Source: http://lawfilesext.leg.wa.gov/law/wsr/2010/17/10-17-043.htm
Timestamp: 2020-02-29 01:28:49
Document Index: 301960500

Matched Legal Cases: ['§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365', '§ 365']

WSR 10-17-043
[ Filed August 11, 2010, 8:37 a.m. ]
Preproposal statement of inquiry was filed as WSR 10-10-123.
Title of Rule and Other Identifying Information: Chapter 365-196 WAC, Procedural criteria for adopting comprehensive plans and development regulations; and chapter 365-190 WAC, Minimum guidelines to classify agricultural, forest and mineral lands and critical areas.
Hearing Location(s): Washington State Workforce Training Board, Conference Room, 6th Floor, 128 10th Avenue S.W., Olympia, WA 98504, on September 23, 2010, at 9:30 a.m. to 10:30 a.m.
Date of Intended Adoption: October 30, 2010.
Submit Written Comments to: Dave Andersen, AICP, Growth Management Services, Washington State Department of Commerce, P.O. Box 42525, Olympia, WA 98504-2525, e-mail WACUPDATE@commerce.wa.gov, by September 23, 2010.
Assistance for Persons with Disabilities: Contact Dave Andersen by September 21, 2010, TTY (360) 526-0772 or (360) 725-3052.
Purpose of the Proposal and Its Anticipated Effects, Including Any Changes in Existing Rules: Commerce identified twelve issue sets for which proposed amendments were indicated:
• Change the growth management hearings board references from plural to singular under WAC 365-196-030, 365-196-040, and 365-196-570;
• Amend the section on Shoreline Management Act/Growth Management Act (SMA/GMA) integration under WAC 365-196-580;
• Add community facilities districts to the list of funding sources in urban areas under WAC 365-196-745;
• Add regional transit facilities to the list of essential public facilities under WAC 365-196-550;
• Modify procedural recommendations for subarea plans and change update timeline table to reflect new deadlines under WAC 365-196-610 and 365-196-640;
• Amend the section on public facilities land capacity under WAC 365-196-325;
• Amend the sections that reference UGA expansions into floodplains under WAC 365-196-310 and 365-196-485;
• Add a new section on affordable housing incentives under WAC 365-196-870;
• Amend the guidance on land use element petition for rule amendments under WAC 365-196-405 (2)(c);
• Amend the guidance on rural cluster subdivisions petition for rule amendments, WAC 365-196-425;
• Amend the sections on agricultural resource lands under WAC 365-190-050(3); and
• Amend the sections on agricultural resource lands under WAC 365-190-050(5).
• To bring the rules into conformance with legislative changes to the Growth Management Act, which occurred in 2009 and 2010.
• To adopt rules guiding implementation of RCW 36.70A.540 Affordable housing incentive programs.
• To address a petition to the agency requesting modifications to WAC 365-190-050 Agricultural resource lands, 365-196-425 Rural element, and 365-196-405 Land use element.
Statutory Authority for Adoption: RCW 36.70A.050 and 36.70A.190.
Name of Agency Personnel Responsible for Drafting: Dave Andersen, 906 Columbia Street S.W., Olympia, WA 98504, (360) 725-3052; Implementation: Leonard Bauer, 906 Columbia Street S.W., Olympia, WA 98504, (360) 725-3000; and Enforcement: The rules contain no enforcement authority.
No small business economic impact statement has been prepared under chapter 19.85 RCW. Chapters 365-190 and 365-195 WAC provide guidance to counties and cities regarding implementation of the Growth Management Act (GMA). Counties and cities consider these rules, but they are not binding on counties and cities. In choosing how to implement the GMA, using the guidance in the rules, counties and cities may or may not decide to revise their comprehensive plans, development regulations, and other local land use ordinances. The rules are not substantive, and if the local government does not follow the rules, they are not subject to any penalty or sanction nor do the rules establish standards for the issuance of a license.
Although the choices made by local governments may result in some impacts to many types and sizes of businesses, these rules do not directly regulate any businesses. Instead, they provide guidance to local governments in developing their plans and regulations. Thus, it can be determined that the rules do not impose more than minor costs on businesses in an industry, and a small business economic impact statement is not required.
A cost-benefit analysis is not required under RCW 34.05.328. The department of commerce is not listed as one of the agencies to which this section applies and does not wish to make this section voluntarily applicable to the rule per subsection (5)(a)(ii). Therefore, unless subsection (5)(a)(ii) is invoked by the joint administrative rules review committee after the filing of the CR-102, no cost-benefit analysis needs to be prepared for this rule.
OTS-3401.1
AMENDATORY SECTION(Amending WSR 10-03-085, filed 1/19/10, effective 2/19/10)
WAC 365-190-050 Agricultural resource lands. (1) In classifying and designating agricultural resource lands, counties must approach the effort as a county-wide or area-wide process. Counties and cities should not review resource lands designations solely on a parcel-by-parcel process. Counties and cities must have a program for the transfer or purchase of development rights prior to designating agricultural resource lands in urban growth areas. Cities are encouraged to coordinate their agricultural resource lands designations with their county and any adjacent jurisdictions.
(v) Relationship or proximity to urban growth areas ((and to markets and suppliers));
(ix) History of land development permits issued nearby; ((and))
(5) When applying the criteria in subsection (3)(c) of this section, the process should result in designating ((at least the minimum)) a sufficient amount of agricultural resource lands needed to maintain economic viability for the agricultural industry and to retain supporting agricultural businesses, such as processors, farm suppliers, and equipment maintenance and repair facilities. Economic viability in this context is that amount of designated agricultural resource land needed to maintain the economic viability of the agricultural sector in the county over the long term.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-190-050, filed 1/19/10, effective 2/19/10. Statutory Authority: RCW 36.70A.050. 91-07-041, § 365-190-050, filed 3/15/91, effective 4/15/91.]
OTS-3403.3
WAC 365-196-030 Applicability. (1) Where these guidelines apply.
(3) How the growth management hearings board((s)) use these guidelines. The growth management hearings board((s)) must determine, in cases brought before them, whether comprehensive plans or development regulations are in compliance with the goals and requirements of the act. When doing so, board((s)) must consider the procedural criteria contained in this chapter, but determination of compliance must be based on the act itself.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-030, filed 1/19/10, effective 2/19/10.]
WAC 365-196-040 Standard of review. (1) Comprehensive plans and development regulations adopted under the act are presumed valid upon adoption. No state approval is required.
(2) An appeal of a local comprehensive plan or development regulation alleging a violation of the act must be filed with the ((appropriate)) growth management hearings board (the board). The board must find compliance unless it determines that the action by the state agency, county, or city is clearly erroneous in view of the entire record before the board and in light of the goals and requirements of the act. To find an action clearly erroneous, the board must be left with a firm and definite conclusion that a mistake was made.
(3) Although a county or city does not have to prove compliance, if challenged, it must provide to the hearings board an index of "the record" - all material used in taking the action which is the subject of the challenge. See WAC 242-02-520. This record should include the documents containing the factual basis for determining that the challenged action complies with the act. This information may be contained in the comprehensive plan or development regulations, in the findings of the adopting ordinance or resolution, or in accompanying background documents, such as staff reports.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-040, filed 1/19/10, effective 2/19/10.]
WAC 365-196-310 Urban growth areas. (1)(a) Except as provided in (b) of this subsection, counties and cities may not expand the urban growth area into the one hundred-year flood plain of any river or river segment that:
(i) Is located west of the crest of the Cascade mountains; and
(ii) Has a mean annual flow of one thousand or more cubic feet per second as determined by the department of ecology.
(b) Subsection (1)(a) of this section does not apply to:
(i) Urban growth areas that are fully contained within a flood plain and lack adjacent buildable areas outside the flood plain;
(ii) Urban growth areas where expansions are precluded outside flood plains because:
(A) Urban governmental services cannot be physically provided to serve areas outside the flood plain; or
(B) Expansions outside the flood plain would require a river or estuary crossing to access the expansion; or
(A) Public facilities already exist within the flood plain and the expansion of an existing public facility is only possible on the land to be included in the urban growth area and located within the flood plain;
(B) Urban development already exists within a flood plain as of July 26, 2009, and is adjacent to, but outside of, the urban growth area, and the expansion of the urban growth area is necessary to include such urban development within the urban growth area; or
(I) The permissible use of the land is limited to one of the following: Outdoor recreation; environmentally beneficial projects including, but not limited to, habitat enhancement or environmental restoration; storm water facilities; flood control facilities; or underground conveyances; and
(c) Under (a)(i) of this subsection, "one hundred-year flood plain" means the same as "special flood hazard area" as set forth in WAC 173-158-040 as it exists on July 26, 2009.
(a) Each county planning under the act must designate an urban growth area or areas within which urban growth must be encouraged and outside of which growth can occur only if it is not urban in nature. Each county must designate an urban growth area in its comprehensive plan.
(d) Based upon the growth management planning population projection selected by the county from within the range provided by the office of financial management, and based on a county-wide employment forecast developed by the county at its discretion, the urban growth areas shall include areas and densities sufficient to permit the urban growth that is projected to occur in the county for the succeeding twenty-year period. Counties and cities may provide the office of financial management with information they deem relevant to prepare the population projections, and the office shall consider and comment on such information and review projections with cities and counties before they are adopted. Counties and cities may petition the office to revise projections they believe will not reflect actual population growth.
(e) The urban growth area may not exceed the areas necessary to accommodate the growth management planning projections, plus a reasonable land market supply factor, or market factor. In determining this market factor, counties and cities may consider local circumstances. Cities and counties have discretion in their comprehensive plans to make many choices about accommodating growth. Each urban growth area shall permit urban densities and shall include greenbelt and open space areas.
(f) Counties and cities should facilitate urban growth as follows:
(i) Urban growth should be located first in areas already characterized by urban growth that have existing public facilities and service capacities adequate to serve urban development.
(ii) Second, urban growth should be located in areas already characterized by urban growth that will be served by a combination of both existing public facilities and services and any additional needed public facilities and services that are provided by either public or private sources.
(iii) Third, urban growth should be located in the remaining portions of the urban growth area.
(g) In general, cities are the units of local government most appropriate to provide urban governmental services. In general, it is not appropriate that urban governmental services be extended to or expanded in rural areas except in those limited circumstances shown to be necessary to protect basic public health and safety and the environment and when such services are financially supportable at rural densities and do not permit urban development. Recommendations governing the extension of urban services into rural areas are found in WAC 365-196-425.
(h) Each county that designates urban growth areas must review, at least every ten years, its designated urban growth areas, and the densities permitted within both the incorporated and unincorporated portions of each urban growth area. This review should be conducted jointly with the affected cities. The purpose of the ten-year urban growth area review is to assess the capacity of the urban land to accommodate population growth projected for the succeeding twenty-year planning period. In conjunction with this review by the county, each city located within an urban growth area shall review the densities permitted within its boundaries, and the extent to which the urban growth occurring within the county has located within each city and the unincorporated portions of the urban growth areas.
(((2))) (3) General procedure for designating urban growth areas.
(a) The designation process shall include consultation by the county with each city located within its boundaries. The adoption, review and amendment of the urban growth area should reflect a cooperative effort among jurisdictions to accomplish the requirements of the act on a regional basis, consistent with the county-wide planning policies and, where applicable, multicounty planning policies.
(e) As growth occurs, most lands within the urban growth area should ultimately be provided with urban governmental services by cities, either directly or by contract. Other service providers are appropriate within urban growth areas for regional or county-wide services, or for isolated unincorporated pockets characterized by urban growth. Counties and cities should provide for development phasing within each urban growth area to ensure the orderly sequencing of development and that services are provided as growth occurs.
(f) Counties and cities should develop and evaluate urban growth area proposals with the purpose of accommodating projected urban growth through infill and redevelopment within existing municipal boundaries or urban areas. In some cases, expansion will be the logical response to projected urban growth.
(g) Counties, cities, and other municipalities, where appropriate, should negotiate interlocal agreements to coordinate land use management with the provision of adequate public facilities to the urban growth area. Such agreements should facilitate urban growth in a manner consistent with the cities' comprehensive plans and development regulations, and should facilitate a general transformation of governance over time, through annexation or incorporation, and transfer of nonregional public services to cities as the urban area develops.
(((3))) (4) Recommendations for meeting requirements.
(a) Selecting and allocating county-wide growth forecasts. This process should involve at least the following:
(i) The total county-wide population is the sum of the population allocated to each city; the population allocated to any portion of the urban growth area associated with cities; the population allocated to any portion of the urban growth area not associated with a city; and the population growth that is expected outside of the urban growth area.
(ii) RCW 43.62.035 directs the office of financial management to provide a reasonable range of high, medium and low twenty-year population forecasts for each county in the state, with the medium forecast being most likely. Counties and cities must plan for a total county-wide population that falls within the office of financial management range.
(iii) Consideration of other population forecast data, trends, and implications. In selecting population forecasts, counties and cities may consider the following:
(A) Population forecasts from outside agencies, such as regional or metropolitan planning agencies, and service providers.
(B) Historical growth trends and factors which would cause those trends to change in the future.
(C) General implications, including:
(I) Public facilities and service implications. Counties and cities should carefully consider how to finance the necessary facilities and should establish a phasing plan to ensure that development occurs at urban densities; occurs in a contiguous and orderly manner; and is linked with provision of adequate public facilities. These considerations are particularly important when considering forecasts closer to the high end of the range. Jurisdictions considering a population forecast closer to the low end of the range should closely monitor development and population growth trends to ensure actual growth does not begin to exceed the planned capacity.
(II) Overall land supplies. Counties and cities facing immediate physical or other land supply limitations may consider these limitations in selecting a forecast. Counties and cities that identify potential longer term land supply limitations should consider the extent to which current forecast options would require increased densities or slower growth in the future.
(III) Implications of short term updates. The act requires that twenty-year growth forecasts and designated urban growth areas be updated at a minimum every ten years. Counties and cities should consider the likely timing of future updates, and the opportunities this provides for adjustments.
(D) Counties and cities are not required to adopt forecasts for annual growth rates within the twenty-year period, but may choose to for planning purposes. If used, annual growth projections may assume a consistent rate throughout the planning period, or may assume faster or slower than average growth in certain periods, as long as they result in total growth consistent with the twenty-year forecasts selected.
(iv) Selection of a county-wide employment forecast. Counties, in consultation with cities, should adopt a twenty-year county-wide employment forecast to be allocated among urban growth areas, cities, and the rural area. The following should be considered in this process:
(A) The county-wide population forecast, and the resulting ratio of forecast jobs to persons. This ratio should be compared to past levels locally and other regions, and to desired policy objectives; and
(B) Economic trends and forecasts produced by outside agencies or private sources.
(v) Projections for commercial and industrial land needs. When establishing an urban growth area, counties should designate sufficient commercial and industrial land. Although no office of financial management forecasts are available for industrial or commercial land needs, counties and cities should use a county-wide employment forecast, available data on the current and projected local and regional economies, and local demand for services driven by population growth. Counties and cities should consider establishing a county-wide estimate of commercial and industrial land needs to ensure consistency of local plans.
Counties and cities should consider the need for industrial lands in the economic development element of their comprehensive plan. Counties and cities should avoid conversion of areas set aside for industrial uses to other incompatible uses, to ensure the availability of suitable sites for industrial development.
(vi) Selection of community growth goals with respect to population, commercial and industrial development and residential development.
(vii) Selection of the densities the community seeks to achieve in relation to its growth goals. Inside the urban growth areas densities must be urban. Outside the urban growth areas, densities must be rural.
(b) General considerations for determining the need for urban growth areas expansions to accommodate projected population and employment growth.
(i) Estimation of the number of new persons and jobs to be accommodated based on the difference between the twenty-year forecast and current population and employment.
(ii) Estimation of the capacity of current cities and urban growth areas to accommodate additional population and employment over the twenty-year planning period. This should be based on a land capacity analysis, which may include the following:
(A) Identification of the amount of developable residential, commercial and industrial land, based on inventories of currently undeveloped or partially developed urban lands.
(B) Identification of the appropriate amount of greenbelt and open space to be preserved or created in connection with the overall growth pattern and consistent with any adopted levels of service. See WAC 365-196-335 for additional information.
(C) Identification of the amount of developable urban land needed for the public facilities, public services, and utilities necessary to support the likely level of development. See WAC 365-196-320 for additional information.
(D) Based on allowed land use development densities and intensities, a projection of the additional urban population and employment growth that may occur on the available residential, commercial and industrial land base. The projection should consider the portion of population and employment growth which may occur through redevelopment of previously developed urban areas during the twenty-year planning period.
(E) The land capacity analysis must be based on the assumption that growth will occur at urban densities inside the urban growth area. In formulating land capacity analyses, counties and cities should consider data on past development, as well as factors which may cause trends to change in the future. For counties and cities subject to RCW 36.70A.215, information from associated buildable lands reports should be considered. If past development patterns have not resulted in urban densities, or have not resulted in a pattern of desired development, counties and cities should use assumptions aligned with desired future development patterns. Counties and cities should then implement strategies to better align future development patterns with those desired.
(F) The land capacity analysis may also include a reasonable land market supply factor, also referred to as the "market factor." The purpose of the market factor is to account for the estimated percentage of developable acres contained within an urban growth area that, due to fluctuating market forces, is likely to remain undeveloped over the course of the twenty-year planning period. The market factor recognizes that not all developable land will be put to its maximum use because of owner preference, cost, stability, quality, and location. If establishing a market factor, counties and cities should establish an explicit market factor for the purposes of establishing the amount of needed land capacity. Counties and cities may consider local circumstances in determining an appropriate market factor. Counties and cities may also use a number derived from general information if local study data is not available.
(iii) An estimation of the additional growth capacity of rural and other lands outside of existing urban growth areas compared with future growth forecasted, and current urban and rural capacities.
(iv) If future growth forecasts exceed current capacities, counties and cities should first consider the potential of increasing capacity of existing urban areas through allowances for higher densities, or for additional provisions to encourage redevelopment. If counties and cities find that increasing the capacity of existing urban areas is not feasible or appropriate based on the evidence they examine, counties and cities may consider expansion of the urban growth area to meet the future growth forecast.
(c) Determining the appropriate locations of new or expanded urban growth area boundaries. This process should consider the following:
(i) Selection of appropriate densities. For all jurisdictions planning under the act, the urban growth area should represent the physical area where that jurisdiction's urban development vision can be realized over the next twenty years. The urban growth area should be based on densities which accommodate urban growth, served by adequate public facilities, discourage sprawl, and promote goals of the act. RCW 36.70A.110 requires that densities specified for land inside the urban growth area must be urban densities. See WAC 365-196-300 for recommendations on determining appropriate urban densities.
(ii) The county should attempt to define urban growth areas to accommodate the growth plans of the cities. Urban growth areas should be defined so as to facilitate the transformation of services and governance during the planning period. However, physical location or existing patterns of service make some unincorporated areas which are characterized by urban growth inappropriate for inclusion in any city's potential growth area.
(iii) Identifying the location of any new lands added to the urban growth area. Lands should be included in the urban growth area in the following priority order:
(A) Existing incorporated areas;
(B) Land that is already characterized by urban growth and has adequate public facilities and services;
(C) Land already characterized by urban growth, but requiring additional public facilities and urban services; and
(D) Lands adjacent to the above, but not meeting those criteria.
(iv) Designating industrial lands. Counties and cities should consult with local economic development organizations when identifying industrial lands to identify sites that are particularly well suited for industry, considering factors such as:
(A) Rail access;
(B) Highway access;
(C) Large parcel size;
(D) Location along major electrical transmission lines;
(E) Location along pipelines;
(F) Location near or adjacent to ports and commercial navigation routes;
(G) Availability of needed infrastructure; or
(H) Absence of surrounding incompatible uses.
(v) Consideration of resource lands issues. Urban growth areas should not be expanded into designated agricultural, forest or resource lands unless no other option is available. Prior to expansion of the urban growth area, counties and cities must first review the natural resource lands designation and conclude the lands no longer meet the designation criteria for resource lands of long-term commercial significance. Designated agricultural or forest resource lands may not be located inside the urban growth area unless a city or county has enacted a program authorizing transfer or purchase of development rights.
(vi) Consideration of critical areas issues. Although critical areas exist within urban areas, counties and cities should avoid expanding the urban growth areas into areas with known critical areas extending over a large area. See RCW 36.70A.110(8) for legislative direction on expansion of urban growth areas into the one hundred-year ((floodplain)) flood plain of river segments that are located west of the crest of the Cascade mountains and have a mean annual flow of one thousand or more cubic feet per second.
(vii) If there is physically no land available into which a city might expand, it may need to revise its proposed urban densities or population levels in order to accommodate growth on its existing land base.
(d) Evaluating the feasibility of the overall growth plan. Counties and cities should perform a check on the feasibility of the overall plan to accommodate growth. If, as a result of this evaluation, the urban growth area appears to have been drawn too small or too large, the proposal should be adjusted accordingly. Counties and cities should evaluate:
(i) The anticipated ability to finance the public facilities, public services, and open space needed in the urban growth area over the planning period. When conducting a review of the urban growth areas, counties and cities should develop an analysis of the fiscal impact of alternative land use patterns that accommodate the growth anticipated over the succeeding twenty-year period. This provides the public and decision makers with an estimate of the fiscal consequences of various development patterns. This analysis could be done in conjunction with the analysis required under the State Environmental Policy Act.
(iii) Whether the level of population and economic growth contemplated can be achieved within the capacity of available land and water resources and without environmental degradation.
(iv) The extent to which the comprehensive plan of the county and of adjacent counties and cities will influence the area needed.
(e) County actions in adopting urban growth areas.
(i) A change to the urban growth area is an amendment to the comprehensive plan and requires, at a minimum, an amendment to the land use element. Counties and cities should also review and update the transportation, capital facilities, utilities, and housing elements to maintain consistency and show how any new areas added to the urban growth area will be provided with adequate public facilities. A modification of any portion of the urban growth area affects the overall urban growth area size and has county-wide implications. Because of the significant amount of resources needed to conduct a review of the urban growth area, and because some policy objectives require time to achieve, frequent, piecemeal expansion of the urban growth area should be avoided. Site-specific proposals to expand the urban growth area should be deferred until the next comprehensive review of the urban growth area.
(ii) Counties and cities that are required to participate in the buildable lands program must first have adopted and implemented reasonable measures as required by RCW 36.70A.215 before considering expansion of an urban growth area.
(iii) Consistent with county-wide planning policies, counties and cities consulting on the designation of urban growth areas should consider the following implementation steps:
(A) Establishment of agreements regarding land use regulations and the provision of services in that portion of the urban growth area outside of an existing city into which it is eventually expected to expand.
(B) Negotiation of agreements for appropriate allocation of financial burdens resulting from the transition of land from county to city jurisdiction.
(C) Provision for an ongoing collaborative process to assist in implementing county-wide planning policies, resolving regional issues, and adjusting growth boundaries.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-310, filed 1/19/10, effective 2/19/10.]
WAC 365-196-325 Providing sufficient land capacity suitable for development. (1) Requirements.
(a) RCW 36.70A.115 requires counties and cities to ensure that, taken collectively, comprehensive plans and development regulations provide sufficient capacity of land suitable for development within their jurisdictions to accommodate their allocated housing and employment growth, including the accommodation of, as appropriate, the medical, governmental, educational, institutional, commercial, and industrial facilities related to such growth, as adopted in the applicable county-wide planning policies and consistent with the twenty-year population forecast ((for)) from the office of financial management. To demonstrate this requirement is met, counties and cities must conduct an evaluation of land capacity sufficiency that is commonly referred to as a "land capacity analysis."
(b) Counties and cities must, at minimum, complete a land capacity analysis that demonstrates sufficient land for development or redevelopment to meet their adopted growth allocation targets during the ten-year review of urban growth areas required by RCW 36.70A.130 (3)(a). See WAC 365-196-310 for guidance in estimating and providing sufficient land capacity.
(c) Counties and cities subject to RCW 36.70A.215 must determine land capacity sufficiency as part of the buildable lands reporting required at least every five years, and adopt and implement measures that are reasonably likely to increase the consistency between land capacity and growth allocations. See WAC 365-196-315 for guidance.
(d) Although it is not required, counties and cities may elect to conduct a land capacity analysis during the periodic review and update of comprehensive plans required under RCW 36.70A.130(1).
(e) A complete land capacity analysis is not required to be undertaken for every amendment to a comprehensive plan or development regulation outside of the act's required periodic reviews. However, when considering amendments to the comprehensive plan or development regulations which increase or decrease allowed densities, counties and cities should estimate the degree of increase or decrease in development capacity on lands subject to the amendments, and estimate if the capacity change may affect its ability to provide sufficient capacity of land suitable for development. If so, the county or city should complete a land capacity analysis.
(i) Periodic evaluation. Counties and cities ensure sufficient land capacity for development by comparing the achieved density of development that has been permitted in each zoning category to the assumed densities established in the land use element using existing permitting data. If existing permitting data shows that the densities approved are lower than assumed densities established in the land use element, counties and cities should review their development regulations to determine if regulatory barriers are preventing development at the densities as envisioned. This could occur as part of the seven-year review and update required in RCW 36.70A.130 (1)(a). It must occur at a minimum as part of the ten-year urban growth area review required in RCW 36.70A.130 (3)(a) and as part of the buildable lands review and evaluation program conducted under RCW 36.70A.215.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-325, filed 1/19/10, effective 2/19/10.]
WAC 365-196-405 Land use element. (1) Requirements. The land use element must contain the following features:
(e) Where applicable, a review of drainage, flooding, and storm water runoff in the area covered by the plan and nearby jurisdictions, and guidance for corrective actions to mitigate or cleanse those discharges that pollute waters of the state, including Puget Sound or waters entering Puget Sound.
(c) Counties and cities should ((conduct an inventory of vacant, partially used and underutilized land to determine)) estimate the extent to which existing buildings and housing, together with development or redevelopment of vacant, partially used and underutilized land, can support anticipated growth over the planning period. ((Growth anticipated through redevelopment of developed lands should also be considered. This information)) Redevelopment of fully built properties may also be considered.
(ii) Estimates of development or redevelopment capacity should be ((provided through)) included in a land capacity analysis as part of a county-wide process described in WAC 365-196-305 and 365-196-310 or, as applicable, WAC 365-196-315.
(e) Counties and cities must review drainage, flooding, and storm water runoff in the area or nearby jurisdictions and provide guidance for corrective actions to mitigate or cleanse those discharges that pollute waters of the state, including Puget Sound or waters entering Puget Sound. Water quality information may be integrated from the following sources:
(i) Planning and regulatory requirements of municipal storm water general permits issued by the department of ecology that apply to the county or city.
(h) Counties and cities should identify the general location and estimated quantity of land needed for public purposes such as utility corridors, landfills or solid waste transfer stations, sewage treatment facilities, storm water management facilities, recreation, schools, and other public uses. Counties and cities should consider corridors needed for transportation including automobile, rail, and trail use in and between planning areas, consistent with the transportation element and coordinate with adjacent jurisdictions for connectivity.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-405, filed 1/19/10, effective 2/19/10.]
WAC 365-196-425 Rural element. Counties must include a rural element in their comprehensive plan. This element shall include lands that are not designated for urban growth, agriculture, forest, or mineral resources. The rural element shall permit land uses that are compatible with the rural character of such lands and provide for a variety of rural densities.
(b) Counties should perform a periodic analysis of development occurring in rural areas, to determine if patterns of rural development are protecting rural character and encouraging development in urban areas. This analysis should occur at least every ten years, along with the ten-year urban growth area review required in RCW 36.70A.130 (3)(a). The analysis may include the following:
(d) Rural areas typically rely on natural systems to adequately manage storm water and typically rely on on-site sewage systems to treat wastewater. Development in rural areas also typically relies on individual wells, exempt wells or small water systems for water. Counties should ensure the densities it establishes in rural areas do not overwhelm the ability of natural systems to provide these services without compromising either public health or the vitality of the surrounding ecosystem.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-425, filed 1/19/10, effective 2/19/10.]
WAC 365-196-485 Critical areas. (1) Relationship to the comprehensive plan.
(d) RCW 36.70A.070(1) requires counties and cities to provide for protection of the quality and quantity of ground water used for public water supplies in the land use element. Where applicable, the land use element must review drainage, flooding, and storm water runoff in the area and in nearby jurisdictions, and provide guidance to mitigate or cleanse those discharges that pollute waters of the state, including Puget Sound or waters entering Puget Sound.
(b) When considering expanding the urban growth area, counties and cities should avoid including lands that contain large amounts of mapped critical areas. Counties and cities should not designate new urban areas within the one hundred-year flood plain unless no other alternatives exist, and if included, impacts on the flood plain must be mitigated((, including the provisions in RCW 36.70A.110(8))). RCW 36.70.110(8) prohibits expansion of the urban growth area into the one hundred-year flood plain in some cases. See WAC 365-196-310.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-485, filed 1/19/10, effective 2/19/10.]
WAC 365-196-550 Essential public facilities. (1) Determining what facilities are essential public facilities.
(((vi))) (vii) Solid waste handling facilities;
(((vii))) (viii) In-patient facilities, including substance abuse facilities;
(((viii))) (ix) Mental health facilities;
(((ix))) (x) Group homes;
(((x))) (xi) Secure community transition facilities;
(((xi))) (xii) Any facility on the state ten-year capital plan maintained by the office of financial management.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-550, filed 1/19/10, effective 2/19/10.]
WAC 365-196-570 Secure community transition facilities. Requirements.
(3) A failure to act before the September 1, 2002, deadline does not constitute noncompliance for the purposes of grants and loans, and does not subject a county or city to a failure to act challenge to ((a)) the growth management hearings board.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-570, filed 1/19/10, effective 2/19/10.]
WAC 365-196-580 Integration with the Shoreline Management Act. (1) For shorelines of the state, the goals and policies of the Shoreline Management Act as set forth under RCW 90.58.020 are added as one of the goals of this chapter as set forth under RCW 36.70A.020 without creating an order of priority among the fourteen goals. The goals and policies of a shoreline master program for a county or city approved under chapter 90.58 RCW shall be considered an element of the county or city's comprehensive plan. All other portions of the shoreline master program for a county or city adopted under chapter 90.58 RCW, including use regulations, shall be considered a part of the county or city's development regulations.
WAC 365-196-610 Periodic review and update of comprehensive plans and development regulations. (1) Requirements.
(b) Deadlines for periodic update. Comprehensive plans and development regulations are subject to periodic update every seven years on a schedule established in RCW 36.70A.130(4).
Deadlines for Completion of Periodic Review 2010 - 2021
Update must be complete by December 1 of: Affected counties and the cities within:
((2011/2018)) 2014/2021 Clallam, Clark, Jefferson, King, Kitsap, Pierce, Snohomish, Thurston, Whatcom
((2012/2019)) 2015/2022 Cowlitz, Island, Lewis, Mason, San Juan, Skagit, Skamania
((2013/2020)) 2016/2023 Benton, Chelan, Douglas, Grant, Kittitas, Spokane, Yakima
((2014/2021)) 2017/2024 Adams, Asotin, Columbia, Ferry, Franklin, Garfield, Grays Harbor, Klickitat, Lincoln, Okanogan, Pacific, Pend Orielle, Stevens, Wahkiakum, Walla Walla, Whitman
(ii) Certain counties and cities may take up to an additional three years to complete the update.
(A) The eligibility of a county for the three-year extension does not affect the eligibility of the cities within the county.
(D) Growth rates are measured using the ten-year period preceding the due date listed in RCW 36.70A.130(4).
(E) If a city or county qualifies for the extension on the statutory due date, they remain eligible for the entire three-year extension period, even if they no longer meet the criteria due to population growth.
(ii) Counties and cities may adjust the public participation program to best meet the intent of the requirement. RCW 36.70A.140 notes that errors in exact compliance with the established program and procedures shall not render the comprehensive land use plan or development regulations invalid if the spirit of the program and procedures is observed. For example, if an established public participation program included one public hearing on all actions having to do with the seven-year update process, the public participation program could be adjusted later to provide additional public hearings to accommodate strong public interest.
(A) Analysis of the population allocated to a city or county during the most recent ten-year urban growth area review;
(G) Basic assumptions underlying key calculations and conclusions in the existing comprehensive plan. If recent data demonstrates that key existing assumptions are no longer appropriate for the remainder of the twenty-year plan, counties and cities should consider updating them as part of the seven-year periodic update, or the ten-year urban growth area update (see WAC 365-196-310). Counties and cities required to establish a review and evaluation program under RCW 36.70A.215, should use that information in this review (see WAC 365-196-315); and
Requirement RCW Location WAC Location
Housing Inventory 36.70A.070(2) 365-196-430
Capital Facilities 36.70A.070(3) 365-196-445
Transportation 36.70A.070(6) 365-196-455
(a) Relationship to the comprehensive plan amendment process. Cities and counties may amend the comprehensive plan no more often than once per year, as required in RCW 36.70A.130(2), and referred to as the docket. If a city or county conducts a comprehensive plan docket cycle in the year in which the review of the comprehensive plan is completed, it must be combined with the seven-year periodic review process. Cities and counties may not conduct the seven-year periodic review and a docket of amendments as separate processes in the same year.
(b) Relationship to the ten-year urban growth area (UGA) review.
(i) At least every ten years, cities and counties must review the areas and densities contained in the urban growth area and, if necessary, revise their comprehensive plan to accommodate the growth projected to occur in the county for the succeeding twenty-year period, as required in RCW 36.70A.130(3). This is referred to in this section as the ten-year urban growth area review.
(ii) The ten-year urban growth area review and the seven-year periodic update may be combined or may occur separately. The seven-year periodic update requires an assessment of the most recent twenty-year population forecast by the office of financial management, but does not require that land use plans or urban growth areas be updated to accommodate existing or future growth forecasts, which must be undertaken as part of the ten-year UGA review. Counties and cities may consider the most recent forecast from the office of financial management, and the adequacy of existing land supplies to meet their existing growth forecast allocations, in determining when to initiate the ten-year urban growth area review.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-610, filed 1/19/10, effective 2/19/10.]
WAC 365-196-640 Comprehensive plan amendment procedures. (1) Each county or city should provide for an ongoing process to ensure:
(i) The initial adoption of a subarea plan ((that does not modify the comprehensive plan policies and designations applicable to the subarea)). Subarea plans adopted under this subsection (3)(b)(i) must clarify, supplement, or implement jurisdiction-wide comprehensive plan policies, and may only be adopted if the cumulative impacts of the proposed plan are addressed by appropriate environmental review under chapter 43.21C RCW;
(((ii))) (iii) The adoption or amendment of a shoreline master program under the procedures set forth in chapter 90.58 RCW;
(((iii))) (iv) The amendment of the capital facilities element of a comprehensive plan that is part of the adoption or amendment of a county or city budget;
(((iv))) (v) The adoption of comprehensive plan amendments necessary to enact a planned action under RCW 43.21C.031(2), provided that amendments are considered in agreement with the public participation program established by the county or city under RCW 36.70A.140, and all persons who have requested notice of a comprehensive plan update are given notice of the amendments and an opportunity to comment;
(((v))) (vi) To resolve an appeal of the comprehensive plan filed with the growth management hearings board; or
(((vi))) (vii) In the case of an emergency.
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-640, filed 1/19/10, effective 2/19/10.]
WAC 365-196-745 Explicit statutory directions. (1) The legislature expressly amended numerous statutes outside of chapter 36.70A RCW that relate to the act. These amendments define the relationship of such existing statutes to comprehensive plans and development regulations under the act. Examples include:
(((g))) (h) RCW 36.94.040 (sewerage, water, drainage systems - incorporation of relevant comprehensive plan provisions into sewer or water general plan);
(((h))) (i) RCW 43.20.260 (water system plans consistent with comprehensive plans and development regulations);
(((i))) (j) RCW 43.21C.240 (project review under the act);
(((j))) (k) RCW 57.16.010 (water districts - district comprehensive water plan consistent with urban growth area restrictions);
(((k))) (l) RCW 58.17.060 (short plats - written findings about appropriate provisions for infrastructure);
(((l))) (m) RCW 58.17.110 (subdivisions - written findings about appropriate provisions for infrastructure);
(((m))) (n) RCW 59.18.440 (land development - authority of entities planning under the act to require relocation assistance);
(((n))) (o) RCW 70.118B.040(3) (requirements for large on-site sewage systems to be consistent with the requirements of any comprehensive plans or development regulations adopted under the act);
(((o))) (p) RCW 86.12.200 (comprehensive flood control management plans - may be incorporated into comprehensive plans under the act); and
(((p))) (q) RCW 90.46.120 (use of water from wastewater treatment facility - consideration in regional water supply plan or potable water supply service planning).
[Statutory Authority: RCW 36.70A.050 and 36.70A.190. 10-03-085, § 365-196-745, filed 1/19/10, effective 2/19/10.]
WAC 365-196-870 Affordable housing incentives. (1) Background.
(a) The act calls on counties and cities to encourage the availability of affordable housing. Addressing the need for affordable housing will require a broad variety of tools to address local needs. This section describes certain affordable housing incentive programs (incentive programs) that counties and cities may implement.
(b) The powers granted in RCW 36.70A.540 are supplemental and additional to the powers otherwise held by local governments, and nothing in RCW 36.70A.540 shall be construed as a limit on such powers.
(c) Counties and cities may use incentive programs to implement other policies in their comprehensive plan in addition to affordable housing; for instance, encouraging higher densities that reduce the need for land and increase the efficiency of providing public services.
(d) Incentive programs may apply to residential, commercial, industrial and/or mixed-use developments.
(e) Incentive programs may be implemented through development regulations, conditions on rezoning or permit decisions, or any combination of these.
(f) Incentive programs may apply to part or all of a city or county. A county or city may apply different standards to different areas within their jurisdiction, or to different development types.
(g) Incentive programs may be modified to meet local needs.
(h) Incentive programs may include provisions not expressly provided in RCW 36.70A.540 or 82.02.020.
(2) Counties and cities may establish an incentive program that is either required or optional.
(a) Counties and cities may establish an optional incentive program. If a developer chooses not to participate in an optional incentive program, a county or city may not condition, deny or delay the issuance of a permit or development approval that is consistent with zoning and development standards on the subject property absent the optional incentive provisions of this program.
(b) Counties and cities may establish an incentive program that requires a minimum amount of affordable housing that must be provided by all residential developments built under the revised regulations. The minimum amount of affordable housing may be a percentage of the units or floor area in a development or of the development capacity of the site under the revised regulations. These programs may be established as follows:
(i) The county or city identifies certain land use designations within a geographic area where increased residential development will help achieve local growth management and housing policies.
(ii) The city or county adopts revised regulations to increase development capacity through zoning changes, bonus densities, height and bulk increases, parking reductions, or other regulatory changes or other incentives.
(iii) The county or city determines that the increased residential development capacity resulting from the revised regulations can be achieved in the designated area, taking into consideration other applicable development regulations.
(3) Steps in establishing an incentive program.
(a) When developing incentive programs, counties and cities should start with the gaps identified in the housing element and develop incentive programs as a strategy to implement the housing element and close some of the identified gaps.
(b) Counties and cities should identify incentives that can be provided to residential, commercial, industrial or mixed-use developments providing affordable housing. Incentives could include density bonuses within the urban growth area, height and bulk bonuses, fee waivers or exemptions, parking reductions, expedited permitting, or other benefits to a development. Counties and cities may provide a variety of incentives and may tailor the type of incentive to the circumstances of a particular development project.
(c) Counties and cities may choose to offer incentives through development regulations, or through conditions on rezones or permit decisions.
(4) Criteria for determining income eligibility of prospective tenants or buyers. When developing an affordable housing incentive program, counties and cities must establish standards for low-income renter or owner occupancy housing consistent with RCW 36.70A.540 (2)(b). The housing must be affordable to and occupied by low-income households.
(a) Low-income renter households are defined as households with incomes of fifty percent or less of the county median family income, adjusted for family size.
(b) Low-income owner households are defined as households with incomes of eighty percent or less of the county median family income, adjusted for family size.
(c) Adjustments to income levels: Counties and cities may, after holding a public hearing, establish lower or higher income levels based on findings that such higher income and corresponding affordability limits are needed to address local housing market. The higher income level may not exceed eighty percent of county median family income for rental housing or one hundred percent of median county family income for owner-occupied housing.
(5) Maximum rent or sales prices: Counties and cities must establish the maximum rent level or sales prices for each low-income housing unit developed under the terms of their affordable housing programs. Counties and cities may adjust these levels based on the average size of the household expected to occupy the unit. These levels may be adjusted over time with changes in median income and factors affecting the affordability of sales prices to low-income households.
(a) For renter-occupied housing units, the total housing costs, including basic utilities as determined by the jurisdiction, may not exceed thirty percent of the income limit for the low-income housing unit.
(b) For owner-occupied housing units, affordable home prices should be based on conventional or FHA lending standards applicable to low-income first-time homebuyers.
(6) Types of units provided when a developer is using incentives to develop both market rate housing and affordable housing.
(a) Market-rate housing projects participating in the affordable housing incentive program should provide low-income units in a range of sizes comparable to those units that are available for other residents. To the extent practicable, the number of bedrooms in low-income units should be in the same proportion as the number of bedrooms in units within the entire development.
(b) The provision of units within the developments for which a bonus or incentive is provided is encouraged. However, programs may allow units to be provided in a building located in the general area of the development for which a bonus or incentive is provided.
(c) The low-income units should have substantially the same functionality as the other units in the development.
(7) Enforcement of conditions: Conditions may be enforced using covenants, options or other agreements executed and recorded by owners and developers of the affordable housing units. Affordable units developed under an incentive program should be committed to affordability for fifty years; however, a local government may accept payments in lieu of continuing affordability.
(8) Payment in lieu of providing units allowed. Counties and cities may also allow a payment of money or property in lieu of low-income housing units if the jurisdiction determines that the payment achieves a result equal to or better than providing the affordable housing on-site. The payment must not exceed the approximate costs of developing the same number and quality of housing units that would otherwise be developed. The funds or property must be used to support the development of low-income housing, including support provided through loans or grants to public or private owners or developers of housing.