ACKNOWLEDGEMENTS City Council City Staff Steve C. Young – Mayor Marie Mosely - City Manager Don Britain – Mayor Pro-Tem Greg McCormick, AICP – Community Planning Director Matt Boehnke Wes Romine, AIA – Development Services Manager Gregory Jones Anthony Muai, AICP – Senior Planner Paul Parish Steve Donovan – Planner Bob Parks Melinda Didier – Administrative Assistant John Trumbo Consultants BERK Consulting – Goals, Policies, Public Outreach Planning Commission MacKay Sposito – Public Outreach Ed Pacheco – Chairman ECONorthwest – Land Capacity Analysis Victor Morris – Vice Chairman Fraser Hawley Anthony Moore Robert Rettig Clark Stolle Charles Torelli Beau Ruff – Former 2 TABLE OF CONTENTS Table Of Contents ..................................................................... ii Mitigation Sequencing ............................................... 34 List Of Maps .............................................................................. ii Shorelines ......................................................................... 35 Special Policy Goals .................................................... 35 Section One: Intro+Vision ......................................................... 4 Additional Goals To Guide Implementation .............. 36 Vision Statement ................................................................ 5 Policies For Environmental Designations .................. 37 Summary ............................................................................ 6 Critical Areas And Shorelines Goals + Policies ................. 39 Background ......................................................................... 6 Residential .............................................................................. 41 Physical Setting ................................................................... 6 Adequate Public Facilities And Services ........................... 43 History ................................................................................ 7 Written Findings For Proposed Subdivisions ................... 44 Population .......................................................................... 8 Residential Goals + Policies .............................................. 45 Amendments To Comprehensive Plan ............................. 10 Commercial ............................................................................. 47 Implementation ................................................................ 10 Commercial Land Inventory ............................................. 48 Comprehensive Plan & Budget Decisions ........................ 10 Declining Commercial Areas ............................................ 49 Coordination With Benton County ................................... 11 Strip Commercial Developments ..................................... 49 Public Participation........................................................... 11 Commercial Design Standards ......................................... 50 Commercial Goals + Policies ............................................ 50 Section Two: Land Use ............................................................ 13 Industrial ................................................................................. 52 Introduction ............................................................................ 14 Industrial Land Inventory ................................................. 52 Urban Areas ............................................................................ 17 Industry And Transportation ............................................ 54 Land Use Inventory ........................................................... 17 Environmental Regulations .............................................. 54 Natural Open Space, Trails And Parks .............................. 19 Industrial Goals + Policies ................................................. 54 Lands For Public Purposes ................................................ 21 Property Rights ....................................................................... 56 Mineral Resource Lands ................................................... 22 Property Rights Goals + Policies ....................................... 56 Urban Area Goals + Policies ............................................. 24 Urban Design .......................................................................... 57 Critical Areas And Shorelines .................................................. 26 Design ............................................................................... 57 Critical Areas ..................................................................... 26 Environment And Sustainability ....................................... 62 Review Process .......................................................... 28 Urban Design Goals + Policies .......................................... 62 Wetlands .................................................................... 30 Essential Public Facilities ........................................................ 65 Fish And Wildlife Habitat Areas ................................. 32 Definitions ........................................................................ 66 Frequently Flooded Areas .......................................... 32 Difficulties In Siting ........................................................... 66 Critical Aquifer Recharge Areas ................................. 33 Identify Facilities .............................................................. 66 Geologically Hazardous Areas .................................... 33 ii Inventory Of Existing Essential Public Facilities ................ 68 Introduction ................................................................... 166 Siting Process .................................................................... 72 Local Planning – Economic Development ...................... 169 Essential Public Facilities Goals + Policies ........................ 75 Population ...................................................................... 170 Labor Force ..................................................................... 170 Section Three: Housing ........................................................... 80 Quality Of Life ................................................................. 173 Introduction ...................................................................... 81 Partnerships ................................................................... 175 Inventory & Analysis ......................................................... 83 Primary And Secondary Jobs .......................................... 176 Preservation, Improvement & Development ................... 87 Redevelopment And Revitalization ................................ 177 Housing For All Economic Segments ................................ 88 Economic Development Goals + Policies ....................... 178 Accessory Dwelling Units ................................................. 89 Housing Goals + Policies ................................................... 89 Section Eight: Appendices .................................................... 179 Section Four: Capital Facilities Plan ........................................ 92 Introduction ...................................................................... 93 Capital Facilities Inventory ............................................... 94 Capital Facilities Planning ................................................. 99 Financing Plan................................................................. 105 Implementing The Plan .................................................. 115 Capital Facilities Planning References ............................ 117 Capital Facilities Goals + Policies .................................... 117 Section Five: Utilities ............................................................. 124 Introduction .................................................................... 125 General Location And Capacity ...................................... 127 Future Needs .................................................................. 129 Section Six: Transportation ................................................... 135 Introduction .................................................................... 136 Level Of Service Standards ............................................. 143 Highways Of Statewide Significance .............................. 145 Policy For Transportation Concurrency .......................... 146 Transportation Goals + Policies ...................................... 160 Section Seven: Economic Development ............................... 165 ii LIST OF TABLES Table 1: Land Use Implementation by Zoning .......................................................................................................................................... 15 Table 2: Land Use Inventory ..................................................................................................................................................................... 19 Table 3: Acres per Capita - Capital Facilities (public facilities and schools) .............................................................................................. 22 Table 4: Exempt Uses ................................................................................................................................................................................ 29 Table 5: Wetland Rating Categories ........................................................................................................................................................