31.05.250 Rural land use goals in the Eastern Straits

31.05.250 Rural land use goals in the Eastern Straits.

(a) Goal 1. Rural areas should provide for a balance between human uses and the natural environment while permanently retaining the features of “rural character” such as clean water, clean air, open spaces, agriculture, forestry, low residential densities, wildlife habitats, quiet, rural lifestyles, outdoor recreation, and low traffic volumes which attract people to rural environments.

“Rural character” also should reflect the values of the local people, their culture and traditional uses of natural resources and private property.

Clallam County should coordinate with any federal or State agency on any proposal that would impact the rural character of the Straits Region. This would include joint planning and analysis of impacts to the environment, economy, customs and culture of the Straits Region.

(b) Goal 2. Rural character is best preserved through utilization of low density residential development with lots sizes of 10 acres or greater. Areas with properties in these size ranges should be retained to provide rural diversity and to encourage the continuation of rural land uses that generally require acreages larger than 10 acres.

(i) Areas zoned Forestry 1 in the 1982 plan may be appropriately redesignated for rural very low density (one unit per 20 acres) and retained at 20-acre densities to provide diversity of lot sizes in rural areas which promotes their use for woodlots as well as the retention of rural character.

(ii) Rural areas remote from County roads or with natural limitations (i.e., erosion hazard, landslide hazard, wetlands, streams) should be retained at one home per 20-acre rural densities to protect critical areas and foster diversity of parcel sizes in the rural areas. Rural densities in these areas would not be served by sewers or community septic systems but by individual septic systems. While police, fire and roads will be provided in low density rural areas, expected levels of service will be much less than that found in higher density rural areas or UGAs.

(c) Goal 3. Rural properties between 20 and 80 acres which are utilized primarily for pasture or small woodlots rather than commercial forestry, abut commercial forestlands, and which were zoned for conventional development at one home per 2.4 or five acres, should be designated Rural Character Conservation. The rural character conservation designation should allow the majority of the land to be in lot sizes larger than 10 acres, provide for additional diversity of lot sizes, and allow for homesites to be grouped in locations separated from the commercial forest area so that they will be less impacted by spraying, controlled burning or harvesting on nearby lands.

(i) Rural character conservation designations and implementing zoning should conserve rural character and rural quality of life by allowing development flexibility in creating either large rural lot sizes (10-acre minimum), or smaller residential lot sizes combined with larger residential lots which will not be further subdivided.

(ii) Design guidelines for development in rural character conservation designations will be developed to ensure that the development has a rural appearance and to reduce the visual impact on adjacent properties. These guidelines should include, but are not limited to, encouraging location of smaller lots in such a manner as to ensure that they enjoy views of the larger retained parcel, minimize excessive grouping of houses to avoid an urban housing development appearance, minimize the amount of access roads, and land management plans for common facilities and open space lands.

(iii) The rural character conservation designation and its implementing zoning districts should recognize one unit per five-acre densities if the majority of the development site is retained in a large lot. This type of development essentially describes a type of planned unit development (PUD) that retains rural character through retention of large rural lot sizes. Lot size flexibility should be built into the rural character conservation development concept through the use of a sliding scale which determines the percentage of the development which can be developed in smaller residential lot sizes and the percentage of the site which must remain in an undivided rural lot size or open space as follows:

•Lots between 11 acres and 19 acres will utilize all but one of the density credits available to the site in smaller residential lot sizes (maximum size of one acre) with the one remainder housing credit utilized by the larger remainder lot.

•Lots between 19.1 and 60 acres would allow development of up to 30 percent of the site in small lots, with 70 percent of the site in the large remainder lot.

•Lots between 60.1 acres and 100 acres would allow development of 40 percent of the site in smaller lots, with 60 percent in the large remainder lot.

•Lots larger than 100 acres would allow development of up to 45 percent of the site, with 55 percent of the site in the large remainder lot or open space.

The large remainder lot will not be further subdivided as all the density of the site will have been utilized, and such restriction shall be permanently recorded on the plat maps at time of subdivision. The large remainder lot could be utilized for the mutual benefit of the adjacent property owners as part of their amenity package; could be utilized as a residential lot and/or for forestry, pasture, agriculture, or other rural land uses by the original owner; or could be sold to others who would utilize it for similar purposes. Road standards will be a gravel standard unless higher standards are proposed by the developer. A density bonus of one additional housing unit per 40 acres will be allowed to encourage the use of rural character conservation PUDs on larger development sites.

(iv) The rural character conservation designation and implementing zoning district should allow creation of residential lots 10 acres or larger if the option above is not utilized or desired. Lots 10 acres or larger should only be able to further subdivide if all the newly created lots will be 10 acres or larger or meet the lot size provisions outlined above.

(v) Lots between 9.6 acres and 11 acres (contiguous ownership at the time of adoption of this Plan will be utilized to determine the 11-acre threshold) located within rural low density/mixed use designation should be allowed to subdivide to the underlying density of the zoning district in a large lot/small lot pattern (maximum size of small lot residential parcel is 1.5 acres).

(d) Goal 4. The residents of the Eastern Straits Region believe that five-acre lots in a heavily wooded environment will retain many qualities of “rural character.” Area residents also believe that conventional development at densities greater than one home on five acres without larger lots to break up the pattern will diminish “rural character” in most areas, limit size of traditional rural land uses (e.g., large residential lots, forestry, animal keeping, crops, etc.), and result in more impacts to the environment. In many rural areas where residential densities greater than one home per five acres have been allowed in previous plans, a rural low density/mixed use designation should be developed that provides for a pattern of development which retains a majority of these lands in larger lot sizes while recognizing current development rights.

(i) The rural low density/mixed use designation and implementing zoning should conserve rural character by allowing flexibility in creating either large rural lot sizes five-acre minimum or smaller residential lot sizes combined with larger residential lots which will not be further subdivided. Lands designated as rural low density/mixed use should meet the following criteria:

(A) Located outside of lands designated as commercial forestry or rural very low, and usually not include lands designated for densities lower than one unit per five acres.

(B) Lot size is generally larger than 10 acres, or vacant lots under one ownership that could be recombined to total 10 or more acres. Some lots smaller than 10 acres may be found within rural low density/mixed use designations.

(ii) Design guidelines for development in rural low density/mixed use designations will be developed to ensure that the development has a rural appearance and to reduce the visual impact on adjacent properties. These guidelines should include, but are not limited to, encouraging location of smaller lots in such a manner as to ensure that they enjoy views of the larger retained parcel, minimize excessive grouping of houses to avoid an urban housing development appearance, minimize the amount of access roads, and land management plans for common facilities and open space lands.

(iii) The rural low density/mixed use designation and its implementing zoning districts should recognize one unit per 2.4 acre densities if the majority of the development site is retained in a large lot. This type of development essentially describes a type of planned unit developments (PUD) that retains rural character through retention of large rural lot sizes. Lot size flexibility should be built into the rural character conservation development concept through the use of a sliding scale which determines the percentage of the development which can be developed in smaller residential lot sizes and the percentage of the site which must remain in an undivided rural lot size or open space as follows:

•Lots between 19.1 and 60 acres would allow development of up to 30 percent of the site in small lots, with 70 percent of the site in the large remainder lot.

•Lots between 60.1 acres and 100 acres would allow development of 40 percent of the site in smaller lots, with 60 percent in the large remainder lot.

•Lots larger than 100 acres would allow development of up to 45 percent of the site, with 55 percent of the site in the large remainder lot or open space.

The large remainder lot will not be further subdivided as all the density of the site will have been utilized, and such restriction shall be permanently recorded on the plat maps at time of subdivision. The large remaining residential lot could be utilized for the mutual benefit of the adjacent property owners as part of their amenity package; could be utilized as a residential lot and/or for forestry, pasture, agriculture, or other rural land uses by the original owner; or could be sold to others who would utilize it for similar purposes. Road standards will be a gravel standard unless higher standards are proposed by the developer. A density bonus of one unit per 40 acres would encourage the use of retaining the majority of the development site in large lot sizes as an option on larger lots.

(iv) The rural low density/mixed use designation and implementing zoning district should allow creation of residential lots five acres or larger if the option above is not utilized or desired. Lots five acres or larger should only be able to further subdivide if all the newly created lots will be five acres or larger or meet the lot size provisions outlined above.

(v) Lots between 4.8 and 11 acres (contiguous ownership at the time of adoption of this Plan will be utilized to determine the 11-acre threshold) located within rural low density/mixed use designation should be allowed to subdivide to the underlying density of the zoning district in a large lot/small lot pattern (maximum size of small lot residential parcel is 1.5 acres).

(e) Goal 5. Maximum residential densities should be set for each Comprehensive Plan designation with the exception of rural low density/mixed use and rural character conservation designations. These maximum residential densities will be utilized in place of minimum lot size to control densities in order to create greater diversity of lot sizes in rural areas which contributes to retention of rural character.

(i) When land is subdivided, property deeds and plat maps should be recorded showing the number of development rights which have been utilized and the number which remain for each parcel created.

(ii) The presence of small lots in a rural area created utilizing a maximum density system should not be used as a justification for increased densities.

(f) Goal 6. Current densities allowed in the Straits Planning Region would meet the growth needs of the Region far beyond those identified for the next 20-year planning period. Rural densities should not be increased above current rural density levels during this planning time frame (1994 – 2014) in order to preserve rural character and to limit demand for public services and facilities in rural areas. The conversion of rural areas into higher density rural designations or zoning districts will be discouraged.

(i) Continued development at densities of one home per acre or less without offsetting provision of open space is not a preferred rural development pattern and will be discouraged. Areas currently zoned for one-acre lots which have not developed at these densities over large areas should utilize a rural low density/mixed use development approach to allow rural character to be preserved through open space retention. One-acre lot sizes will be allowed in the rural area in areas formerly designated Quillayute residential, in subdivisions developed at this density and in areas where these lot sizes are already existent over large areas (50 acres). Existing, legal, nonconforming lots will be buildable.

(ii) Continued development at densities of 2.4 acres per home without offsetting provision of open space is not a preferred rural development pattern and will be discouraged in the eastern half of the Straits planning area. Areas currently zoned for 2.4-acre lots which have not extensively developed at this density should utilize a rural low density/mixed use development approach to allow rural character to be preserved through retention of permanently protected farmland and woodlots. Areas currently zoned for 2.4-acre lots that are characterized by a variety of development patterns should utilize a rural neighborhood conservation development approach which has a low base density subject to optional innovative zoning techniques triggered by either the size of the parcel (cluster technique) or the character of the surrounding neighborhood (overlay technique).

(iii) Development densities of 2.4 and five acres per home will be allowed in the western half of the Straits planning area where only small areas are available for rural type development and where livestock keeping is common. Development densities of 2.4 and five acres per home will also be allowed in rural areas where occupied lots in these lot sizes are already existent over large areas (50 acres). Existing, legal, nonconforming lots will be buildable under any change in zoning.

(g) Goal 7. Conversion of forest lands of long-term commercial significance located outside of urban growth areas into rural land uses other than master-planned resorts or for a State correction center expansion will be prohibited in order to retain the base of industrial forest lands that the County’s primary industry is dependent on. These lands provide important functions relating to the preservation of water quantity and quality, for protection of habitat, and to provide scenic vistas from rural lands and highways vital to the conservation of rural character. Forested landowners should be encouraged to support trail systems for hikers, bicyclists, and equestrians thus maximizing the value of these forest lands to the community for recreation and a healthy lifestyle.

(a) Goal 8. Limit urban residential lot development outside of urban growth areas and critical areas. Lots of one acre or less may only be created through an approved master plan resort, or lands within rural character conservation, rural low mixed, and rural suburban community designations, provided that such development is consistent with the applicable goals and policies of the Straits Regional Plan.

(b) Goal 9. The preferred location for master planned resorts should be within urban growth areas. Master planned resorts may also be appropriate in rural areas with waterfront or other significant natural amenities. Several waterfront sites with commercial forest/residential mixed use designations are available with the Eastern Straits regional planning area and may be appropriate locations for master planned resorts. These sites should be fully evaluated for use prior to any proposal on sites designated commercial forest.

(c) Goal 10. Extension or existence of public water service in designated rural areas or resource lands shall not result in or be justification for higher densities than that anticipated by the regional land use plan. Water purveyor plans must demonstrate that new facilities are consistent with the Comprehensive Plan and won’t require increased densities to finance planned facilities.

(a) Goal 11. Development of existing tourist commercial lands at the exit to Salt Creek on SR 112, at Whiskey Creek Resort, at Crescent Beach, and at the Lyre River Campground should be allowed subject to the following standards:

(i) Allowable land uses should be limited to the following types of activities:

•Tourist facilities like snack bars, gift shops, antique stores and gas stations, RV parks/campgrounds and boat repair/sales.

•Services for the local neighborhood such as churches, barbers, etc.

•Small-scale retail serving the local neighborhood such as convenience grocery, etc.

•Small-scale motel and hotels (less than 60 rooms).

(ii) Standards should be set for the development of these properties, including:

•Limiting the percentage of impervious surface to maintain an “open” atmosphere.

•Requiring setbacks, buffers and screening to separate commercial from adjacent residential zones.

•Require high standards of street and building landscaping to protect rural character.

•Limiting the size of any one building (less than 5,000 square feet) to avoid large-scale facilities in rural areas.

(b) Goal 12. Commercial uses allowed in rural residential designations should be limited to those which would not impact rural character. Those commercial-type uses allowed in rural residential areas should meet the standards above. The following revisions should be made to the allowed uses in rural zones:

(i) Commercial outdoor oriented recreational use in rural residential designations shall be limited to boat launching facilities, golf courses and similar uses carried on outside of buildings in order to direct intensive commercial uses such as motels, hotels, restaurants, RV parks and variety stores to locate in appropriate areas including urban growth areas, tourist commercial designations or in master planned resorts.

(ii) Professional offices, exceeding the scope of home enterprises, shall locate in urban growth areas, tourist commercial designations, neighborhood commercial designations and limited commercial designations.

(iii) Research facilities that require rural locations due to the type of research conducted may be appropriately located in rural areas but those facilities whose research does not dictate a rural location shall locate in appropriate areas including urban growth areas or in rural commercial limited designations.

(iv) Communication broadcast stations, mini-storage and boat storage shall locate in urban growth areas (all three uses), tourist commercial (boat storage) and rural limited commercial (all three uses) designations.

(b) Goal 13. Home-based industries and businesses are an essential part of the economic vitality of rural areas and should be allowed to the extent compatible with surrounding land uses.

(a) Goal 14. In order to preserve scenic rural corridors, the preferred land uses along State highways should include low density residential interspersed with neighborhood/tourist commercial at existing locations along the roadway. Further development of commercial uses outside of these existing locations would not be permitted in order to direct a majority of commercial and industrial development to urban growth areas.

Residential densities within a quarter mile of the State highways outside the urban growth area and rural suburban communities should be no greater than one home per five acres or develop using a rural low density/mixed use approach. Residential setbacks from the highway should be large (300 feet unless natural topography screens views of residences) in order to preserve rural character, minimize the effects of road noise on residences, to prevent commercial conversion pressures and to improve or maintain the visual appearance of these important scenic corridors. Where residential setbacks of 300 feet are not possible or would conflict with critical area protection, other screening options should be encouraged such as retention of trees and landscaping.

(b) Goal 15. In order to preserve scenic rural corridors, Clallam County should work with the Department of Natural Resources and other large forest land owners to make corridors along State highways a showcase for forestry practices such as commercial thinning, roadside forested buffers, shelterwood cuts and other modern silvicultural practices. A linear, non-motorized, multi-use trail should be included in the SR 112 scenic corridor to allow bicycle traffic a safe route for pleasure and commuter travel. Where appropriate, use of the trail should include horses.