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City of Longview Comprehensive Plan October 2019

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City of Longview Comprehensive Plan October 2019 City of Longview 2019 Comprehensive Plan City of Longview, Washington Prepared for: The City of Longview, Washington Community Development 1525 Broadway Longview, WA 98632 Contact: Steve Langdon 360/442-5086 Prepared by: Cowlitz-Wahkiakum Council of Governments 207 4th Avenue North Kelso, WA 98626 Contact: Bill Fashing 360/577-3041 October 2019 Acknowledgements Longview City Council Mike Wallin Scott Vydra Chet Makinster Don Jensen, Mayor Steve Moon MaryAlice Wallis Ken Botero Longview Planning Commission Shawn D. Marvin Craig Collins “Trey” Weller L. Davis III Ray Van Tongeren Ramona Leber Christine Schott Micah Shea Bill Josh City of Longview Kurt Sacha, City Manager Ruth Bunch, GIS Department John Brickey, Director, Community Development Steve Langdon, Planning Manager Adam Trimble, City Planner Lisa Vertrees, Planning Commission Secretary Jeff Cameron, Public Works Director Craig Bozarth, City Engineer Joe Phillips, Economic Development Coordinator Jennifer Wills, Parks and Recreation Director Jim McNamara, City Attorney Chief Jim Duscha, Longview Police Department Christ Smith, Human Resources Director Chris Skaugset, Library Director Cowlitz-Wahkiakum Council of Governments Robert Stevens, Transportation/Community Development Ken Pearrow, Transportation/Community Development Deborah Johnson, Community Development Chalaina Kroll, Project Assistant Bill Fashing, Executive Director Prepared by: City of Longview Cowlitz-Wahkiakum Council of Governments Table of Contents Chapter 1 Introduction .................................................................................................................1 Purpose ................................................................................................................................................... 1 What is a Comprehensive Plan? ......................................................................................................... 1 What Are the Benefits of Comprehensive Planning? .......................................................................... 1 Why Should We Keep Updating the Comprehensive Plan? ................................................................ 2 What Laws Govern Comprehensive Planning? ................................................................................... 2 Planning Area Boundary (PAB) ............................................................................................................... 3 Citizen Participation ................................................................................................................................ 4 City Vision ............................................................................................................................................... 4 Implementing the Plan ........................................................................................................................... 6 Chapter 2 Land Use……………………………………………………………………………………………………………………….7 Introduction ............................................................................................................................................ 7 Existing Conditions and Trends ............................................................................................................... 7 Land Consumption by Type……………………………………………………………………………………………………………8 Vacant and Underutilized Land……………………………………………………………………………………………………….10 Longview Land-Use Issues……………………………………………………………………………………………………………….15 Quality of Life ....................................................................................................................................... 15 Neighborhood Connectivity and Circulation…………………………………………………………………………………….15 Transportation Choices and Alternatives …………………………………………………………………………………………16 Corridor Improvements…………………………………………………………………………………………………………………..16 Freight and Goods Mobility……………………………………………………………………………………………………………..16 Future Development in Longview ........................................................................................................ 17 Future Land Use Map ........................................................................................................................... 20 Districts ............................................................................................................................................. 21 Land Use Goals, Objectives, and Policies…………………………………………………………………………………………28 Chapter 3 Housing………………………………………………………………………………………………………………………36 Introduction .......................................................................................................................................... 36 Existing Conditions and Trends ............................................................................................................ 36 Historical Housing Trends ................................................................................................................. 36 Consumer Housing Choices .................................................................................................................. 38 i | Page Housing Quality .................................................................................................................................... 38 Housing Age ..................................................................................................................................... 38 Home Values .................................................................................................................................... 41 Housing Conditions by Area ............................................................................................................. 45 Revitalization Strategies ................................................................................................................... 48 Housing Supply and Affordability......................................................................................................... 50 Housing Supply ................................................................................................................................. 50 Land Consumption and Growth Patterns ......................................................................................... 52 Housing Affordability ............................................................................................................................ 56 Home Prices ..................................................................................................................................... 56 Consolidated Plan ................................................................................................................................. 58 Other Factors Affecting Affordability ................................................................................................... 59 Housing Goals and Policies………………………………………………………………………………………………………………60 Chapter 4 Economic Development .............................................................................................. 63 Introduction ......................................................................................................................................... 63 Summary of Existing Conditions and Trends ....................................................................................... 63 Labor Force and Unemployment………………………………………………………………………………………………….64 Industry Employment…………………………………………………………………………………………………………………..64 Personal Income……………………………………………………………………………………………………………………………..68 Retail Sales……………………………………………………………………………………………………………………………………...69 Downtown………………………………………………………………………………………………………………………………….…..69 Strengths and Challenges ..................................................................................................................... 70 Economic Development Goals, Objectives, and Policies………………………………………………………………….71 Chapter 5 Natural Environment .................................................................................................. 77 Introduction…………………………………………………………………………………………………………………………………….77 Statutory Planning Requirements……………………………………………………………………………………………………77 Summary of Existing Conditions……………………………………………………………………………………………………...78 Wetlands……………………………………………………………………………………………………………………………………..78 Frequently Flooded Areas……………………………………………………………………………………………………………78 Aquifer Recharge and Wellhead Protection…………………………………………………………………………………80 Fish and Wildlife Habitat……………………………………………………………………………………………………………..83 ii | Page Geologically Hazardous Areas……………………………………………………………………………………………………..85 Shorelines of the State………………………………………………………………………………………………………………..86 Brownfields…………………………………………………………………………………………………………………………………88 Natural Environment Goals, Objectives, and Policies………………………………………………………………………88 Chapter 6 Energy and Telecommunications………………………………………………………………………………..93 Introduction……………………………………………………………………………………………………………………………………93 Utility Regulation……………………………………………………………………………………………………………………………93 Electricity……………………………………………………………………………………………………………………………………….93 Natural Gas…………………………………………………………………………………………………………………………………….94 Telecommunications……………………………………………………………………………………………………………………….95 Energy and Telecommunications Goals, Objectives, and Policies…………………………………………………….96 Chapter 7 Public Facilities, Utilities, and Services……………………………………………………………………….98 Introduction…………………………………………………………………………………………………………………………………..98 Relationship Between Land Use and Capital Facilities……………………………………………………………….……98 Levels of Service
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