Rural Element

Introduction

The Growth Management Act requires counties to include in their comprehensive plans: “...a rural element [which includes] lands that are not designated for urban growth, agriculture, forest, or mineral resources. The rural element shall permit appropriate land uses that are compatible with the rural character of such lands and provide for a variety of rural densities GMA Mandate and uses. It may also provide for clustering, density transfer, design guidelines, conservation There are no specific GMA goals for rural easements, and other innovative techniques growth and development. Rather, the goals that will accommodate appropriate rural uses for urban growth, reducing sprawl, economic not characterized by urban growth.” (RCW development, and natural resources tend to 36.70A.070 (5)) address the rural focus indirectly. The Act does define “rural character” as being characterized This Element establishes broad goals and by areas: policies guiding residential, commercial, and industrial uses in unincorporated a) In which open space, the natural landscape, Skagit County consistent with the Growth and vegetation predominate over the built Management Act’s allowance of development environment; in the rural area, including “limited areas of b) That foster traditional rural lifestyles, rural- more intensive rural development.” based economies, and opportunities to both live and work in rural areas; c) That provide visual landscapes that are traditionally found in rural areas and communities;

2007 Skagit County Comprehensive Plan Element - 3•1 d) That are compatible with the use of the land by wildlife and for fish and wildlife habitat; Plan Key: Defining “Rural” in e) That reduce the inappropriate conversion of Skagit County undeveloped land into sprawling, low-density What’s the meaning development; of “Rural?” Webster’s New World Dictionary f) That generally do not require the extension of defines it as “of or urban government services; and relating to the country, country g) That are consistent with the protection of people or life, or agriculture”, which natural surface water flows and ground water may represent a and surface water recharge and discharge common areas. understanding of the term “rural.” The following Countywide Planning Policies For planning purposes, defining rural isn’t easy. Existing and traditional development patterns (CPPs) provide more specific guidance for the often include clustered service or residential areas, Rural Element: so definitions based on density alone aren’t enough. The presence of agriculture isn’t always an accurate All growth outside the urban growth measure of rural, either. boundary shall be rural in nature as defined So how to define rural? Washington State’s Growth in the Rural Element, not requiring urban Management Act (GMA) does a good job of governmental services, except in those limited defining the extremes of urban-scale development circumstances shown to be necessary to the and undeveloped natural resource lands, but satisfaction of both the County and the struggles to define the middle ground of “rural.” For this reason, a 1997 GMA amendment describes affected city to protect basic public health, what typifies “rural character” to facilitate safety and the environment, and when identification of such lands. such services are financially supportable at rural densities and do not permit urban GMA interpretations clearly indicate the need to preserve rural landscapes, including the development. (CPP 1.8) development necessary to sustain them.

Rural development shall be allowed in areas So Skagit County has addressed the issue in a outside of the urban growth boundaries localized fashion, applying rural designations that having limited resource production values (e.g. support existing development, while anticipating future growth in a way that supports overall GMA agriculture, timber, and mineral) and having objectives. access to public services. Rural development shall have access through suitable county For more on Skagit County’s rural use framework, roads, have limited impact on agricultural, see the policy section of this chapter and the following Rural Profile chapter. timber, mineral lands, critical areas, shorelands, historic landscapes or cultural resources and must address their drainage and The process to consider siting of specific major ground water impacts. (CPP 2.3) industrial developments outside of urban growth areas shall follow the process included Commercial areas should be aggregated in the Memorandum of Understanding in cluster form, be pedestrian oriented, between the County and the cities for adoption provide adequate parking and be designed to of Countywide Planning Policies... (CPP 2.9) accommodate public transit. Strip commercial development shall be prohibited. (CPP 2.8)

Element - 3•2 Rural Rural commercial and industrial development A diversified economic base shall be shall be consistent with that permitted by encouraged to minimize the vulnerability of the the Growth Management Act, specifically local economy to economic fluctuations. (CPP including RCW 36.70A.070(5)(d) and 5.5) related provisions and the 1997 ESB 6094 amendments thereto. This development shall Commercial, industrial and residential not be urban in scale or character or require acreage shall be designated to meet future the extension of urban services outside of needs without adversely affecting natural urban growth areas, except where necessary resource lands, critical areas, and rural to address an existing public health, safety or character and life styles. (CPP 5.6) environmental problem. (CPP 2.4) Tourism, recreation and land preservation Rural commercial and industrial development shall be promoted provided they do not conflict shall be of a scale and nature consistent with the long-term commercial significance of and compatible with rural character and natural resources and critical areas or rural rural services, or as otherwise allowed life styles. (CPP 5.7) under RCW 36.70A.070(5)(d), and may Agriculture, forestry, aquatic resources, and include commercial services to serve the mineral extraction shall be encouraged both rural population, natural resource-related within and outside of designated resource industries, small scale businesses and cottage lands. (CPP 5.8) industries that provide job opportunities for rural residents, and recreation, tourism and Value added natural resource industries shall resort development that relies on the natural be encouraged. (CPP 5.12) environment unique to the rural area. (CPP 2.5) The Comprehensive Plan shall support and encourage economic development and Priority consideration will be given to siting employment to provide opportunities for of new rural commercial and industrial uses prosperity. (CPP 5.15) in areas of existing development, including existing Rural Villages and existing Rural Rural character shall be preserved by Centers, followed by already developed sites regulatory mechanisms through which in the rural area, and only lastly to wholly development can occur with minimal undeveloped sites in the rural area. (CPP 2.6) environmental impact. (CPP 10.6)

Comprehensive Plan provisions for the location of residential development shall be made in a manner consistent with protecting natural resource lands, aquatic resources, and critical areas. (CPP 4.6)

Home occupations that do not significantly change or impact neighborhood character shall be permitted. (CPP 5.2)

Economic diversity should be encouraged in rural communities where special incentives and services can be provided. (CPP 5.3)

2007 Skagit County Comprehensive Plan Element - 3•3 Element -3•4 Goals & Policies ■ ■

mining, and aquatic resource areas; small unincorporated rural communities; communities; rural unincorporated small areas; resource aquatic and mining, forests, farms, densities; residential rural of variety a vegetation; natural with spaces open by characterized is landscape rural County Skagit The Rural Area Characteristics 3A-1.1 Policies by: lifestyle and character landscape, rural the Protect Goal A–Rural Area Characteristics Elements. Lands Resource and Use Land the in included are policies and goals use land resource and Urban uses. land rural of designation the for policies formal more the as well as discussion above the on based statements intent general include area rural the for policies and goals following The government. county on costs and demands service minimize and areas critical identified and lands resource natural designated protect spaces, open retain landscapes, and structures and cultural historic preserve areas Rural management. timber and fishing farming, with compatible are which densities urban than lower at environments living of variety a provide designations use land Area Rural The areas. recreation important regionally and developments; industrial and commercial rural isolated small, MonitoringRural Growth f) e) d) c) b) a) Assuring Assuring important Allowing communities; Maintaining Providing Defining Planning Policy 1.2 that 80 percent of new growth should locate in in locate should growth new of percent 80 that 1.2 Policy Planning Countywide in established target the to relation in growth rural Monitor

and

that economic land for rural

the a identifying

appropriate

uses variety

landscape character

prosperity which

rural

are

and features, and

for

compatible

lands historic densities adequate

rural

resources,

for

areas; and

long-term

and

rural and

cultural

housing

and and in

levels

keeping

values; use

roles

of opportunities;

and

service

with of

conservation;

existing

the are

protection provided.

rural

of Rural Goals & Policies Element - 3•5 - ex

public

Area economic that

natural

cost

uses

and

buffer Growth

reasonable

business

demand Urban

forestry,

owners and the

and

future

for

property densities

minimize farming

land.

provide rural

space, their

respect

residential allow

open of

use

and

the

character, retain

improvements, for variety

needed, rural

if lands, for

owners and developers. The design of rural residential developments near urban areas should include means to further subdivide at urban densities should these developments be added to the urban area in the future, using techniques such as conservation and reserve development (CaRD) land divisions. Rural land-use designations within ¼ mile of the designated Mineral Resource Overlay shall be no greater than one dwelling unit per ten acres, except for isolated situations where higher densities, and an adopted Countywide Planning Policies stating that urban areas should accommodate 80 percent of new population growth, with the remaining 20 percent locating in the rural area. Monitor the pace of development in conjunction with the maintenance of data describing the inventory of available buildable land. Rural residential development near designated natural resource lands shall minimize potential conflicts and not contribute to the conversion of farm and forest land to non-resource uses. Encourage techniques such as land conservation, clustering and buffering. Encourage rural conservation and reserve development (CaRD) land divisions through public outreach and communication with property infrastructure pansion opportunities Manage development in rural areas through density requirements that protect and maintain existing rural character, natural resource lands,open space, critical areas, significant cultural resources, and water resources, and that manage traffic volumes. The rate of development in rural areas should be in accordance with urban areas. Analyze development trends to determine if changes in land use designations are necessary or additional regulatory techniques or measures are needed to assure compliance with targeted urban/rural population distribution goals. Provide maintain resource Goal A-2 A-2 Goal 3A-2.5 3A-2.6 3A-2.3 3A-2.4 Policies Policies 3A-2.1 3A-2.2 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•6 Goals & Policies

3A-3.4 3A-3.2 3A-3.1 Policies 3A-3.3 Goal A-3 a) (LAMIRDs). development rural intensive more of areas limited serve to or divisions land in used be may systems treatment decentralized or systems on-site Community areas. rural in effluent of dispose and treat to preferred are systems wastewater On-site threatened. is groundwater or waters surface when solutions area-wide creating for strategies other and plans community include may services These improvements. necessary require to actions and owners, property to assistance technical systems, septic on-site failing of determination the includes treatment wastewater adequate ensuring for responsibility health public County’s The amenities. and scenic structures/landscapes, cultural and historic retain to lines, ridge as such features land important protect to areas, critical protect to systems, natural preserve to character, community and residents rural to impacts the and landscape the of alteration the minimize to provided and constructed, designed, such be shall services and facilities Such uses. and densities rural with consistent be shall facilities and services public other and systems, utility and roads structures, for plans and Standards standards. service rural meet shall growth rural planned support which utilities and roads, services, facilities, New standards. service rural at development serve to existing utilities and services, facilities, existing upgrade or maintain to be shall areas rural in investment public funding for Priorities lifestyles. planned Assure mile. ¼ the outside located property the of portion a to transferred be can density in increase such subdivision, CaRD a through possible be normally would densities greater Where exist. already MRO, the within operation mining existing LAMIRD. existing the LAMIRD The

that LAMIRD’s for

size

and

public

public of

a provided,

shall community

facilities, health,

designated be

limited consistent

safety

services,

large

boundaries, to or

the with welfare

roads on-site

build-out

rural

and issues

sewage unless

character, utilities

potential of

system it properties

are

also needs,

for properly

needed all

a outside

and

designated development

of addresses

the

Rural

within Goals & Policies Element - 3•7 land

to shall

division.

development. proposal process,

division

the land

rural

of land

review

the

a existing

industries and

of part for

Development, historic

and under

not division

issues is

uses system patterns,

Rural

land

that allowed recognize

the welfare to

sewage

tourism in

units

Intensive and

Act,

and development

on-site

development More needed,

safety

of be for

large

residential

or of recreation

industrial

health, used

Management

Areas

residents.

be found

and

is number public

not

rural

Growth community

small-scale the Limited

for

may

to the

of new unless

existing

jobs

commercial,

certain with

size system

limited

certain

The be The division address provide

consistent residential, allow that Skagit County has developed and applied various rural land use designations, as described below, following the GMA provisions for Establish b) Consistent with the Countywide Planning Policies, urban services shallnot be extended into or expanded in rural areas except in those limited circumstances shown to be necessary to protect basic public health and safety and the environment. Policies Policies 3B-1.1 include the infill, development, or redevelopmentof existing commercial, industrial, residential, or mixed-use areas; the intensificationof development on lots containing or new development of small scale recreational or tourist uses; and the intensificationof development on lots containing isolated nonresidential uses or new development of isolated cottage industries and isolated small-scale businesses that are not principally designed to serve the rural population but that provide job opportunities for rural residents. B – LAMIRDs Goal Limited Areas of More Intensive Rural Rural Intensive More of Areas Limited Development The Rural Area provides a choice of living environments and rural- and natural resource-related economic activities through a mix of large lots, conservation and reserve development (CaRD) land divisions, and limited areas of more intensive rural development. Amendments to the Growth Management Act adopted in 1997 as part of ESB 6094 established that “the rural element may allow for limited areas of more intensive rural development…” or LAMIRDs (RCW 36.70A.070(5)(d)). These limited areas 3A-3.5 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•8 Goals & Policies

3B-1.2 3B-1.4 3B-1.3 b) a) appropriate. as development, rural intensive more of uses or areas existing these contain and minimize to measures adopted has County Skagit developments. crossroads or centers, activity rural hamlets, villages, development, shoreline as characterized whether areas, use mixed- or residential, industrial, commercial, existing of redevelopment or development, infill, the for provide designations use land above The h) g) f) e) d) c) b) a) are: criteria these using Map Plan/Zoning Comprehensive the on placed and created designations use land rural County Skagit The boundaries. outer logical by surrounded are that and 1990, 1, July on existence in were that areas use mixed or residential, industrial, commercial, of consists and 36.70A.070(5)(d)(i) RCW by authorized is first The LAMIRD. of types basic three establishes GMA The 36.70A.070(5)(d). RCW in (LAMIRDs) Development Rural Intensive More of Areas Limited 36.70A.070(5)(d). but there Existing low-density outer Lands with also LAMIRD Some Rural Rural Rural Residential Rural be Similk Rural Rural

identified

that

allowed

rural

is boundary Natural

Marine Freeway Center. Village Intermediate. Village

included Beach a

may

areas logical

character

sprawl.

boundary.

in to

requirements,

also

LAMIRD,

Resource Commercial, Residential.

Industrial. address the

are Service. of

in boundary

include

the

such rural those

and

existing

similar

existing

Industrial area do

that undeveloped

delineated but

and not which

are under

area not

health

promote other areas

clearly

must all. designations

or GMA,

predominantly

and residential

lands use, or New

fall sprawl.

identifiable uses

environmental thereby

within if natural-resource provided

shall limited

also

LAMIRDs

allowing

not the

by and meet

they as

Rural extend the

contained

provided issues. these

remain

built a

related new

Village

beyond as “(d)(i)”

environment,

may pattern

in compatible and

uses RCW

the

need where Rural

are

logical of

Goals & Policies Element - 3•9 July

land

but that

of,

on permit

the

serve

and intensive

shall

designed and

to not

serve

more setting, manner

county to does

a of

existence

and in

the in development facilities

highways,

principally that area

neighborhoods

be was new

and and

necessary

to or location

services of

that manner

boundary adopted.

those natural a streets commercial

one rural

to public in

was

a is outer

required

boundaries, boundary

on water,

and containing,

Act

not

existing

population.

including above limited

logical rely of

lots

provided outer

are development. use the on

rural

irregular uses,

that

facilities bodies sprawl;

logical as described

shall

character

uses,

tourist Management

tourist as the public facilities

such projected or the and

residential or

establishing abnormally development uses

low-density tourist use and

public of new of In Growth or

provide

establish

preserve to contours,

the and

recreation

permit to boundaries tourist areas

sprawl. existing shall include recreational

and

not when

ability need prevention the not

services

development. recreational

the does the communities; physical forms the

do intensification county existing

small-scale 1990, serve

small-scale those that A to Public recreation low-density The iv) 1, The rural address: i) ii) iii) b) c) requirements of RCW 36.70A.070(5)(d). The LAMIRD label itself does not grant any increased land uses, intensities, or densities not already allowed for in the Comprehensive Plan policies and development regulations applicable to the Rural Village Residential or Rural Intermediate designations. otherTwo types of LAMIRD are allowed by GMA. The County’s other rural commercial and industrial designations were created and applied consistent with these other provisions. Pursuant to RCW 30.70(A).070(5)(d)(ii), the County’s Small Scale Recreation and Tourism designation allows: a) d) An The identificationof the Rural Village and Rural Intermediate designations as Limited Areas of More Intensive Rural Development (LAMIRD) does not by its name, label or designation automatically confer any increased development potential to these areas. The LAMIRD label is only intended to indicate that Rural Villages and Rural Intermediate areas are designated consistent with the c) 3B-1.6 3B-1.5 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•10 Goals & Policies 3B-1.7 to be part of a Limited Area of More Intensive Rural Development (LAMIRD) as as (LAMIRD) Development Rural Intensive More of Area Limited a of part considered be to are Residential Village Rural and Intermediate Rural designated lands All necessary. if future the in Area Growth Urban the of expansion allow to Area Growth Urban Ridge Bayview the to adjacent designation (BV-URv) Reserve Ridge- Urban Bayview a also is There area. Rural the in designations use land main the residential are Residential Village Rural and Intermediate, Rural Reserve, Rural Goal C 3B-1.9 3B-1.8

RuralResidential Designations the Provide Element. Lands Resource Natural the in included are lands resource mineral and resource, rural forest, agricultural, for policies designation use Land uses. Space Open and area; rural the in circumstances certain under place take may that use urban of type a are which of both Developments, Industrial Major and Resorts Planned Master are These Area. Rural the in allowed are uses land other Certain 3C-2.17) Policy (See needs. community by supported is center a of creation the where process planning community a of context the within circumstances limited narrow, very under permitted only is Centers Rural new of creation The area. Rural the in Centers Rural new of number limited a of creation potential the for basis the also is 3B-1.6 Policy in above referenced provision GMA The b) a) permits: which 30.70(A).070(5)(d)(iii) RCW with consistent are designations 1997.1, Both June on existed have must Business Rural a whereas area, rural the in use new a to applied be may Business Small-Scale designations: two the between distinctions are There GMA. under allowed LAMIRD of type third a on based are designations Business Rural and Business Small-Scale County’s The

rural the small-scale Rural rural rural businesses uses The

for local

intensification landscape, or

residents. population

counties a new

variety government

that

businesses development

are may

character, of

and

rural not of

allow according

nonresidential development conform

principally

of residential

and the

isolated

expansion

lifestyles. with to

RCW

on designed

cottage the

land uses,

lots

rural

36.70A.030(14). of

use

containing but

industries to small-scale

densities character

do serve

provide

the

isolated

and while

of businesses existing

job

the isolated

retaining

opportunities area nonresidential

and

as small-scale as

long projected defined Rural

for

those

Goals & Policies Element - 3•11 - rural areas of the County with the GMA requirements to minimize sprawl and concentrate growth in urban areas. Areas may be considered for designation as RI by identifying clearly- contained logical boundaries that are delineated predominantly by the built environment existing on July 1, 1990, per policy 3B-1.2 above. However, in some cases, where lots were legally created since that time, but prior to adoption of the Comprehensive Plan and have either been developed, or have vested rights to develop at those densities, RI designation may be appropriate on those lots as well. Finally, as LAMIRDs, under RCW 36.70A.070(5)(d)(i), as described in policy 3B- 1.2 above. Rural Intermediate (RI). The Rural Intermediate (RI) designationapplies to rural areas where the average existing surrounding and/or parcel density is predominantly more than or equal to 1 parcel per 2.5 acres or 1/256th of a section, not including any lands within a UGA. If rural lands proposed to be added to the RI designation have a density of less than 1 parcel per 2.5 acres, these lands must be included in any calculation of “average existing surrounding and/or parcel density.” These RI designations are intended to balance property rights in the legally vested lots and the built environment that is reflected in certain Rural Reserve (RRv). The Rural Reserve designation applies to all ruralareas outside of the following designations: Natural Resource Lands, Rural Intermediate, Rural Village, any of the various Rural commercial/industrial designations, Open Space of Statewide/Regional Significance, or Urban Growth Area. The maximum allowed residential gross density is 1 residence per 5 acres in conservation and reserve development (CaRD) land divisions, and 1 residence per acres10 in standard land divisions. All lands shown as Rural Intermediate and Rural Village Residentialthe on Comprehensive Plan/Zoning map were designated following the criteria for Limited Areas of More Intensive Rural Development, or

3C-1.3 3C-1.1 3C-1.2 described in policy 3B-1.2 and as authorized by RCW 36.70A.070(5)(d)(i). These designations reflect areas that were generally already developed or platted at land use densities of 1 residence “dwelling(or unit”) per 2.5 acres, or greater, when the Growth Management Act was implemented in 1990. The Rural Reserve des ignation identifies portionsof the Rural area that were not already developed at these higher densities. The Rural designation and density criteria follow: Policies 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•12 Goals & Policies ■ ■ 3C-1.7 3C-1.6 Policies Rural Village 3C-1.5 3C-1.4

as described further in policy 3B-1.2. policy in further described as boundaries, designated within infill to limited development future with County the throughout communities historical represent Villages Rural service. of levels rural existing maintain to capacity adequate and lands, resource natural designated to proximity areas, critical of presence constraints, environmental uses, and patterns development commercial and residential rural existing on based are densities and designation Village Rural areas. Rural designated in only located be shall Villages Rural divisions. land (CaRD) development reserve and conservation in acres 5 per residence 1 or division, land standard a in 10acres per residence 1 is density gross residential allowed maximum The infrastructure. urban to rural from transition a for provide and development, residential urban future preclude to not as so UGA the outside areas designated within development of clustering require area Reserve Urban the for regulations Development date. future some at expand may UGA the where indicate to intended is designation Reserve Ridge-Urban Bayview The (BR-URv). Reserve Urban Ridge Bayview encouraged. are protection area critical and retention space open term Long- uses. special commercially-oriented and uses land resource over priority taking atmosphere, rural a in living residential for land protect and provide to is designation Intermediate Rural the of purpose The b) a) plan. community necessary the of completion after only but areas, study those of more or one in appropriate be may density RI some Element, Monitoring and Implementation Plan the in policies Areas Study Rural the under detail more in described gross created Within unconsolidated 2.5 The

acres RI

density

through

the designation

Rural

the of

areas

1 a County

dwelling land Intermediate

does

division

more since,

not

unit

necessarily intense

per is designation,

2.5

so, rural

acres,

could acres. apply

development.

the resulting

result

minimum every

a existing

pattern a

maximum lot

size

lot

that smaller scattered

residential

may Rural

than

be and Goals & Policies

Element - 3•13 and with the

septic

by the

better on-site

suitable

in through the to

provided

on-site

important consistent designations uses

annual

through that

occur include

sizes, requirements,

approved are

the

lot retain

plan

predominantly lots

approved appropriate

amended provided

and

safety. and

an commercial

through are

Commercial

required

smaller

1990. defined for and smaller

and

not infrastructure water only 1,

protect occur

Update, community is

and/or

a those Village

July health water may shall

if shall

location and

public

recommend

GMA

and Rural

before

community patterns public with through

private may

guidelines

or Villages process,

new Villages

preferred

7-year

boundaries on acre, of with

a Plan

the design

Village, available,

per spaces

Rural

are a acres, development

are and

existed

Village

consideration

community. unit of

open

through

amendment

Rural

2.5 for

or the that

historic

water Community the

establishment

per Rural Plan

by Village Villages

areas,

the plan

dwelling

and standards the

of plan. unit

boundaries

within

Village Rural Rural valued

critical existing

area, sewer

appropriate

system;

environment

uses

outer

residential dwelling Rural community

system; a public existing protect 1 septic 1 development features The a boundaries built Because Rural within Comprehensive community Issues land c) Subdivisions of undeveloped parcels on the east side of the Big Lake Rural Village are allowed with lot sizes of 5 acres or greater unless those parcels are divided through conservation and reserve developments (CaRD), utilize public utilities, and protect Big Lake Water quality. Single-family residential densities for land designated as Rural VillageResidential are: a) b) b) c) The community planning process is the preferred method to determine the sizes, configurations, uses, and development potentials specific to each Rural Village. As discussed in greater detail in Chapter 12, community plans draw upon the local knowledge, experience, and preferences of community residents, provided that such is consistent with the Growth Management Act, Countywide Planning Policies, and the Comprehensive Plan. a) 3C-1.10 Rural Village Density Density Village Rural Policies 3C-1.9 3C-1.8 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•14 Goals & Policies ■ ■ 3C-1.11 3C-2.1 Policies Rural Commercial and Industrial Designations

Goal C-2 g) f) e) d) c) b) a) are: county the of portions unincorporated the in uses industrial and commercial permitting designations Zoning and Plan Comprehensive area. rural the in sites undeveloped wholly by lastly only and area, rural the in sites developed already- by followed Centers, Rural existing and Villages Rural are these priority, of order In development. existing of areas in uses industrial and commercial rural new of siting the to given be will consideration priority land, of use efficient To encourage area. rural the throughout businesses commercial of proliferation the avoid to areas commercial designated in located be will uses industrial and commercial rural New and economic employment, Support Element. Monitoring and Plan Implementation the in discussed further as planning, rural detailed more of areas other and Villages Rural for efforts planning community prioritize to Department the with work will Commissioners County of Board The Code. Development Unified the in contained provisions to according subdivided be may Course Golf Overlook the as to referred commonly is that property Plan, Village Rural Lake Big a of adoption the to Prior

scale Major Rural Natural Small-Scale Rural Rural Rural

the

diversification to

Marine Freeway Center Village

Industrial

maintain rural home

Resource

Recreation

economy businesses,

Commercial Industrial Service

rural

Developments

Industrial in

tourism by

character. and

fostering natural

Tourism

and

resource-related

opportunities recreation,

for an

industries,

rural-based appropriate

and

size Rural Goals & Policies - Element - 3•15 surface

resource

and

mineral areas,

and

aquifers.

flooded area;

forest,

source the

sole

frequently

agricultural, character

areas,

including

rural

critical

resources, surrounding

existing

and

with water the

Resorts

protection

with Business

the ground practices;

conflicts

for

Business and and

create

consistent

be not lands provide water Master-Planned Small-Scale Rural been made available to the site. The Rural Village Commercial District provides for a range of commercial uses and services to meet the everyday needs of rural a specified amountof timefollowing the property’s redesignation and rezone. The time lines for commencement and phasing are specified in the development regulations. A development project that has not commenced according to the specified timeline, or those portionsof a phased project that have not proceeded according to an approved phasing schedule, will lose its rural commercial or industrial designationand zoning, and will be returned to its prior designation and zone. Public services and public facilities necessary for rural commercial and industrial uses shall be rural in nature, limited to those necessaryto serve the use, and provided in a manner that does not permit low- density sprawl. Uses may utilize urban services that previously have proposed designation and use must: a) b) c) An applicant for any of the rural commercial or industrial designations available under this plan must submit, at the time of application, a development proposal that is consistent with the appropriate designation criteria, and that will commence or may be phased within h) i) j) Comprehensive Plan Amendment applications to any of the rural commercial or industrial designations must meet the following criteria in order to be found consistent with the Comprehensive Plan. The Rural Village Commercial (RVC) (RVC) Commercial Village Rural The following policies describe the various rural commercial and industrialtions, designa and provide guidance on the types and scale of permitted uses within them. 3C-2.5 3C-2.4 3C-2.3 The Home-Based Business special use also pemits certain rural commercial activities. 3C-2.2 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•16 Goals & Policies 3C-2.6 3C-2.12 3C-2.11 3C-2.10 3C-2.9 3C-2.8 3C-2.7

RuralCenter(RC) owner or operator residences and loft living quarters over store fronts, fronts, store over quarters living loft and residences operator or owner business- than other uses residential new include not may Centers Rural services. care personal and stations, service breakfasts, and bed restaurants, shops, specialty stores, hardware and nursery, feed, drug, food, retail include: Examples area. rural the to visitors and population rural surrounding the of needs the serve primarily that businesses service and retail small are Centers Rural in uses Typical a radius. mile ½ 2 within residing population the serve generally and Villages Rural than intensity and size in smaller are They County. the of portion rural the in locations selected at clusters commercial small-scale are Centers Rural adopted. been has one if plan community Village Rural a to subject and criteria, designation use land appropriate the on based designations, industrial or commercial rural other the of one to redesignated be may Village Rural a within Land Village. Rural that within uses commercial existing with consistent are standards newly the developed that provided district, Commercial Village Rural particular a for standards dimensional the modify may plan community A Villages. Rural the within uses commercial existing of size the on based are and Villages Rural the of character rural the retain to intended are district Commercial Village Rural the within uses for limits size Maximum uses. public minor and area, rural the to visitors for services related and lodging overnight studios, and galleries performance and art industries, and businesses resource natural support or population surrounding the of needs the serve primarily that businesses service and retail small include district Commercial Village Rural the in uses Typical Village. Rural the within location alternative an justifies use new the of nature the particular unless district, Commercial Village Rural existing the around clustered be should uses New Village. Rural each in Commercial Village Rural designated area contiguous one only be should there Generally, area. rural the to tourists and travelers for lodging and services, goods, provide to and industries, resource natural and residents Rural Goals & Policies 1,

Element - 3•17 same

July

the of

Rural

intensive provided

as or

areas of

may

substantially use

or Intermediate

serve

commercial exceptions area

Rural

1990 an

the 1, as

existing Limited

July

within were

1990. after

that 1,

located

predominantly

is July

developed on Centers

existed only.

that

included

Rural

area be

areas to

development other or

as designations

uses

commercial property

All Reserve The commercial where function 1990. Any new Rural Center designations shall meet the following criteria: a) b) future needs for goods and services in areas of the County not otherwise served by an existing Rural Village or Rural Center. These include the Samish Valley north of Sedro-Woolley, and certain islands likely to experience future residential development, such as Vendovi and Sinclair Islands. These have been identified as Rural Study Areas in the Plan Implementation and Monitoring Element. In addition, as also described in more detail in the Plan Implementation and Monitoring Element, the existing Day Creek Rural Center and the Birdsview Rural Center may be considered for possible expansion, change, or more intensive rural uses, but only after completion of the community planning effort described in that Element. Substantial infill, development, and redevelopment shall occur within existing Rural Centers and Rural Village Commercial districts beforeany new Rural Centers may be designated. Before additional acreage may be added to an existing Rural Center, the County shall conduct an analysis of the logical outer boundaries of that Rural Center, in accordance with RCW 36.70A.070(5)(d)(iv). A limited number of new Rural Centers may be designated to meet unless such residential uses are specifically authorized through a community plan. Rural Centers are designated at specific, limited sites in thefollowing areas: Allen, Birdsview, Day Creek, Dewey Beach, East Edison, and Guemes Island. Rural Centers of sufficientnumber and size will be designated to meet existing and projected rural commercial needs for retail and service businesses serving the surrounding rural population and visitors. Limited Number of New Rural Centers Centers Number of New Rural Limited 3C-2.18

3C-2.15 3C-2.16 3C-2.17 3C-2.13 3C-2.14 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•18 Goals & Policies ■ ■ 3C-3.1 Policies Rural Freeway Service (RFS)

Goal C-3 b) a) RFS: designated are interchanges Road Cook and Alger, Conway, Hill, Bow the of portions following The 36.70A.070(5)(d)(i). RCW in development” rural intensive more of areas “limited of definition GMA the meet that County Skagit in interchanges 5 Interstate certain at services and goods freeway-oriented provide areas Service Freeway Rural characterized commercial Serve h) g) f) e) d) c) service approximately Bow there Conway: plan New plans New Center. surrounding Proponents designations. distance designations The resource sole frequently The Location

local

source

travel designation

Hill: as

was Rural Rural

demonstrating

rural goods (pre-1990)

described

lands. that

the

at commercial

flooded aquifers, the distance

populations

Centers Center the

population, is and approximately existing

new

approximately a 10

crossroads

does

minimum

services intensive in

areas,

acres

Rural and

between designation

or the

shall compatibility

not development Rural

the water

Plan in

and

and or

jeopardize

at Centers

conservation

rural

of the

market a

certain

1.3

Centers

designated

the

surface

county service. Implementation 2.4

new 5 southwest

proposals

miles. acre development. traveling

must acre as Rural with

demand Interstate

the

roads, water parcel are of

parcel This

demonstrate and surrounding protection July only

quadrant

located

Center shall public

and

state in

is to productive 1,

after

and

the generally support

be 1990.

ground

the

interchanges from and routes, with

supported the

southeast of Monitoring that

northwest

that rural

designated

existing conduct other appropriate

the use water

has the or

there

uses

need

major of

minimum rural

existing quadrant

with

already

resources, designated

of rural quadrant,

is Element.

and

critical for

sufficient arterials. commercial development

community

the character.

commercial urban

where

Rural areas, including

Rural natural and

sewer Goals & Policies Element - 3•19 and sewer

paid logical

power, have public

surrounded quadrant create

and

Center, and

are

which and

served sewer

areas Rural southeast

and quadrant,

environment, are scenic

the

County

Both water,

in environmentally

land; and and

Village,

environment by, an

natural the Skagit

northeast

acres

of or 5 1970s

the setting; Rural

quadrant.

served

rural

uses a

natural at

late

built

be of

and sprawl.

in or

opportunities features to

the

acres

tourist to of

southeast

built

economy location nine

and

approximately

the the

natural

infeasible back

prepared commercial the

of at

or recreational

rural and

are

consisting

dating totaling acres or

future

scenic Area. diversify elements recreational

by,

six

any

to approximately abundant by the

parcels particular

water.

boundaries a inappropriate

served

Growth four on

Road:

commitments

are public small-scale manner.

bounded

County’s

amenities

logical

Relies incorporates would Urban Alger: that are boundaries Cook approximately by sewer and the

a) b) c) Small-Scale Recreation and Tourism areas shall not be created from lands designated Ag-NRL or IF-NRL. Use natural allowing sensitive The Small-Scale Recreation and Tourism designation is intended to provide opportunities for businesses that create recreational or tourist-oriented jobs for rural residents. Proponents may apply for a Comprehensive Plan/Zoning map amendment and rezone to the SRT designation and zone demonstrating that the proposed location or use: New development at these locations is subject to development regulations and design guidelines intended to maintain the ruralcharacter of the area, and to minimize impacts to rural residential areas,resource lands, critical areas, and other sensitive natural features of the environment. Such development shall not be expanded into designated natural resource lands or create conflicts with natural resource practices. c) d) 3C-3.2 3C-4.2 Policies Policies 3C-4.1 (SRT) Tourism and Recreation Small-Scale 4 Goal 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•20 Goals & Policies ■ ■ 3C-4.3 3C-5.2 3C-5.1 Policies Natural Resource Industrial (NRI) 3C-4.4

3C-4.5 Goal C-5, NRI Uses

resource sales; and limited natural resource support services. support resource natural limited and sales; resource direct limited resources; natural with associated products of storage and wholesaling facilities; processing resource natural include uses Permitted Plan. Comprehensive County Skagit the of elements Resource and Use Land the in found policies separate by guided generally are activities processing Mineral products. and industries aquatic and forestry, agricultural, to applies designation NRI The resource and by Facilitate Code. Development Unified the of section Actions Legislative the in specific further as plans site include shall designations SRT new for Plan Comprehensive the to amendments Proposed b) a) follows: as area rural surrounding the with compatible and nature in rural be to as so scale and size in limited are uses and areas SRT permitted. not are uses residential Other permitted. also is housing caretaker or Owner shops. retail small and restaurants as such uses accessory and retreats; religious or cultural, recreational, facilities; recreational outdoor services; and/or guide rental equipment recreational outdoor scale; in rural are that lodging overnight of forms other and parks, (RV) vehicle recreational campgrounds, cottages, cabins, to: limited not are but include may areas tourist or recreational small-scale within uses Typical

allowing

limited recreational SRT The provided Additional Up

activities.

to maximum

the area

20 related natural

production it

acres

remains

land vehicle

35.

processing

resource number of

used This

developable

hook-ups

substantially of

for limit agricultural,

support of

facilities, passive

units

does

within

land

services of

not undeveloped recreation

overnight limited

may

forestry,

a apply

campground

that be

direct

to located

purposes

lodging and support

the

resource

aquatic number

within or

permitted

only

local resort.

sales, products of

an may natural

camping

SRT

within be

included

designation.

sites a Rural

or Goals & Policies in

Element - 3•21 and on the

Rural

involved

primary sorting,

Natural

storage

including

impacts

threat and

in including

directly

lands, certain

not adverse

extraction,

areas, sorting,

resources. and are

rural

currently

the

on unreasonable in but rural

minimal land

natural

services,

on locate of

extraction,

have

involved

the present populated

industries

support in located

would

not generally

processing directly

site do

resources.

densely residents.

resource

activities.

include

uses involved

should

NRI more rural

for

generally primary

natural in of

natural

or resource operations of

directly

activities may

resources

serve proposed not

their

located welfare

These natural the designation

be are

that

and extraction of processing

natural

that may designation of uses

provided

Land

safety primary Villages.

on-site uses uses

NRI primary

the

NRI processing Rural processing in NRI Villages, health, Development nearby The Resource and is the only instance where Ag-NRL land may be converted to a NRI designation, and only based on a finding that the agricultural sector is better served by having the land in NRI designation to permit an agricultural industrial park. Certain forestry-related industrial activities are permitted outrightthrough the Industrial Forest-NRL, Secondary Forest-NRL, and Rural be given to properties that have had prior industrial activity and site improvements, but that may now be vacant or under-utilized, rather than to entirely undeveloped sites. Skagit County should designate an area areas)(or in which to concentrate agriculture-related industrial uses and agricultural supportservices in an “agricultural industrial park.” This would allow forservices these and their impacts to be concentrated, rather than dispersed throughout the rural area. Designation of an agricultural industrial park b) c) d) In considering NRI designation requests, priority consideration will New Natural Resource Industrial designations may be located on lands currently in one of the other Rural designations. In certain circumstances designated Natural Resource Lands may be redesignated to NRI, subject to the following provisions and the specific policiesfor each natural resource land or industry contained below. a)

Policies Specific to Forest-NRL to Forest-NRL Specific Policies Policies Specific to Agriculture-NRL to Agriculture-NRL Specific Policies 3C-5.6 3C-5.5 3C-5.4 3C-5.3 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•22 Goals & Policies ■ ■ 3C-5.7 3C-6.1 Policies Rural Marine Industrial (RMI) 3C-5.9 3C-5.8

Goal C-6 Policies Specific Aquaticto Industries industry and commerce. and industry marine enable and support that facilities permitted or existing other and moorages, docks, marinas, harbors, includes facilities” industrial marine “rural term The use. of changes limited for provide to and dependent, shoreline or water are that activities industrial marine rural of existing expansion permit to and facilities industrial marine rural existing recognize to intended is designation (RMI) Industrial Marine Rural The dependent; of that ties Provide c) b) a) to: close be should site proposed the Additionally, lands. designated non-NRL on located be only shall designation NRI the through permitted uses marine and Aquatic basis. permanent a on occur to uses these for place appropriate an is designation NRI The districts. zoning Resource-NRL Rural and Forest-NRL, Secondary Forest-NRL, Industrial the in basis, temporary a on permitted only are or permitted, not are activities industrial forestry-related Certain NRI. to designation Plan Comprehensive a require not do and districts zoning Resource-NRL

existing

that serve industrial non-urban water, major the

a natural are

the land

rural and transportation or

directly

county’s air);

use. use provides

resource marine

existing designation and

linked

rural

for industrial or

facilities

urban

to natural limited marine

that

existing services

activities associated changes resource recognizes industrial

necessary rural

activities that

with use. existing needs;

marine

are

the for

permits water it

proposed

industrial the

location intends

proposed or

expansion

shoreline

to use and

facili

serve;

(highway, resource-related -

Rural

rail, Goals & Policies

of Element - 3•23

north

eastern

served

materials,

the directly

has that

Channel

resource

which

Channel

Village,

Bay, uses.

natural developments

Swinomish

Areas.

Rural

the

other Similk Swinomish

the and View Growth

industrial

side end

logs Bay

east

marine-industrial major for Urban

the north

Lane.

the in

for in

property

the

other

on Park.

met at

Green for

terminal be

located Lime”

Bay Park,

and Josh

Marine

opportunities marine cannot Bay.

and site,

a Works,

Marine site 20

Turner’s Bridge

“Western

as that

on Boat

storage Padilla

Twin Bridge Route of needs

log

former

adequate a the

land State The of Property historically as Rozema shore Twin

Ensure have A “major industrial development” is a master planned site for a business that requires a parcel of land larger than is available in the urban growth area or is a natural resource-based use requiring a location near agricultural land, forest land, or mineral resource land upon which nature, as consistent with the County’s Shoreline Master Program. It is the intention both to retain the rural character of Skagit County’s shoreline and to allow new areas for rural marine industry on a minimalscale that are in concert with the rural character. Therefore, only lands contiguous to areas with existing RMI zoning may be redesignated/ rezoned to RMI. b) c) d) Permitted uses within the Rural Marine Industrial designation are thosethat are “water and shoreline dependent or related,” and are rural in Areas or facilities are designated RMI based on their history of marine industrial use, or regulatory approval and related site improvements for marine industrial use, prior to July 1, 1990. The RMI-designated properties were reviewed under, and found to comply with, the GMA criteria for limited industrial areas of more intensive rural development, as outlined in policy 3B-1.2. The existing areas or facilities identifiedRural as Marine Industrial areas on the Comprehensive Plan/Zoning Map, are: a) Goal C-7 C-7 Goal Policies Policies 3C-7.1 3C-6.4 (MID) Developments Industrial Major 3C-6.3 3C-6.2 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•24 Goals & Policies ■ ■ 3C-8.3 3C-8.2 3C-8.1 Policies Master Planned Resorts (MPR)

Goal C-8 b) a) criteria: following the using conducted be will approvals and Review Resort. Planned Master a for suitable is location particular any whether determining in considered be shall impacts these and phases, in developed be to is proposal the if even proposal, entire the from impacts environmental adverse significant probable the all evaluate should process amendment plan comprehensive The review. plan master for application an with concurrent or to, prior Maps, Zoning and Plan Comprehensive the amending requires Resorts Planned Master of Designation 36.70A.362. RCW and 36.70A.360 RCW by limited as areas growth urban of outside growth urban constitute may resorts planned Master designation. Tourism and Recreation Scale Small- the under permitted uses than area, surrounding the on impacts potential greater involve and scale, in larger are resorts planned Master services. visitor and facilities recreational outdoor or indoor of range a including accommodations visitor short-term providing amenities, natural significant of settings in developments, unit planned integrated fully and self-contained are resorts planned Master propriate requirements Provide designated. so be may properties any before criteria, those to pursuant regulations development and policies Plan Comprehensive additional of development the requires designation development industrial major The 2.6. CPP and 36.70A.365 RCW in contained criteria the and Cities the and County the between agreement framework the with comply shall area growth urban an of outside developments industrial major of siting The dependent. is it adjacent The implement Development

for

development from

the

of rural

both siting these the

Agreements,

areas. Growth an

policies.

of and

economic Master

Master its

Management

impacts

as Planned

and

Planned authorized

environmental should

Resorts,

Act,

Resorts

be by

buffered

RCW

consistent locations

should

perspective.

36.70B.170, and

that with

of mitigated

sufficient are

the

may -

from

size

the

Rural

used to

to Goals & Policies

a Element - 3•25

and

may

in with

Land

the traffic be

screen

Land

lawfully traffic to security, provided uses

the

activities. to

capacity

site visitor

boundaries uses,

providers,

other may natural concept, nevertheless meet for

and recreational with

located

support

Planned

setbacks, size County’s of the

on water,

facilities,

or term limited Resource

properties but consistent

historic Resource

increased additional the service resort that

Resort

proposed resort,

industrial extension services

and Where

storm

short within design, included. such the home residential

Master resort

areas,

with the consistent the

sufficient

shall

adequate or areas. be

Location

and

Natural

site. outside production the

Natural to

resort

with serve service recreational

and

water, where activities that are

Planned

or resource

or on permits. by

for also

rural the

vacation goods

on-site

accommodate lands.

clustering

with

and permanent construction

consistent

areas also

adjacent

may to commercial

vicinity into

and Rural timber

finding outdoor

Master

predominantly

resort. natural the Some

provided

using

associated provided

attributable

of the adjacent

necessary

affect

wastewater, the site. and rural professional

provided

importance

should

development development critical

property

of the Ag-NRL addition, associated in developed overall

necessary

County the resort.

require

for and the services the

population residences integrated may

on-going

a immediate In

consist

directly

typically

the indoor

the developed of

costs from Resort

not

facilities as needs medical

harvesting

adversely

the and

including of where and

from are

not

long-term provided approved

all use must shall into

the

resort.

permitted not such

designated

must

requires

that

uses may should and

established

employees’ resort generated residential impacts pays more the those commercial on

Planned

nature

Resort

will associated

services,

resort.

impacts facilities they Resort Resort except or emergency

its historic

serving the commercial

has commercial

and

with Lands

from integrated the and the

of rights,

resort with and

otherwise services

included,

Resorts

and

the

of of

be allowed Master

and

routes

industrial

be Planned mitigation the

MPR vary

to new permanent

regulations movements

for Planned Planned provided potential

needs

those or

the

not vested

recreational

facilities primarily

or caretakers’ needs

may

that Resource

State

the suited that facilities products,

nature integrated

the

Planned

are

supported traffic than

than Master area, on

the Master Master turning are

suppression,

intended

on-site development sizes

included,

the better

provided increases, that increased Resort lanes of and Where are commercial activities Master lot designations. larger limited Capital fire meeting The development established The accommodations, conference and including be the surrounding mitigate rural the MPRs Natural is Resort resource activities. i) f) g) h) d) e) c) 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive Element -3•26 Goals & Policies

k) j) Intermediate rural Growth Master the undeveloped The

natural

Master

development,

Planned Areas

and

open Planned designation.

rural Resorts

space within

such

Resort character

for as

may or

an buffering

adjacent shall

be existing

sited

contain the

and to

area. within

Rural an

recreational

sufficient existing

or Village

adjacent

area portions

amenities or

of to an

existing

existing of

the to

intense

help site

Urban Rural

in preserve

Rural Goals & Policies Element - 3•27 businesses

small-scale

businesses.

new

and

home-based

existing

of scale

and

needs

size use

the

land

the

beyond

are

than two times per week, including visits solely for purposes of vehicle transfer. The SSB designation is consistent with the Growth Management Act’s allowance for the “intensificationof development on lots containing isolated nonresidential uses or new development of isolated cottage industries and isolated small-scale businesses that are not principally designed to serve the existing and projected rural population and nonresidential uses, but do provide job opportunities for rural residents.” (RCW 36.70A.070(5)(d)(iii)) limited to products primarily produced on site. The scale of activities within a SSB is typically greater than can beaccommodated through a Home Based Business. Nothing in these policies is intended to create a presumption that the property on which a Home Based Business is located should be re-designated to SSB if that business outgrows its home-based status. There is no automatic progression from Home Based Business to Small-Scale Business. Caretaker residences may be located on site in a SSB. A Small-Scale Business may have up to 20 full-time equivalent (FTE) employees, meaning an employee that visits the business site more The Small-Scale Business (SSB) designation is intended to provide for commercial or industrial uses involving the provision of services or the fabrication or production of goods, primarily for clients and markets outside of the rural area. The SSB designation may be applied to existing or new businesses, whereas the Rural Business designation applies only to businesses that were established as of June 1, 1997. Typical uses within the SSB zone include the small-scale production or manufacture of goods; the production, repair and servicing of specialized tools and equipment; and the provision of services, including professional, management, consulting, construction, and repair services. The business may have customers visit the site, but retail sales are Recognize that Goal C-9 C-9 Goal 3C-9.5 3C-9.3 3C-9.4 3C-9.1 3C-9.2 Small-Scale Business (SSB) (SSB) Business Small-Scale Policies 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•28 Goals & Policies ■ ■ 3C-9.7 3C-9.6 3C-10.5 3C-10.4 3C-10.3 3C-10.2 3C-10.1 Policies Home-Based Business (HBB1 &HBB2)

Goal C-10 commercial or industrial enterprise visible off-premises, and auto auto and off-premises, visible enterprise industrial or commercial a of indications other or signs off-premises no be shall There regulations. development the in established are employees of number the on Limits permitted. is sign on-premises small, single A site. the visit may customers or Clients development. software and computer activities, working metal limited baking, weaving, upholstering, dressmaking, to: limited not are but include Examples goods. of production or fabrication or services of provision the involving activities industrial or commercial of consists (HBB2) 2 Business Home-Based outright. permitted are businesses These permitted. not are signs off-premises or On-premises visits. customer or client involve not do which and household the of residents by exclusively on carried activities fabrication or services of consists (HBB1) 1 Business Home-Based use. residential primary the to secondary and incidental clearly remain and outbuilding accessory permitted a or homes family single inside located are HBBs home. at place work a establish or business, a start income, family a supplement to ability the providing by opportunities economic rural increased provide to intended are (HBB) Businesses Home-Based within Provide significance. commercial long-term of lands resource mineral and forest, agricultural, of use the with conflicts for potential the create nor lands, resource natural designated on located be not should designation Business Small-Scale A policy. this of purposes the for site developed already an as considered be not shall business home-based A designations. Business Scale Small new considering when applied be shall development, existing of areas in uses new of siting to consideration priority regarding 3C-2.1 policy Rural

their

opportunities

homes

that

for

are

rural

compatible

entrepreneurs

with

surrounding

establish

uses. work

places

Rural Goals & Policies Element - 3•29 do

but

significant

1997

Comprehensive

June

of accommodate

as to

industrial

and

existed

intended

that

uses commercial

rural designation

industrial

other

and for Business

designations.

Rural qualify

consistent with any adopted Community Plan for the area. All uses designated RB may expand by up to 50 percent of the existing building footprint up and/or to 50 percent of the existing outdoor working area, provided that the total expansion does not exceed a total of 1,500 square feet of gross floor area. The expansionmust occur on the same lot upon which the existing use is located. The total square in existence as of Junewhen 1, 1997, the County implemented its Comprehensive Plan under the Growth Management Act. Commercial and industrial uses not designation Rural Business or other rural commercial/industrial designation – for instance those operating under a special use permit – may apply for designation as Rural Business through the annual Comprehensive Plan amendment process. The designation shall be evaluated based on whether the use is similar in nature and location to other uses designated Rural Business; and whether the granting of the designation would be compatible with the rural character of the area, would conflict with the conductof natural resource activities of long-term commercial significance; and would be The commercial not Plan The County in 1999 – 2000 conducted an extensive review of existing commercial and industrial uses in the rural area and provided a Rural Business designation to many commercial or industrial uses that were and truck traffic, noise, and pollutant emissions shall not exceed that normally associated with a residential property. A Home-Based Business 2 is only allowed on land designated Ag- NRL if it is clearly secondary and incidental to an actively managed agricultural operation. Expansion of Use Expansion Goal C-11 C-11 Goal 3C-11.4 3C-11.2 3C-11.3 Policies Policies 3C-11.1 3C-10.6 (RB) Business Rural 2007 Skagit County Comprehensive Plan 2007 Skagit County Comprehensive ■ ■ Element -3•30 Goals & Policies 3C-11.5 3C-11.6

ChangeUse of b) a) opportunity. expansion new a create not does use new a to change A regulations. development the in identified further as factors other and lands, resource natural areas, critical properties, surrounding on impacts greater substantially create or character rural to change substantial a in result not does and nature in rural is use new the that provided uses change may designation Business Rural a with Properties Code. Development Unified the in contained criteria to subject Permit, Use Special Examiner Hearing approved an with limitation ft. sq. 1,500 the beyond expand may 1990 1, July of as established were that Uses 1997.1, June of as use of area the on based basis, onetime a on determined is expansion allowable of footage adverse use prior another A contained if to Changes

the

Administrative Hearing

only

use. new

impacts use

if from

in The use is

that

Examiner

the determined

is one Hearing

or development an is

use Review be

determined identical

inconsistent to

special

Examiner

that an

only.

identical

or regulations. the

not use

substantially The

change

with

to permit shall

Administrative be or

identical “substantially of grant

adopted use

required

similar

would a

special or

community

substantially

use Official to not

similar”

change

use

based result

permit

will

plan.

on from

in use

similar determine significantly a

for

are

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