12] Improve the appearance of the Highway 101 corridor throughout this area, including the rural commercial center at Dryke and Pierson roads, through improved landscaping and screening of nonresidential-resource land uses.
(5) Open Space and Greenbelts. [Policy No. 13] The State forest lands in the Lower Blue Mountain area provide valuable open space to this neighborhood. Continued ability to harvest timber, however, must be assured.
(6) Public Services and Facilities. [Policy No. 14] Public services and facilities available to this area include PUD water system on the lower parts of Blue Mountain, solid waste transfer station, and volunteer fire station at R Corner. Extension of public services and facilities into this area is not expected due to lower residential densities.
(7) Land Use.
(a) Policy 15. Commercial development along US 101 in this area shall be discouraged except for neighborhood services near R Corner, rural commercial development near the Dryke-101-Pierce Road area, and the developed commercial area north of US 101 and east of McDonnell Creek.
(b) Policy 16. The undeveloped property currently designated for commercial and industrial use along US 101 near McDonnell Creek should be designated rural on the Comprehensive Plan Map, and the commercial or industrial development of these areas discouraged.
(c) Policy 17. Rural residential densities should be based on natural physical boundaries.
(i) The area between US 101, Siebert’s Creek, Old Olympic Highway and McDonnell Creek should be designated rural;
(ii) The area east of McDonnell Creek, south of Old Olympic, north of Atterberry, west of Kitchen-Dick Road (or Carlsborg neighborhood), and north of Atterberry Road should be designated for Rural Neighborhood Conservation (five-acre base density) and subject to optional innovative zoning techniques that are triggered by either specific neighborhood circumstances (overlay technique) or specific parcel criteria (cluster technique), except where a LAMIRD is designated according to the provisions of CCC 31.02.263;
(iii) The area south of US 101 or Atterberry Road to the commercial forest boundary should be designated rural low;
(iv) Discourage incompatible uses on lands adjacent to agricultural lands so long as the agricultural use continues and is still viable. Work towards long-term conservation through tax incentives and purchase of development rights.
(d) Policy 18. Consider construction of a private or public golf course in this area as needed for the community, provided it is appropriately sited to address environmental, privacy and transportation concerns.