January 1987 Ridgefield Comprehensive PlanRidgefield Comprehensive Plan
V64'.
January 1987
0
Clark County Board of Commissioners
Vern Veysey, Chairperson
John McKibbin
Dave Sturdevant
City of Ridgefield
Ralph Kraus, Mayor
William Bishoff
Don Bottemiller
Dennis Burnett
Don Fergen
Gary Thorton
Ridgefield Subarea Planning Advisory Committee
Al Griffone, Chairperson, Ridgefield Planning_ Commission
Larry Bartel, Fire District Number 12
Richard Cyr. Clark County Plannina Commission
Ron Miller, Ridgefield Planning Commission
Bonnie Peck, Port of Ridgefield
Ed Ryf, , Resident
Peggy Rylander, Friends of the Ridgefield Environment (FORE)
Chris Swindell, Ridgefield School District
Jim Youde, Clark County Planning Commission
Workshop Resources
Barry Bramer, Refuge Tavern
Paul DeBoni, DeBoni and Associates
Mary King, Washington Main Street Program
Laurel Lyon, Intergovernmental Resource Center
Jim Morris, Ridgefield Food Center
Bill Rauch, County Public Works
Chris Stevens, The Stitchery
Dirk Swanson, Manager Ridgefield Marina
Joe Tanner, President, Columbia River Economic Development Council
Bruce Wiseman, U.S. Fish and Wildlife Service
Clark County Planning and Code Administration
Ned M. Langford, Director
Glenn W. Gross, Planning Manager
Robert Higbie, Project Manager
Consultants
Tom Beckwith, AICP, The Beckwith Consulting Group
Eric Hovee, Economic Development Services
PREFACE
Ridgefield Comprehensive Plan
January 18, 1987
This document serves as the Ridgefield Comprehensive Plan and
Growth Management Strategy. Part One contains a description of
the planning process, plan objectives, recommended comprehensive
plan elements and implementation program. Part Two of this
document contains a description of alternative growth management
strategies and land use development plans which the Advisory
Committee considered during the study - and which may be relevant
depending on the results of further study.
Reference copies are provided at the Ridgefield City Hall.
Part One
Ridgefield Comprehensive Plan
CONTENTS
----------------------------------------------------------------
Introduction. . . . . . . . . . . . . . . . . . . .
. . . . . 1
Study Area . . . . . . . . . . . . . . . . . .
. . . . . 1
Public Involvement . . . . . . . . . . . . . .
. . . . . 1
Remaining Tasks . . . . . . . . . . . . . . . .
. . . . . 1
Documentation . . . . . . . . . . . . . . . . .
. . . . . 1
Process . . . . . . . . . . . . . . . . . . . . . .
. . . . . 3
Environment .6
Surface Drainage
5
Septic Hazards . . . . . . . . . . . . . . . .
. . . . . 8
Topography . . . . . . . . . . . . . . . . . .
. . . . . 9
Wildlife Habitats. . . . . . . . . . . . .
. . . . . 11
Composite Environment Suitabilities. . . . . .
. . . . . 14
Circulation . . . . . . . . . . . . . . . . . . . .
. . . . . 17
Circulation Plan . . . . . . . . . . . . . . .
. . . . . 19
Economics . . . . . . . . . . . . . . . . . . .
. . . . . 22
Proposed Employment Centers . . . . . . . . . .
. . . . . 25
Land Use. . .. . . . . . . . . . . . . . . . . .
. . . . . 27
Area Land Use Plan . . . . . . . . . . . . . .
. . . . . 29
City Land Use Plan . . . . . . . . . . . . . .
. . . . . 31
Shoreline Management . . . . . . . . . . . . . . . .
. . . . . 33
Public Services.
. . 36
Community Facilities - Planning Area
. . . 37
Community Facilities - City . . . . . . . . .
. . . . . 38
Parks and Recreation . . . . . . . . . . . . . . . .
. . . . . 39
Trails Plan . . . . . . . . . . . . . . . . . .
. . . . . 41
Design Resources. . . . . . . . . . . . . . . . .
. . . . . 44
Design Potentials . . . . . . . . . . . . . . .
. . . . . 45
Utilities . . . . . . . . . . . . . . . . . . . . .
. . . . . 48
Sewer Plan . . . . . . . . . . . . . . . . . .
. . . . . 50
Water Plan . . . . . . . . . . . . . . . . . .
. . . . . 51
Implementation Program . . . . . . . . . . . . . . .
. . . . . 52
Participants . . . . . . . . . . . . . . . . .
. . . . . 54
Tasks . . . . . . . . . . . . . . . . . . . . .
. . . . . 55
Alternative Growth Management Strategies. . . . . . . . . . . 60
Growth Management in Operation . . . . . . . . . . . . . 62
Alternative Land Use Plan . . . . . . . . . . . . . . . . . . 66
Alternative Land Use Plan . . . . . . . . . . . . . . . . 67
TABLES
----------------------------------------------------------------
1.
Capability/Suitability Criteria . . . . . . . . . . .
. . 13
2.
Urban Road Standards . . . . . . . . . . . . . . . .
. . 18
3.
Industrial Holding Capacity . . . . . . . . . . . . .
. . 24
4.
Residential Holding Capacity . . . . . . . . . . . .
. . 28
5.
Park and Recreation Facilities . . . . . . . . . . .
. . 40
6.
Implementation Program Participants. . . . . . . . .
. . 54
7.
Implementation Program Tasks . . . . . . . . . . . .
. . 55
8.
Growth Management in Operation . . . . . . . . . . .
. . 62
9.
Industrial Holding Capacity - Alternative Plan . . .
. . 68
10.
----------------------------------------------------------------
Residential Holding Capacity - Alternative Plan. . .
. . 69
GRAPHICS
----------------------------------------------------------------
1.
Planning Area . . . .
. . . . . . . . . . . . .
. . . . . 2
2.
Surface Drainage . .
. . . . . . . . . . . . .
. . . . . 5
3.
Septic Hazard . . . .
. . . . . . . . . . . . .
. . . . . 8
4.
Topography . . . . .
. . . . . . . . . . . . .
. . . . . 9
5.
Wildlife Habitat . .
. . . .
11
6.
Composite Environmental
Suitabilities.
14
7.
Reserved for Future
Use . . . . . . . . . . . .
. . . . . 19
8.
Proposed Employment
Centers . . . . . . . . . .
. . . . . 25
9.
Area Land Use Plan .
. . . . . . . . . . . . .
. . . . . 29
10.
City Land Use Plan .
. . . . . . . . . . . . .
. . . . . 31
11.
Community Facilities
Planning Area . . . . . .
. . . . . 37
12.
Community Facilities
- City . . . . . . . . . .
. . . . . 38
13.
Trails Plan. . . .
. . . . . . . . . . . . .
. . . . . 41
14.
Design Potentials . .
. . . . . . . . . . . . .
. . . . . 45
15.
Sewer System . . . .
. . . . . . . . . . . . .
. . . . . 50
16.
Water System . .
. . . . . . . . . . . . .
. . . . . 51
17.
----------------------------------------------------------------
Alternative Land Use
Plan . . . . . . . . . . .
. . . . . 67
INTRODUCTION
The choices which confront Ridgefield at the present time are
significant, and could dramatically alter the area's character and
quality of life if not planned. This plan is a proposed method of
deciding between the choices'which are available, and of
programming future changes in directions which are of most benefit
to Ridgefield area residents.
Study Area
The study includes the lands which the City of Ridgefield may
feasibility provide future services, especially sewer, and those
surrounding areas which directly impact potential development
conditions within the city proper.
Public Involvement
The Ridgefield Subarea Planning Advisory Committee included
representatives of the Ridgefield and Clark County Planning
Commissions, the Port of Ridgefield, the Ridgefield School
District, Fire District Number 12, Friends of the Ridgefield
Environment (FORE) and other local citizen interest groups. The
proposals outlined within this report represent consensus opinions
agreed upon by the Advisory Committee.
The Advisory Committee conducted a series of public workshops to
review planning area social, economic and physical conditions,
alternative development strategies and implementation work program
priorities. A special public session was held with landowners
along the Pioneer Avenue/SR-501 corridor to discuss potential/land
use annexation issues. A town meeting was also held for all city
residents to discuss the results of the planning process prior to
the Committee's finalization of this report. The sessions were
usually attended by a representative of the local newspaper and
were well publicized.
Remaining Tasks
The City of Ridgefield adopted this Plan in a, joint meeting with
the Clark County Board of Commissioners on January 8, 1987. A
land use map was jointly adopted during the same meeting for the
unincorporated area around the City.
Documentation
To avoid unnecessary duplication, this document is formatted into
two parts. Part One contains the policy proposals of the
Comprehensive Plan and Part Two outlines alternative actions and
plans which the study group considered during the course of the
study and which may be relevant depending on the results of
further study.
1
Graphic 1
Study Area
PROCESS
The following objectives define the purpose of this comprehensive
planning process and the goal for the future planning efforts:
1. Comply with state laws
Comply with all state and federal planning and community
development requirements to ensure minimum standards are
maintained, that local properties may be insured, that
Ridgefield may be eligible for development grants, loans and
other borrowings.
2. Guide decisions
Provide logical, reasoned goals, policies, plans and proposed
Programs, regulations and implementation devices which
Ridgefield elected and appointed administrative officials may
use to make public decisions.
3. Solve problems
Identify major social, economic and environmental problems
and opportunities which future Ridgefield plans and programs
may resolve or take advantage of_
4, Promote understanding
Describe and explain the nature, relationship, choices.
implications and opportunities involved in urban development
so that Ridgefield area residents may evaluate and select
Preferred future conditions.
5. Encourage participation
Incorporate Ridgefield area citizen input to determine
issues, obtain preferences, make decisions and provide
support for the implementation of proposed plan contents.
6. Implement desired consequences
Identify required actions, programs, projects, control and
management devices, costs and consequences, time schedules
and responsibilities necessary for the effective
implementation of preferred Ridgefield Plan contents.
7. Determine the future
Describe and select the sequence, pattern, location and
characteristics of desired future development conditions and
probable impacts on Ridgefield environmental, economic and
social conditions.
3
8. Update products
Continuously review the contents of the selected Ridgefield
Plan and implementation devices to revise or expand the
contents to ensure consistency with local needs and to
reflect chancres in local conditions or area resident desires,
9. Coordinate efforts
Monitor other agencv activities which concern the Ridgefield
Planning area and coordinate local efforts to realize
practical consequences and to make effective use of mutual
resources and interests.
10. Involve the private sector
Include the private sector in future Ridgefield area planning
tasks and involve private market resources to the maximum
extent possible in plan implementation tasks to realize
efficiencies, develop beneficial relationships and _promote
the common good.
H
Graphic 2
Surface Drainage
� an enrnye wrrraors
5
ENVIRONMENT
The following goals and objectives are based on an analysis of
existing environmental conditions and the results of Advisory
Committee workshop planning sessions.
GOAL: RESPECT THE NATURAL ENVIRONMENT
Maintain a harmonious relationship between the natural environment
and Proposed future urban development within the Ridgefield
planning area. Enforce exacting performance standards governing
possible developments on land or soil areas which are subject to
moderate and severe hazards.
1. Tributary drainage
Protect perennial streams, ponds, springs, marshs, swamps,
wet spots, bogs and other surface tributary collection areas-
-particularly the Gee. Flume, McCormack Creek and Allen
Canyon tributaries --from land use developments or alterations
which would tend to alter natural drainage capabilities,
contaminate surface water run-off or spoil the natural
setting.
2. Stream and drainage corridors
Enforce buffer zones along the banks of the Gee. Flume.
McCormack Creeks and Allen Canyon drainage and other
tributary drainage systems to allow for the free flow of
storm run-off and to protect run-off water quality.
3. Floodplains
Protect alluvial soils, tidal pools, retention ponds and
other floodplains or flooded areas within the Columbia. Lake
and East Fork of the Lewis Rivers from land use developments
which would alter the pattern or capacity of the floodways,
or which would interfere with the natural drainage process.
4. Dams and beaches
Enforce control zones and exacting performance standards
governing land use developments around retention pond dams,
at Mud Lake, Squaw Island, Bachelor Point. within Bachelor
Island Slough and along other tidal beaches, breakwaters and
dikes to protect against possible damage due to dam or dike
breaches, severe storms and other natural hazards or
failures.
lei
5. Impermeable soils
Protect soils with extremely poor permeability --particularly
the Cove (CvA), Gee (GeE), Odne (OdB) and Sara (SIB) series --
from land use developments which could contaminate surface
water run-off, contaminate ground water supplies, erode or
silt natural drainage channels. overflow natural drainage
systems and otherwise increase natural hazards.
6. Septic use
Enforce exacting performance standards governing land use
developments on soils which have fair to poor permeability.
particularly the possible use of septic sewage drainage
fields or similar leaching systems on Cove (CVA). Gee (GeB).
Odne (OdB), Olympic (orC). Sara (SIB), and Sauvie (SmA, SnA)
series.
7. High water table
Protect soils with high water tables --particularly the Gee
(Ge). Sara (S1B), Sauvie (SmA, SnA) and Semiahmo (Su) series-
-from land use developments which create high surface water
run-off with possible oil, grease, fertilizer or other
contaminants which could be absorbed into the ground water
system.
8. Non -compressive soils
Protect soils with very poor compressive strengths including
muck, peat bogs and some clay and silt deposits --particularly
the Semiahmoo (Su) series --from land use developments or
improvements which will not be adequately supported by the
soil's materials.
9_ Bedrock escarpments
Enforce exacting performance standards governing land use
developments on land containing_ shallow depths to bedrock or
bedrock escarpments like the Olympic (OrC) series.
particularly where combined with slopes which are susceptible
to landslide hazards.
10. Landslide
Protect soils in steep slopes which are composed of poor
compressive materials, or have shallow depths to bedrock, or
have impermeable subsurface deposits or which contain other
characteristic combinations which are susceptible to
landslide or land slumps --particularly the Gee (GeE) and some
Portions of the Gee (GeD) and Sara (SID) series.
7
i
S
,. 4P-
11. Erosion
Enforce exacting performance standards governing possible
land use development on soils which have moderate to steep
slopes which are composed of soils, ground covers. surface
drainaqe features or other characteristics which are
susceptible to high erosion risks, like the Gee (GeD, GeE)
and Sara (S1D) series.
GOAL: CONSERVE NATURAL RESOURCES AND ACTIVITIES
Conserve and protect natural areas within the Ridgefield
environment to provide a continuing place for wildlife which are
representatives of the area's ecological heritage. Protect
harbor, agricultural and timber production activities which
Produce a valued natural and economic product and which reflect
the Ridgefield area's historical origins. Enforce exacting
performance standards governing possible land use developments on
lands or sites which may be planned to include wildlife.
12. Waterway resources
Protect the Bachelor Island Slough and Lake River waterways.
harbors and related waterfront lands, improvements and
features which support the moorage, processing, repair or
other use related to commercial and recreational fishing
activities. Enforce exacting performance standards governing
possible land use development within or adjacent to existing
commercial and recreational boat marinas and docks. Promote
mixed use developments, buffer zone setbacks, common
shoreline or dock improvements and other innovative concepts
which conserve, allow or increase the possible retention of
valuable fishing and recreational boatinq activities within
the Columbia River waterway system.
13. Agriculture resources
Enforce exacting standards governing possible land use
development within or adjacent to existing agricultural areas
and activities, particularly the lands to the north and east
of Ridgefield. Promote use of clustered development
Patterns, common area conservancies and other innovative
concepts which conserve or allow the possible coexistence of
rural, agricultural activities within or adjacent to the
developing Ridgefield urban area.
10
Graphic 5
Wildlife Habitat
11
14. Timber resources
Enforce exacting performance standards governing possible
land use development with or adjacent to existing timber
production areas and activities within the Ridgefield
planning area. Promote use of buffer zones, cluster
development patterns and other innovative concepts which
protect or allow the possible coexistence of timber
production and harvest within or adjacent to the developing_
Ridgefield urban area.
15. Open space wildlife habitat
Enforce exacting standards governing possible land use
development of existinq, natural open space areas which
contain prime wildlife habitat characteristics --particularly
the brushland habitat of the Cove (CvA) and Odne (OdB) and
Semiahmoo (Su) series. Promote use of clustered development
patterns, common area conservancies and other innovative
concepts which conserve or allow the possible coexistence of
natural habitat areas within or adjacent to the developing
Ridqefield urban area.
16. Wetland wildlife habitat
Protect lands, soils or other wetland areas which have prime
wildlife habitat characteristics --including the wetland
habitat potential of the Sauvie (SmA, SnA) series and
especially the effective operation of the Ridqefield National
Wildlife Refuqe. Promote use of site retention ponds,
natural drainage methods and other site improvements which
conserve or increase wetland habitats.
17. Woodland wildlife habitat
Protect lands, soils or other wooded areas which have prime
woodland habitat characteristics. Promote use of buffer
zones, common areas, trails and paths, and other innovative
concepts which conserve or increase woodland habitats within
the Ridgefield planning area.
GOAL: URBAN USE OPERATION STANDARDS
Establish minimum acceptable performance standards governing
noise, air, light, glare and other operating characteristics or
permitted urban uses which affect the quality of the man made
environment within the Ridgefield planning area.
12
Table 1
Urban Capability/Suitability Criteria
Physical attributes
1. Surface drainage
a. tributary drainage
system
b. floodplains and
areas
2. Soil Drainage
a. soil permeability
value
b. depth to seasonal
high water table
3. Soil Foundation
a. soil materials -
compressive
strength
b. depth to bedrock
4. Erosion and other
hazard
a. slope
b. other hazard
Social attributes
1. Historical/cultural
2. Scenic
3. Parks and recreation
4. Institutional uses
5. Wildlife habitats
6. Woodlands
7. Agriculture
Moderate hazard Severe hazard
design performance use performance
150 foot buffer zone
from center of banks
or perennial streams
beaches above tides and
control zones around
dams
any part between 0.2-
0.6 inches/hour or
affected by cemented
pan at 30 inches
2.0-3.5 feet from the
surface
clays and silts with
low compression or
shrinkwell hazard
cemented pan less than
3 feet from surface
15-25 percent
stoniness, rock out-
crops, erosion hazard
and occassional slippage
special districts or
areas, interesting or
unique facilities
built landmarks, ridge
lines or horizon
references, narrow
scenic corridors
golf courses and
country clubs
schools, colleges,
hospitals, reforma-
tories and prisons
areas well suited for
woodland wildlife
existing woodland areas
prime agricultural
soils as defined by
the USDA
perennial streams, lakes,
ponds, springs, marshs,
swamps, wet spots and bogs
alluvial soils, tidal
pools, retention ponds
any part below 0.2 inches/
hour within first 30
inches
any part below 2.5 feet
from the surface
noncompressive soils like
muck or peat
bedrock escarpments
25 percent plus
slippage, high erosion risk
land fills and made lands
archaeological sites,
historical areas, publicly
designated landmarks and
buildings
natural landmarks or points
of major view or natural
landform features
public and private lands
held for recreation and
conservation purposes
cemetaries and old military
fortifications
areas well suited for
wetland wildlife
pristline or areas of
original growth
Sources:
Soil Survey of clark County Area, Washington by the United States Department of
Agriculture Soil Conservation Service in cooperation with the Washington
Agricultural Experiment Station, issued in 1972.
Quadrangle Maps (7.5 Minute Series - Topographic), United States Department of
the Interior Geological Survey.
13
20. Noise --development characteristics
Monitor feasibility planning of a possible airport facility
at the Pioneer site between Interstate 5 and McCormack Creek
to ensure any possible development does not have adverse
noise impacts on residential areas, urban or agricultural
land uses within the Ridgefield planning area. Promote the
use of materials with extra acoustical properties in building
developments, landscape and earth berm buffers in site
improvements, and other innovations which will reduce noise
impacts on residential developments, particularly along major
highways like Interstate 5 and about any possible airport
approach areas.
21. Noise --operating characteristics
Protect urban residential areas from obnoxious or distracting
noises, particularly during evening hours, and especially of
a kind created by controllable activities. Enforce exacting
performance standards governing possible land use
developments which create noise volumes of characteristics
which can exceed acceptable community defined levels.
22. Groundwater
Prevent groundwater contamination risk due to failed septic
systems --particularly within the Cove (CvA), Gee (GeB, GeD,
GeD), Odne (OdB), Olympic (OrC), Puyallup (PuA), Sara (SIB,
SID) and Sauvie (SmA, SnA) and Semiahmoo (Su) series, along
the Gee Creek tributary and adjacent or downtown stream of
any proposed landfill sites. Cooperate with county and state
agencies to create and implement plans which will provide
suitable solutions for housing units which may develop failed
septic systems, and to prevent future developments in high
risk areas.
23. Stormwater--development standards
Prevent surface water contamination and erosion of natural
surface drainage channels due to ill-conceived or poorly
designed land developments. Promote the use of stormwater
retention ponds and holding areas, natural drainage and
percolation systems, permeable surface improvements,
clustered developments and other concepts which will reduce
stormwater volumes, velocities and erosion contents.
24. Stormwater--operating standards
Enforce exacting performance standards governing the use of
fertilizers, pesticides, the dumping of wastes, trapping of
greases and other byproducts which can be carried into the
natural drainage system --particularly along the Gee Creek
tributary.
15
25. Air --operating standards
Enforce exacting performance standards governing the emission
of carbons, gases or other particulates into the atmosphere;a
nd the creation of burnt materials, smoke, dust or other
polluting byproducts which could degrade air quality within
the Ridgefield planning area.
26. Landfills
Enforce exacting performance standards governing the emission
of offensive smells or dangerous gases, the attraction or
control of rodents or birds, the littering of garbage or
other refuse, the storage or disposal of dangerous materials
or residues, or any other activity or byproduct of landfill
activities which could degrade the environment, affect social
or economic qualities, or otherwise pose problems within the
Ridgefield planning area. Advise the County of any siting or
operating concerns and request that Ridgefield be represented
in landfill operating and management activities.
16
CIRCULATION
An arterial road plan is designated on the Comprehensive Plan Map.
The following goals and objectives are based on an analysis of
existing transportation conditions and the results of Advisory
Committee workshop planning sessions.
GOAL: CREATE AN EFFECTIVE ROAD NETWORK
Complete a road network grid, establish class and function,
improve standards and resolve future access conflicts within the
Ridgefield planning area.
1. Road network
Define and protect the functional integrity of the road grid
serving the Ridgefield planning area, especially Pioneer
Avenue/State Route 501, Hillhurst Road and NW 291st/298th aqs
east/west travel corridors, and Main Street/NW 71st Avenue,
NW 31st Avenue and 10th Avenue NE/Timmen Road as north/south
travel corridors. Require future land developments provide
separate collector road access systems which will improve
local accessibility without unnecessarily overloading or
hazardously congesting the planning area arterials roads.
2. Classification
Establish a functional classification system that defines
each road's principal purpose and protects the road's
functional viability. Develop an arterial system that
collects and distributes Ridgefield area traffic to
Interstate 5 interchanges at NW 319th Street/NW La Center
Road and Pioneer Avenue/SR 501. Define a collector road
system that provides methods for transversinq the
neighborhoods, traveling to the Ridgefield downtown business
district, to the proposed emplovment centers at the
Interstate 5 interchanges and other places within the
Ridgefield planning area without overly congesting or
depending on the arterial system, especially_ Pioneer
Avenue/SR 501.
3. Order
Control land use development and local street access patterns
along Pioneer Avenue/SR 501 and about Interstate 5
interchanges to protect the functional viability of these
roads during major commuting periods. Control local street
connections, curb -cuts, on and off-street parking areas to
protect the functional viability, and traffic carryinq
capacity of the major arterial network in Ridgefield.
17
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4.
5.
6.
Standards
Establish effective right-of-way, pavement widths, shoulder
requirements, curb, gutter and sidewalk standards for major
arterials, collectors and residential streets. Improve major
road corridors in the Ridgefield planning area to an arterial
standard, especially Hillhurst Road, NW 31st Avenue and NW
291st/289th, to provide adequate room for future traffic
loads and adjacent land development access road systems.
Conflicts
Determine effective road, traffic and parking interfaces
between present and eventual circulation patterns at
Interstate 5 interchanges and within the proposed employment
centers and highway commercial/business areas along SR 501.
Require land developments create long range road and
channelization designs, signal and signing plans that resolve
traffic and safety conflicts, and that promote compatible
land use development.
Parking
Work with downtown Ridgefield property owners to determine an
effective parking plan for the backlots of the business area.
Provide planning and design assistance, help establish a
local parking and business improvement authority, approve a
local improvement district financing plan --if appropriate to
resolving the area's parking needs. Create a parking concept
that integrates the downtown business district with the
recreational and tourist development potentials along the
waterfront with the Lake River.
Work with property owners of the downtown business district
to improve streetscape, parking and pedestrian conditions.
Provide planning, management and financing assistance
appropriate to the problem's resolution.
GOAL: MODAL BALANCE
Create an appropriate balance between transportation modes
where each meets a different function to the greatest
efficiency.
7. Trans i t
Expand transit service to satisfy local travel needs within
the Ridqefield planning area, particularly between downtown
Ridgefield and the proposed emplovment centers at the SR
501/Interstate 5 interchange. Encourage the development of a
park -n -ride system which is accessible to local residential
collector roads, but which doesn't unnecessarily congest
traffic on Pioneer Road or at the Interstate 5 interchanges.
20
Increase transit collection points and bus stops within the
downtown, at major community facilities and along the Pioneer
Road corridor.
8. Waterfront
Protect commercial and recreational moorage, docks, service
yards and related improvements along the Ridgefield
waterfront with the Lake River, in Bachelor Island Slough and
the numerous lakes and waterways within the Columbia river
waterway system. preserve and expand mixed use
characteristics of the waterfront including present
recreation use activities, houseboat moorages and transit
boat access, and possibly including entertainment and
commercial activities related to downtown business
developments. Promote the development of a ferry or tour
boat service that would increase tourist and recreation
access to the Ridgefield National Wildlife Refuge. and
otherwise increase recreational use of the waterways between
Ridgefield. LaCenter and Vancouver Lake.
9. Trails
Develop a multipurpose trails plan that provides designated
routes for bicyclists, day hikers and walkers, casual
strollers, shoppers, tourists and joggers. Designate routes
from the downtown business district to the waterfront along
Lake River and the Ridgefield Marina, along Gee Creek to
Abrams Park and Bethel Church: to Ridgefield Middle School,
north to the Refuge and possibly north in Allen Canyon to Mud
Lake and the Lewis River, south along Hillhurst Road to
Ridgefield High School, and other route alignments that
provide unique environmental or recreational experiences
and/or functional traveling connections.
10. Airport
Reserve a possible airport development site in the area east
of Interstate 5 and north of SR 501 in the event future
planning studies determine such a facility is physically
feasible and will provide the Ridgefield planning area
acceptable economic benefits. Require the acquisition of
development rights and/or the preservation of compatible
agriculture or open space uses within the airport's approach
zones and flyways as a conditional of possible airport
development approvals in order to reduce possible noise or
land use conflicts. Also require the planting of forage or
feed crops in locations about or within the Ridgefield
National Wildlife Refuge as a condition of possible airport
development approvals in order to mitigate and reduce
possible aircraft/bird hazards.
21
ECONOMICS
The following goals and objectives are based on the analysis of
existing conditions and results of Advisory Committee workshop
planning sessions:
GOAL: DEVELOP A SOUND FISCAL BASE
Market local socio-economic and
increase employment opportunities,
park properties, and revitalize and
to provide the City of Ridgefield a
1. Job creation
environmental resources to
develop office and industrial
market the historic downtown
sound fiscal base.
Help create business formation and employment opportunities
within the local economy to retain young adult who are
entering the labor force and provide residents local job
choices who must now commute to other places in Clark County
or the Portland area to work. Work with the Port of
Ridgefield, Clark County, the Columbia River Economic
Development Council, the Washington State Department of
Planning and Community Affairs and other public agencies and
private interests in marketing projects, labor force training
programs and other efforts to attract or help form new
businesses within Ridgefield planning area employment centers
and the historic Ridgefield downtown business district.
2. Site identification
Work with the Port of Ridgefield and private property
interests to identify and promote sites which can be suitably
developed for a variety of local employment projects
including business and industrial parks, office and
professional centers, commercial and retail service centers,
and specialized recreation and entertainment activities.
3. Site efficiencies
Work with private property owners of waterfront, downtown and
lands about the Interstate 5 interchange to determine the
effective development capacity of sites having employment
center possibilities. Determine the costs involved with
providing sewer and water, fire and police protection, access
roads, recreational areas and other public services and
amentities versus the public benefits which may be realized
by the creation of local jobs and public revenue potentials.
Define equitable cost/benefit trade-offs between public and
private sector interests in the development of new or
revitalized employment center opportunities.
22
4. Site priorities
Rank possible employment center sites using a priority system
which reflects the possible cost/benefits associated with
providing public services. Allocate public services, sewer
in particular, to sites which provide the greatest possible
returns, unless private property owners can assist with the
costs involved in extending or providing service.
5. Capture revenues
Withhold public services, sewer in particular, unless
potential property developers agree to develop the property
in accordance with the best interests of the Ridgefield
planning area and, if possible and practical, to annex
proposed projects to the City of Ridgefield so that the city
may receive public revenue benefits of the development.
GOAL: INCREASE LOCAL ECONOMIC OPPORTUNITIES
Support local business development efforts, property investment
projects and programs, and protect local economic opportunities.
6. Small business development
Encourage local business development opportunities,
particularly for small start-up business concerns which may
be owned or employ local residents. Promote the local use of
special small business financing and management assistance
programs. Help identify facilities which may be used for
small business start-ups including older structures within
downtown Ridgefield or along the waterfront which may be
suitably reused for business or recreational purposes.
7. Property revitalization
Assist with special planning and development efforts to reuse
older buildings and develop vacant properties in the
Ridgefield downtown business district and along the
waterfront. Help structure local marketing efforts, physical
improvements programs, parking and building improvements, and
special management organizations which will realize the
area's unique regional recreational business potentials.
8. Financial programs
Help structure special improvement districts including
parking and business improvement authorities, local
improvement districts, or other programs necessary to the
effective revitalization of the downtown Ridgefield business
district and waterfront. Participate in special
public/private ventures when such ventures provide public
benefits and are appropriate to Ridgefield's long range
goals.
23
Table 3
Industrial Holding Capacity
Total population generated by industrial centers
Base employee/population multiplier I
Number of ultimate base employees
Ultimate employee density/acre* I I I
Base industrial acreage I I
Percent base industrial* I
Usable acreage
Planning unit I I
1
40
.50
20
15
300
10.2
3,060
11
173
.50
87
15
1,305
10.2
13,311
12
77
.50
39
15
585
10.2
5,967
Total
Source:
290 .50 146 15 2,190 10.2 22,338
*Urban Land Institute Technical Bulletin Number 41: Industrial
Districts Restudied, Table 5d: Industrial Location Factors Survey
24
Graphic 8
Proposed Employment Centers
d) K7—
- ?5
9. Future development opportunities
Monitor proposed urban zoning designations and developments
in the surrounding area. Determine market requirements and
potentials for commercial, office and industrial uses and
protect Ridgefield's interests in the allocation of future
development opportunities. Protect existing commercial and
business developments within the downtown Ridgefield business
district and waterfront from overzoning or overbuilding
elsewhere within the Ridgefield planning area.
10. Airport economic considerations
Encourage the county to undertake a comprehensive feasibility
study for the possible development of a general aviation
airport on the lands between Interstate 5 and McCormack
Creek. Work with the county to determine whether a general
aviation facility is physically and economically feasible,
and the potential costs/benefits the facility could have on
the Ridgefield planning area --particularly environmental and
economic aspects. If such a facility is feasible and is
determined to economically benefit the Ridgefield planning
area, then help the county develop a facility which
appropriately serves the Ridgefield planning area.
C�•J
LAND USE
A separate Comprehensive Plan Map was adopted by the City and
Clark County for the unincorporated area. The following goals and
objectives are based on an analysis of existing land use
conditions and the results of Advisory Committee workshop planning
sessions.
GOAL: MANAGE GROWTH POTENTIALS
Maintain a realistic balance between the land's capable, suitable
potentials and the City of Ridgefield's ability to provide urban
services.
1. Capable areas
As much as possible, allocate urban development onto lands
and soils which are optimumly capable of supporting urban
uses and/or which pose fewest environmental risks. To the
extent necessary, locate future urban uses away from steep
slopes, ravines, drainage areas and lands or soils which have
severe environmental hazards --such as the Gee Creek and Allen
Canyon corridors, and adjacent to the bluffs of the Lake
River.
2. Suitable areas
As much as possible, allocate urban development onto lands
which are optimumly suitable for urban use and/or which have
the least social value in an undeveloped state. To the
extent necessary, locate new, large scale urban uses in the
suburban and rural areas along NW 269th Street (State Route
501) and/or about the SR 501/Interstate 5 interchange away
from the downtown or older developed areas or sites of
Ridgefield which have significant archaeological, historical,
cultural or special social significance.
3. Servicable areas
Allocate new urban uses onto capable, suitable lands which
the City of Ridgefield can provide sewer, water, storm and
other basic urban utilities. Delineate ultimate utility
service boundaries and define lands which may be included
within the future expansion of the Ridgefield urban area from
areas which will always be rural.
4. Growth management priorities
Determine the developable
potential Ridgefield urban
land use holding capacities
potential
acreage contained within the
area. Determine population or
and service requirements of
27
Table 4
Residential Holding Capacities
Population
Persons/dwelling unit
Number dwelling units I
DU's/usable acres I
residential use I i
usable acre
1
138
Lu 4.1
566
3.25
1,840
Rural residential
40
Industrial
= .3
Sr
Suburban residential
.4
30
Downtown
Lu
Low urban residential
1.0
- 7.3
30
Public Facilities
Medium urban residential
7.25
- 21.8
2
505
Rf .15
76
3.25
247
3
123
Lu 4.1
504
3.25
1,639
123
Rf .15
18
3.25
59
4
125
Lu 4.1
513
3.25
1,666
125
Rf .15
19
3.25
62
5
133
Rf .15
20
3.25
65
6
76
Rf .15
11
3.25
36
7
40
Sr .7
28
3.25
91
71
Rf .15
11
3.25
36
8
188
Lu 4.1
771
3.25
2,505
9
278
Lu 4.1
114
3.25
3,704
10
281
Sr .7
197
3.25
640
11
173
Industrial
518
Rf .15
78
3.25
254
12
77
Industrial
77
Rf .15
12
3.25
39
13
73
Rf .15
11
3.25
36
14
68
Rf .15
10
3.25
33
15
14
Highway Commercial
16
54
Highway Commercial
17
73
Rf .15
11
3.25
36
18
291
Rf .15
44
3.25
143
19
78
Rf .15
12
3.25
39
20
193
Rf .15
29
3.25
94
21
26
Rf .15
4
3.25
13
22
130
Rf .15
20
3.25
65
23
134
Rf .15
20
3.25
65
Total 13,407
Dwelling units/acre in Clark County zoning districts:
Rf
Rural farm estates
.1
- .2
= .15
Rr
Rural residential
.2
- .4
= .3
Sr
Suburban residential
.4
- 1.0
= .7
Lu
Low urban residential
1.0
- 7.3
= 4.1
Mu
Medium urban residential
7.25
- 21.8
= 14.5
Hu
High urban residential
21.75
- 43.5
= 32.6
e i
urban expansion areas. Establish priorities between areas to
control the extension of public services and the timing of
acceptable private development proposals or public
improvement projects.
GOAL: CREATE IDENTITY
Define a pattern of urban development that is recognizable,
provides the Ridgefield area an identity, and reflects local
values and opportunities.
5. Urban form
Create a recognizable urban pattern which distinguishes
between urban and rural, and which establishes a harmonious
relationship between the natural and manmade environment in
Ridgefield. Define a multi -centered form which incorporates
the linear impacts of new suburban development on the
plateaus along NW 269th Street (State Route 501) , and at the
SR 501/Interstate 5 interchange with the older, historical
development pattern within the City of Ridgefield. Define
and protect differences in architecture, physical and social
composition, visual character and other features which make
each part of the Ridgefield form unique and valuable.
6. Neighborhood planning areas
Define and protect the integrity of small planning areas,
particularly residential neighborhoods, which have common
boundaries, uses and concerns using natural open space
corridors, transition land uses and other buffers. Encourage
neighborhood property owners, including residents of lands
which may annex to the City of Ridgefield, to participate in
the creation of local plans which may detail public
improvements, zoning designations and other concerns.
7. Special districts
Establish special City and/or Clark county zoning districts
or performance overlays which may distinguish unique land use
concerns and utilize special or extra planning and design
reviews. Special districts may be established for the
waterfront, downtown business district and the older
residential neighborhoods in the City of Ridgefield; for the
special commercial and employment district uses along SR 501
and at the SR 501/Interstate 5 interchange; and for an
airport should one be developed.
GOAL: PROMOTE DIVERSITY
Create special district definitions, review and approval processes
which allow for innovation and performance.
30
Graphic 10
City Land Use Plan
medium urban residential
low urban residential
Is
w high urban residential
E. --A! urban waterfront _
E -tg employment centers
downtown business district
institutional facility
public facility
SO special opportunity
I
8. Innovative.districts
Establish special city/county planning procedures to govern
the review and approval of innovative land use developments
in the Ridgefield planning area. Special planning
development procedures could be established for special
purpose employment parks, mixed density residential
developments and an airport/employment park.
9. Housing choice
Expand City of Ridgefield zoning district definitions to
allow a broad choice of housing types, locations, tenures and
prices in the Ridgefield planning area. Provide housing
opportunities for every type and age of household to include
the family, the single -headed household, the individual and
the elderly. To the extent appropriate, recognize social
area specializations which will occur by household and age
group between the older developed portions of the City of
Ridgefield and the outlying, developing areas and provide
public services which reflect each area's special needs.
GOAL: EFFECTIVE LAND USE MANAGEMENT
Establish a planning and review process that recognizes local
needs, and which effectively coordinates development efforts
between the City of Ridgefield and Clark County.
10. Planning unit boundaries
Delineate small area planning unit boundaries using natural
features, roads or other physical improvements. Define
future land use activities which are compatible or
complimentary within each planning unit. Identify critical
transition areas or points of conflict with adjacent planning
units and resolve transition uses or buffer areas.
11. Official land use plan
Maintain a coded map overlay designating the preferred future
developed state of the Ridgefield planning area. Define
suitable/capable/servicable areas, urban forms, neighborhoods
and special districts, planning units and proposed categories
of land use. Coordinate all implementing city and county
ordinances, programs, proposals and projects to conform with
the intentions of the official Ridgefield area land use plan.
Periodically update the plan to reflect changed opportunities
and desires.
32
SHORELINE MANAGEMENT
The following goals and objectives are based on the Clark County
Shoreline Management Program and the results of Advisory Committee
workshop planning sessions.
GOAL: PROTECT NATURAL QUALITY
Preserve and protect the unique, interdependent relationship
between the water, land and cultural heritage in the Ridgefield
planning area.
1. Waterway
Define and regulate the design and operation of water -
oriented activities including over -water -structures or water-
borne improvements such as piers, floats, barges and the like
to protect the navigational capabilities of Bachelor Island
Slough, Lake River and other Columbia River waterways within
the Ridgefield planning area. Define and regulate activities
which may occur within or affect the natural tides, currents,
flows and even floodways or diking improvements to protect
the functional integrity of the waterways.
2. Habitats
Preserve natural habitat areas, including beaches, streams
and estuaries, from disruption. Protect fragile ecosystems
that provide the waterways unique valid, especially fish
spawning and feeding beds in the shallow mudflats within the
natural tributaries of Gee and Flume Creeks, and the bird
nesting and feeding areas within the Ridgefield National
Wildlife Refuge.
3. Water and shoreline quality
Define and regulate activities that can possibly contaminate
or pollute the waterways and shorelines including the use or
storage of chemicals, pesticides, fertilizers, fuels and
lubricants, animal and human wastes, erosion and other
potential polluting practices or conditions.
4. Natural setting
Preserve the natural shoreline setting to the maximum extent
feasible and practical. Control dredging, excavations, land
fill, construction of bulkheads, piers, docks, marinas or
other improvements that will restrict the natural functions
or visual character of the waterways or shoreline. Utilize
natural materials and designs where improvements are
considered to blend new constructions with the natural
setting.
33
GOAL: MIXED USE WATERFRONT
Retain a mixed use waterfront including those fishing, boating,
recreational and commercial uses that provide the waterways unique
appeal.
5. Fishing
Preserve sport and commercial fishing as a significant
cultural and economic resource. Retain important supporting
services and Promote development of additional moorage and
docking facilities consistent with fishing boat needs on Lake
River adjacent to downtown Ridgefield.
6. Pleasure boating and marinas
Permit uncovered moorage and encourage the development of
temporary docking facilities for visiting boats on Lake River
adjacent to downtown Ridgefield. Retain the maximum open
surface water area possible to facilitate safe and convenient
watercraft circulation.
7. Residential uses
Allow continued use of houseboat moorages along Lake River
provided the uses are connected to a sanitary sewage system
and do not cause health or other problems with other
waterfront uses or activities. Encourage the development of
recreational vehicle and other temporary trailer facilities
along the waterfront that facilitate recreational activities.
8. Commercial uses
Encourage development of water -oriented commercial uses on
Lake River adjacent to downtown Ridgefield that can be
provided adequate and unobtrusive supporting services and
improvements, including sewer service and parking. Work with
private interests and the U.S. Fish and Wildlife Service to
help develop boating and canoe concessions, charter or ferry
boat operations, recreational vehicle and other temporary
trailer facilities that will increase access to Ridgefield
waterway assets. Require commercial developments to provide
public facilities and access to shoreline beaches, docks,
walkways, and other facilities including views and vistas,
and especially including direct and easy access to downtown
Ridgefield facilities, business activity areas and parking.
9. Recreation
Develop publicly owned shoreline properties to provide
additional public access where appropriate. Create a mixture
of active and passive public facilities that do not intrude
on the natural features of the shoreline. Work with the U.S.
Fish and Wildlife Service to develop additional water trail
34
systems between Lake River and Ridgefield, and the Ridgefield
National Wildlife Refuge including the possible operation of
a public or private charter boat, boat or canoe rental
concession, or ferry service that could increase public
enjoyment and access to the refuge in manners that don't
overly intrude on wildlife habitats.
GOAL: QUALITY URBAN DEVELOPMENT
Define and enforce the highest quality standards concerning
present and future land use developments within the waterfront
areas.
10. Balance and scale
Maintain a balance in waterfront land use development so that
any single use down not overpower or detract from the others.
Maintain a human, pleasing scale so that new structures do
not overpower existing facilities and do not dominate the
shoreline in terms of size, location or appearance.
11. Access and visibility
Create an accessible and visible waterfront and shoreline
including the development of public beaches, fishina and
boating docks, picnic and passive overlooks and viewpoints.
Require private developments to provide equivalent access and
visibility to the tenants and users of new private
developments, to users of the waterway and to the public at
large --including a direct link to downtown Ridgefield
supporting activities and facilities, and to points of
interests within the Ridgefield National Wildlife Refuge.
12. Amentities
Require waterfront developments to provide amentities
commensurate with the project's enjoyment of the natural,
public resource including where desirable, additional docks,
paths or walks, overlooks, picnic and seating areas, fishing
piers or areas, overlooks and viewpoints.
35
PUBLIC SERVICES
The following goals and objectives are based on an analysis of
existing service conditions and the results of Advisory Committee
workshop planning sessions.
GOAL: QUALITY AND AVAILABILITY
Cooperate with the Ridgefield School District, Fire District, Port
District, Clark County Planning, Parks and Public Works
Departments, and other public agencies to provide quality public
services and facilities for residents of the Ridgefield planning
area.
1. Funds
Identify and promote the development of new employment
centers within the Ridgefield planning area to provide local
job opportunities and improve the local tax base that
finances local public services.
2. Growth management
Coordinate overall growth policies so that residential
development follows rather than precedes economic development
and the Ridgefield area's ability to provide tax revenues
sufficient to pay for increased and improved school, fire,
aid, police and other urban services.
3. Phasing
Phase delivery of utility services to planning units with
major population growth potentials so that Ridgefield public
services and facilities can be coordinated in advance of each
area's development needs.
4. Joint development
Initiate an area wide capital facilities planning process
with the Ridgefield school district, fire district, Clark
County parks and public works departments, and other public
agencies to identify local public facility needs. Implement
a coordinated approach to the funding and development of
joint public facilities and services to avoid site and
facility duplications, save development costs and improve
local service delivery.
5. Impact assessments
Require developers to contribute land and/or fees to mitigate
the impact proposed land developments will have on the demand
for Ridgefield public services and facilities.
36
Graphic 11
Community Facilities - Planning Area
school
institutional
Port
37
Graphic 12
Community Facilities - City
aty
® county
RZa state
= federal — — - - -
n?2 school
Mtrftd n l
port
(l liu I-
38
m
PARK AND RECREATION
The following goals and objectives are based on an analysis of
existing park and recreation conditions and the results of
workshop planning sessions.
GOAL: PHYSICAL DEVELOPMENT
Develop a high quality, diversified park and recreation system
which preserves significant environmental opportunity areas and
provides for all age and interest groups in the Ridgefield
planning area.
1. Natural areas
Preserve significant environmental features including unique
wetlands, open spaces, woodlands, shorelines, waterfronts,
drainage corridors and other characteristics which reflect
the Ridgefield planning area's natural heritage. Require
land developments to preserve unique site features or areas
and provide public use and access, particularly within the
developing areas along N.W. 269th Street and about the
Interstate 5 interchange.
2. Open space corridors
Increase park and open space preservation areas, particularly
along Lake River and within the Gee Creek and Allen Canyon
corridors linking residential neighborhoods with the older
developed areas of Ridgefield. Reserve some park and open
spaces within the older historical portions of the City of
Ridgefield.
3. Park expansion and improvements
Renovate the public waterfront to include additional fishing
and a variety of boat docking facilities. Improve public
street -ends and rights-of-way to provide additional overlooks
of the Columbia River and Ridgefield National Wildlife
Refuge.
4. Multipurpose trails
Develop a comprehensive system of multipurpose trails
providing for bicycles, hikers and walkers, joggers, and
possibly horses for residents and tourists. Create a primary
trail system which connects the Ridgefield National Wildlife
Refuge with downtown Ridgefield, Abrams Park, Gee Creek and
the employment centers developing at the N.W. 269th street
interchange with Interstate 5. Create a secondary trail
system which extends from abrams Park to Allen Canyon, Med
Lake, the East Fork of the Lewis River then back to downtown
Ridgefield on N.W. Lancaster Road/71st Avenue.
39
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Graphic 13
Trails Plan
multipurpose trail _
pedestrian boardwalk
• irailhead
5. Water trails
Develop a comprehensive system of water trails providing for
kayak, canoes, rubber rafts, fishing and power boats for use
by residents and tourists. Create a primary water trails
access system which links La Center and Paradise Point State
Park with the boat launch on the Lewis River at the
Burlington Northern Railroad bridge, with the public boat
launch in downtown Ridgefield and the boat launch facilities
south on Lake River and within Vancouver Lake. Help develop
an interpretative water trails system linking Med Lake,
Lancaster Lake, Canvasback Lake, Bachelor Island Slough,
Campbell Lake, Green Lake, Vancouver Lake and other points of
interest within the inland waterways. Assist with the
development of water access trails, portages, landings,
exhibits and other facilities which will improve the trails
recreational and tourist service opportunities.
6. Recreational facilities
Develop a high quality system of competitive recreational
fields, courts and other facilities to provide for organized
recreational league play activities. Provide a balanced
system of recreational facilities which can satisfy a variety
of indoor and outdoor, team and individual activities during
all seasons and weather conditions including facilities for
swimming, racquetball, jogging and conditioning, arts and
crafts, and special community events.
GOAL: DEVELOPMENT
Create effective and efficient methods of acquiring, developing,
operating and maintaining facilities which accurately distributes
costs and benefits to public and private interests.
7. Ridgefield responsibilities
Assume responsibility for coordinating the development and
operation of a variety of park and recreational facilities
and services within the Ridgefield planning area. However,
assume primary responsibility for the development and
operation of facilities which can not be provided by other
public agencies or private commercial enterprises.
8. Joint developments with the Ridgefield School District
Cooperate with the Ridgefield School District to develop and
maintain joint use facilities including athletic fields and
possible including indoor community centers to avoid
duplication, improve facility quality and reduce costs.
42
9. Joint developments with Clark County
Cooperated with the Clark County Park and Recreation
Department to develop and maintain joint use facilities,
possible including a community center or swimming pool
facility, to reduce costs and increase facility services
within the Ridgefield planning area.
10. Joint development and promotion efforts
Cooperate with the Ridgefield National Wildlife Refuge, the
Clark County and City of Vancouver Park and Recreation
Departments, the Washington Park and REcreation Commission,
and other public agencies to develop, maintain and promote
Refuge and Columbia river oriented facilities, possibly
including bike and hike trails, water access facilities,
interpretative and informational signs, and general
promotional materials to increase public awareness, access
and use of the Ridgefield area's unique natural and
historical resources.
11. Public/private development agreements
Where prudient, utilize private concessionaires and/or lease
land or facilities to private recreational developers to
reduce operating costs and responsibilities, and increase
park and recreational facilities and services. Evaluate the
possible private development and operation of equestrian
facilities, bicycle and boating concessions, athletic centers
and other specialized facilities and services within the
Ridgefield planning area which would increase park and
recreational services for residents and tourists.
GOAL: IMPLEMENTATION
Create a master plan which projects future demands, defines
development opportunities, drafts financial implementation
programs, and which is eligible for state and federal grants.
43
DESIGN RESOURCES
The following goals and objectives are based on an analysis of
existing urban design conditions and the results of Advisory
Committee workshop planning sessions.
GOAL PROTECT VALUABLE FEATURES OF THE MANMADE ENVIRONMENT
Blend new land uses with the features and characteristics which
have come to be valued from past developments of the manmade
environment. Enforce exacting performance standards governing
possible land use developments on lands or sites, or possible
conversions of existing buildings or sites that have unique social
value.
1. Historical/cultural sites
Protect lands, buildings or other features which are unique
archaeological sites, historic areas, publicly designated
landmark districts or buildings --especially within the
Ridgefield downtown business district. Develop a historical
plaque system identifying sites and buildings of interest in
the city.
2. Special social or visual interest
Enforce exacting performance standards governing possible
land use development or possible alteration of existing
building or sites which have socially valued, interesting or
unique facilities or characteristics, including visual
values. Identify acceptable adaptive reuse concepts and
design and/or financial incentives which can be used to help
with building or site modification costs.
3. Scenic assets
Protect lands, natural features or related activities that
provide unique landmarks in the natural landscape, especially
views of the Columbia River waterways and Ridgefield National
Wildlife Refuge. Protect lands or sites which have unique
views or vistas of natural landforms and landmarks,
particularly public properties, like the west end of Pioneer
Road and the Ridgefield Cemetery, that provide viewing
vantage points.
4. View corridors
Enforce exacting performance standards governing possible
alterations of existing buildings or sites that provide
unique or special landmarks, horizon references or other
interesting visual values --particularly within the downtown
Ridgefield business district. Enforce exacting performance
standards governing possible land use development of lands or
M"
Graphic 14
Design Potentials
45
sites which have natural views or vistas of interesting
scenic assets or features, particularly the properties along
the Hillhurst Road development corridor.
5. Buffer corridors
Maintain pleasing visual corridors along highways and major
roads to reflect natural beauty and a semi -rural atmosphere --
especially along Pioneer Road/SR 501 and the other arterial
roads int he Ridgefield arterial grid. Provide landscape
screens, berms and other natural material or design buffers,
particularly about proposed employment center uses which
front or are visible from adjacent residential areas or
arterial road corridors.
6. Open spaces
Protect lands, sites or improvements which have been held in
trust for parks, conservacies, recreation or other open space
preserves within the developing Ridgefield area --particularly
lands within the Gee Creek and Allen Canyon drainage
corridors. Enforce exacting performance standards including
clustering de4velopment requirements governing possible
alterations of existing sites which provide unique open or
natural space buffers to more urban land use developments
along Hillhurst Road and Pioneer Road/SR 501. Preserve,
where possible and desirable, the open or natural space
features within potential future land use developments using
development impact set -asides or other preservation devices.
7. Institutional lands
Protect lands, sites or improvements which have been improved
for cemeteries, schools, churches, parks or similar public
purposes. Enforce exacting performance standards governing
possible developments adjacent to site which house schools,
libraries and other public or institutional activities that
may be sensitive to use intrusions, and which provide a
special physical place within the developed Ridgefield area.
GOAL: CREATE VISUAL INTEREST
Create local visual identities and interests, retain natural
landscape features, and generally develop a quality urban
environment within the Ridgefield planning area.
8. Visual identity
Create special identities for unique districts or places
within the planning area. particularly the waterfront,
Ridgefield downtown business district and older residential
neighborhoods. Work with property owners to establish
standards coordinating informational and advertisement
signing, street trees, landscape materials, streetscape
i G
furnishings, building materials or styles, even colors, to
create visual images that organize the disparate elements of
the special districts into cohesive, pleasing identities.
9. Landscape
Retain as much of the natural landscape as possible in new
land development projects in the urbanizing portions of the
Ridgefield planning area, including existing trees, site
contours, natural drainage features and other
characteristics. Enforce replanting schemes and landscaping
requirements, particularly along buffer or dividing zones
with different uses, the arterial road grid, Interstate 5,
and within parking lots and other large improved areas in the
developed districts of town.
10. Architectural quality
Where appropriate, and when property owners desire, establish
special overlay zones providing an architectural design
review process. Provide illustrations of preferred concepts,
solutions, materials, styles and other particulars affecting
quality architectural solutions.
47
UTILITIES
The following goals and objectives are based on an analysis of
existing utility conditions and the results of workshop planning
sessions.
GOAL: WATER SERVICE
Create a quality supply and distribution system which will meet
the needs of the Ridgefield planning area.
1. Service area
Provide water for consumption and fire protection purposes to
city residents and parties who agree to annex in exchange for
service.
2. Supply and storage
Acquire and reserve sites which can be drilled to provide
additional sources of high quality, high capacity artesian
water from Columbia River aquifers. Construct additional
storage facilities at locations in the Ridgefield planning
area which provide sufficient reserves and maintain line
pressure for consumption and fire protection purposes.
3. Fire protection
Maintain and develop new distribution loops which are capable
of providing adequate fire flow and pressure requirements
throughout the Ridgefield service area. Maintain fire
hydrant distributions and other standards appropriate to the
highest public fire protection ratings.
4. Groundwater
Work with
standards
groundwater
Clark County to establish exacting development
and avoid any possible contamination of the
reserve.
GOAL: SEWER SERVICE
Create an effective, efficient treatment plant and collection
system which will meet the needs of the Ridgefield planning area.
5. Service area
Provide sewer services for residents of the city and parties
who agree to annex in exchange for service. Use sewer
service potentials as a means of controlling and phasing
future urban developments within the Ridgefield planning
i •
WUILOJ
area. Phase service expansion to reflect growth management
policies, particularly the incorporation of employment
related developments which will provide the city a sound
fiscal base.
6. Capacity
Increase plant and collection line capacities to meet the
needs of the Ridgefield planning area. Increase capacity to
reflect increased usage trends caused by the area's continued
urban intensification and economic development.
7. Quality
Increase and improve treatment plant capacities and methods
to meet the highest state and federal discharge standards.
GOAL: STORMWATER MANAGEMENT
Create an effective stormwater management system which will
control runoff quality, volumes and directions within the natural
drainage corridors along Gee Creek which affect Ridgefield
planning area watersheds and water quality.
8. Collection
Utilize natural drainage corridors and open channel runoff
methods wherever possible and practical. To the extent
practical, require channels and retention pons be planted and
maintained in a natural state to blend with the natural
surroundings and provide wetland park and habitat values.
9. Retention
Require land developments to hold or retain storm runoff of a
quantity in excess of the amount distributed by the site in a
natural state.
10. Runoff quality
Monitor the quality content of stormwater runoff within the
Ridgefield planning area. Establish and enforce exacting
performance standards governing the use of fertilizers and
other surface chemical applications, dumping or drainage of
wastes including animal and chemical, loss of soil or plant
materials due to erosion or construction activities.
11. Costs
Equitably distribute costs associated with collection,
distribution or retention to the private properties which
contribute stormwater runoff.
A CO
Graphic 15
Sewer plan
—•— outfall
o wastewater pump Station
/❑
treatment plant
50
Graphic 16
Water Plan
■storage facility
--- pserwice area
III I.
51
IMPLEMENTATION
The following goals and objectives are based on the results of
Advisory Committee workshop planning sessions.
GOAL: COORDINATE PUBLIC RESOURCES
Create an effective means of coordinating city and county public
programs, resources and personnel to realize the best ultimate
development of the Ridgefield planning area. Also define methods
whereby other agencies and private developers must conform to the
intents of this comprehensive plan when proposing or implementing
projects, programs or plans within the Ridgefield planning area.
1. Official land use plan
Maintain a current overlay map of the approve land use plan
indicating the desired future developed state of the
Ridgefield planning area, including any alternative land use
plans which depend on the results of special studies or
events. Define suitable and capable lands and soils, public
service limits, planning units, neighborhood and special
district boundaries, and preferred land use designations.
Review all proposed private land developments, public
improvements and other actions which may affect physical
conditions for conformance with the objectives defined in the
approved Ridgefield area land use plan. Update the plan as
necessary to reflect new conditions, opportunities and
desires within the Ridgefield planning area.
2. Official circulation plan
Maintain a current overlay of the approved circulation plan
indicating the desired future developed state of the
Ridgefield area circulation system including any alternative
plans which may depend on the results of special studies or
events. Define existing and proposed freeways, roads,
streets, transit service areas and routes, waterfront docking
facilities, bike, hike and walking trails, and airport
reserves. Review all proposed private land developments,
public improvements and other actions for conformance with
the objectives specified in the approved Ridgefield area
circulation plan. Update the plan as necessary to reflect
new conditions, opportunities and desires within the
Ridgefield planning area.
3. Zoning and subdivision ordinances
Maintain a current set of compatible development ordinances
specifying the conditions and processes which govern the use
of lands within the city and county portions of the
Ridgefield planning area. Create city and county zoning maps
52
which are phased implementations of the approved land use
plan but which are relevant to the immediate time frame and
market.
Specify procedures necessary to review
development permits
and approvals, and to review rezoning
requests within the
city and county portions of the planning
area for conformance
with the long range land use plan. Incorporate special
procedures or processes as necessary to allow innovation,
provide flexibility, increase public
participation --yet
conform with the intents of the comprehensive plan,
particularly with the special access,
environmental and
design concerns incorporated into the
comprehensive plan.
Update city and county zoning maps
and ordinances as
necessary to reflect current needs and
requirements within
the Ridgefield planning area.
4. Capital improvements program
Create a coordinated city and county 5 year program of
projects, studies, coordinations and other tasks necessary to
implement the objectives and proposals contained within the
Ridgefield comprehensive plan. Specify each item's purpose,
impact, cost, schedule and responsibilities. Include all
public improvements which would or could have an impact on
the Ridgefield comprehensive plan's implementation by all
departments within the city and county, or of actions which
need to be coordinated with other agencies. Annually update
the program to reflect each year's accomplishments and
current annual conditions, requirements and opportunities.
5. Annexation and growth management policies
Create a set of written policies defining the conditions
necessary for obtaining or qualifying for city services.
Coordinate the content of the policies so as to effectively
implement the intent of the Ridgefield comprehensive plan.
Program all long range utility and community facility
planning to conform and implement the objectives of the
Ridgefield comprehensive plan using the strategies outlined
in the annexation policies.
Coordinate and phase the delivery of city public utilities
and services to conform with an area priority sequence which
conforms with comprehensive plan objectives. Negotiate
agreements with other public agencies and private utility
companies which conform with and implement the intents of the
Ridgefield comprehensive plan. Update the written annexation
and growth management policies --and the Ridgefield
comprehensive plan, as necessary to reflect current
conditions, opportunities, needs and desires within the
Ridgefield planning area.
��
Table 6
Implementation Program Participants
Ridgefield Mayor and Council
54
Ridgefield Planning
Commission
Ridgefield Port
District
Ridgefield School
District
Clark County Commissioners
I
I
Clark
County Planning Department/Commission
Intergovernmental Resource Center/
Columbia
River Economic Development Council
Washington Departments
of Planning/Commerce/Employment
<
Ridgefield National Wildlife Refuge
Downtown/waterfront property and business owners
Neighborhood residents
and property owners
Environment
1.
Sensitive lands and soils overlay'
X
X
X
X
2.
Environmental aesthetics overlay
X
X"
Economics
3.
Growth management policy
X
X
X
X
4.
Downtown/waterfront market plan
X X 0 0
0
X
X
X
5.
Downtown incubator program/project
0 X X
0
X
X
X
X
6.
Industrial land requirements program
0
X
X
X
7.
Airport feasibility/benefit study
X 0 0
X
X
X
X
X
Land
Use
B.
Update city zoning ordinance
X X
X
X
9.
Establish pre -annexation land use review
X
X
X
X
10.
Incorporate fiscal impacts requirement
0
X
X
X
X
11.
Incorporate market impacts requirement
0
X
X
X
X
12.
Create community development element
X X 0
0
0
X
X
Circulation
13.
Incorporate road access/design standards
X
0
X
X
14.
Create downtown parking plan/program
X
0
X
X
Design
Resources
15.
Create historic/design guidelines
0 X 0 X
X
X
Parks
and Recreation
T
16.
Create new comprehensive parks plan
0 X X X X
X
0 0
X
X
X
17.
Develop Gee Creek Trail
0 X
X
X
X
X
18.
Develop Lake River Overlook
X
X
X
X
19.
Create bike/hike trail network
X
X
0
X
X
X
20.
Develop excursion boat potentials
X X X X
0
0
X
X
X
Utilities and Sprvices
21.
Complete sewer, water planning
0
0
X
X
22.
Create street/sidewalks/storm plan
0 0
0
0
X
X
23.
Create public facility utilization plan
X
X =
Major role/responsibility
0 =
Minor role/responsibility
54
Table 7
Implementation Program Tasks
Environment
1. Create a sensitive lands and soils overlay to city and county
zoning maps and incorporate a performance review system
within the city and county building and development
ordinances that require potential developments to respect and
protect sensitive features and capabilities.
2. Incorporate a performance review system in the city's
development ordinances to define and consider environmental
design aesthetics, especially views of the Columbia River,
Ridgefield National Wildlife Refuge and natural landmarks and
vistas.
Rnnnnmi t - c--
3. Create and adopt a growth management policy that controls
city utilities and services for economic and fiscal
development purposes. Such policies should require potential
users of city -owned utilities annex to Ridgefield as a
condition of service to provide the city a measure of control
over development content and the means of recovering public
revenue.
4. Study (with property and business owners) the market
potentials, promotion requirements, parking needs, aesthetics
and public facility objectives of the downtown and waterfront
districts --particularly if the districts aggressively market
regional recreational and tourist users of the Ridgefield
National Wildlife Refuge. Create methods for implementing
and financing a joint public/private approach to the
districts promotion, revitalization and redevelopment.
5. Study (with the school district and property owners) the cost
and feasibility of establishing a small business incubator
zone within the downtown district using small business start-
up programs, labor training services and building renovation
loans. Consider the possible adaption of one large building
in the downtown for a small business incubator facility,
possible for retail and services uses related to the area's
recreational and tourist market potentials.
55.
6. Work with the Ridgefield Port District to determine the long
range needs for additional industrial lands in the Ridgefield
planning area including market requirements for incubator
buildings and raw land sales. Establish industrial land
absorption objectives and policies including possible roles
for or ventures with private landowners and interests.
7. Initiate an economic feasibility and cost/benefit study for
the potential development of an airport facility northeast of
the Pioneer Road/SR 501 interchange with Interstate 5.
Determine the potential impacts a facility could have on the
Ridgefield area's industrial and business development
potentials, utility capacities, environmental characteristics
and the Ridgefield National Wildlife Refuge. Explore various
owner/operator possibilities including the potential
involvement of the city and port district.
Land Use
8. Update the city's zoning ordinance to include a broader range
of housing types, particularly within the older developed
areas of the city. Define special downtown and waterfront
districts that reflect the unique physical and market
potentials available the city.
9. Adopt a special land use review process to control lands
which may be provided city utilities and services. Require
proposed annexation lands to abide by the special
environmental review process, and the land use and design
performance requirements defined in the Ridgefield
comprehensive plan.
10. Incorporate a special fiscal impact element within the growth
management/annexation review process that requires annexation
proponents to study and define the impacts proposed
annexations, new utility services and subsequent land
developments will have on the city's fiscal conditions,
particularly on annual revenues and available utility
capacities. Reserve the right to refuse or condition any
proposed annexation proposal in manners that will
appropriately protect the city's fiscal and economic
security.
11. Incorporate a special market impact element within city and
county rezone review processes that requires developers to
study and define the impacts a proposed rezone or development
within the Ridgefield planning area may have on the
Ridgefield downtown business district. Reserve the right to
refuse or condition any proposed rezone or development
proposals in manners that will appropriately protect the
public's investment in a healthy downtown Ridgefield business
district.
56
12. Create a community development element to be included within
the comprehensive plan that inventories and evaluates housing
conditions and needs within the older portions of Ridgefield-
-including the housing impacts associated with the
development of employment centers at the Interstate 5
interchange.
Circulation
13. Incorporate road design and land use standards in city and
county development ordinances and annexation review processes
to protect the functional and aesthetic integrity of
Ridgefield planning area arterials. Require land
developments to provide separate collector roads and land use
setbacks that protect arterial road corridors, especially
Pioneer Road/SR 501.
14. Create a parking plan and program that provides convenient
vehicle storage for recreational and tourist use of the
waterfront yet maximizes the downtown business district's
shopping and entertainment potentials.
Design Resources
15. Create a historic preservation plan and program defining
historic and architecturally interesting structures and
preservation, adaption, reuse and relocation requirements and
policies. Develop design guidelines governing the future
redevelopment or reconstruction of facades and streetscapes
within the downtown district.
Parks and Recreation
16. Create a new comprehensive park and recreation plan and
development program for the Ridgefield planning area that
appropriately capitalizes on the regional recreational assets
and opportunities available within the area, particularly for
public, private or public/private ventures that make more
effective use of the Ridgefield National Wildlife Refuge and
Columbia River waterways between La Center and Vancouver
Lake.
17. Develop a Gee Creek Trail system that connects the
waterfront, downtown and Union Ridge school complex with
Abrams Park, and that eventually extends east to Allen
Canyon/Mud Creek and bethel Church. Require any future land
developments within the Ridgefield planning area connect to
and expand the trails access and resident recreational
potentials.
57
18. Develop a Lake River Overlook park and railroad overcrossing
at the end of Pioneer Road that provides vistas of the
Columbia River and Ridgefield National Wildlife Refuge, and
that integrally connects the Ridgefield Marina with the
downtown district.
19. Create a bike and hike trail network within the Ridgefield
planning area that link the Gee Creek Trail, downtown and
waterfront districts with local parks and community
facilities, the Ridgefield National Wildlife Refuge and other
areas of special environmental or recreational interest.
20. Work with the owner of the Ridgefield Marina to expand
recreational opportunities along the Lake River possibly
including the development of excursion boat services with the
Ridgefield National Wildlife Refuge and Vancouver Lake. Help
plan additional boat launch areas, transient boat moorage and
possible boat related recreational vehicle camping
facilities.
Utilities and services
21. Complete sewer and water master planning efforts and initiate
development of additional water storage and distribution
facilities, particularly along Hillhurst Road.
22. Initiate a street, sidewalk and storm drainage improvements
plan and program within the older developed portions of town
possible using funds available form community development
block grants in conjunction with local improvement districts.
23. Create a facility utilization plan defining future
requirements and management policies for city properties and
buildings including the city hall, library, police,
maintenance and community center.
ALTERNATIVES
Alternative proposals were considered for a variety of subjects
during the development of the preferred plan. Most alternatives
were site specific in nature and may be resolved or developed
further during future plan implementation tasks. However,
specific alternatives were considered for two aspects of primary
importance --alternative growth management strategies and
alternative development patterns. Following is a brief outline of
the alternatives considered.
ALTERNATIVE GROWTH MANAGEMENT STRATEGIES
1. Do -Nothing
Under a do-nothing strategy, the City of Ridgefield would not
annex additional lands, and would not provide or sell utility
services outside city boundaries other than what has been
agreed to with the Port of Ridgefield for Interstate 5
junction service. An urban area agreement could be
negotiated with Clark County indicating Ridgefield did not
wish to grow and that services within the developing areas
around Ridgefield and at the Interstate 5 junction were
ultimately a county responsibility.
Advantages: The area could not grow unless necessary off-
site sewer treatment services were provided by
Clark County. The Port's industrial property
would eventually build -out at the Interstate 5
junction, but no new commercial or industrial
uses could be developed. Low density
residential uses would be developed where septic
tank use is feasible.
Disadvantages: Ridgefield would be without a tax base, and most
residents would remain dependent upon and
commute to work opportunities in other areas of
Clark County.
2. No -growth
Under a no -growth strategy, Ridgefield would not annex
additional lands and would not provide or sell utility
services outside city boundaries other than what has been
agreed to with the Port of Ridgefield. Ridgefield could
negotiate an urban area agreement with Clark County
stipulating that the county should neither approve nor
promote the development of additional urban uses within the
surrounding area.
Advantage: This strategy would prevent the development of
urban uses in the area surrounding Ridgefield or
between Ridgefield and Interstate 5.
• t
Disadvantage: Ridgefield would be without a tax base, and most
city residents would remain dependent upon and
commute to work opportunities elsewhere in Clark
Countv.
Larne lot, rural estate or vacation homes could be developed
in the surrounding area creating requirements for fire,
police, health, park and administration services. However,
the area would lack the public revenues and jurisdictional
authority to provide minimum urban service standards.
3. Fix boundaries and responsibilities - sell utility services
Ridgefield would not annex additional lands but could sell
sewage services to Clark County and/or private landowners to
increase the utility's operating efficiency and reduce
resident utility costs. Ridgefield could refuse annexations
to prevent further growth and concentrate on developing_ the
town's older developed areas.
Advantages: This approach would allow urban growth in the
surrounding areas, but would not require
Ridgefield to exercise control over or manage
events within the developing area.
Disadvantages: Should utility services be sold without
restriction, it may not be possible to restrict
or bind utility service to any future public
policy requirement. Ridgefield could become a
utility provider with no public power or
influence over the nature, form or content of
urban growth within the surrounding area.
Ridgefield would have promoted urban growth but could not
share the resulting revenue benefits.
4. Influence without annexation
Ridgefield could provide utility services outside city limits
when the landowner agrees to reimburse all costs and abide by
city land use objectives and standards.
Advantages: The surrounding area would develop_ in a manner
which favored Ridgefield interests whether or
not the area eventually_ annexed_ Ridgefield
fire, police, parks and recreation, and
administration costs would be less in the event
the surrounding area did not annex.
61
Table 8
Growth Management in Operation
If/then
1. Requests for city sewer and water service:
a. By an owner of unincorporated property petitions to hookup
to the city's sewer and water service -
The city provides service (hookup at the property owner's
expense) to satisfy the property's existing use and/or the
use allowed under present county zoning.
b. By an owner of unincorporated property petitions for city
sewer and water service for the development of land in
accordance with the proposed comprehensive plan -
1. If the land is located on Hillhurst Drive south of
city limits:
The city reviews the property owner's proposed use and
design, obtains an annexation agreement from the owner
and agrees to provide service if conditions abided by;
and
The county reviews the property owners proposals under
county subdivision procedures and reviews the proposal
for conformance with the agreed upon Ridgefield area
plan.
2. If the land is located east of city limits on Pioneer
Avenue:
The city advises the property owner that the
recommended Ridgefield area plan does not propose
urban development in the area until a detailed
annexation study is accomplished to determine economic
costs/benefits and appropriate timing of any potential
development within this area.
3. If the land is outside any proposed urban development
area in either the recommended or alternative plan:
The city advises the property owner that urban
development is not proposed within this area under
present recommended plans.
2. Request for annexation:
a. By an owner(s) of property south of city limits on
Hillhurst Drive:
The city accomplishes (or requests the annexation
proponent provide or pay for) an annexation impact
analysis (using city or county staff, the
Intergovernmental Resource Center or a consultant)
defining the costs of possible public services if the area
is developed in accordance with the recommended Ridgefield
area plan.
I . If the results are favorable --the city may accept the
annexation request but leave the property as presently
zoned.
2. If the results indicate market conditions will not
presently support development of additional urban uses
and/or the city does not have sufficient sewer, water
or other public services able to support additional
development --the city mnay accept the annexation
request and leave the property as presently zoned or
deny the annexation request until market or service
conditions improve.
b. By an owner(s) of property east of city limits on Pioneer
Avenue:
The city accomi5lishes (or requests the annexation
proponent provide or pay for) an annexation impact
analysis (using city or county staff, the
Intergovernmental Resource Center or a consultant)
difining the costs of possible public services if the area
is developed in accordance with the alternative Ridgefield
area plan.
1. If the results are favorable --the city may accept the
annexation request and proceed to adopt the
alternative Ridgefield area plan in accordance with
study findings. The annexed properties would remain
as presently zoned.
2. If the results indicate market conditions will not
support development of additional urban uses and/or
the city does not have sufficient sewer, water or
other public services able to support additional
development --the city may accept the annexation
request but leave the recommended Ridgefield area plan
in place; or deny the annexation request unless or
until conditions are more favorable.
3. Request for property rezone:
a. By an owner seeking residential use of property anywhere
within city limits:
The city requests the property owner provide (or pay for)
an analysis defining public service requirements and
impacts on existing city service capabilities.
1. If the results area cceptable, the city may approve a
rezone with any conditions appropriate (including a
minimum time schedule of development).
2. If the results are not acceptable, meaning the city
does not have capacity available to service the
proposed development plus existing committments, the
city may deny ther rezone application pending more
favorable development conditions.
b. By an owner seeking residential use of property along
Pioneer Avenue:
The city requests the property owner provide (or pay for)
the same analysis as item a, above plus submit preliminary
design documents defining how the site would provide
access with Pioneer Avenue and other area arterials. The
city could respond with the same answers as items al or a2
above plu attach conditions specifying access design
requirements.
63
c. By an owner seeking commercial or business use of property
along Pioneer Avenue, about the interchange or anywhere
within city limits:
The city requests the owner provide (or pay for) the same
analysis as item a. above plus submit (or pay for) an
analysis of the market impacts the proposed rezone could
have on downtown Ridgefield. The city could respond with
the same answers as items al or a2 above plus attach
conditions restricting the content, scale or other
particular of the rezone to protect downtown Ridgefield
interests.
d. By an owner seeking industrial or office use of property
anywhere within city limits:
The city requests the owner provide (or pay for) the same
analysis as item a. above plus submit (or pay for) an
analysis of the market impacts the proposed rezone could
have on the Port of Ridgefield's industrial park. The
city could respond with the same answers as items al or a2
above plus attach conditions restricting the content,
scale or other particular of the rezone to protect Port of
Ridgefield interests.
M
Disadvantage: The policy can not be selectively implemented.
Ridgefield can not require developers of new
commercial, industrial or office park projects
annex as a precondition of receiving utility
services --if annexation is not a precondition of
service for all other types of property
development. Developers of new commercial,
industrial and office parks would probably not
annex if provided utility services, as there
would be little benefit and no requirement.
Ridgefield would have created but not
capitalized upon a major source of new revenue.
5. Selective recruitment
Ridgefield could require developers of new commercial and
industrial development projects to annex as a precondition
for receiving sewer service. Ridgefield would not provide or
sell utility services for new additional residential
development outside city boundaries except as necessary to
secure commercial and industrial annexations.
Ridgefield could negotiate an urban area agreement private
property owners reimburse the city the cost of special sewage
treatment services. The agreement could also stipulate Clark
County neither approve nor promote the development of
additional urban uses within the surrounding area.
Advantage: Ridgefield could use sewer service to attract
and incorporate new commercial, industrial and
office park developments which provide new
public revenues, but would avoid adding
residential developments which cost more than
the revenues thev generate.
Disadvantage: The courts have generally ruled against public
growth strategies which seek to capture revenue
benefits (tax base) but avoid related social
costs (housing). In the absence of a plan which
reasonably seeks to provide the housing
necessary to accommodate the populations which
are attracted by the selective recruitment of
new employment related land uses --Ridgefield
could be forced to provide utility services
without restriction.
6. Growth manaaement--annexation
Ridgefield could provide utility services outside city limits
provided the landowner agreed to abide by city land use
objectives and standards, and to annex the serviced property
in a manner which is most favorable to Ridgefield.
65
Ridgefield could implement a housing plan which favored
building -out lands within city boundaries first, then lands
outside city limits of good -to -prime environment
characteristics within a priority phasing seauence.
Advantages: The surrounding area would develop in a manner
which favored Ridgefield interests and provided
the city eventual _jurisdiction. Ridgefield
could attract and annex new commercial,
industrial and office park developments which
would provide new public revenues. Ridgefield
would accommodate the housing needs of any
associated population growth, but in a manner,
timeframe and pattern which would be most
favorable of present city interests.
Disadvantage: Ridgefield would be actively involved in urban
growth and development issues and would
necessarily be responsible for surrounding area
development opportunities and problems.
Note: The Ridgefield Subarea Planning Committee selected
Alternative 6: Growth Management through Annexation, as
the preferred method of managing growth within the
Ridgefield planning area for the reasons cited in the
descriptions. In addition, the Committee recommended
further studies be accomplished to determine the city's
fiscal capability to support additional residential
developments, especially east along Pioneer Avenue, in
lieu -of or coincidental with additional development of the
employment and tax related activities at the Interstate 5
interchange. The Committee recommended future growth
management policies reserve the city's sewer capacity for
industrial uses first, and residential uses second --as
fiscal conditions warrant. The Committee was especially
concerned that future growth policies not allocate limited
sewer capacity on a first-come, first-served basis, for
fear that potential residential developments could absorb
all remaining sewer service capacity and forestall or
conceivably prevent development or attraction of additional
industrial activities.
ALTERNATIVE LAND USE PLANS
The Ridgefield Subarea Planning Committee discussed the possible
implications of an airport development within the Ridgefield
planning area and arrived at the following conclusions:
Condition:
The only reason the Committee could be interested in the
development of an airport within the Ridgefield area would be if
the facility would compliment the economic efforts of the Port of
Ridgefield's employment park, and would create a source of local
ROM
Graphic 17
Alternative Land Use Plan
suburban residential
$:i7 low urban residential
t_--7 urban waterfront
--] emplcyment centers
"", highway commercial
"Lmm- downtown business district
JIMI public facility
U7i Poo
LOIN
Table 9
Industrial Holding Capacity - Alternative Plan
Total population generated by industrial centers
Base employee/population multiplier
Number of ultimate base employees I I
Ultimate employee density/acre*
Base industrial acreage I j
Percent base industrial* I I l
Usable acreage
Planning unit
r r ,
1
40
.50
20
15
300
10.2
3,060
11
691
.50
346
15
5,190
10.2
52,938
12
154
.50
77
15
1,155
10.2
11,781
16
54
.50
27
15
405
10.2
4,131
17
35
.50
18
15
270
10.2
2,754
18
100
.50
50
15
750
10.2
7,650
Total
1,074
.50
538
15
8,070
10.2
82,314
Source:
*Urban Land Institute Technical Bulletin Number 41: Industrial
Districts Restudied, Table 5d: Industrial Location Factors Survey
Table 10
Residential Holding Capacities - Alternative Plan
Population
Persons/dwelling unit
Number dwelling units I I
DU's/usable acres I I
residential use I
usable acres
1
138
Industrial
40
Downtown
30
Public facilities
30
2
505
3
123
Sr
123
4
125
Sr
125
5
133
6
76
7
40
Rf
71
8
188
9
278
10
281
11
691
12
154
13
73
14
68
15
14
16
54
17
35
38
18
100
191
19
78
20
193
21
26
22
130
23
134
Total
Lu
4.1
Industrial
504
Downtown
1,639
Public facilities
3.25
Rf
.15
Lu
4.1
Sr
.7
Lu
4.1
Sr
.7
Rf
.15
Rf
.15
Sr
.7
Rf
.15
Lu
4.1
Lu
4.1
Sr
.7
Industrial
197
Industrial
640
Rf
.15
Rf
.15
Highway Commercial
33
Highway Commercial
Ind
Airport
Industrial
Airport
Rf
Rf
Rf
Rf
Rf
Dwelling units/acre in Clark
Rf Rural farm estates
Rr Rural residential
Sr Suburban residential
Lu Low urban residential
Mu Medium urban residential
Hu High urban residential
566 3.25 1,840
76
3.25
247
504
3.25
1,639
86
3.25
280
513
3.25
1,666
88
3.25
286
20
3.25
65
11
3.25
36
28
3.25
91
11
3.25
36
771
3.25
2,505
114
3.25
3,704
197
3.25
640
11
3.25
36
10
3.25
33
.15
12
3.25
39
.15
29
3.25
94
.15
4
3.25
13
.15
20
3.25
65
.15
20
3.25
65
County zoning districts:
.1
- .2
= .15
.2
- .4
= .3
.4
- 1.0
= .7
1.0
- 7.3
= 4.1
7.25
- 21.8
= 14.5
21.75
- 43.5
= 32.6
13,380
W
jobs in it's own right. A Basic Transport Facility appeared to be
the only type airport facility that could attract major economic
benefits.
The Committee was not interested in the possible development of a
facility of a capacity less than a Basic Transport, or which did
not have economic benefits. The Committee was particularly
opposed to the possible development of a facility used for
recreational purposes only, since a recreational facility could
create airport use impacts but provide little economic benefit.
Facts:
The West Pioneer area may be particularly well suited for the
development of a Basic Transport Airport because:
a. The area has excellent Interstate access,
b. The site has excellent regional visibility,
c. Airport noise and flight patterns can be superimposed over
the Interstate 5 corridor to minimize adverse impacts on
other lands,
d. The surrounding area can accommodate the development of
industrial, business and commercial uses with airport
related activities and potentials.
Potential positive impacts:
Development of a Basic Transport Facility could:
a. Compliment business development efforts at the Port of
Ridgefield's Employment Park,
b. Attract businesses which would not otherwise be interested
in the Ridgefield area --such as corporate offices, or
manufacturing activities that depend on air transport,
c. Create business opportunities of it's own, like air cargo,
air transport and similar activities,
d. Sell services to airport users or customers and create a
more diversified development opportunity at the site
including motels, restaurants or meeting and conference
facilities,
e. Increase job opportunities that could be available
residents of the Ridgefield planning area,
f. Cause minimal noise and activity disruption on surrounding
properties and developing areas --if properly sited and
operated.
70
Potential negative impacts:
Development of an airport facility could:
a. Increase noise levels along Interstate 5, and occasionally
impact other activities in the planning area,
b. Increase potential safety hazards in the area, particularly
with birds from the refuge, and possible with motorist
traffic on Interstate 5,
c. Convert productive farm land,
d. Affect the feeding and forage habits of wildlife from the
refuge and surrounding area.
Questions/Conditions:
Future airport feasibility planning must resolve the following:
a. Whether title or development rights would be purchased to
all lands which could be adversely affected by the
facility.
b. Whether the site can effectively support the development of
a Basic Transport Facility,
c. What specific economic opportunities the facility could
have on the local area,
d. Who would/should own and/or operate the facility --and if
there is any advantage to the port and/or city owning the
land or participating in a joint venture with the county or
a private facility operator,
e. What revenues the facility would provide the port and/or
city and of what cost/benefit consequences,
f. Who would control airport flight patterns, operating hours
and other nuisance aspects, and how the area could best
protect itself from future adverse development or operating
particulars if a facility development is approved,
g. Who and how the airport operator would assist the refuge to
create alternative feeding grounds that would prevent or
avoid bird/plane safety hazards.
71
I
Conclusion:
At the present time, and based on the above assumptions and
questions, the Ridgefield Subarea Planning Committee believed
there could be advantages to the possible development of a Basic
Transport Airport facility at West Pioneer. However, the
Committee reserved final judgement, and the consideration of the
alternative land use plan, until future studies provide detailed
and acceptable answers to the questions outlined above.
72