2016 City of Ridgefield Comprehensive Plan2016 Update
ACKNOWLEDGEMENTS
CITY COUNCIL
Ron Onslow, Mayor
Sandra Day
John Main
Don Stose
David Taylor
Lee Wells
Darren Wertz
PLANNING COMMISSION
Jerry Bush, Chair
Mark Burton
Jason Carnell
Victoria Haugen
Stan Okinaka
Larry Rasmussen
CITY OF RIDGEFIELD STAFF
Steve Stuart, J.D., City Manager
Jeff Niten, Community Development Director
Bryan Kast, P.E. Public Works Director
CONSULTANT TEAM
E2 Land Use Planning, LLC
Eric Eisemann, J.D.
Elizabeth Decker
DKS Associates
Reah Flisakowski, P.E.
Gray & Osborne
Joe Plahuta, P.E.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE I
TABLE OF CONTENTS
ACTION PLAN ............................................................................................................................VII
INTRODUCTION ..............................................................................................................................................................VII
SERVICE PROVIDER OVERVIEW ..................................................................................................................................VII
SHORT-TERM PROJECTS (YEARS 1-6) .....................................................................................................................VIII
LONG-TERM PROJECTS (YEARS 7-20) .......................................................................................................................XII
1. INTRODUCTION ............................................................................................................................1
1.1 CITY OVERVIEW ..........................................................................................................................................................1
1.2 VISION ...........................................................................................................................................................................1
1.3 PLAN OVERVIEW ........................................................................................................................................................2
1.4 PUBLIC INVOLVEMENT .............................................................................................................................................2
1.5 LOCAL AND STATE PLANS AND LAWS ................................................................................................................3
1.6 PLANS ADOPTED BY REFERENCE ..........................................................................................................................3
2. LAND USE ......................................................................................................................................7
2.1 RIDGEFIELD’S LAND USE .........................................................................................................................................7
2.2 DIRECTION FOR THE FUTURE ................................................................................................................................8
2.2.1 A BALANCED COMMUNITY ...........................................................................................................................8
2.2.2 RIDGEFIELD URBAN GROWTH AREA (RUGA) ..........................................................................................9
2.2.3 COMMUNITY DESIGN .....................................................................................................................................9
2.2.4 LAND USE DESIGNATIONS ..........................................................................................................................13
2.3 LAND USE POLICIES ................................................................................................................................................13
3. HISTORIC PRESERVATION .........................................................................................................19
3.1 CURRENT CONDITIONS ..........................................................................................................................................19
3.2 DIRECTION FOR THE FUTURE ..............................................................................................................................20
3.3 POLICIES ....................................................................................................................................................................21
4. ECONOMIC DEVELOPMENT ......................................................................................................25
4.1 CURRENT CONDITIONS ..........................................................................................................................................25
4.1.1 REGIONAL CONDITIONS ...............................................................................................................................25
4.1.2 LOCAL CONDITIONS ......................................................................................................................................26
4.2 DIRECTION FOR THE FUTURE ..............................................................................................................................28
4.2.1 EMPLOYMENT CAPACITY .............................................................................................................................29
4.2.2 BALANCED JOB GROWTH ...........................................................................................................................29
4.2.3 JOB RECRUITMENT ........................................................................................................................................29
4.2.4 REGIONAL EMPLOYMENT CENTER............................................................................................................30
4.2.5 PARTNERSHIPS ................................................................................................................................................30
4.2.6 COMPLEMENTARY SUBAREA DEVELOPMENT .......................................................................................30
4.3 POLICIES .....................................................................................................................................................................30
5. HOUSING .....................................................................................................................................35
5.1 CURRENT CONDITIONS ..........................................................................................................................................35
5.1.1 POPULATION & HOUSING GROWTH .........................................................................................................35
II CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
5.1.2 HOUSEHOLD CHARACTERISTICS ...............................................................................................................35
5.1.3 HOUSING STOCK .............................................................................................................................................35
5.1.4 HOUSING AFFORDABILITY ...........................................................................................................................36
5.2 DIRECTION FOR THE FUTURE ..............................................................................................................................37
5.3 HOUSING POLICIES .................................................................................................................................................38
6. ENVIRONMENT ...........................................................................................................................43
6.1 CURRENT CONDITIONS ..........................................................................................................................................43
6.1.1 THE LAND .........................................................................................................................................................43
6.1.2 FISH AND WILDLIFE HABITAT......................................................................................................................43
6.1.3 WATER QUALITY ..............................................................................................................................................44
6.1.4 AIR QUALITY .....................................................................................................................................................44
6.1.5 HAZARD AREAS ..............................................................................................................................................45
6.1.6 RIDGEFIELD NATIONAL WILDLIFE REFUGE.............................................................................................45
6.1.7 STATE AND FEDERAL ENVIRONMENTAL REGULATIONS ....................................................................45
6.1.8 LOCAL ENVIRONMENTAL REGULATIONS ................................................................................................46
6.2 DIRECTION FOR THE FUTURE ..............................................................................................................................46
6.3 POLICIES .....................................................................................................................................................................47
7. PUBLIC FACILITIES .....................................................................................................................51
7.1 CURRENT CONDITIONS ..........................................................................................................................................51
7.2 DIRECTION FOR THE FUTURE ..............................................................................................................................51
7.3 POLICIES .....................................................................................................................................................................52
7.4 WATER RESOURCES .................................................................................................................................................53
7.4.1 CURRENT CONDITIONS .................................................................................................................................53
7.4.2 FIRE FLOWS.......................................................................................................................................................54
7.4.3 DIRECTION FOR THE FUTURE .....................................................................................................................54
7.4.4 POLICIES ............................................................................................................................................................56
7.5 SANITARY SEWER .....................................................................................................................................................57
7.5.1 CURRENT CONDITIONS .................................................................................................................................57
7.5.2 DIRECTION FOR THE FUTURE ....................................................................................................................57
7.5.3 POLICIES ............................................................................................................................................................59
7.6 STORMWATER MANAGEMENT .............................................................................................................................59
7.6.1 CURRENT CONDITIONS .................................................................................................................................59
7.6.2 DIRECTION FOR THE FUTURE .....................................................................................................................60
7.6.3 POLICIES ............................................................................................................................................................60
7.7 FIRE AND EMERGENCY SERVICES .......................................................................................................................61
7.7.1 CURRENT CONDITIONS .................................................................................................................................61
7.7.2 DIRECTION FOR THE FUTURE ......................................................................................................................61
7.7.3 POLICIES ............................................................................................................................................................61
7.8 LAW ENFORCEMENT ...............................................................................................................................................61
7.8.1 CURRENT CONDITIONS .................................................................................................................................61
7.8.2 DIRECTION FOR THE FUTURE .....................................................................................................................62
7.8.3 POLICY ...............................................................................................................................................................62
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE III
7.9 SOLID WASTE FACILITIES AND SERVICES .........................................................................................................62
7.9.1 CURRENT CONDITIONS .................................................................................................................................62
7.9.2 DIRECTION FOR THE FUTURE .....................................................................................................................63
7.9.3 POLICY ...............................................................................................................................................................63
7.10 EDUCATION..............................................................................................................................................................64
7.10.1 CURRENT CONDITIONS ...............................................................................................................................64
7.10.2 DIRECTION FOR THE FUTURE ...................................................................................................................64
7.10.3 POLICIES ..........................................................................................................................................................65
7.11 LIBRARY SERVICES .................................................................................................................................................66
7.11.1 CURRENT CONDITIONS ...............................................................................................................................66
7.11.2 DIRECTION FOR THE FUTURE ....................................................................................................................66
7.11.3 POLICY ..............................................................................................................................................................66
7.12 PRIVATE UTILITIES ..................................................................................................................................................66
7.12.1 ELECTRICITY ..................................................................................................................................................66
7.12.2 NATURAL GAS ...............................................................................................................................................67
7.12.3 TELECOMMUNICATIONS ...........................................................................................................................67
7.12.4 POLICY .............................................................................................................................................................67
7.13 ESSENTIAL PUBLIC FACILITIES ...........................................................................................................................67
7.13.1 CURRENT CONDITIONS ...............................................................................................................................67
7.13.2 DIRECTION FOR THE FUTURE ...................................................................................................................68
7.13.3 POLICIES ..........................................................................................................................................................68
8. TRANSPORTATION .....................................................................................................................71
8.1 CURRENT CONDITIONS ..........................................................................................................................................71
8.1.1 ROADWAY FUNCTIONAL CLASSIFICATION .............................................................................................71
8.1.2 ROADWAY INVENTORY .................................................................................................................................74
8.1.3 TRAFFIC CAPACITY .........................................................................................................................................74
8.1.4 LEVEL OF SERVICE STANDARDS .................................................................................................................74
8.1.5 COLLISION HISTORY ......................................................................................................................................74
8.1.6 TRANSIT .............................................................................................................................................................76
8.1.7 PEDESTRIAN AND BICYCLE FACILITIES ....................................................................................................76
8.2 DIRECTION FOR THE FUTURE ..............................................................................................................................78
8.2.1 LAND USE/TRANSPORTATION LINKAGE ................................................................................................78
8.2.2 REQUIRED TRANSPORTATION FACILITIES ..............................................................................................80
8.2.3 COMMUTE TRIP REDUCTION ....................................................................................................................80
8.2.4 CAPITAL COST AND PROJECTED REVENUE ............................................................................................80
8.2.5 COMPLETE STREETS ......................................................................................................................................81
8.3 KEY CHANGES FROM THE 2010 TRANSPORTATION PLAN ..........................................................................81
8.4 POLICIES .....................................................................................................................................................................81
9. PARKS AND RECREATION ..........................................................................................................89
9.1 CURRENT CONDITIONS ..........................................................................................................................................89
9.2 DIRECTION FOR THE FUTURE ..............................................................................................................................89
9.3 POLICIES .....................................................................................................................................................................89
IV CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
10. ANNEXATION ..............................................................................................................................97
10.1 CURRENT CONDITIONS ........................................................................................................................................97
10.2 DIRECTION FOR THE FUTURE ............................................................................................................................97
10.3 ANNEXATION POLICIES .......................................................................................................................................97
11. PUBLIC INVOLVEMENT ............................................................................................................101
11.1 CURRENT CONDITIONS ......................................................................................................................................101
11.2 DIRECTION FOR THE FUTURE ..........................................................................................................................101
11.3 PUBLIC INVOLVEMENT POLICIES ....................................................................................................................102
KEY TERMS AND ACRONYMS ...........................................................................................................103
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE V
LIST OF FIGURES
FIGURE 1-1. VICINITY MAP .............................................................................................................................................4
FIGURE 2-1. HISTORICAL AND PROJECTED POPULATION GROWTH ................................................................9
FIGURE 2-2. COMPREHENSIVE PLAN MAP ..............................................................................................................10
FIGURE 2-3. ZONING MAP .............................................................................................................................................11
FIGURE 4-1. INFLOW AND OUTFLOW OF WORKERS IN CLARK COUNTY AND RIDGEFIELD ....................25
FIGURE 4-2. RIDGEFIELD JOBS BY SECTOR .............................................................................................................27
FIGURE 4-3. EMPLOYMENT SECTORS FOR RIDGEFIELD RESIDENTS ...............................................................27
FIGURE 7-1. PROPOSED WATER DISTRIBUTION SYSTEM ....................................................................................55
FIGURE 7-2. PROPOSED WASTEWATER COLLECTION SYSTEM .........................................................................58
FIGURE 8-1. EXISTING FUNCTIONAL CLASSIFICATIONS .....................................................................................73
FIGURE 8-2. EXISTING ROADWAY CHARACTERISTICS .........................................................................................75
FIGURE 8-3. EXISTING PEDESTRIAN, BICYCLE, AND TRANSIT SYSTEM ..........................................................77
FIGURE 8-4. PROPOSED ROADWAY FUNCTIONAL CLASSIFICATIONS ...........................................................79
FIGURE 8-5. PLANNED TRANSPORTATION PROJECTS ........................................................................................82
FIGURE 9-1. RIDGEFIELD EXISTING PARKS AND TRAILS .....................................................................................91
FIGURE 9-2. RIDGEFIELD PROPOSED PARK SYSTEM PLAN MAP ......................................................................92
FIGURE 9-3. RIDGEFIELD PROPOSED TRAIL SYSTEM PLAN MAP .....................................................................93
LIST OF TABLES
TABLE 2-1. RIDGEFIELD URBAN GROWTH AREA DEVELOPMENT CAPACITY..................................................8
TABLE 2-2. RIDGEFIELD URBAN GROWTH AREA LAND CONSUMPTION BY USE, 2016 ...............................9
TABLE 2-3. COMPREHENSIVE PLAN DESIGNATIONS AND IMPLEMENTING ZONES ..................................12
TABLE 3-1. DESIGNATED & POTENTIAL HISTORIC RESOURCES ........................................................................19
TABLE 4-1. PRIMARY EMPLOYMENT SECTORS AND LEADING EMPLOYERS IN CLARK COUNTY ............25
TABLE 4-2. PLACE OF HOME AND WORK FOR RIDGEFIELD RESIDENTS AND EMPLOYEES ......................26
TABLE 4-3. TOP EMPLOYERS IN RIDGEFIELD ..........................................................................................................26
TABLE 4-4. DISTRIBUTION OF EARNINGS FOR WORKERS, BASED ON JOB LOCATION .............................28
TABLE 4-5. DISTRIBUTION OF EARNINGS FOR WORKERS LIVING IN RIDGEFIELD ......................................28
TABLE 4-6. LAND CAPACITY FOR EMPLOYMENT GROWTH ...............................................................................28
TABLE 4-7. EXISTING AND PROJECTED JOBS TO HOUSEHOLD RATIOS .........................................................28
TABLE 4-8. EMPLOYER RECRUITMENT RELATIVE TO CURRENT RIDGEFIELD PRESENCE ..........................29
TABLE 5-1. ANNUAL POPULATION GROWTH & BUILDING PERMIT ISSUANCE ............................................35
TABLE 5-2. RIDGEFIELD HOUSEHOLD CHARACTERISTICS .................................................................................36
TABLE 5-3. HOUSING STOCK IN RIDGEFIELD, 1990 TO PRESENT .....................................................................36
TABLE 5-4. MEDIAN HOME PRICES IN CLARK COUNTY ......................................................................................37
TABLE 5-5. MONTHLY HOUSING COSTS AS PERCENTAGE OF HOUSEHOLD INCOME ...............................37
VI CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
TABLE 5-6. UGA RESIDENTIAL CAPACITY ................................................................................................................38
TABLE 6-1. SELECTED FEDERAL AND STATE SPECIES OF CONCERN ...............................................................44
TABLE 7-1. RIDGEFIELD FACILITIES/SERVICE PROVIDERS ...................................................................................52
TABLE 7-2. EXISTING WATER SYSTEM FACILITIES (2015) .....................................................................................54
TABLE 7-3. SUMMARY OF RIDGEFIELD WATER SERVICE CAPITAL FACILITIES PLANS
FOR 2016 – 2020 ...................................................................................................................................................56
TABLE 7-4. RIDGEFIELD SCHOOL DISTRICT INSTRUCTIONAL FACILITIES .....................................................65
TABLE 7-5. SUPPORT FACILITIES ................................................................................................................................65
TABLE 8-1. ARTERIAL AND COLLECTOR ROADWAYS ...........................................................................................72
TABLE 8-2. LEVEL-OF-SERVICE (LOS) CATEGORIES ...............................................................................................76
TABLE 8-3. SELECTED INTERSECTION LOS SUMMARY (PM PEAK) ...................................................................76
TABLE 8-4. COLLISION SUMMARY .............................................................................................................................76
TABLE 9-1. RIDGEFIELD EXISTING PARKS, TRAILS AND OPEN SPACE .............................................................90
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE VII
ACTION PLAN
INTRODUCTION
The 2016 Update to the Ridgefield Comprehensive
Plan outlines direction and policies to accommodate
a 2035 population of 25,494 total residents and 8,708
new jobs, consistent with the City vision to develop a
regional employment center, quality neighborhoods,
and a complete community while protecting
environmental resources and managing growth. New
infrastructure will be vital to achieving these goals, by
providing water, sewer, transportation, parks, school
and general government facilities to serve growth
at the same level of service that the City and its
partners currently provide. Managing infrastructure
development to coincide with growth will ensure that
new development is adequately served and does not
become a burden on existing development, and that
financing plans are in place to fund needed system
expansion.
Individual Capital Facilities Plan (CFPs) have been
developed for each type of infrastructure, and
the priority projects are summarized here in two
categories: short-term and long-term projects.
Short-term projects have been identified as priorities
for Years 1-6 of the plan, for development between
2016-2021. Long-term projects have been identified
as needs within the plan’s 20-year timeframe to serve
the full build-out, but exact timing is less certain.
Exact timing for both short- and long-term projects
will be driven by development needs and availability
of funding, and may differ slightly from projected
years. The City is committed to keeping pace with
development to provide all necessary infrastructure in
order to implement the 2016 Comprehensive Plan.
SERVICE PROVIDER OVERVIEW
Water: Water services are provided by the City of
Ridgefield and capital project needs for source,
storage, distribution and service projects have been
forecasted for the next 20 years.
Sewer: Clark Regional Wastewater District (CRWWD)
assumed responsibility as the sewer provider for
Ridgefield city limits and UGA in 2014. CRWWD
has adopted Ridgefield’s 2013 General Sewer Plan
including the capital facilities component. In 2016,
CRWWD is working to complete a revised General
Sewer Plan with a capital facilities component that will
encompass the District’s entire service area including
Ridgefield. Project details are not yet available and are
not included here.
Transportation: The City of Ridgefield provides
transportation infrastructure, in coordination with
the Washington State Department of Transportation
(WSDOT) who manages state highways. The
Transportation CFP details projects needed for the
next 20 years. Projects are development-driven and
are not broken down into short- and long-range
projects.
Parks: The City of Ridgefield develops and manages
parks, trails and recreational amenities. Parks
projects are detailed fully in the Parks and Recreation
Comprehensive Plan and the Parks CFP for projects in
the 2016-2021 timeframe.
General Facilities: General facilities meet the needs
of the City government and the police department
to provide day-to-day and emergency government
services. All general facilities projects are presented
as part of the 20-year capital facilities program and
none are prioritized for development within the next
six years.
Schools: The Ridgefield School District No. 112 serves
the City of Ridgefield and the UGA. The Schools CFP
details projected enrollment and general capacity
needs, but specific project details are not yet available
and are not included here.
Fire: Clark County Fire & Rescue (CCF&R) provides
emergency and fire fighting services within the City
of Ridgefield and the UGA. CCF&R is in the midst of a
reorganization and is developing a revised CFP; project
details are not yet available and are not included here.
VIII CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
SHORT-TERM PROJECTS (YEARS 1-6)
Water Capital Improvement Projects (2016-2020)
No.Description Cost
SO-1 Equip Junction Well $1,213,890
SO-2 Replace Well No. 7 $271,000
SO-3 Conduct Hydrogeologic Study $56,807
SO-4 Obtain Additional Water Rights $1,420,182
SO-5 Drill 2 New Wells (West of S. Hillhurst)$5,269,500
ST-1 Junction Reservoir $1,938,000
D-1 Mill Street – Railroad Avenue to West $98,771
D-7 Mill Street – Main to N. 5th Avenue $188,942
D-9 45th Avenue – Pioneer to N. 10th Street $74,794
D-12 N. 65th Avenue – Pioneer to NW 279th Street $153,593
D-13 Future Street – NW 279th to NW 289th Street $128,795
D-18 Cemetery Booster Station Upgrade $395,567
D-32 High Priority Minor Distribution
System Improvements
$594,431
SU-1 Hydrant Replacement Program $85,211
SU-2 Water Meter Replacement Program $284,036
Total $12,173,519
Transportation Capital Facilities Projects
Segment ID Segment From To
T1 SR 501/Pioneer Street at
9th Avenue/Hillhurst
Signal or roundabout –
T2 Replace SR 501/Pioneer Street
bridge over Gee Creek
T3 Widen SR 501/Pioneer Street (3 lanes)Reiman Road 35th Avenue Roundabout
T4 SR 501/Pioneer Street at 35th
Avenue, 2-lane roundabout
Roundabout –
T5 Widen SR 501/Pioneer Street (4 lanes)35th Avenue Roundabout 45th Avenue Roundabout
T6 SR 501/Pioneer Street at 45th
Avenue, 2-lane roundabout
Roundabout –
T7 SR 501/Pioneer Street at 51st
Avenue, 2-lane roundabout
Roundabout –
T8a Widen SR 501/Pioneer Street (4 lanes)45th Avenue Roundabout 51st Avenue
T8b Widen SR 501/Pioneer Street (4 lanes)51st Avenue 56th Avenue
T9a Ridgefield Interchange Project
Phase 1 (includes SR 501/Pioneer
Street and Ramp Widening)
56th Place 65th Avenue
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE Ix
Segment ID Segment From To
T9b Ridgefield Interchange Project
Phase 2 (remainder of Pioneer
Street widening plus roundabouts
at 56th Place and at 65th Avenue)
56th Place 65th Avenue
T10 Pioneer Street/Union Ridge
Parkway (4 lanes)
66th Avenue Roundabout S 5th Street
T11 Extend SR 501/Pioneer Street
to Port of Ridgefield
Division Street Main Street
T12 Build S 51st Avenue (3 lanes)
upgrade to minor arterial
SR 501/Pioneer Street S 20th Way
T13 Rebuild S 25th Place S 10th Way S 4th Way
T14 Rebuild S 10th Way S 35th Place S 25th Place
T15 Widen Hillhurst Road SR 501/Pioneer Street Sevier Road
T16a Widen N 20th Street (NW
289th Street) to 3 lanes
I–5 65th Avenue (NW
11th Avenue)
T16b*N 20th Street (NW 289th Street)
overcrossing over I-5
T17a Build N 10th Street 35th Avenue N 45th Avenue
T17b Build N 10th Street 35th Avenue Reiman Road
T18 Widen 45th Ave (3 lanes)S 15th Street N 10th Street
T19 Rebuild S 35th Ave (2-lane collector) S 10th Way S 15th Street
T20 Rebuild S 15th Street (2 lanes)S 45th Avenue S 35th Avenue
T21a Build S 15th St (3 lanes), not
including I-5 overpass
Union Ridge Parkway S 45th Avenue
T21b Build S 15th St overcrossing
over I-5 (3 lanes)
Timm Road Dolan Road/65th Ave
T21c Extend S 10th Street S 10th Street I-5 overpass
T22 Widen S Royle Road Hillhurst Road S. 15th Street
T23 Widen Intersection of Hillhurst
Road & S. Royle Road
Turn lanes plus signal
or roundabout
–
T24 Carty Road – upgrade to minor arterial Hillhurst Road UGB/I-5
T25*Hillhurst Road, upgrade
to 5-lane principal
Sevier Road 219th St. extension
T26*NW 219th Street Extension I-5 NW 31st/Hillhurst
T27 Widen N 65th (NW 11th) (3 lanes),
upgrade to minor arterial
SR 501/Pioneer Street N. 20th St (NW 289th St.)
T28 Widen 85th Avenue (NE 10th Avenue)S. 5th Street N. 10th Street
(NE 279th St)
T29 Widen S. 85th Avenue NE 259th Street S 5th Street
N1 Upgrade Main Avenue Depot Street North UGB
N2 Widen Reiman Road SR 501/Pioneer Street North UGB
N3a Widen N 10th St (279th
Street: Industrial local)
east side of I-5 N 65th Avenue
Transportation Capital Facilities Projects (cont.)
x CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
Segment ID Segment From To
N3b Widen N 10th St (3 lanes)N 45th Avenue N 51st Ave
N3c N. 10th Street (NE 279th Street),
upgrade to collector
N 65th Avenue N 85th Avenue
N4 Widen N 35th Avenue (2 lanes) SR 501/Pioneer Street N 10th Street
N5 Build N 5th Street N 45th Avenue N 56th Place
N6 Build N 51st Avenue (3 lanes)SR 501/Pioneer Street N 10th Street
N7 Build N 56th Avenue (3 lanes)SR 501/Pioneer Street N 5th Street
N8 Close Bertsinger Rd, convert to pathway SR 501/Pioneer Street S 1st Way
N9 Extend S 6th Way (3 lanes)S 56th Place S 5th Street extension
N10 Widen Timm Road S 11th St.S 20th Way
N11 Widen S 20th Way (3 lanes)Timm Road S 51st Avenue
N12 Construct NB auxiliary lane along I-5 219th Street SR-501
N13 Construct SB auxiliary lane along I-5 SR 501/Pioneer Street 219th Street
N14 N. 10th Street (NE 279th Street),
upgrade to collector
N 85th Avenue 105th Ave (NE
20th Avenue)
N15 East-side mixed use area internal
industrial/commercial collectors
65th Avenue and S. 5th St. 85th Ave. and N 10th St.
N16 Build 105th Ave (NE 20th
Avenue) as collector
N. 10th Street (NE
279th Street)
S. 10th Street (NE
259th Street)
N17 Widen S 65th (NW 11th) (3 lanes),
upgrade to minor arterial
SR 501/Pioneer Street S 5th Street
N18a Widen S 5th Street Union Ridge Parkway S. 85th Avenue (NE
10th Avenue)
N18b Widen S 5th Street 65th Avenue Union Ridge Parkway
N19 Build Union Ridge Parkway (3 lanes)S. 10th Street S. 85th Avenue
N20 S. 10th Street (NE 259th Street),
upgrade to collector
S. 85th Avenue (NE
10th Avenue)
105th Avenue
(NE 20th Ave)
N21 Build South 35th Avenue SR 501/Pioneer Street S 15th Street
N22*S. 51st Avenue, new minor arterial S 20th Way NW 219th Street
N23 S. 3rd/5th Street, new Ind/
Comm Collector
S 45th Avenue S 35th Place
N24 Ridgefield Park and Ride N 65th Avenue –
N25 Build S 15th Street S 45th Avenue S 51st Avenue
N26 Extend Division Street SR 501/Pioneer Street N Abrams Park Road
N27 Extend S 20th Way S 20th Way NW 24th Avenue
*Partially or fully outside Urban Growth Area Boundary
Transportation Capital Facilities Projects (cont.)
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE xI
Parks Capital Facilities Plan (2016-2021)
ID#Project Description Total Funding Sources Year
CP-1d Abrams Park Implement Master
Plan improvements
$500,000 PIF, Grant, REET, TBD
CP-9a Community Park
Acquisition
Acquire 8.6 acres
(Gap Area A)
$3,000,000 PIF, Grant, REET 2016
CP-9d Community Park w/
Sports Complex
Design and construct
sports complex
$7,000,000 PIF, Grant, GF,
REET, TBD
2017-2018
NP-12a Neighborhood
Park Acquisition
Acquire 2-3 acres
(Gap Area F)
$350,000 PIF, Grant, REET 2020
NP-13a Neighborhood
Park Acquisition
Acquire 3-4 acres
(Gap Area G)
$400,000 PIF, Grant, REET 2016, 2021
NP-13d Neighborhood Park
Development
Design and construct
Phase 1 park
development
$30,000 PIF 2016
NP-6d Neighborhood Park
Development
Implement Phase 1
park development
$432,000 PIF, Grant, REET 2020
SU-2d Waterfront Park Design and
construct urban
waterfront park
with non-motorized
boat access
$2,000,000 REET, GF, TBD 2017
T-1a Gee Creek Trail Secure trail access
(Heron Drive
to Refuge)
$137,000 PIF, REET 2017-2018
T-1d Gee Creek Trail Design and
construct trail
segment (Abrams
Park to Refuge)
$633,000 PIF, REET, Grant 2016
T-2a Gee Creek Trail Secure trail access
rights (Abrams
Park to RHS)
$120,000 PIF, REET 2019
T-2d Gee Creek Trail Design and construct
trail segment
(Abrams Park to
Osprey Pointe)
$525,000 PIF, REET, Grant 2021
T-17a Commerce Center
Loop Trail
Secure trail access
rights across Port
properties
$10,000 REET, GF, TBD 2017
T-17d Commerce Center
Loop Trail
Design and
construct trail loop
$800,000 GF, REET 2021
–Minor Repairs and
Renovations
$53,000 GF, REET Ongoing
–ADA Compliance
Upgrades
$61,500 REET, GF, TBD Ongoing
Total $16,051,500
xII CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
LONG-TERM PROJECTS (YEARS 7-20)
Water Capital Improvement Projects (2021-2035)
No.Description Cost Timeframe
SO-8 Drill 2 New Wells near Railroad Avenue $4,771,000 2026-2030
ST-2 New Heron Ridge/Bellwood Reservoir $4,199,100 2021-2025
ST-4 New 10th Avenue Reservoir $4,478,000 2026-2030
D-2 Royle Road – High School to Gee Creek $374,189 2021-2025
D-3 45th Avenue – Gee Creek to Pioneer Street $222,163 2021-2025
D-10 NW 279th Street – N. 45th to 65th Avenue $231,121 2026-2030
D-11 NW 279th Street Boring $305,480 2026-2030
D-14 Bertsinger Road – Pioneer to 45th Avenue $534,192 2026-2035
D-15 Future Street – S. 45th Avenue to 11th Street $161,684 2021-2025
D-17 East Side of I-5 – S. Dolan Road to S. 6th Way $118,031 2021-2025
D-21 NW 51st Avenue – Heron Dr to NW 281st Street $38,811 2021-2025
D-23 Future Street to NW Carty Road $307,408 2021-2025
D-25 S 5th Street – NE 10th to NE 20th Avenue $178,566 2031-2035
D-27 Future Road – NE 259th to NE 279th Street $291,517 2031-2035
D-28 Carty Road – Hillhurst Rd to I-5 $561,880 2026-2030
D-29 Hillhurst Road – NW 219th to Carty Road Loop $607,243 2026-2030
D-30 Future Street to New Reservoir $137,447 2026-2030
D-31 Future Street – NW 279th Street to S 5th Street $219,119 2026-2030
D-33 Minor Distribution System Improvements $819,306 2031-2035
Total $19,705,997
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE xIII
Parks Capital Facilities Plan (2022-2035)
ID#Project Description Total Funding Sources
NP-4a Neighborhood
Park Acquisition
Acquire 2-3 acres (Gap Area E)$350,000 PIF, Grant, REET
NP-11a Neighborhood
Park Acquisition
Acquire 3-4 acres
(Gap Area D)
$550,000 PIF, Grant, REET
NP-16a Neighborhood
Park Acquisition
Acquire 2-3 acres (Gap Area L)$450,000 PIF, Grant, REET
NP-5a Neighborhood
Park Acquisition
Acquire 2-3 acres (Gap Area J)$400,000 PIF, Grant, REET
CP-11a Community Park
Acquisition
Acquire 20-30 acres
(Gap Area C)
$4,500,000 PIF, Grant, GF,
REET, TBD
NP-17a Neighborhood
Park Acquisition
Acquire 2-3 acres
(Gap Area M)
$350,000 PIF, Grant, REET
NP-15a Neighborhood
Park Acquisition
Acquire 2-3 acres (Gap Area I)$400,000 PIF, Grant, REET
CP-10a Community Park
Acquisition
Acquire 15-25 acres
(Gap Area B)
$3,500,000 PIF, Grant, GF,
REET, TBD
NP-14a Neighborhood
Park Acquisition
Acquire 3-4 acres
(Gap Area H)
$500,000 PIF, Grant, REET
NP-7a Neighborhood
Park Acquisition
Acquire 3-4 acres (Gap Area K)$500,000 PIF, Grant, REET
NP-18a Neighborhood
Park Acquisition
Acquire 3-4 acres
(Gap Area N)
$300,000 PIF, Grant, REET
NP-19a Neighborhood
Park Acquisition
Acquire 3-4 acres
(Gap Area O)
$300,000 PIF, Grant, REET
NP-20a Neighborhood
Park Acquisition
Acquire 2-3 acres (Gap Area P)$250,000 PIF, Grant, REET
T-20a McCormick
Creek Trail
Secure trail access rights $125,000 PIF, Grant, GF, REET
T-18a NP-6 / Refuge
Road Trail
Secure trail access rights
(Hillhurst/ Gee Creek
to NP-6/Refuge Rd)
$25,000 PIF, Grant, GF, REET
T-11a South Fork Gee
Creek Trail
Secure trail access rights
(RSD to Carty Rd)
$70,000 PIF, Grant, GF, REET
T-13a Allen Creek Trail Secure trail access rights
(N 45th Ave to S 56th Pl)
$120,000 PIF, Grant, GF, REET
T-4a Cedar Ridge
to CP-5 Trail
Secure trail access rights
(Cedar Ridge to Royle)
$75,000 PIF, Grant, GF, REET
T-24a Reiman to
Goldfinch Trail
Secure trail access rights
(Reiman to Goldfinch Park)
$30,000 PIF, Grant, GF, REET
P-2d Division Street Trail Develop green street ped/
bike path (Abrams Park
to Port of Ridgefield)
$105,000 REET, GF
NP-4d Neighborhood Park
Development
Park master plan and
development (Gap Area E)
$550,000 PIF, Grant, REET
xIV CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
ID#Project Description Total Funding Sources
NP-6d NP-6 Development Implement Phase 2
park development
$1,268,000 PIF, Grant, REET
NP-12d Neighborhood Park
Development
Park master plan and
development (Gap Area F)
$600,000 PIF, Grant, REET
CP-1d Abrams Park Implement Master Plan
improvements and
update furnishings
$4,435,000 REET, GF, TBD
CP-5d Community Park
Development
(formerly CP-5)
Implement Phase 1
park development
$4,000,000 PIF, Grant, REET
NP-1Ad Davis Park Add a new restroom building $50,000 PIF, REET
NP-2d Hayden Park Add restroom per
original master plan
$50,000 REET, GF, TBD
NP-21d Rose Homestead
Park
Provide shade structure
near basketball court
$10,000 REET, GF, TBD
NP-16d Neighborhood Park
Development
Park master plan and
development (Gap Area L)
$650,000 PIF, Grant, REET
T-2d Gee Creek Trail Design and construct
southern segment
(Osprey Pointe to RHS)
$1,100,000 PIF, REET, Grant, TBD
--Minor Repairs and
Renovations
$20,700 GF, REET
Total $25,633,700
General Facilities Capital Facility Plans (2016-2035)
Description Purpose Estimated Costs
(excluding soft costs)
Anticipated Revenue Sources
1. Public Works
Operations/Police
East Precinct Facility
Acquire land for a new operations
facility that includes space for a
Police Department expansion,
and complete preliminary
design and permitting.
$1,250,000 Real Estate Excise
Tax (REET)/System
Development Charges/
General Fund
2. New City Hall
Planning & Design
Develop space needs
analysis and initiate design
of a future City Hall
$100,000 REET
3. Portable Buildings
Purchase
Purchase stand-alone portables
for future City staff space
$150,000 REET
Parks Capital Facilities Plan (2022-2035) (cont.)
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 1
1. INTRODUCTION
1.1 CITY OVERVIEW
Ridgefield’s origins can be traced back more than
1,000 years to early Native American settlements
that prospered in the area now designated as the
Ridgefield National Wildlife Refuge. The area had
important ties to the Lewis and Clark Expedition in
1804-1806. After the Civil War, this area was known
as Union Ridge and grew rapidly through the second
half of the nineteenth century as a trading center. The
town of Ridgefield was incorporated in 1909. The area
was historically known for its agricultural heritage,
reflected today in the Ridgefield High School’s
Spudder mascot.
Located 10 miles north of Vancouver, Washington and
20 miles north of Portland, Oregon, Ridgefield has easy
access to metropolitan amenities yet enough distance
to maintain a small-town atmosphere (Figure 1-1). A
direct connection to Interstate 5 provides the city with
opportunity to grow. The adjacent Ridgefield National
Wildlife Refuge, Lake River along the City’s western
boundary, numerous creeks throughout the city, and
pastoral, rolling hills create a distinct natural character.
The city historically grew around Pioneer Street and
Main Avenue, today’s downtown on the western
edge of the city. Growth in the past 20 years has
radiated outwards from downtown, spreading south
along Hillhurst Road, north of Abrams Park, east
along Pioneer Street centered at 45th Avenue, and
developing an industrial and commercial node at
Pioneer Street and Interstate 5. The city has grown
geographically from 0.65 square miles in 1979 to 7.18
square miles today in 2016. Ridgefield is the fastest
growing city per capita in the state of Washington,
with a 2015 population of 6,400 relative to 1,297
residents in 1990.
1.2 VISION
The Ridgefield Urban Area Comprehensive Plan 2016-
2035 (RUACP) is guided by a vision for how Ridgefield
and the surrounding area will grow and develop
during the next 20 years. This vision is best described
by five principles:
Regional Employment Center
The first principle of the RUACP is that Ridgefield will
become a regional employment center for Clark County
and Southwest Washington. Rather than become a
“bedroom community,” Ridgefield will continue to build
a robust economy that provides a wealth of living-wage
employment opportunities for residents. Development
of the Pioneer Street subarea around Interstate 5 will
play an important role in achieving this goal, attracting
employers who provide additional high-quality jobs.
The Discovery Corridor (see the Economic Development
section) will also play an important role in developing
Ridgefield as a regional employment center. The
City’s Capital Facilities Plans for sanitary sewer, water
and transportation reflect the community’s desire
to provide urban services to support economic
development and long-term stability.
Quality Neighborhoods
The second principle of the RUACP is maintenance of
Ridgefield’s quality residential neighborhoods and the
creation of new neighborhoods which reflect these
qualities. Desirable pedestrian environments and
connectivity, access to schools and parks, and high-
quality design are neighborhood characteristics that
the City seeks to enhance. The City’s Development
Code will require adherence to performance standards
while allowing the design flexibility necessary for a
variety of high-quality neighborhoods; cul-de-sacs,
gated communities, homogenous subdivision layout,
and repetitive home designs will be discouraged and
avoided. The RUACP recognizes that Ridgefield has
an obligation to provide housing opportunities for all
its citizens, by promoting well-designed multifamily
development along transit corridors, in the downtown
area and throughout the city.
Complete Community
The third principle of the RUACP is provision for
distinct commercial and mixed-use nodes that provide
complementary services for residents to live, work,
shop and play in a complete community. Ridgefield’s
downtown will remain the traditional town center
providing a vibrant mix of retail and service
opportunities in a historic setting and bolstered by
community events. The Port of Ridgefield’s waterfront
development will bring employment and commercial
uses to a unique, environmentally reclaimed site
2 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
along Lake River. The 45th & Pioneer and Junction
subareas will further develop as nodes for commercial
and employment uses to serve surrounding
neighborhoods. High-quality design and thoughtful
mix of uses that create a sense of place will be required
by the City’s Development Code. Each node will
develop its own character to complement other nodes
rather than compete. A multimodal transportation
system, including a trail network, will provide
circulation within subareas and connections
to adjacent neighborhoods.
Protection of Critical Areas
The fourth principle of the RUACP is the protection
of critical environmental resource areas as the city
develops. The diverse topography and abundance of
natural amenities are important aspects of Ridgefield’s
community identity and play an important role in
attracting economic growth. The RUACP recognizes
the Ridgefield National Wildlife Refuge as both an
environmental and economic asset, which is directly
affected by upstream development along Ridgefield’s
streams and canyons. Conscientious promotion and
management of these assets will help Ridgefield
maintain its character.
Managed Growth
The fifth principle of the RUACP is careful management
of growth. This principle recognizes that the City is
the logical provider of key urban services, and that
development shall assist in the necessary plan review
and infrastructure development costs. Ridgefield
has adopted a “pay as you go” philosophy to ensure
that urban-level services are provided concurrently
with new development. Ridgefield is committed to
providing sewer, water, transportation and storm
drainage services throughout its urban area.
As annexation occurs and existing development is
brought into the City, services must be provided in
a timely manner. Annexation to the City must be
assured as a condition of connecting to City services.
The City’s Capital Facilities Plan (CFP) includes detailed
programs explaining how growth is supported and
paid for.
1.3 PLAN OVERVIEW
This document, the Ridgefield Urban Area
Comprehensive Plan 2016-2035 (RUACP), outlines the
City’s vision for accommodating expected growth
through 2035.
The 2016 RUACP builds upon the City’s previous
Comprehensive Plan approved on December 16,
2004 and August 14, 2008, with subsequent minor
updates through 2014. This update provides for
an urban growth area sized to accommodate a
projected population of 25,494 residents by 2035,
with adequate residential and employment land. The
plan also adopts capital facilities plan elements to
provide infrastructure to support planned growth. A
significant addition to the 2016 plan is development
of three subarea plans for the 45th & Pioneer subarea,
the Junction subarea, and the Downtown/Waterfront
subarea.
The jurisdiction of the RUACP includes the land within
Ridgefield’s city limits as well as unincorporated areas
within the Ridgefield Urban Growth Area (RUGA).
These unincorporated areas are anticipated to be
annexed by the City during the 20-year planning
period and will be subject to the Comprehensive
Plan at the time of annexation. This plan is intended
to enhance community livability, coordinate
development, and to smooth the transition of services
between the incorporated and unincorporated urban
areas as annexation occurs.
1.4 PUBLIC INVOLVEMENT
The RUACP was developed with extensive help
from the public and can only be implemented with
continued support from the community. The City will
continue to work with citizens, stakeholder groups
and other government agencies to ensure this plan
represents the community’s priorities and vision.
The City engaged the public in the plan development
process through in-person and phone interviews,
stakeholder groups, and online surveys. Five open
houses were held during the 2016 Comprehensive
Plan development process to provide an opportunity
for City staff and planning consultants to discuss the
RUACP with the public. Staff provided an overview
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 3
of proposed City vision, population projections,
proposed land use maps, subarea plans, and capital
facilities plans. In turn, interested citizens provided
valuable opinions and advice that were incorporated
into the RUACP.
The Ridgefield Planning Commission conducted
15 public hearings during the development of the
RUACP, and heard from many interested citizens.
In addition, the Ridgefield City Council held work
sessions and 11 public hearings prior to adoption of
the 2016 plan. Public testimony on individual plan
elements during early public hearings was recorded
and incorporated into development of the draft
plan. Public input during the adoption process was
considered as the Council deliberated and voted to
adopt the RUACP.
1.5 LOCAL AND STATE PLANS AND LAWS
Growth Management Act (GMA)
The Ridgefield Urban Area Comprehensive Plan is
consistent with the requirements of the GMA, adopted
in 1990 and since amended. The GMA requires
counties and cities meeting certain population and
growth criteria to adopt and maintain Comprehensive
Plans. Among other requirements, plans must
ensure that projected growth in urban areas be
accommodated through a range of urban densities,
that capital facilities keep pace with the growth, and
that critical environmental areas be protected.
Community Framework Plan
The Community Framework Plan, adopted by Clark
County and its cities in 1993, updated in 2000 and
2001, and readopted in 2004 and 2007 provides
guidance to local jurisdictions on regional land
use and service issues. The Ridgefield Urban Area
Comprehensive Plan is consistent with the concepts
put forward in the Community Framework Plan:
that development will occur at varying densities
throughout the region, and that more intensive
development will occur at various centers or nodes.
Ridgefield Development Code
Under state law, the direction set by Ridgefield’s
Comprehensive Plan must be implemented in related
City standards contained in the Ridgefield Municipal
Code. Title 18 of the Ridgefield Municipal Code
contains the Ridgefield Development Code, and is
periodically amended to ensure consistency with the
Comprehensive Plan.
1.6 PLANS ADOPTED BY REFERENCE
The following plans are adopted with this
Comprehensive Plan, by reference:
• Ridgefield Capital Facilities Plan, including specific
plans for:
– transportation, including supporting elements for
o Multimodal Transportation Plan
o Downtown Circulation Plan
– water provision
– parks and recreation
– general facilities
• Ridgefield Pioneer & 45th Subarea Plan
• Ridgefield Junction Subarea Plan
• Downtown/Waterfront Subarea Plan
• Stormwater Management Comprehensive Plan
• Ridgefield Parks and Recreation Comprehensive
Plan
• Clark County Community Framework Plan
• Fort Vancouver Regional Library System Plan
• Metropolitan Transportation Plan
• Port of Ridgefield Comprehensive Scheme of Harbor
Improvements
• Ridgefield School District Capital Facilities Plan
• Clark Regional Wastewater District General Sewer
Plan, including
– City of Ridgefield 2013 General Sewer Plan
• Ridgefield Shoreline Management Program
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 4PortlandVancouverCamasWashougalBattlegroundRidgefieldLa CenterYacoltWoodland00.250.50.751MileDRAFTAnalysis InformationAnalyst: N. BanksRDG_Comp_Plan_Base_Map.mxd - 9/9/2005 @ 6:02:45Data Sources: Clark County GIS, MetroFigure 1-1Vicinity MapRidgefieldOther CitiesMajor RoadsProposed Ridgefield UGA
LAND USE
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 7
2. LAND USE
2.1 RIDGEFIELD’S LAND USE
Ridgefield is a rapidly growing city in north Clark
County, with a long history that exemplifies the
historical development pattern for many small
communities in the Pacific Northwest. Early settlers
built a vibrant agricultural and forestry-based
economy, followed by growth in the industrial and
shipping sectors with the creation of the Interstate 5
junction and the expansion of the Port of Ridgefield.
Ridgefield has also been discovered as a desirable
residential community for families who participate in
the broader regional economy.
Historically and currently, State Route 501, also
known as Pioneer Street, has acted as the primary
transportation corridor connecting downtown
and the Interstate 5 junction. Land uses that have
developed along the corridor reflect the developing
local economy: Pioneer Street is anchored on the
western end by its historic downtown, and on the
eastern end by a growing industrial park and other
employment uses. The downtown includes a mix of
residential, commercial and public uses such as City
Hall, the library and schools. Waterfront industrial uses
along Lake River adjacent to downtown have been
discontinued, and the brownfield sites are poised for
redevelopment.
The area near the Interstate 5/Pioneer Street junction,
known as the Ridgefield Junction, has experienced
and is planned for significant commercial and
industrial development. Current land uses are
predominately industrial, with a focus on warehousing
and distribution centers that were drawn by
Ridgefield’s connections to Interstate 5 and trade
networks up and down the West Coast. The Ridgefield
Junction also includes supporting commercial uses.
Residential land use is clustered along Pioneer Street
between downtown and the Junction, along 45th
Avenue running north-south, and along Hillhurst
Road south of downtown. The oldest neighborhoods
are located in downtown, extending north along
Main Avenue. There is a unique community of
approximately 50 floating homes along Lake River.
The majority of residential development has been
focused in subdivisions built since 2000 to the east
and south of downtown, primarily along Pioneer
Street and Hillhurst Road. Residential development
slowed briefly during the Great Recession beginning
in 2008, but development has since picked up and
is expanding outward from existing development,
particularly with new homes north of Pioneer Street
on 45th Avenue. The primary residential development
pattern has been single-family detached or attached
development at 4 to 8 units per net acre.
Environmental features have also shaped the
development patterns in Ridgefield. Lake River limits
expansion to the west. Abrams Park, to the north
and east of downtown, has historically contained
development, with subsequent development
leapfrogging over the park and Gee Creek, which
bisects the park. Gee Creek runs diagonally across the
city, from the northwest quadrant in a southeasterly
direction. Development along Hillhurst Road has
expanded along the west side of the creek, but there
has been little development to date on the east side of
the creek.
The Ridgefield Urban Growth Area (RUGA) includes
significant undeveloped or underdeveloped acreage
at present. The land is expected to develop during
the 20-year planning horizon to accommodate the
projected 2035 population of 25,494 persons and
8,708 jobs, as shown in Table 2-1. The RUGA includes
sufficient residential and employment acreage to
accommodate the projected development, as shown
in Table 2-1.
8 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
2.2 DIRECTION FOR THE FUTURE
Ridgefield is planning for residential and employment
growth over the 20-year planning period to create
a complete community. Ridgefield’s population is
anticipated to grow from approximately 6,400 people
in 2015 to over 25,494 people in 2035, with a full range
of commercial, employment, and public services to
serve the population. Ridgefield has been the fastest
growing community per capita in Washington for
the past several years, and this rate of growth is
anticipated to continue over the planning period.
2.2.1 A Balanced Community
The City of Ridgefield will guide development within
the UGA to improve the balance of residential,
commercial, employment, and public land uses. As
Ridgefield is transformed from a small city to a mid-
sized city, a complete community will begin to take
shape that affords a diversity of residential and non-
residential options strategically located throughout
the community, with centralized nodes of activity. The
Land Use element provides for adequate residential
and employment land to accomplish this strategy in
tandem with the policies identified in the Housing and
Economic Development elements. This development
strategy will result in a strengthened community
identity, a greater “sense of place,” improved economic
opportunities, increased park and school options, an
expanded tax base, and opportunities to reduce the
per capita demand for automobile travel. Ridgefield
will also pursue development of a mix of housing
products, including multifamily and single-family
dwellings. The Comprehensive Plan Map shows the
locations and intensities of planned land uses within
the Ridgefield Urban Growth Area (see Figure 2–1).
The City of Ridgefield provides flexible zoning
regulations for a range of quality development. The
Comprehensive Plan designations establish the basic
land uses and intensities. The zoning districts, which
typically provide very specific regulations to regulate
development, will also consider the impacts and
Table 2-1. Ridgefield Urban Growth Area Development Capacity
2035 Target1 UGA Capacity,
Net Acres2
Development
Potential, Housing
Units/Jobs3
UGA Capacity,
Housing Units/Jobs
Deficit/ Surplus
Residential 7,178.2 net
housing units
7,392 housing
units
+214 housing
units
Urban Low
Density
Residential
899.3 6 units/net acre 5,395.8
Urban Medium/
High Density
Residential
157.3 12 units/net acre 1,887.6
Mixed Use 13.6 8 units/acre 108.8
Employment 8,708
net jobs
10,419 jobs +1,711 jobs
Commercial 300.4 20 jobs/net acre 6,008.0
Industrial/Office 470.1 9 jobs net/acre 4,231.2
Mixed Use 9.0 20 jobs/net acre 180.0
1 Net housing units calculated for net population of 19,094 residents at 2.66 persons per household, derived from 25,494 total residents projected by Clark County Community Planning less Office of Financial Management April 1, 2015 population estimate of 6,400 residents. Employment projection from Clark County Community Planning.
2 From Clark County Vacant and Buildable Lands Model, including capacity at Port of Ridgefield lands.
3 Residential densities based on average of minimum and maximum density allowed in applicable Ridgefield zones. Employment density based on Clark County Vacant and Buildable Lands Model.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 9
forms of development. This will allow for individual
neighborhoods to develop a unique sense of place.
Commercial development will be differentiated in
downtown compared to the waterfront, compared to
the Ridgefield Junction. The adopted subarea plans
for downtown, 45th & Pioneer, and the Junction will
guide development of these distinct nodes. Likewise
residential development will be differentiated to
provide a range of products at densities and styles
that meet the needs of each neighborhood.
2.2.2 Ridgefield Urban Growth
Area (RUGA)
One of the main tools for
managing growth under
Washington’s Growth
Management Act is establishing
an Urban Growth Area. Land
outside Ridgefield’s UGA is rural
or resource land. Land inside the
RUGA is reserved for urban uses,
based on the need for housing,
employment, public facilities and
open space over a 20-year period.
Ridgefield’s intent is to provide
urban services and annex land
within the UGA in concert with
its ability to provide these services. Table 2-2 shows
the acreage dedicated to different land uses in the
Ridgefield Urban Growth Area. This data is based on
Comprehensive Plan designations, which are mapped
in Figure 2-2.
2.2.3 Community Design
Good community design is an important element
in creating high quality and livable neighborhoods.
Most homebuyers are attracted not only to their
personal dwelling, but to the character of the
30,000
25,000
20,000
15,000
10,000
5,000
0
1980 1990 2000 2010 2015 2025 2035
Figure 2-1. Historical and Projected Population Growth
Table 2-2. Ridgefield Urban Growth Area Land Consumption by Use, 2016
Land use Total Acres
designated (gross)
Acres vacant and
underutilized (gross)
Urban Low Density Residential 3,100.5 2,160.9
Urban Medium/High
Density Residential
507.5 328.0
Commercial 559.4 448.5
Mixed Use 75.3 36.1
Office/Industrial 1,360.1 887.8
Parks/Open Space 376.9 n/a
Public Facilities 164.1 n/a
Water 124.9 n/a
Total 6,268.8 3,861.2
Source: Clark County GIS 2016 VBLM.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 10PIONEER STNE 259TH STNE 29TH AVENWCARTYRDNW 289TH STS 5TH STNW 51ST AVES H ILL H U R S TRDNE 10TH AVENW 31ST AVENHERONDRN 65TH AVES 45TH AVENE 239TH STNW 304TH STN MAIN AVENW 11TH AVENE TIMMEN RD
SROYLERDNW291STSTNW 71ST AVEN 45TH AVENW H IL L H U RST RDNECARTYRD
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S 15TH STNW 299TH STS 11TH STNESTOUGHTONRDN 20TH STNW 11TH AVENE 45TH AVES 10TH WAYSSEVIERRDNW 41ST AVESUNIONRIDGEPKWYNW 289TH STNWMAPLECRESTRD
N 35TH AVEDIVISION STN 40TH AVEMILL STNE 269TH STN 32ND CTNE 37TH AVENW 234TH STNE 249TH STS15THWAYN 5TH WAYS 35TH PLS8THWAYNE 289TH STS74THPLN 5TH AVES10THSTNFALCONDRN 1ST AVENE14 TH CT
NLARKDRS 29TH CTN 18TH PLN 47TH AVES DUSKY
D
R
SGREATBLUERDS24THPLS34THPLS 25TH PLS 8TH AVES 5TH AVES32NDPLNSMYTHERDS31STCTS 4TH AVENWECKLUN DRD
S 6TH WAYS 21ST PL NW 51ST AVENW PARADIS
E
P
A
R
K
R
D
S 3RD AVESIMONS STN9THWAYN 5TH STN 8TH AVEN8THWAYS 20TH WAYN 43RD PLS1STWAYNW 279TH STHALL STS 7TH AVENE306THCIRS22NDCIRS TITAN DRN 1ST CIRCEMETERY RDNCOOKSTN 9TH AVEW MILL STNALLENCREEKDRNHELENSVIEWDRN DEPOT STNRAVENDRSLAKER IV ERTER S SAUK WAYNORTHRIDGE DRN 49TH AVEN3RDCIRN 9TH CIRS 13TH CIRN 7TH CIRS 56TH PLNW 289TH STNW 299TH STN 10TH STS 35TH PLRidgefield DesignationUrban Low Density Residential (UL)Urban Medium Density Residential (UM)Neighborhood Commercial (NC)General Commercial (GC)Mixed Use (MU)Employment (EM)Public Facilities (PF)Parks/Open Space (P/OS)County DesignationRural-5Rural-10Rural-20Rural CommercialAgricultureAgri-WildlifeParks/Open SpaceWaterCity LimitsPreferred Alternative UGA Boundary0.500.50.25MilesCity of RidgefieldComprehensive PlanGeog raphic Information System (GIS)Geog raphic Information System (GIS)Note: This data is compiled from many sourcesand scales. Clark County makes this informationavailable as a service, and accepts no responsibilityfor any inaccuracy, actual or implied.Date: 2/24/2016Document Path: Q:\Projects\conSrvs\OtherAgencies\19805\LandUse\2015\RidgeComp11x17.mxdAdopted by City Council :Signed_________________Dated__________________Figure 2-2
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 11 RLD-4INDINDINDRLD-6CRBRLD-8OFFOFFCRBRLD-6RMD-16RLD-4RLD-6P/OSRLD-6PFRLD-6RLD-6RLD-4INDPFRLD-4OFFRLD-6CNBRLD-6RMD-16P/OSWMURLD-8CCBCCBRLD-6PFOFFRLD-6RLD-8RLD-6RLD-6RLD-6RMD-16RMD-16RMD-16RLD-6RLD-8CMURLD-4P/OSPFRLD-4RLD-6RMD-16RMD-16RLD-4RLD-8CNBCNBRLD-4RMD-16PFCNBPFCNBP/OSP/OSP/OSPFP/OSRMD-16WLSRLD-6RLD-6PFRLD-4CNBRMD-16RMD-16INDRLD-6RLD-6CNBP/OSP/OSRLD-6PFRMD-16PFP/OSP/OSRLD-4P/OSCNBPFP/OSRMD-16RMD-16RMD-16P/OSRMD-16CNBRMD-16PFP/OSP/OSPFPFP/OSP/OSP/OSPFP/OSP/OSP/OSP/OSP/OSP/OSP/OSRMD-16NE 259TH STNE 29TH AVENWCARTYRDNW 289TH STS 5TH STNW 51ST AVES HIL LH U R STRDNE 10TH AVENW 31ST AVENHERONDRN 65TH AVES 45TH AVENE 239TH STN MAIN AVENW 11TH AVESROYLERDNETIMMEN R D
NW 291ST STNW 71ST AVEN 45TH AVENW H IL L H U R S T R DNE CARTY RDNREIMANRDS 9TH AVENW MAIN AVES 85TH AVES 65TH AVENE 10TH AVENW 31ST AVENE 279TH STS TIMM RDNW 229TH STNE 29TH AVEN 10TH STS DOLAN RD
S 15TH STNW 11TH AVENW 299TH STS 11TH STNESTOUGHTONRDN 20TH STNE 45TH AVES 10TH WAYSSEVIERRDNW 41ST AVES UNION RIDGE PKWYNW 289TH STNWMAPLECRESTRD NE 37TH AVEMILL STN 35TH AVEN 40TH AVEDIVISION STNE 269TH STN 32ND CTMAPLE STNW 234TH STNE 249TH STS15THWAYN 5TH WAYS 35TH PLS8THWAYS 74TH PLNE 289TH STS10THSTN 1ST AVES 29TH CTN 47TH AVES DUSKY
D
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SGREATBLUERDS 24TH PLS 25TH PLS 8TH AVES 19TH PLNSMYTHERD S 31ST CTN 39TH CTNW EC KLUND RDS TAVERN
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P
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D NW 279TH STS22NDCIRS TITAN DRN 1ST CIRCEMETERY RDW MILL STNHELENSVIEWDRN DEPOT STNRAVENDRN KELSY PLS LAKE RIVE
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N RAILROAD AVES 2ND WAYN 49TH AVES PHOEB
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RN 7TH WAYS 13TH CIRN 10TH WAYN 7TH CIRS 6TH AVES 31ST PLN 5TH WAYNW 289TH STN 10TH STNW 299TH STS 35TH PLN 9TH WAYRidgefield DesignationResidential Low Density - 4 (RLD-4)Residential Low Density - 6 (RLD-6)Residential Low Density - 8 (RLD-8)Residential Medium Density - 16 (RMD-16)Central Mixed Use (CMU)Waterfront Mixed Use (WMU)Waterfront Low Scale (WLS)Office (OFF)Commercial Community Business (CCB)Commercial Neighborhood Business (CNB)Commercial Regional Business (CRB)Industrial (IND)Public Facilities (PF)Parks/Open Space (P/OS)Ridgefield Zoning Overlay DistrictEmployment Mixed Use Overlay (EMUO)Urban Holding-10 (UH-10)County Rural DesignationRural-5 (R-5)Rural-10 (R-10)Rural-20 (R-20)Rural comm.-outside rur.center (CR-1)Agriculture-20 (AG-20)Agriculture/Wildlife (AG/WL)Parks/Open Space (P/OS)Parks/Wildlife refuge (P/WL)WaterCity LimitsPreferred Alternative Urban Growth Area (UGA) Boundary0.500.50.25MilesCity of RidgefieldZoningGeog raphic Information System (GIS)Geog raphic Information System (GIS)Note: This data is compiled from many sourcesand scales. Clark County makes this informationavailable as a service, and accepts no responsibilityfor any inaccuracy, actual or implied.Date: 2/24/2016Document Path: Q:\Projects\conSrvs\OtherAgencies\19805\LandUse\2015\RidgeZon11x17.mxdAdopted by City Council :Signed_________________Dated__________________Note: City Zoning Designations outside city limitsare for planning purposes only. County zoningdesignations apply until an annexation occurs.Figure 2-3*City zoning withing current City limits is in effect. City zoning for properties outside of current City limits but within the UGA boundary shows intended future zoning, however, current County zoning is in effect for these properties until annexation. Intended zoning depicted on this map serves as a long-range planning tool, but actual zoning will be determined at the time of annexation and may differ.
12 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
street, neighborhood, and community in which it is
located. The main ingredients of good design include
development that is acceptable to public perception
and comprehension in terms of the size, height, bulk,
and/or massing of buildings or other features of the
built environment. Further, new subdivisions will be
designed to provide attractive areas for pedestrians.
Design elements that contribute to a sense of place
include structures which are built nearer to the street,
front porches, landscaping, convenient walkways,
narrower streets, and parking on the street and
behind the structures. The City of Ridgefield will
continue to explore opportunities for improving and
enhancing community design through development
regulations and encouraging site master planning that
incorporates the design elements identified above.
Ridgefield will work to maintain and improve the
quality of existing residential neighborhoods, while
encouraging the development of new residential
neighborhoods that have distinctive and individual
character. The RUACP acknowledges that walkability
is a vital component of livable neighborhoods. As
such, amenities such as connectivity, sidewalks and
other pedestrian facilities that provide convenient
access to schools, grocery stores and parks are
encouraged. Flexible development regulations will
allow developers to integrate these features into new
and existing neighborhoods. Allowing construction
of the “corner market” within neighborhoods will
foster healthy, connected communities and decrease
reliance on motorized transportation to access
commercial services. Planning commercial and
mixed-use nodes throughout the community, with
multimodal connections to nearby neighborhoods,
will provide a full range of work, shop and play
opportunities. Increasing connectivity and allowing
alternative modes of transportation should be viewed
as both a transportation issue and an important factor
for positive community development.
Shopping and employment centers in Ridgefield
will be developed under an hybrid zoning code
that incorporates elements of form-based and
performance-based zoning. Performance-based
zoning sets standards for impacts of land uses such
Table 2-3. Comprehensive Plan Designations and Implementing Zones
Plan Designation Zoning
Urban Low Density Residential (UL)Residential Low Density (RLD-4, RLD-6, RLD-8)
Urban Medium Density Residential (UM) Residential Medium Density (RMD-16)
City Center (C)Central Mixed Use (CMU)
General Commercial (GC)Community Business (CCB)
Regional Business (CRB)
Junction Mixed Use (JMU)
Neighborhood Commercial (NC)Neighborhood Business (CNB)
Mixed Use (MU)Waterfront Mixed Use (WMU)
Waterfront Low Scale (WLS)
Employment (EM)Office (OFF)
Industrial (IND)
Industrial Mixed (IM)
Employment (EMP)
Public Facilities (PF)Public Facilities (PF)
Park/Open Space (P/OS)Public Park/Open Space (P/OS)
Special Overlay Districts
Lake River View Protection (LRVP)same
Urban Holding (UH-10)same
Employment Mixed Use Overlay (EMUO)same
Pioneer Mixed Use Overlay (PMUO)same
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 13
as noise, vibration, air pollution, stormwater runoff,
and solar access. It focuses on land use impacts, not
the uses themselves. Form-based zoning, like the
principles outlined in the 14 Essential Guidelines for
Downtown Ridgefield, is closely related to performance
zoning but focuses primarily on design and
physical form. The zoning regulations will guide the
development of the built environment in Ridgefield,
so that new development helps to frame public
spaces, fit into the existing communities, and form
distinct neighborhoods.
2.2.4 Land Use Designations
Within the UGA, land will be classified according to
the following land use designations and overlays,
to implement the RUACP planning priorities and
provide adequate land for projected residential
and employment growth. See Figure 2.2 for the
Comprehensive Plan Map. The plan designations will
be implemented by the corresponding zones listed in
Table 2.3 and mapped in Figure 2.3, Zoning Map. The
designations and overlays are intended to achieve the
following objectives:
Urban Low Density Residential (UL)
Provide predominately single family, detached
residential opportunities at densities between 4 and
8 units per net acre.
Urban Medium Density Residential (UM)
Provide for a mix of residential opportunities at
higher densities between 8 and 16 units per net acre,
including a variety of housing types.
City Center (C)
Protect and enhance the small-scale, compact and
mixed character of the City’s historic central core.
General Commercial (GC)
Provide for business and commercial activities to meet
local and regional demand.
Neighborhood Commercial (NC)
Create opportunities for low-intensity business
and service uses to serve proximate residential
neighborhoods.
Mixed Use (MU)
Facilitate a mix of residential and commercial uses to
create compact development
patterns.
Employment (EP)
Provide for industrial and office uses serving
regional market areas that create significant regional
employment opportunities
Public Facilities (PF)
Provide for essential public uses such as education,
medical and infrastructure facilities necessary to serve
City or regional residents.
Park/Open Space(P/OS)
Preserve open land for recreational use and
environmental protection.
Special Overlay Districts
Lake River View Protection (LRVP)
Preserve and capitalize upon the views from the
downtown heights over the waterfront area and onto
the wildlife refuge.
Urban Holding (UH-10)
Limit development until the area can be adequately
served by public infrastructure.
Employment Mixed Use Overlay (EMUO)
Provide for a mix of compatible light industrial, service,
office, retail and residential uses.
Pioneer Mixed Use Overlay (PMUO)
Provide for an interconnected mix of residential,
commercial, and office uses to implement the 45th &
Pioneer Subarea Plan.
2.3 LAND USE POLICIES
LU-1 Citywide land supplies
Establish land supplies and density allowances that are
sufficient but not excessive to accommodate adopted
long-term City of Ridgefield population, public
facilities and employment forecast allocations.
14 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
LU-2 Efficient development patterns
Encourage efficient development throughout
Ridgefield. Encourage higher density and more
intense development in areas that are more
extensively served by facilities, particularly by public
schools, transportation and transit services.
LU-3 Infill and redevelopment
Where compatible with surrounding uses, efficiently
use urban land by facilitating infill of smaller
undeveloped properties, and redevelopment of
existing developed properties. Allow for conversion
of existing structures to more intensive uses when
appropriate in the zoning district and where designed
to be compatible with surrounding uses.
LU-4 Compatible uses
Facilitate development that minimizes adverse
impacts to adjacent areas.
LU-5 Complementary uses
Locate complementary land uses near to one another
to maximize opportunities for people to work or shop
or play nearer to where they live.
LU-6 Mixed-use development
Facilitate development that combines multiple uses
in single buildings or integrated sites. Target areas
for mixed-use development include the Lake River
waterfront and the central city core, with additional
opportunities at 45th & Pioneer.
LU-7 Neighborhood livability
Maintain and facilitate development of stable, multi-
use neighborhoods that contain a compatible mix
of housing, jobs, stores, public schools and open
and public spaces in a well-planned, safe pedestrian
environment.
LU-8 Subdivision design
Facilitate development and implement design
standards to address the following in new residential
developments:
• Increased visual interest, architectural
differentiation, street orientation, and integration
with adjacent buildings.
• Improved pedestrian connections and proximity of
uses within developments.
• Enhanced sense of identity in neighborhoods.
• Integration of parks, trails and open spaces within
developments.
LU-9 Human-scale and accessible development
Require commercial development that is human-scale
and encourages interaction. Elements of human scale
include pedestrian access, street front commercial
activity, low to mid-range building elevation, and
architectural variety at the street level.
LU-10 Commercial development
Provide incentives and establish regulations that
facilitate a range of commercial uses in downtown,
the Lake River waterfront, along the Pioneer Street
corridor, at the Interstate 5 interchange, and in
limited neighborhood settings. Encourage a range
of commercial services that meet the needs of
residents in the city and across the region. Regulate
development to ensure the appropriate mix of uses
and scale of development in each distinct commercial
area based on surrounding land uses, development
potential, and existing scale of development.
LU-11 Industrial development
Promote light industrial development in the vicinity
of the Interstate 5 interchange. Regulate industrial
development to maximize job creation potential while
minimizing impacts on adjacent land users.
LU-12 Site planning and design
Facilitate commercial and industrial development by
implementing the following design standards for new
and redeveloped sites:
• Increase architectural interest and variety while
providing a unified treatment of the site.
• Prioritize pedestrian, bicycle and bus access,
amenities, and connections within the site.
• Minimize visual and functional dominance of
vehicle uses.
• Incorporate landscaping, LID techniques, and
green building practices to minimize
environmental impacts.
• Provide master planning process for large
developments to promote unified development.
Table 2-4. Comprehensive Plan Designations and Implementing Zones
Plan Designation Zoning
Residential Urban Low (UL) Residential Low Density
(RLD-4, RLD-6, RLD-8)
Residential Urban Medium (UM) Residential Medium Density (RMD-16)
City Center (C) Central Mixed Use (CMU)
General Commercial (GC) Community Business (CCB) Regional Business (CRB)
Neighborhood Commercial (NC) Neighborhood Business (CNB)
Mixed Use (MU) Waterfront Mixed Use (WMU) Waterfront Low Scale (WLS)
Office Park/Business Park (OP) Office (OFF)
Light Industrial (ML) Industrial (IND)
Employment Center (EC) Office (OFF), Public Facilities (PF)
Public Facilities (PF) Public Facilities (PF)
Park/Open Space (P/OS) Public Park/Open Space (P/OS)
Special Overlay Districts
Lake River View Protection (LRVP) same
Urban Holding (UH-10) same
Employment Mixed Use Overlay (EMUO) same
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 15
LU-13 Downtown design
Ensure that the existing strengths of Downtown
Ridgefield are maintained by:
• Maintaining the comfortable, “Main Street” feeling
which includes pedestrian-scale, ground-floor
commercial uses, a flexible approach towards
intermingling of residential and small-scale
commercial and office uses.
• Promoting special events, public spaces and a mix
of uses downtown that increase utilization.
• Supporting environmental remediation of
brownfield sites to expand land supply.
• Encouraging pedestrian, bicycle and bus access
to connect the downtown to surrounding
neighborhoods.
LU-14 Waterfront development
Develop a vibrant waterfront district along Lake River
that maximizes opportunity of a former brownfield
site by:
• Promoting mix of uses including commercial, office,
recreational, and residential.
• Orientating buildings toward the Lake River
shoreline.
• Requiring high quality architectural and site design.
• Encouraging pedestrian, bicycle and bus access
to connect the waterfront to surrounding
neighborhoods.
LU-15 Downtown transition
Permit limited commercial activity in a transition
zone surrounding the existing downtown core to
take advantage of central location. Facilitate future
expansion of downtown into the transition zone and
expansion of the transition zone as warranted.
LU-16 Districts
Form neighborhood districts to help guide
development of unique and distinctive
neighborhoods. Development in districts would
reflect their topographic, historical, economic, and
natural features. Districts may be formed to relate
to key amenities, such as parks, natural resources,
schools, or commercial activities.
LU-17 Development code
Adopt clear and objective zoning, environmental
and land division standards and regulations that
ensure development consistent with the goals and
policies of this plan. City, County and special district
regulations shall be consistent with and adequate
to carry out the provisions of the Ridgefield Urban
Area Comprehensive Plan. The comprehensive land
use designations and implementing zoning districts
are listed in Table 2-3. Amend development code
on a regular basis to ensure it reflects evolving city
priorities and development trends.
LU-18 Land use reassessment
Assure consistency of overall land use and capital
facilities plans by reevaluating Ridgefield’s land use
plan when necessary to ensure adequate funding
to provide necessary public facilities and services to
implement the plan.
LU-19 Property rights
Ensure that property owners within the Ridgefield
Urban Growth Area (RUGA) enjoy the right to use
their property in ways consistent with public policy.
City land use decisions shall not deny an owner of all
reasonable investment-backed expectations in their
property resulting in an unconstitutional ‘taking’
of private property for public use. Critical areas
regulations shall ensure an owner of a reasonable
use of their property.
16 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
HISTORIC PRESERVATION
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 19
3. HISTORIC PRESERVATION
3.1 CURRENT CONDITIONS
Historic and cultural resources in Ridgefield are rooted
in a rich and colorful history that dates back thousands
of years. The historical record of the county includes
the formation of the region’s unique landscape,
settlement of the region by Native American groups,
exploration by European nations, location as
headquarters for the Hudson’s Bay Company Columbia
District trade networks, destination for thousands who
took the Oregon Trail, and location as an industrial
center, first for pulp and paper, then aluminum and
shipbuilding, and now high-tech industries.
Inhabited by native peoples for centuries,
Euroamerican families began to settle in the area in
the middle 1800s. After the Civil War, the area built up
rapidly, and became known as Union Ridge. The post
office was established in September of 1865 in the
home and small trading post of the first postmaster,
Asa Richardson. Commerce became more established
in 1882 when Stephen Shobert and J.J. Thompson
opened the first store. Following the 1890 name
change to “Ridgefield,” people decided to incorporate
as the City of Ridgefield in a 1909 special election.
Ridgefield is a community whose heritage is deeply
connected to the water and the land. As the gateway
to the Ridgefield National Wildlife Refuge and a key
entry point to the Columbia River, Ridgefield offers
unparalleled access to prime examples of the Pacific
Northwest way of life. Knowledge of Ridgefield’s
history can provide a context in which to understand
current growth and development trends, and to affirm
a sense of continuity and community.
Historic Preservation
Ridgefield participates in national, state and local
historic preservation efforts. The National Historic
Preservation Act of 1966 authorized the creation of
the National Register of Historic Places as a means
of recognizing sites and structures associated with
significant people or events in our nation’s history.
Washington State Department of Archaeology and
Historic Preservation (DAHP) manages the Washington
Heritage Register and the Heritage Barn Register.
Ridgefield also participates in the Clark County
Historic Preservation program and, with it, the Clark
County Heritage Register. The national, state and
the local historic registers provide protections for
historic properties and valuable assistance for their
rehabilitation.
The State Historic Preservation Officer (SHPO)
functions established by the National Historic
Preservation Act are performed by DAHP. DAHP
maintains records of all historic resource inventories
and sites and acts as liaison between local agencies
and the federal government. DAHP is also responsible
for reviewing proposed federal projects for their
potential impact on historic and archaeological
resource.
The City completed an inventory of historic resources
in downtown Ridgefield in 2010. The study identified
several individual resources but concluded that while
there are many buildings within downtown which
contribute to understanding the history of Ridgefield,
there are not sufficient numbers of buildings with
a high enough level of architectural integrity close
enough together to form an historic district. Many
20 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
historic buildings have been altered with typical
character-changing alterations, such as window and
storefront replacements and application of siding
over historic material. In addition to the listed historic
resources, the study identified several properties that
are likely eligible for the local or national registers
included in Table 3-1. The study also found that
residential areas near downtown have strong potential
for historic district eligibility.
Archaeology
The region has a pattern of settlement during
both prehistoric and historic periods. Previous
investigations have uncovered artifacts from early
pioneer settlers as well as prehistoric artifacts
like Native American tools. DAHP has developed
a statewide predictive model of archaeological
resources, which shows a high to moderate-high
likelihood of archaeological resources throughout
most of the RUGA, particularly centered in the
downtown and Interstate 5 junction areas. The City
works with DAHP to protect archaeological resources
during site development.
The most significant known archaeological resources
in Ridgefield are associated with the Cathlapotle site.
When the Corps of Discovery stopped in Ridgefield
in November of 1805, they found a prosperous
village called by fur traders “Cathlapotle.” The village
consisted of what is now the Ridgefield National
Wildlife Reserve. “I counted 14 houses,” Clark wrote in
his diary. There were nearly 1,000 Native Americans
living in the village, with nearly 20,000 people in
southwest Washington. Lewis and Clark returned to
the village in March 1806.
Cathlapotle is one of the few archaeological sites on
the Lower Columbia River that has withstood the
ravages of flooding, looting, and development. A
decade of archaeological research—the result of a
partnership between the U.S. Fish and Wildlife Service,
the Chinook Tribe, and Portland State University—
has produced a wealth of information about the
Chinookan people who lived on the river long before
Lewis and Clark first observed Cathlapotle in 1805.
Research has culminated in construction of the full-
scale restoration Cathlapotle Plankhouse on the site.
The Chinookan Plankhouse at the Refuge serves as an
outdoor classroom for interpreting the rich natural and
cultural heritage preserved on the Ridgefield National
Wildlife Refuge at the Cathlapotle site. The Plankhouse
is a significant attraction for residents and tourists
alike that contributes to understanding of the area’s
archaeological heritage.
3.2 DIRECTION FOR THE FUTURE
Ridgefield has unequalled historic assets in its
downtown. No other place in north Clark County has
such a diverse array of historic buildings. Additionally,
the community character of the downtown has been
very well preserved. It is vitally important to the future
of Ridgefield that the downtown maintains its historic
sense of place. This can be achieved by appropriate
rehabilitation of the vintage buildings and by mindful
development of vacant sites. The report, 14 Essential
Guidelines for Downtown Ridgefield, will be studied
and applied during the development review of new
construction, alterations, and street design.
Table 3-1. Designated & Potential Historic Resources
William Henry Shobert House Listed on National, State Register
Kapus Farm Listed on County Register
Jefferson Davis Highway Marker Listed on County Register
Dr. Ralph and Florence Stryker House Listed on County Register
104 N Main Avenue, used as Ridgefield Hardware Store Potential resource
304 Pioneer Street, used as RSD Maintenance Shop Potential resource
113 S Main Street, historic Union Ridge Church Potential resource
230 Pioneer Street, historic use as Ridgefield
State Bank and current use as City Hall
Potential resource
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 21
Ridgefield has joined with Clark County and the State
of Washington to participate in a historic preservation
program. This program can provide design assistance
to property owners, as well as an understanding of
the significant tax benefits of historic preservation.
Ridgefield has the opportunity to leverage County and
State resources to its own benefit.
3.3 POLICIES
HP-1 Partnerships for historic preservation
Partner with Washington State Department of
Archaeology and Historic Preservation and Clark
County to provide a strong historic and archeological
preservation program.
HP-2 Identify and protect resources
Identify and encourage the preservation of lands, sites,
and structures that have historical or archaeological
significance. Incorporate review of potential historical
or archaeological significance into land development
process. Provide information to owners of historic
properties on how to apply for designation on the
Clark County Heritage Register, Washington Heritage
Register, or the National Register of Historic Places and
encourage owners to participate.
HP-3 Education and information programs
Raise public awareness of cultural resources by
creating educational and interpretive projects that
highlight sites included or eligible for inclusion on the
Clark County Heritage Register, Washington Heritage
Register, or the National Register of Historic Places.
Interpretive elements could include:
• Guided and self-guided tours which highlight
cultural and historic resources in Ridgefield.
• Historic plaques or other signage.
• Events with a historical component.
HP-4 Rehabilitate historic structures
Promote preservation of historic structures through
rehabilitation and adaptive reuse and discourage
demolition of historic structures, particularly in the
downtown area. Provide assistance to developers,
landowners, and the construction trade regarding
appropriate re-use and rehabilitation of identified
historic sites and buildings. Assist property owners
with obtaining grants and receiving available tax
incentives for re-use and rehabilitation of identified
historic sites and buildings.
HP-5 Downtown historic resources
Explore options to commemorate the core historic
area and individual historic resources in downtown.
Partner with downtown organizations, business
owners and property owners to develop strategies
to preserve and promote downtown’s historical
resources. Incorporate historic resources into
downtown identity, planning and redevelopment
efforts. Consider regulatory approaches such as a
historic preservation overlay zone to protect resources,
as well as design standards for new and rehabilitated
buildings in downtown to ensure compatibility with
the existing historic character.
22 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
ECONOMIC DEVELOPMENT
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 25
4. ECONOMIC DEVELOPMENT
Economic development is essential to Ridgefield’s
ability to sustain itself. Economic development helps
to establish a balance of residential and employment
opportunities, the basic elements of a complete
community. A strong and diverse economy provides
employment and a tax base that supports public
services and a livable community. A diverse economic
base also provides a variety of retail and service
opportunities allowing residents to meet their needs
locally. The City also recognizes that the provision
of quality public education enhances economic
development. Although most economic activity is
in the private sector, the City of Ridgefield’s role is
to establish parameters that help private markets
flourish, provide support, and encourage beneficial
economic development projects.
4.1 CURRENT CONDITIONS
4.1.1 Regional Conditions
The City of Ridgefield’s economic vitality is coupled
with the broader regional economy for Clark County
and the Portland Metropolitan Area. Some of the
original industries in the region were agriculture
and timber, with cheap power from damming
the Columbia River spurring industrialization in
the late 1930s. By the 1970s, the County began to
attract investment in electronics, which remains
one of the most important industries today. Other
major industrial sectors in Clark County include
healthcare and social assistance, professional and
Table 4-1. Primary Employment Sectors and Leading Employers in Clark County
Employment sector Number of
employees
Leading employers Number of
employees
Government and education 24,000 Bonneville Power Administration 2,723
Healthcare and
social assistance
23,600 PeaceHealth Southwest
Washington Medical Center
2,500
Professional and
business services
18,100 Evergreen Public Schools 2,473
Retail trade 17,200 Vancouver Public Schools 2,341
Leisure and hospitality 14,000 Clark County, Washington 1,650
Manufacturing 13,100 Fred Meyer Stores, Inc.1,601
Source: 2016 Washington State Employment Security Department
36,347 – Employed in Clark County, Live Outside
88,152 – Live in Clark County, Employed Outside
86,753 – Employed and Live in Clark County
1,683 – Employed in Ridgeeld, Live Outside
1,591 – Live in Ridgeeld, Employed Outside
103 – Employed and Live in Ridgeeld
Figure 4-1. Inflow and Outflow of Workers
– Clark County
Source: 2013 U.S. Census LEHD
Source: 2013 U.S. Census LEHD
– Ridgefield
26 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
business services, retail trade, leisure and hospitality,
manufacturing, and government and education.
The County economy has generally recovered from
the recession, but wages remain below state averages.
The 2015 unemployment rate was 6.5%, according
to the Washington State Employment Security
Department, similar to the state average. Nonfarm
employment growth has outpaced the state and the
nation over the past 20 years, excepting a dip during
the recession. However, median hourly wage for jobs
in Clark County is 2014 was $20.32, about 10% below
the state median. Median wages have grown only
1.3% since 2002, whereas average wage for the top
10% of jobs has risen by 17% in the same time period.
The 2014 average annual wage of $46,330 is also
below the state and national averages.
As part of the Portland Metropolitan Area, there
is significant movement of workers between
jurisdictions. One-third of the County’s labor force,
over 50,000 workers, commutes to Portland on a daily
basis, while only 11,000 commute in the opposite
direction. There are significantly more workers in Clark
County than available jobs, with 174,905 residents
and 123,100 total jobs, resulting in net outward
migration, illustrated in Figure 4-1. Within the County,
approximately half of the residents work in one of
the County’s jurisdictions but there is significant
movement between jurisdictions. Ridgefield workers
exemplify this pattern, with approximately half of
all residents employed within Clark County but only
6.1% employed in Ridgefield itself. Ridgefield has a
more balanced inflow and outflow of workers, with
1,786 jobs in the city and 1,694 employed residents, as
shown in Figure 4-1.
4.1.2 Local Conditions
Ridgefield has developed a growing job base built
primarily in the manufacturing, wholesale trade, and
transportation and distribution sectors. There were
a total of 1,768 jobs reported in Ridgefield in 2013.
Ridgefield has been underrepresented in professional
service, health care and retail-related employment,
shown in Figure 4-2. The top employers in the area
are industrial firms and public sector jobs, led by the
Ridgefield School District. (See Table 4-3.)
Almost half of jobs in Ridgefield provide mid-level
wages, and there are fewer low-wage and high-wage
jobs in the city relative to Clark County as a whole.
(See Table 4-4.) Middle-income wages reflect the
relatively high percentage of industrial jobs, which
tend to report close to median wages. The lower
prevalence of low-income jobs is likely related to low
retail employment in Ridgefield.
Table 4-2. Place of Home and Work for Ridgefield Residents and Employees
Ridgefield Residents Ridgefield Employees
Work Location Percent Home Location Percent
Vancouver, WA 24.3%Vancouver, WA 19.7%
Portland, OR 19.6%Ridgefield, WA 5.8%
Ridgefield, WA 6.1%Battleground, WA 4.1%
Seattle, WA 3.0%Hazel Dell, WA 3.8%
Salmon Creek, WA 2.5%Mount Vista, WA 3.3%
Mount Vista, WA 2.4%Orchards, WA 3.1%
Hazel Dell, WA 2.1%Portland, OR 4.0%
All others 40.0%All others 57.4%
Source: 2013 U.S. Census LEHD
Table 4-3. Top Employers in Ridgefield
Employer Employees
Ridgefield School District 360
Allied Industrial Group 242
Pacific Power Products 231
UNFI 210
Corwin Beverage 125
Source: City of Ridgefield Finance Department
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 27
Other (67) 3.8%Construction (113) 6.3%Public Administration (36) 2.0%
Other Services (excluding Public Administration) (38) 2.1%
Accommodation and Food Services (78) 4.4%
Health Care and Social Assistance (49) 2.7%
Educational Services (183) 10.2%
Administration & Support, Waste Management and Remediation (75) 4.2%
Transportation and Warehousing (221) 12.4%Retail Trade (61) 3.4%
Wholesale Trade (317) 17.7%
Manufacturing (548) 30.7%
Figure 4-2. Ridgefield Jobs by Sector
Source: 2013 U.S. Census LEHD
Health Care and Social Assistance 13.2%
Other 9.5%
Finance and Insurance 3.0%
Other Services (excluding Public Administration) 4.5%
Transportation and Warehousing 4.8%
Administration & Support, Waste Management andRemediation 4.9%
Professional, Scientic,
and Technical Services
5.4%Accommodation and
Food Services 5.8%
Public Administration 6.6%
Construction 6.7%
Wholesale Trade 7.4%
Educational Services 8.9%
Retail Trade 9.3%
Manufacturing 9.8%
Figure 4-3. Employment Sectors for Ridgefield Residents
Source: 2013 U.S. Census LEHD
28 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
Ridgefield has pursued family-wage jobs, defined as
jobs with wages equal to 125% of the County median
annual wage and a comprehensive benefits package.
As of 2014, a family-wage job would provide a $57,912
annual salary or $4,826 monthly salary plus benefits.
Based on limited wage data available, a portion of the
36.2% of workers in Ridgefield who earn more than
$3,333 per month are earning a family wage.
Ridgefield residents, 94% of whom work outside
of the city, generally report higher wages and are
concentrated in different fields than employees
working in Ridgefield but living outside of the city.
Primary employment sectors for Ridgefield residents
are health care and social assistance, manufacturing,
and retail trade, but there is significant diversity
in employment sectors with no predominate
concentrations, as shown in Figure 4-3. Nearly double
the number of Ridgefield residents report monthly
earnings above $3,333 relative to employees who
work in Ridgefield, as shown in Table 4-5, suggesting
Ridgefield residents must travel outside of the
community to secure higher paying jobs. Median
earnings for workers living in Ridgefield were $47,393
in 2014 according to the U.S. Census, compared to
$32,671 for workers living in Clark County generally.
4.2 DIRECTION FOR THE FUTURE
This plan is intended to increase jobs, particularly
family-wage jobs that provide an adequate income
to live decently and raise a family in Ridgefield. This
requires a wage and benefits package that takes into
account the area-specific cost of living, as well as the
basic expenses involved in supporting a family. The
Economic Development element is also intended
to reduce the number of residents who commute
long distances to work. A sound economy will also
provide revenues for the City to support facilities and
services desired by residents, including parks, trails,
Table 4-7. Existing and Projected Jobs to Household Ratios
Year Households Jobs Jobs per Household Ratio
2014 2,0011 1,7863 0.89:1
2035 9,4072 10,4944 1.12:1
1 Source: U.S. Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
2 Source: 2014 housing units plus 228 building permits issued in 2015 plus 7,178 new housing units projected by 2035 per Clark County Issue Paper 4.2
3 Source: 2013 LEHD Origin-Destination Employment Statistics
4 Source: 2013 jobs plus 8,708 new jobs forecast by 2035 per Clark County Issue Paper 4.2
Table 4-6. Land Capacity for Employment Growth
UGA Capacity, Gross Acres1 Development Potential, Jobs2 UGA Capacity, Jobs
Commercial 448.6 20 jobs/net acre 6,008.0
Industrial/Office 887.8 9 jobs net/acre 4,231.2
Mixed Use 14.4 20 jobs/net acre 180.0
Total 1,350.8 acres 10,419 jobs
1 From Clark County Vacant and Buildable Lands Model, including capacity at Port of Ridgefield lands.
2 Employment density based on Clark County Vacant and Buildable Lands Model.
Table 4-4. Distribution of Earnings for Workers, Based on Job Location
Ridgefield Clark County
$1,250 per
month or less
15.0%19.5%
$1,251 to $3,333
per month
48.8%37.2%
More than $3,333
per month
36.2%43.3%
Source: 2013 U.S. Census LEHD
Table 4-5. Distribution of Earnings for Workers Living in Ridgefield
$1,250 per month or less 17.1%
$1,251 to $3,333 per month 25.4%
More than $3,333 per month 57.4%
Median worker earnings $47,393
Source: 2013 U.S. Census LEHD, 2014 U.S. Census American Community Survey
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 29
police protection, fire protection, and public schools.
A diverse economy will provide a range of retail and
service opportunities in Ridgefield that allow residents
to meet their needs locally.
4.2.1 Employment Capacity
Ridgefield has sizable acreage reserved for future
economic growth in the UGA, with capacity to
accommodate jobs in excess of the 2035 employment
projection. In total, employment acreage is projected
to accommodate 10,419 jobs, well above the 8,708
jobs projected by 2035. Designated employment
acreage is generally located in the eastern half of the
city, with the largest concentration on either side of
I-5 at the Ridgefield Junction, to take advantage of
transportation access. (See Figure 2-1, Comprehensive
Plan Map.)
Acreage is split approximately two-thirds industrial/
office lands and one-third for commercial
development, and projected jobs are projected at
60% commercial and 40% industrial/office because of
the differing jobs per acre projections for each type of
development. (See Table 4-6.)
4.2.2 Balanced Job Growth
The City is adopting the Clark County goal of providing
one local job per household. As shown in Table 4-7, the
City currently has a ratio of 0.89 jobs per household,
but has sufficient capacity to provide 1.12 jobs per
household by 2035 with careful implementation of
this plan. Providing land and public services that are
adequate for job growth are important parts of this
strategy. The City must be a good steward of land
designated for job growth, which includes using
the land efficiently and limiting conversion to non-
employment uses. The City must also ensure the
timely permitting of businesses that support family-
wage jobs and other priority economic development
projects. Further, special attention will be paid to
attracting and retaining small- to mid-sized businesses
with high growth potential.
4.2.3 Job Recruitment
Ridgefield will work to attract more employers in
high-paying sectors to provide family-wage jobs and
jobs in fields where Ridgefield residents are already
employed, in an effort to increase the number of
employees who both live and work in Ridgefield.
Table 4-8 below shows employment sectors with
average wages higher than the County overall
average wage of $46,330. Ridgefield has succeeded in
attracting industrial jobs in sectors like manufacturing,
wholesale trade, and transportation and warehousing,
and will continue to target these types of businesses
to build off the existing industrial hub exemplified by
employers such as UNFI and Dollar Tree. Ridgefield
will also work to diversify its employment base to
include more white-collar sectors, including finance
and insurance, professional and technical services,
and management. There are relative few of these
Table 4-8. Sectors for Employer Recruitment Relative to Current Ridgefield Presence
Employment Sector Median Wage Current percentage of Ridgefield
residents employed in sector
Current percentage of Ridgefield
workers employed in sector
Construction $50,729 6.7%6.3%
Manufacturing $55,481 9.8%30.7%
Wholesale Trade $72,913 7.4%17.7%
Transportation &
Warehousing
$49,062 4.8%12.4%
Information $55,972 1.9%0.2%
Finance & Insurance $74,072 3.0%0.6%
Professional &
Technical Services
$72,725 5.4%1.1%
Management $94,318 1.7%0.0%
Public Administration $51,498 6.6%2.0%
Source: 2013 U.S. Census LEHD, 2014 Quarterly Census of Employment and Wages
30 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
types of firms in Ridgefield at present, but there are
a number of Ridgefield residents engaged in these
sectors. For example, the recent announcement by
the Washington Department of Fish & Wildlife to
relocate approximately 100 workers to a new Port of
Ridgefield facility will help to add well-paying public
administration jobs.
4.2.4 Regional Employment Center
Ridgefield will participate in the creation of a
regional employment center at the Pioneer Street
and Interstate 5 interchange as part of the Discovery
Corridor. The Discovery Corridor is an economic
development initiative that the Port of Ridgefield has
developed and that the Port and the City of Ridgefield
have advanced in partnership with other Clark County
agencies and organizations. It is envisioned that the
Discovery Corridor will be developed to establish a
vibrant industrial base in central Clark County.
4.2.5 Partnerships
Ridgefield’s contribution to economic development
extends beyond the policies of the Comprehensive
Plan. The City has staff and elected officials dedicated
to economic development. The City works with
groups such as the Ridgefield Business Association,
the Ridgefield Junction Neighborhood Association,
Ridgefield Main Street, and the Port of Ridgefield. The
City also partners with regional groups such as the
Columbia River Economic Development Council.
4.2.6 Complementary
Subarea Development
The City will pursue development of three
distinct subareas throughout the city, each with a
complementary vision and development focus.
Downtown/Waterfront: A healthy downtown
that provides a setting for mutually supportive
businesses and community events is essential to
a livable community. Ridgefield will also partner
with the Port of Ridgefield to spur development
at the newly remediated Lake River waterfront,
which provides a unique opportunity for waterfront
mixed-use development. Ridgefield will support
existing businesses and encourage them to expand
by providing information resources and completing
economic development-oriented public projects.
45th & Pioneer: The 730-acre node at 45th &
Pioneer will focus around commercial and mixed-use
development to serve residential neighborhoods
with complementary employment development at
the perimeter. The guiding principles for the area
are to create appropriately scaled and attractive
development within a walkable community with
multimodal connections, and provide flexibility
to adapt to changing economic development
opportunities over time.
Ridgefield Junction: The vision for the Junction
area, over 1,000 acres centered around the junction
of Interstate 5 and Pioneer Street, is for a mixed-use
destination that provides an attractive, distinctive
gateway to Ridgefield and serves as an important
employment and commerce center for the city and
region. Key institutions and industrial anchors will
be the foundation for the Junction’s vitality, and new
development will reinforce Ridgefield’s aesthetic
appeal and capitalize on its scenic setting.
4.3 POLICIES
EC-1 Discovery Corridor
Implement the Discovery Corridor concept along both
sides of Interstate 5.
• Coordinate with project partners including Port
of Ridgefield and Columbia River Economic
Development Commission. (CREDC)
• Recruit information technology companies.
• Plan for and construct needed infrastructure.
• Assist businesses in the development review
process to obtain needed permits fairly and
efficiently.
EC-2 Local job creation
Support businesses to create jobs at a ratio of one
job per household ratio by providing adequate land
capacity and developing an efficient regulatory
environment, including development review. Prioritize
creation of family wage jobs, including employment in
employment sectors with higher then average median
wages. Pursue employers in sectors that currently
employ many Ridgefield residents outside the city in
order to increase the number of people who both live
and work in Ridgefield.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 31
EC-3 Downtown
Support continued renaissance of Ridgefield’s
downtown by:
• Sponsoring community events in downtown.
• Partnering with business and community groups,
providing organizational support to help develop
such groups.
• Developing a long-term parking plan.
• Inventorying existing infrastructure and identifying
improvement plans for downtown infrastructure.
• Implementing the Downtown/Waterfront
Subarea Plan.
EC-4 Community retail
Promote development of service-oriented businesses
to serve residents and reduce the needs to travel out
of the community.
EC-5 Public revenue enhancement
Promote development that encourages revenue
generation for public services.
EC-6 Employment capacity
Restrict zone changes or legislative approvals which
lessen long-term capacity for high-wage employment
unless accompanied by other changes within the same
annual review cycle which would compensate for the
lost capacity, or unless the proposed change would
promote the long-term economic health of the city.
EC-7 Support emerging businesses
Attract and retain small- to mid-sized businesses with
high growth potential.
EC-8 Ridgefield Junction
Implement the Junction Subarea Plan to create
commercial, industrial and institutional employment
opportunities that serve local and regional needs.
EC-9 45th & Pioneer
Implement the 45th & Pioneer Subarea Plan to
create commercial, office and industrial employment
opportunities.
32 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
HOUSING
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 35
5. HOUSING
Adequate, safe, affordable and diverse housing
options for all residents are essential to the health of
a community. This element presents an evaluation
of the current housing needs for Ridgefield and an
estimate of what will be needed over the next 20
years, based on projected growth.
5.1 CURRENT CONDITIONS
5.1.1 Population & Housing Growth
Ridgefield’s 2015 population is 6,400. Ridgefield
population has grown steadily since 2000, more than
doubling between 2000 and 2010 with notable growth
spikes between 2004 and 2008, as shown in Table 5-1.
Annual growth from 2013 to present has averaged
between 6 and 8 percent,
making Ridgefield the fastest growing city in
Washington per capita.
The City has seen significant new construction of
homes in the past 10 years to keep up with growing
population. Because of historically low vacancy rates,
reported at 4.0% for homeowners and 0% for rentals
in 2014 U.S. Census data, new construction has been
needed to provide housing for the majority of new
residents. New residential building permitting history
supports this finding, as shown in Table 5-1, with
increases in home building tied to surges in population.
5.1.2 Household Characteristics
A household is defined as the person or group of
persons who live in one housing unit, whether related
or not, headed by a householder. A single person
living in an apartment and a family living in a house
are both considered households.
Ridgefield households tend to be families with
children headed by middle-aged householders with
relatively high incomes who own their own homes, as
shown in Table 5-2. Ridgefield has fewer households
headed by persons 65 years or older, fewer renters,
and fewer individuals living alone compared to Clark
County. Average household size in Ridgefield is 2.96
persons, compared to 2.71 persons across the County,
which reflects the greater percentage of families in
Ridgefield.1 Ridgefield homeowners are relatively new
to their homes, with over 80% having moved to their
homes since 2000, but those rates are similar to the
County as a whole.
5.1.3 Housing Stock
It is important to provide a variety of housing types
to accommodate the community’s diverse needs.
Younger people often rent apartments, families
generally desire homes, and retirees increasingly
prefer to move into condominiums or apartments. As
the “Baby Boom” generation ages during the next 20
years, there is likely to be a greater need and demand
for smaller units, retirement homes, and assisted living.
The predominant type of housing in Ridgefield is
single-family detached dwellings. A total of 92.7% of
homes in Ridgefield in 2014 are single-family detached
1 This plan uses 2.66 persons per household to calculate future occupancy based on the adopted Clark County planning assumption, rather than historical household size.
Table 5-1. Annual Population Growth
& Building Permit Issuance
Population Annual
Growth Rate
Building
Permits Issued
2000 2,147 4.89% –
2001 2,183 1.68% –
2002 2,190 0.32% –
2003 2,243 2.42% 15
2004 2,280 1.65% 206
2005 2,735 19.96% 313
2006 3,392 24.02% 188
2007 3,837 13.12% 71
2008 4,232 10.29% 34
2009 4,552 7.56% 27
2010 4,763 8.29% 79
2011 4,975 4.45% 65
2012 5,210 4.72% 122
2013 5,545 6.43% 165
2014 6,035 8.84% 104
2015 6,400 6.05% 228
Source: US Census and Washington State Office of Financial Management
and City of Ridgefield
36 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
homes, as shown in Table 5-3, and that percentage
has steadily increased from 79.8% since 1990 even as
the absolute number of multifamily homes, including
single-family attached housing like townhomes, has
slightly increased2.
Homes in Ridgefield are some of the most expensive
in Clark County, attracting homeowners with median
incomes well above the County average. As shown in
Table 5-4, median monthly housing costs in Ridgefield,
whether mortgage payment or rent, are some of the
highest in the County. Rents in Ridgefield are the
highest in the County, likely due to the prevalence
of single-family detached housing stock as the only
available rentals with relatively high costs.
2 There are an additional 50 floating homes moored on Lake River that provide an alternative to single-family homes that were not included in the Census Bureau data shown in Table 5-3.
5.1.4 Housing Affordability
Homes in Ridgefield are generally affordable for the
current residents, however, this may reflect some
self-selection bias as households with higher incomes
choose to live in Ridgefield and households with
lower incomes are unable to find suitable housing
in the city. The US Department of Housing and
Urban Development (HUD) has established a general
guideline that housing costs, whether mortgage
or rent, should not exceed more than 30% of the
household income. As shown in Table 5-5, a total of
19.9% of households in Ridgefield pay more than 30%
of their household income towards housing costs.
Homeowners with a mortgage are the most likely to
be burdened by higher monthly housing costs, with
nearly one in four households paying more than 30%
Table 5-2. Ridgefield Household Characteristics
Ridgefield Clark County
Ages 7.5% headed by person 15-34 years old
83.1% headed by person 35-64 years old
9.6% headed by person 65 years or older
18.1% headed by person 15-34 years old
60.4% headed by person 35-64 years old
21.4% headed by person 65 years or older
Incomes $91,205 median household income $59,551 median household income
Size 2.96 average persons per household 2.71 average persons per household
Family composition 47.7% households with children
36.7% multiple person
households with no children
15.6% households living alone
35.0% households with children
40.9% multiple person
households with no children
24.1% households living alone
Ownership 78.9% owner-occupied
21.1% renter-occupied
64.9% owner-occupied
35.1% renter-occupied
Tenancy 34.8% moved in 2010 or later
46.1% moved in 2000 to 2009
19.1% moved before 2000
26.5% moved in 2010 or later
46.1% moved in 2000 to 2009
27.4% moved before 2000
Source: U.S. Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
Table 5-3. Housing Stock in Ridgefield, 1990 to present
Type 1990 2000 2010 2014
Single-family 363 79.8%676 85.1%1,408 92.0%1,855 92.7%
Multifamily 54 83 72 112
Mobile home 38 35 51 34
Total 455 794 1,531 2,001
Source: U.S. Census Bureau
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 37
5.2 DIRECTION FOR THE FUTURE
Consistent with adopted Clark County policy, the
City shall ensure through its comprehensive plan
designations and development regulations that
no more than 75% of all housing units shall be of
a single type, e.g. single-family detached housing.
Some vacant land zoned residential will be zoned for
medium density residential development, including
apartments, plexes and townhouses. Additional
products such as cottage housing and accessory
dwelling units (ADUs) will be allowed in the residential
zones to provide greater variety, as well as alternatives
to stick-built housing including manufactured homes
and floating homes.
Past growth in Ridgefield has been primarily driven by
new single-family homes. While it is anticipated that
single-family dwellings will continue to constitute the
majority of new construction, the City will encourage
construction of multifamily dwellings both to
accommodate the anticipated population growth at
higher densities, thereby discouraging sprawl, and to
provide greater variety of housing types at a variety of
price points. The City will also pursue opportunities
of their income for housing and only one in ten renters
and homeowners without a mortgage paying more
than 30% of their monthly income towards housing.
High median household incomes of $91,205 (2014)
likely explain the relatively low prevalence of housing-
cost-burdened households in Ridgefield, despite the
high housing costs and home values compared to
Clark County as a whole.
However, high housing costs in Ridgefield likely
exclude many people who work in Ridgefield from
obtaining housing in the city, because average wages
among workers cannot cover average housing costs.
To afford the median monthly housing costs of $1,724
for homes with a mortgage, households would have to
earn $5,747 monthly, or earn $4,513 monthly to afford
the median rent of $1,354. However, 63.8% of workers
in Ridgefield make less than $3,333 per month, as
reported in the 2013 LEHD data, meaning most
housing in Ridgefield is out of reach for those workers.
There is a relative shortage of less expensive housing
that would be affordable to Ridgefield workers, with
only 18.4% of housing units in Ridgefield that are
affordable for those workers based on median wages.
Table 5-4. Median Home Prices in Clark County
Ridgefield Battle
Ground
Camas La Center Vancouver Washougal Clark County
Median House
Value
$283,200 $162,600 $294,600 $243,700 $196,700 $218,300 $228,400
Median Monthly
Mortgage
$1,724 $1,093 $2,064 $1,697 $1,532 $1,680 $1,667
Median
Monthly Rent
$1,354 $626 $1,058 $1,335 $923 $1,035 $963
Source: U.S. Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
Table 5-5. Monthly Housing Costs as Percentage of Household Income in Ridgefield
Monthly housing costs Homeowners with
a mortgage
Homeowners without
a mortgage
Renters
70.2% of households 10.4% of households 19.4% of households
Less than 20%31.6%84.3%32.1%
20 to 29.9%34.7%6.5%56.0%
30% or more 23.7%9.2%11.9%
Source: U.S. Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
38 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
for mixed-use development in central nodes
like downtown, 45th and Pioneer, and the
Ridgefield Junction to provide greater variety
of housing products.
The UGA includes 2,510.5 gross acres of
residential land with capacity for 7,392 new
residences, which is sufficient to house the
forecasted 2035 population of 25,494. (See
Table 2-1 and Table 5-6.) There are distinct
areas designated for low-density residential,
medium/high-density residential, and mixed
use residential. Together the designated
residential acres provide capacity for 73% of
new homes in the low-density residential areas,
assumed to be primarily single-family homes at 4 to
8 units per acre, 25.5% of new homes in medium/
high-density residential areas, assumed to be built out
as multifamily housing at 8 to 16 units per acre, and
1.6% of new units to be built in mixed-use areas as
apartments at 0 to 16 units per acre, which will allow
the City to exceed its targeted 75/25 split.3
5.3 HOUSING POLICIES
HO-1 Accommodate growth
Provide a continuous and adequate supply of
residential land to meet long-range multifamily and
single-family housing needs for the City’s anticipated
population growth. The City shall adopt policies and
regulations to meet the following objectives:
• New overall density target of six units per net acre.
• No more than 75% of new houses shall be of a single
housing type.
• A minimum density of four units per net acre (10,890
sq. ft. average lot size) for single-family dwellings in
any single development.
HO-2 Residential development density
Encourage a mix of single family and multifamily
housing that achieves an overall goal of 6 units per net
acre. 6 units per acre is approximately 7000-square-
foot lots. However, the goal is to have a variety
3 The County’s Vacant and Buildable Lands Model identifies only 21.7 acres of mixed-use residential land, however, additional mixed-use residential development is anticipated through optional overlay zones and master plans that is not captured in the County’s model. Any additional mixed-use development would further increase the non-single-family unit share to exceed the 75/25 split.
of housing options so that more dense
development of townhomes and apartments
balances with some large-lot, single-family
residences.
HO-3 Multifamily development
Provide a variety of multifamily residential
development opportunities using multiple
strategies:
• Designate medium density areas sufficient
to provide a minimum of 25% of new
housing units.
• Locate primary medium density areas
within one-half mile of commercial or
employment centers, and along existing or
planned transit corridors.
• Monitor development of single and
multifamily housing for progress towards
the 75/25 split for new development.
• Restrict zone changes or legislative
approvals which lessen long-term capacity
for multifamily residential development
unless accompanied by other changes
within the same annual review cycle which
would compensate for the lost capacity, or
unless the proposed change would provide
equivalent housing opportunities.
• Provide additional opportunities to
integrate medium density housing in
low-density residential areas through
Planned Unit Developments (PUDs),
density bonuses, and other tools to create
Table 5-6. UGA Residential Capacity
UGA Capacity,
Gross Acres
UGA Capacity,
Housing Units
Percentage
of Capacity
Low Density
Residential
2,160.9 5,395.8 73.0%
Medium/
High Density
Residential
328.0 1887.6 25.5%
Mixed Use 21.7 108.8 1.6%
Total 2,510.5 7,392.2
Source: Clark County GIS 2016 VBLM
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 39
neighborhoods that attract residents with a variety
of income levels.
HO-4 Affordability
Encourage innovative housing policies, regulations
and practices to provide affordable housing. Provide
secure funding mechanisms and programs for housing
targeted at households below the median area
income.
HO-5 Housing/employment balance
Encourage development of housing at pricing levels
affordable for workers in a variety of sectors in
Ridgefield, to increase the percentage of people who
work in Ridgefield that can also find suitable housing
in Ridgefield. Work with employers to promote
residential options in Ridgefield to their employees,
and to understand the housing needs of their
employees.
HO-6 Housing variety
Allow a variety of housing types to meet needs
of households of varying sizes, income levels and
preferences. Create regulations that allow alternatives
to single-family detached housing such as attached
housing, townhomes, cottage or cluster housing,
accessory dwelling units, manufactured housing,
floating homes, housing in multiuse projects, and
other innovative housing types.
• Regulate manufactured housing in the same
manner as traditional stick-built housing and allow
in all zones where single-family detached housing is
allowed.
• Allow accessory dwelling units in Urban Low
Density Residential (UL) areas.
• Develop and enforce regulations for floating
homes to ensure that unique waterfront residential
option is maintained and minimizes environmental
impacts.
HO-7 Housing options for older adults
Provide for a variety of residential options for older
adults in the community including aging in place,
assisted living facilities, and age-restricted senior
communities. Strategies include:
• Promote Universal Design and visitability
standards to create new housing stock that
allows aging in place.
• Review development regulations to address
types of housing options allowed and permitting
requirements for new construction and accessibility
modifications to existing development.
• Recruit developers and offer incentives for creation
of new senior-oriented residential options.
HO-8 Housing for special needs
Encourage self-determination and independence
among individuals with special needs. City
development regulations shall treat households with
special needs equivalent to the general population
and shall not discriminate against these households.
Land use regulations shall address only land use
impacts (traffic, noise, appearance, etc.) of housing for
people with special needs, without consideration for
the special circumstances of special needs households.
HO-9 Infill
Actively support residential rehabilitation and infill.
Incentives such as reduction of System Development
Charges (SDC) and Traffic Impact Fees (TIF) for
infill projects can ease the financial burden of such
developments enough to make these profitable
and attractive for developers. The City can also
actively seek grants and funding from State and
Federal sources to partially subsidize development or
redevelopment of infill lots.
HO-10 Residential design
Require high quality design and architectural
differentiation for residential development to create
desirable and unique neighborhoods. Develop
regulations that address new construction and infill
development.
40 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
ENVIRONMENT
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 43
6. ENVIRONMENT
People have long been attracted to the Ridgefield
area because of its high quality natural environment.
The City of Ridgefield recognizes the importance of
the natural environment in contributing to economic
development, community livability, and quality of
life. This element describes many of the functions
and values of Ridgefield’s natural environment. Most
importantly, it establishes policies that protect and
enhance the environment for present and future
generations while supporting economic development.
The natural environment consists of many interrelated
components:
• geological resources (earth, soil, minerals, etc.)
• biological (living things, plants, animals,
microorganisms, people, etc)
• hydrological resources (groundwater, surface water,
streams, etc.)
• atmospheric resources (air)
The quality of the environment is determined by the
individual integrity of these components and how
well they interact with each other. In turn, the quality
of life that Ridgefield offers is affected greatly by the
health of its natural environment. Human activities are
the primary cause of environmental degradation to
environmental resources, which contributes to serious
long-term economic and social problems. The City
of Ridgefield is committed to avoiding, minimizing,
and mitigating harmful environmental impacts to the
greatest practicable extent while supporting the City’s
land use and economic development policies.
6.1 CURRENT CONDITIONS
6.1.1 The Land
Ridgefield enjoys gently rolling topography, shaped
by water erosion associated with numerous creeks in
the area that created a series of canyons and ridges.
The Columbia River has sculpted much of Ridgefield’s
western topography by depositing clay, silt, sand, and
gravel onto its banks over tens of thousands of years,
creating a series of rolling alluvial terraces rising step-
like from the banks of the river. The Columbia has also
sculpted the lakes, sloughs, and islands that currently
make up the Ridgefield National Wildlife Refuge,
including Lake River along the City’s western border.
Some steep slopes are found along the banks of Lake
River and along the creek canyons.
6.1.2 Fish and Wildlife Habitat
Although it is a thriving small city, Ridgefield has a
variety of riparian and terrestrial habitats providing
protection for native species. The city is located along
the Pacific Flyway and attracts hundreds of thousands
of migrating birds including geese, swans, and sandhill
cranes. The Ridgefield National Wildlife Refuge,
created in 1965, encompasses over 5,000 acres of
habitat area on the city’s western boundary originally
designated for wintering habitat for migratory birds.
The city celebrates its wildlife connection at the
annual Bird Fest, which draws visitors from many
states and foreign countries during the height of fall
bird migration.
The Columbia River, Lake River, and smaller creeks
are home to salmon and trout. The Washington
Department of Fish and Wildlife (WDFW) has classified
certain important fish and wildlife habitats and
species as “priority habitats” and “priority species” to
ensure they are considered in land use planning and
management. Many of the priority habitats in the
Ridgefield area are wetlands and riparian areas, those
areas adjacent to streams, rivers and lakes. There are
many threatened and endangered plant and animal
species in Clark County. The Washington Department
of Fish and Wildlife maintains an updated list of these
species. See Table 6-1 for a list of selected species.
The federal Endangered Species Act (ESA) prohibits
harming threatened and endangered species or their
habitats. The threatened and endangered salmon
species that occur in the Columbia Basin migrate along
Ridgefield’s shore, travelling down the Columbia River
as juveniles, and up the river as adults.
Trees contribute to air and water quality, conserve
energy by providing shade, contribute to the aesthetic
environment, and provide habitat for many species.
Ridgefield’s landscape is a reflection of the City’s effort
to preserve existing trees and other vegetation and to
add new vegetation.
The UGA contains oak woodlands which are
designated as priority habitats by the Washington
Department of Fish and Wildlife, which contain stands
44 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
of Oregon White Oak, the only oak native to the area.
There is also bountiful Douglas Fir forestland, which
is not designated as priority habitat but does support
sensitive native species. Protection of these native
landscapes is important.
6.1.3 Water Quality
Portions of the urban growth area fall within two
watersheds, West Slope and the East Fork Lewis River
watersheds. Subwatersheds from west to east include
Flume Creek, Gee Creek, Allen Canyon Creek, and
McCormick Creek. The Gee Creek subwatershed is the
largest within the city, encompassing over 3,000 acres
within the RUGA and a total of 12,000 acres. Gee Creek
is a 4th-order tributary of the Columbia River over 11.5
miles long, flowing roughly southeast to northwest
across the RUGA.
An inevitable part of urbanization is the replacement
of some portions of the forests, grasslands and
wetlands with impervious surfaces, such as roads,
sidewalks, parking lots, and roofs. Increasing the
amount of impervious surface increases potential
flooding and impacts groundwater recharge. Urban
stormwater also carries toxic substances and bacteria,
which can damage groundwater, lakes, rivers, and
streams if not properly managed. Soil from erosion
and fertilizers contribute phosphorus and nitrogen,
both of which cause excess growth of plants and
microscopic animals. The organisms use oxygen from
the water, reducing the amount available for salmon
and other native animals. Toxic metals from street
runoff cling to soil particles that can be carried into the
water bodies. Other pollutants, such as motor oil, are
undoubtedly transported by stormwater.
Stream health in Ridgefield’s watersheds has been
poor in recent years. The 2010 Clark County Stream
Health Report rated the Gee Creek and McCormick
Creek subwatersheds as poor based on water quality,
biological health, and flow metrics. Ongoing efforts
to improve water quality across the County include
the Watersheds Steward program administered
by Washington State University Vancouver, which
sponsors group projects such as habitat restoration
plantings, and individual efforts like rain gardens.
The City of Ridgefield works to limit adverse impacts
caused by urban stormwater runoff. The City has
adopted engineering standards that are consistent
with the 1992 Puget Sound Water Quality Manual and
implements engineering best management practices.
6.1.4 Air Quality
An airshed is defined as “a body of air bounded by
topographical and/or meteorological features in which
a contaminant, once emitted, is contained.” Ridgefield
is within the airshed bounded on the south by Eugene,
Oregon, on the north by Chehalis, Washington, on
the west by the Coast Range, and on the east by the
Cascade Mountains.
Air quality in the airshed is generally good and has
improved since the late 1990s when the area was
under heightened federal management to reduce
ozone and carbon monoxide. Today air pollution
related to carbon monoxide, nitrogen oxide, ozone,
sulfur oxides and particulate matter that generally
contribute to “smog” have generally declined under
state and federal regulations. However, air toxics have
been less monitored and less regulated, according to
a 2013 City Club of Portland report, and are present
in greater concentrations that are linked to health
impacts.
Motor vehicles are the largest producer of air pollution,
but other combustion engines, such as lawn mowers
and those associated with industry, all contribute.
Additional sources include residential wood stoves
and outdoor burning. The Regional Transportation Plan
(2014) for Clark County includes a variety of strategies
to reduce mobile source emissions associated with
Table 6-1. Selected Federal and State Species of Concern
Water howellia Federal threated species
Columbian white-tailed deer Federal endangered species
Sandhill crane State endangered species
Purple martin State candidate species
Western pond turtle State endangered species
Coastal cutthroat trout Federal species of concern
Rainbow trout Federal threatened species
Coho salmon Federal threatened species
Steelhead salmon Federal threatened species
Chinook salmon Federal threatened species
Chum salmon Federal threatened species
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 45
motor vehicles, including increasing alternative
transportation modes, travel demand management,
and transportation systems management programs.
The Southwest Washington Clean Air Agency (SWCAA)
monitors air quality for ozone, carbon monoxide and
fine particulates that contribute to smog and enforces
regulations requiring industries to reduce emissions.
The region has an excellent record of compliance with
SWCAA for air pollution, but little monitoring has been
done on air toxics.
6.1.5 Hazard Areas
Hazard areas in Ridgefield that have the potential
to threaten public health and safety are floodplains,
steep and unstable slopes, and unconsolidated
soils (topsoil and other loose material). The Federal
Emergency Management Agency (FEMA) has
mapped the floodplains for the Columbia River, and
provides guidelines to ensure that development in
or near these areas does not pose a risk to upstream
or downstream neighbors or to important natural
functions. The Washington State Department of
Natural Resources (DNR) has mapped areas with steep
and unstable slopes, which pose potential landslide
hazards, and areas with potential for earthquakes.
Steep slopes occur along parts of the Columbia
River, Gee Creek, Lake River, and other creek basins.
Areas with unconsolidated soils, the most likely to be
damaged by earthquakes, are found in the floodplains
and in lowlands.
6.1.6 Ridgefield National Wildlife Refuge
The Ridgefield National Wildlife Refuge (NWR) is
comprised of five management units that total 5,148
acres of pristine marshes, grasslands and wildlife
habitat. Preservation of the natural Columbia River
floodplain is a management objective of the Carty,
Roth and Ridgeport Dairy units. The River “S” and
Bachelor Island units are managed to maximize habitat
for waterfowl and other wetland wildlife. Dusky
Canada geese, sandhill cranes, shorebirds and a wide
variety of songbirds stop on the refuge during spring
and fall migrations. Visitors to this area have numerous
opportunities for wildlife observation.
6.1.7 State and Federal
Environmental Regulations
Many of Ridgefield’s environmental decisions are
influenced by state and federal regulations, including
the State of Washington’s Growth Management Act
of 1990 (GMA), the state Shoreline Management Act
(SMA) in 1971, the federal Clean Water Act of 1972
(CWA), the state Water Pollution Control Act (WPCA)
in 1973, the federal Endangered Species Act of 1973
(ESA), and the federal (1990) and state (1991) Clean Air
Acts (CAA). The City has adopted State Environmental
Policy Act (SEPA) rules that are implemented through
the City’s Development code. ESA prohibits harm,
including habitat degradation, to threatened and
endangered species. The Clean Air Acts (CAA) regulate
air quality at the regional level.
The GMA requires the City to designate and protect
critical areas such as wetlands, fish and wildlife
habitat, aquifers (groundwater), and geologically
hazardous areas such as steep slopes and areas that
flood frequently. The GMA also requires the City to
protect the functions of these areas that are beneficial
to the environment and to public health and safety.
The Shoreline Management Act (SMA) requires local
governments to protect shoreline functions, including
46 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
environmental functions such as fish and wildlife
habitat, by adoption of a Shoreline Management
Program. The City adopted the 2012 Ridgefield
Shoreline Master Program designating shorelands,
regulating uses within shorelands, and establishing
procedures for reviewing shorelines proposals. The
CWA requires that pollution of lakes, streams and
rivers be controlled so these bodies of water are safe
for swimming and fishing.
6.1.8 Local Environmental Regulations
In addition to the protection provided by the State
Environmental Policy Act (SEPA), the City adopted a
Critical Areas Ordinance, consistent with Best Available
Science, to protect wetlands and shorelines, water
bodies, groundwater and surface water, fish and
wildlife habitats, and trees and other vegetation. The
regulations include a requirement that floodplains
and steep terrain be evaluated for potential
hazards. Implementation of the regulations includes
development review, inspection, enforcement and
education. Critical area regulations require that
development avoid, minimize and mitigate impacts
to sensitive environmental areas, in that order, and
at times prohibits development unless projects can
be designed to result in “no net loss” of critical area
functions and values. Regulations are balanced
to allow reasonable use of properties to prevent
complete loss of development potential.
6.2 DIRECTION FOR THE FUTURE
By integrating the natural and built environments,
Ridgefield will create a sustainable urban environment
with clean air and water, habitat for fish and wildlife,
and comfortable and secure places for people to live
and work. Ridgefield is committed to protecting and
enhancing the environment as the City meets its other
community, economic development, and housing and
infrastructure goals.
Ridgefield will seek to balance various goals, not
just make tradeoffs, and identify ways to meet
multiple objectives. The goals are to preserve healthy
ecological communities with rich biodiversity and
to protect public health and safety. The following
discussion sets the framework for the policies at the
end of the element.
Wildlife Habitats
Ridgefield will protect priority habitats, locally
important habitats, and priority species. Ridgefield
will work with others in the region to develop and
implement recovery plans for threatened salmon
species.
Endangered Species
Ridgefield will avoid harming ESA-listed species and
their habitats. The City will work with local, county,
state and federal jurisdictions to plan and implement
region-wide actions.
Stream Health
Ridgefield will work to monitor, manage and improve
the health of streams in its watersheds to improve
water quality, biological health, and stream flow.
The City will work with partners at Clark County
Environmental Services and the local Watershed
Stewards program.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 47
Shoreline Management
Ridgefield will continue to implement and periodically
update its Shoreline Management Program to
protect shoreline resources, the environment, water-
dependent and water-related economic development,
and public access and recreation.
Public Health and Safety
Ridgefield will help protect public health and
safety from flooding, landslides, and earthquakes.
Maintaining clean groundwater and improving the
quality of surface water will also protect public health
and safety. Managing development in geologically
hazardous areas and floodplains will protect public
health and safety. Ridgefield will work with state and
federal regulatory agencies to achieve compliance in a
way that is resource-wise, both in terms of financial and
environmental resources.
Sustainability
Ridgefield will provide for the needs of its residents
without sacrificing the needs of future generations.
The City will consider economics and the environment
as it manages water, energy, land and natural
resources. Ridgefield will promote sustainable public
and private development practices and patterns,
building design, water-use reduction, and waste
reduction. The City will incorporate environmentally
friendly, green building principles and practices
into the design, construction, and operation of City
facilities, City-funded projects, and infrastructure
to the fullest extent possible, consistent with wise
management of scarce public financial resources.
Coordination
Other agencies, the private sector, citizens, and each
City department will coordinate with one another and
with others to be efficient and consistent.
Implementation
Environmental protection and enhancement, based on
the “Best Available Science,” as defined in the GMA, will
be important factors in Ridgefield’s land use planning,
zoning and development regulations. Development
that cannot reasonably avoid critical areas will include
mitigation of potential impacts to prevent material
loss of environmental function. The GMA requires
critical area regulations to be updated as necessary
to maintain consistency with state law. As part of that
review, the City will strive to make environmental
regulations clear and understandable to provide
consistent environmental protection and to streamline
the development review process.
Incentives, education, acquisition, and restoration
are also important tools in achieving environmental
quality. Ridgefield will seek ways to provide incentives
for protecting and enhancing the environment.
The City will continue to protect and restore
sensitive areas. The City’s own operations will reflect
environmental stewardship.
Protecting air and water quality and vegetation
will help protect habitats for fish, wildlife, and
people. Transportation choices will help protect
air quality. Source control to keep pollutants out of
the environment and water treatment to remove
pollutants from the water will protect groundwater
and surface water quality. Water conservation and
innovative substitutions for impervious surfaces
will protect the quantity of groundwater. Surface
water management will help reduce the impacts of
development on surface water quality and quantity.
Preserving and planting native plants and removing
invasive plant species will help protect and enhance
vegetation.
6.3 POLICIES
EN-1 Environmental protection
Protect, sustain, and provide for healthy and diverse
ecosystems.
EN-2 Stewardship
Demonstrate and promote environmental stewardship
and education.
EN-3 Restoration and enhancement
Promote and facilitate ecosystem restoration and
enhancement.
EN-4 Environmental coordination
Coordinate environmental policies and programs.
Explore opportunities to consolidate environmental
regulations. Partner with other environmental
agencies include Clark County Department of
Environmental Services, Washington State Department
48 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
of Ecology, Washington State Department of Fish and
Wildlife, and U.S. Fish and Wildlife Service to address
issues that cross jurisdictional boundaries.
EN-5 Habitat
Protect riparian areas, wetlands, and other fish and
wildlife habitat. Link fish and wildlife habitat areas to
form contiguous networks. Support sustainable fish
and wildlife populations.
EN-6 Endangered species
Protect habitat for listed species and facilitate
recovery. Encourage and support actions that protect
other species from becoming listed.
EN-7 Water quality and quantity
Protect and enhance surface, stormwater, and
groundwater quality. Ensure adequate water supplies
and promote wise use and conservation of water
resources.
EN-8 Flooding
Maintain consistency with Federal Emergency
Management Agency (FEMA) guidelines when
adopting or implementing policies or regulations that
relate to flooding, groundwater recharge, wetlands,
waters of the state or waters of the US.
EN-9 Shorelines
Protect shorelines of the state by implementing the
City’s adopted Shoreline Master Program and the
Shoreline Management Act (RCW 90.58).
EN-10 Trees and other vegetation
Conserve tree and plant cover, particularly native
species, throughout Ridgefield. Require street tree
plantings and minimum landscaping standards for
new development. Promote planting using native
vegetation.
EN-11 Air quality
Protect and enhance air quality, in coordination with
local and regional agencies and organizations.
EN-12 Hazard areas
Manage development in geologically hazardous areas
and floodplains to protect public health and safety.
EN-13 Density transfers
Encourage the use of density transfers in residential
zones from protected critical areas and designated
open space to buildable areas. Ensure properties
receiving density are developed at an appropriate
scale and maintain compatibility with surrounding
development.
EN-14 Sustainability
Facilitate use of water, energy, land, and natural
resources to provide for current needs without
sacrificing the needs of future generations.
Incorporate green building principles and practices
into the design construction, and operation of all City
facilities, City-funded projects, and infrastructure
to the fullest extent possible, consistent with wise
management of scarce public financial resources,
using a building life-cycle cost approach. Consider
implementation of an sustainability initiative to review
City’s operations with a focus on purchasing, energy
efficiency, recycling, and other practices.
EN-15 Building Practices
Encourage the use of green building principles
and practices for private development. Promote
sustainable public and private development
practices and patterns, building design, water-use
reduction, and waste reduction. Develop a system of
regulatory approaches and incentives to encourage
green building, including reduced fees, streamlined
permitting, and more. Engage green building
experts, builders, and members of the development
community in program development. Provide
educational and informational materials for the public
on the green building program. Provide additional
staff training and resources as needed to implement
the program.
EN-16 Environmental-focused economic
development
Emphasize environmental assets as part of economic
development initiatives, including developing
businesses, services and events that cater to visitors
accessing the National Wildlife Refuge and Lake
River. Work with developers to protect and create
environmental amenities in residential developments
that increase desirability of neighborhoods.
PUBLIC FACILITIES
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 51
7. PUBLIC FACILITIES
7.1 CURRENT CONDITIONS
Urban communities must be supported by a range of
public services and facilities, including transportation,
water, sanitary sewer, stormwater, parks, fire and
emergency, police, solid waste, schools, libraries,
electricity, and telecommunications. This element
describes the current status of Ridgefield’s public
facilities and services and how they will be expanded
to accommodate growth that is projected to occur
over the next 20 years. The information in this element
is closely linked to the Ridgefield Capital Facilities
Plans, separate plans for each facility with current lists
of capital facilities projects that will be needed in the
next six years.
The 1990 Growth Management Act (GMA) requires
growth to occur first in developed areas already
served by public services and utilities, and second
in undeveloped areas needing new services. Public
services must be provided in a timely and efficient
manner to support planned growth and existing users.
Extension of urban services must be coordinated with
adopted land use and growth plans, and capital facility
investments should be targeted and cost-effective.
This element focuses on infrastructure provision
within city limits and areas in the unincorporated
RUGA planned for services by City providers, such as,
water, stormwater, and police services. As required by
GMA, this element includes a policy requiring that land
use plans be revisited if probable funding falls short
of meeting those needs. The analyses in this element
focus on the first six years of the planning period.
Infrastructure and service needs for the 20-year
planning period are more speculative, so the review
is more generalized. The review is limited to capital
facilities and major physical infrastructure related to
growth, not all government services. The information
in this element is drawn from specific service area
plans, such as the service provider capital plans and
budgets. For more detail, please consult these plans
and the individual Ridgefield Capital Facilities Plans.
Services are provided by the City of Ridgefield, Clark
Regional Wastewater District, Clark County, and
private utilities or service districts, as detailed in
Table 7-1. Some providers serve areas within the city
limits, while others have larger, regional service areas.
The City coordinates with providers and considers
how service area boundaries may change, for example,
through annexation. Local capital facilities projects are
financed and constructed through a variety of local,
state and, in some cases, federal sources.
The following services will be reviewed in detail
herein.
• Water
• Sewer
• Stormwater
• Parks
• Fire and emergency services
• Law enforcement
• Solid waste
• Education
• Libraries
• General government and police
• Siting of Essential Public Facilities
For more detail, please refer to the individual
Ridgefield Capital Facilities Plans which are adopted by
reference. The CFPs for individual services will include
a full list of existing facilities, their locations, and all
other data that meets the requirements of the County-
Wide Planning Policies, RCW 36.70A.070(3), and WAC
365-195-315. Additionally, some services are planned
by other agencies, including the Ridgefield School
District, Clark County Fire & Rescue, etc. Each of their
respective plans is also adopted by reference.
7.2 DIRECTION FOR THE FUTURE
Providing adequate services to accommodate
increasing service demands with limited funding
sources is one of the central challenges facing the
City as it implements the Ridgefield Urban Area
Comprehensive Plan. The City and all of its partners
are committed to providing robust services to
Ridgefield’s residents and businesses. This will help to
ensure a high quality of life and sustainable growth.
Refer to the specific sections of this Public Facilities
Element for visions and policies associated with
each service.
52 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
Table 7-1. Ridgefield Facilities/Service Providers
Facility/Service Provider(s)
Transportation City of Ridgefield (incorporated areas)
Clark County (unincorporated area)
Washington Department of Transportation
Burlington Northern Santa Fe Railroad
Water City of Ridgefield (incorporated areas)
Clark Public Utilities (unincorporated areas))
Sanitary Sewer Clark Regional Wastewater District
Stormwater Management City of Ridgefield
Parks and Recreation City of Ridgefield
Clark County
Washington State
U.S. Fish and Wildlife Service
Ridgefield School District
Emergency Services City of Ridgefield Police Department
Clark County Sheriff
Washington State Highway Patrol
Clark County Fire & Rescue
Private ambulance services
Solid Waste Waste Connections, Inc.
Columbia Resource Company
Education Ridgefield School District
Library Fort Vancouver Regional Library System
Natural Gas Northwest Natural
Electrical Power Clark Public Utilities
Telecommunications Frontier Communications
CenturyLink
Various wireless and fiber optic providers
The GMA requires that communities “ensure
that facilities and services necessary to support
development shall be adequate to serve the
development at the time the development is available
for occupancy and use without decreasing current
service levels below locally established standards”
(RCW 36.70A.020.12). This concept is identified as
“concurrency” and requires local governments to
adopt level-of-service (LOS) standards and to test
individual land use proposals to ensure they will not
exceed those standards. Proposed developments that
would cause these standards to be exceeded cannot
be approved unless necessary mitigation is provided.
For example, the established level-of-service standard
for water production is 225 gpd for residential units,
with adequate transmission and storage capacity.
If this water capacity is not available or cannot be
transmitted to a proposed development, additional
capacity, transmission or storage facilities will be
required prior to any development.
7.3 POLICIES
The City of Ridgefield adopts the following
overarching public facilities policies in order to provide
adequate transportation, sewer, water, and other
capital facilities, parks, public schools and public
facilities in a cost-effective manner. These policies are
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 53
consistent with and implement policy sections 6.0, 7.0,
and 8.0 of the Community Framework Plan, adopted
by Clark County and local jurisdictions, and planning
policies 36.70.A.020(3), (9), and (12) of the Washington
Growth Management Act. Refer to the specific
sections of this Public Facilities Chapter for visions and
policies regarding each service.
PF-1 Provide service
Consider water, sewer, police, transportation, fire,
schools, stormwater management, parks and trails
as necessary public facilities and services. Ensure
that facilities are sufficient to support planned
development.
PF-2 Service standards
Establish service standards or planning assumptions
for estimating needed public facilities, based on
service capabilities, local land use designations and
nationally recognized standards.
PF-3 Impact fees and system development charges
Maintain and amend as necessary traffic, park, and
school impact fees and water system development
charges, to ensure that new development pays a
reasonable, proportionate share of the new public
infrastructure costs. Work with Clark Regional
Waste Water to maintain and amend sewer system
development charges.
PF-4 Budget conformity
The City shall ensure that all budget decisions relating
to public facilities are made in conformance with the
adopted Comprehensive Plan.
PF-5 Reassessment of assumptions
In the event that budget projections for capital
expenditures fail to meet the forecasted demand the
City shall reassess the land use element of the plan,
the population and employment projections, the CFP
level-of-service standards, or a combination thereof.
7.4 WATER RESOURCES
7.4.1 Current Conditions
Ridgefield, and the rest of Clark County, relies
almost entirely on groundwater aquifers for public
and private water use. In the past, the location and
development of productive groundwater sources has
been a significant problem for county water purveyors
because of state limitations on new water rights and
requirements to maintain sufficient groundwater
supply. Washington state law requires all water
service providers to work with the Department of
Ecology before constructing a well or withdrawing any
groundwater from a well and to obtain a water rights
permit. Unfortunately, the issuance of new water rights
permits has been extremely limited since 1991. Water
service purveyors have undertaken extensive planning
efforts to ensure that groundwater use is consistent
with region-wide watershed management programs
and salmon recovery efforts while providing adequate
water supply to meet the county’s projected growth.
It is hoped that through sharing of groundwater
resources, a sufficient groundwater supply can
be sustained for the expected growth in demand
while continuing to reduce impacts to watersheds
considered essential to endangered salmon species.
The City of Ridgefield has four active wells with a total
pumping capacity of 1,165 gallons per minute (gpm)
plus an intertie agreement with Clark Public Utilities.
The intertie provides additional water resources from
outside of the area, during times of peak demand.
In 2012, the City was issued a new water right for
400 gpm instantaneous and 483 acre-feet of annual
withdrawal from the City’s existing Junction Well.
In September of 2015, construction began on the
Junction Well Improvement and 1.0 MG Reservoir
Project to expand the existing Junction Well. Upon
completion of this project, the City’s source capacity
will increase by 400 gpm, increasing total pumping
capacity to 1,565 gpm. In total, the City currently
has water rights for 2,275 gpm of instantaneous
withdrawal and 1,445 acre-feet of annual withdrawal
which will allow future development of additional
sources.
There are two water reservoirs in Ridgefield with
a total storage capacity of 1.0 million gallons. The
Junction Well Improvement and 1.0 MG Reservoir
Project will construct a 1.0 million gallon reservoir.
Upon completion of this project, total storage capacity
will increase to 2.0 million gallons. Water is brought
from source facilities and reservoirs to residences and
businesses via approximately 214,450 feet of water
mains.
54 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
7.4.2 Fire Flows
A water system is required to have a supply, storage,
and distribution system grid with sufficient capacity
to provide firefighting needs while maintaining
maximum daily flows to residential and commercial
customers. Because firefighting requires a large
amount of water in a short time, fire flow requirements
typically determine the minimum size of water lines
needed to serve an area, as well as the amount of
storage needed.
The City of Ridgefield’s water delivery system
provides fire hydrants and water distribution mains
in neighborhoods and business areas throughout the
water service area. Development approval requires
new water mains and hydrants to serve new buildings,
per the latest adopted version of the International Fire
Code and the Ridgefield Municipal Code.
The City has adopted fire flow standards in accordance
with the Clark County Coordinated Water System
Plan. In addition, to promote development in the
Junction area, the City has a long-term planning
objective of providing a fire flow of 3,000 gpm for 180
minutes in industrially zoned areas. Construction of
the 1.0 MG Junction Reservoir will satisfy the duration
requirement associated with this objective.
7.4.3 Direction for the Future
The City of Ridgefield and Clark Public Utilities
will continue to participate in a water resource
management program designed to sustainably meet
water needs. The program goal is to ensure that
municipal water purveyors such as Ridgefield have
access to water resources to meet projected water
needs of a growing population and pursue economic
development opportunities consistent with adopted
land use plans, while maintaining in-stream flows to
protect fish habitat. Ridgefield is part of the water
resource management program for the Lewis River,
Salmon Creek, and Washougal River (Water Resource
Inventory Areas 27 and 28) subject to the planning
and management requirements of WAC 173-527 and
173-528.
The City of Ridgefield and Clark Public Utilities have
completed a 20-year Water System Plan which
identifies existing inventory, forecasts future water
supply needs, and provides revenue sources to fund
capital improvements to meet the requirements of
the GMA RCW 36.70A.070(3)(a)(b). These Water System
Plans outline the strategy for serving anticipated
population growth with a clean, reliable, and adequate
water supply.
Clark County has established a Water Utility
Coordinating Committee (WUCC) as a standing
committee made up of representatives from each
water purveyor, fire protection agencies, and the
Department of Health (DOH). The WUCC updates
water utility design standards, establishes procedures
for resolving conflicts between water purveyors and
updates the Coordinated Water System Plan (CWSP).
The City of Ridgefield and Clark Public Utilities will
continue to collaborate with other regional water
providers to ensure that service plans and use of
scarce water resources are coordinated.
The CWSP fulfills the regulatory requirements as
prescribed in WAC 248-56, Public Water System
Coordination Act. The CWSP serves as the Regional
Supplement for State-approved Clark County water
Table 7-2. Existing Water System Facilities (2015)
Type Facility Capacity/Size
Source Well 7 (Abrams Park)300 gpm
Well 8 (Abrams Park)300 gpm
Well 9 (Abrams Park)300 gpm
Well 10 (Abrams Park)165 gpm
Junction Well
(online 2016)
400 gpm
Source Total 1,565 gpm
Treatment Sodium Hypochlorite
Injection System
(Abrams Park)
Iron and Manganese
Treatment System
(Junction)
Storage Cemetery Reservoir 400,000 gal
High School Reservoir 600,000 gal
Junction Reservoir
(online 2016)
1,000,000 gal
Storage Total 2,000,000 gal
Distribution Steel, PVC, and Ductile
Iron Water Mains, 2
inch to 16 inch
214,450 ft
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 55"!""!!"""!###!!!!!!!I-5 SB
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56 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
purveyors’ individual water system plans, which are
on file at WDOE, and together with the petition for
Reservation of Public Waters, fulfill the requirements
under WAC 173-590 relating to the reservation of
water for future public water supply. The City of
Ridgefield and Clark Public Utilities will implement the
CWSP through their Water System Plans.
The City of Ridgefield’s 2013 Water System Plan
Update evaluated the City’s projected future water
demands based on projected growth in population
and employment. The Plan evaluated the City’s
existing water system facilities and identified needed
improvements to provide water service to the
Ridgefield Urban Growth Area for the six-year and
20-year planning horizons. Proposed improvements
include source improvements (new wells, water rights
and treatment systems), improvements to existing
booster stations, new water storage facilities, and
pipeline extensions and upgrades.
Continued growth in the water system will require
the City of Ridgefield to develop additional water
resources or work with Clark Public Utilities on the
development of regional water resources. There are
also jurisdictional issues which need to be addressed
as Ridgefield annexes into areas currently served
by Clark Public Utilities. The City has developed
water infrastructure improvement plans, revenue
estimates, and costs estimates for a six-year and a
20-year planning horizon. A detailed description of
planned capital improvement projects is provided in
the updated Water Capital Facilities Plan. Table 7-3
summarizes the estimated cost of planned projects
and projected revenues during the next six years
needed to maintain or improve the level-of-service for
Ridgefield water customers.
7.4.4 Policies
PF-W-1 Provide water
Provide safe, clean, quality drinking water to every
Ridgefield home, business, public facility and industry.
Provide water pressures and volumes necessary
to support fire suppression hydrants and sprinkler
systems. Ensure that the infrastructure to support
water service is in place prior to new development.
Encourage existing development using private wells to
connect to public water as soon as available.
PF-W-2 Water service area
Provide water service within the RUGA and restrict
provision of urban services outside the RUGA.
PF-W-3 Responsibility for system
Maintain sole responsibility for provision of water
within the RUGA.
PF-W-4 Private systems
Work with Clark County to eliminate private water
systems within the RUGA over time. The city will
additionally coordinate with Clark County and the
Washington State Department of Health to ensure
that existing wells are properly decommissioned when
they are taken out of service.
PF-W-5 Integrate systems
Design all water facilities within the RUGA to City
standards, and make provisions for the eventual
integration of facilities into City systems. The City
Table 7-3. Summary of Ridgefield Water Service Capital Facilities Plans for 2016 – 2020
Capital Facility Project Type
Number of Projects
Cost (Millions, in
2010 dollars)
Revenue Sources
Reservoirs and
Booster Stations
2 $2.13 DWSRF Loan
Distribution and
Transmission
6 $2.33 Rates and Fees
Source of Supply 5 $8.23 DWSRF Loan,
Rates and Fees
System Upkeep 2 $0.37 Rates and Fees
TOTAL 15 $12.17
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 57
will work with property owners to annex properties
requiring City services in the near term (i.e. within
6 years), in accordance with the City’s Capital
Facilities Plan.
PF-W-6 Water connection required
Connect all new construction within the RUGA to
the City’s water system concurrent or subsequent to
annexation, except for single-family residences on
lots existing at the time of adoption of the Ridgefield
Urban Area Comprehensive Plan that cannot
reasonably hook up to the City water system.
PF-W-7 Protect groundwater
Coordinate with Clark County to develop groundwater
protection mechanisms which protect well
heads, reduce the risk of accidental groundwater
contamination and encourage the conservation of
groundwater.
7.5 SANITARY SEWER
7.5.1 Current Conditions
Sanitary sewer systems consist of neighborhood
sewer lines that take waste from pipes serving
individual properties, trunk lines that collect waste
from these lines within individual drainage basins, and
interceptors that receive flow from several drainage
basins and route it to treatment facilities. Pump
stations and force mains augment the system. In 2014
the Clark Regional Wastewater District (District) took
over ownership and operation of the City’s sanitary
sewer service. With the City of Ridgefield, the District
now maintains more than 46 miles of sewer collection
system including gravity sewers and force mains. The
District also owns and maintains 11 sewer lift stations
in the City of Ridgefield.
The existing sewer system meets all federal and state
standards and has adequate capacity for existing
demand. The sanitary sewer system is monitored by
instrumentation, computer modeling, and tracking
development trends so that sewer projects can
be implemented before the mains reach capacity.
Preventive maintenance keeps problem areas clean to
minimize blockages.
Wastewater is currently treated at the Ridgefield
Wastewater Treatment Plant (WWTP). Owned by the
Discovery Clean Water Alliance (Alliance), a regional
sewer utility formed by the County, the District
and the Cities of Ridgefield and Battleground, the
WWTP is operated under contract by the City. The
WWTP provides physical and biological treatment
of wastewater prior to discharge to an outfall in
Lake River. Biosolids generated from the wastewater
treatment process are hauled to the Salmon Creek
Treatment Plant for further treatment and disposal.
The City’s existing WWTP has a permitted capacity of
0.70 million gallons per day (MGD) maximum month,
and the current maximum month flow was 0.45 MGD
for 2015.
The District recently completed Phase 1 of the
Discovery Corridor Wastewater Transmission System
Project (DCWTS). The DCWTS will increase overall
capacity for the Ridgefield area to serve future
development and relieve pressure on the WWTP.
The project included upgrades to the existing
Pioneer Canyon Pump Station in the City, along with
construction of the new Neil Kimsey Regional Pump
Station to reroute wastewater from the WWTP to the
Salmon Creek Treatment Plant via a new wastewater
conveyance pipeline. The Phase 1 capacity of Pioneer
Canyon Pump station is now 2.1 MGD under peak
hour flow.
There are numerous onsite sewage treatment or septic
systems in the Ridgefield area. Because many of the
systems are more than 20 years old and reaching the
end of their expected life spans, failures are increasing.
Septic system failures may go undetected, allowing
contamination of nearby streams, lakes, or shallow
drinking water wells. Septic systems can also cause
an increase in nitrates in groundwater. The City
of Ridgefield and the District support elimination
of septic tanks in the RUGA, and seek to help
homeowners eliminate unreliable septic systems. The
District Septic Elimination Program and other local
facility programs support septic conversion.
7.5.2 Direction for the Future
Planning for adequate sewage treatment capacity
is very important to Ridgefield. It is critical to water
quality as well as economic development. While
new construction will always provide its own service
lines, and sometimes provides pump stations, it is the
responsibility of the District to work with the City to
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 58786.912669.871327.035432.727336.563336.397280.078250.083200.145124.75128.454105.12473.70869.695I-5
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WT-10P.S. #2P.S. #3P.S. #1P.S. #9P.S. #7P.S. #6P.S. #5P.S. #4P.S. #14P.S. #12P.S. #10CITY OF RIDGEFIELDCONSULTING ENGINEERSGENERAL SEWER COMPREHENSIVE PLAN / FACILITY PLANFIGURE 7-3FUTURE SEWER SEWER SYSTEMMSEIDEL D:\GIS\RIDGEFIELD\ZONING.MXD02,500 5,000FeetLEGEND:UGA LIMITSCITY LIMITSWATERRIDGEFIELD ZONING DESIGNATIONDowntown mixed use (DMU)Low density residential-5 (R-5)Low density residential (R-7.5)Low Density Residential-8.5 (R-8.5)Medium density residential (MDR-16)Master planned business park (MPBP)Industrial park (IP)Light industrial (ML)Neighborhood commercial (NC)Planned commercial development (PCD)Urban Public (UP)Parks/Open Space/Wildilfe Refuge (P/OS/WL)Waterfront mixed use (WMU)CLARK COUNTY ZONING DESIGNATIONBusiness park (BP)Light industrial (ML)Neighborhood commercial (C-2)Parks/Open Space (P/OS)Single-Family Residential (R1-6)Single-Family Residential (R1-7.5)Single-Family Residential (R1-10)Residential (R-12)Residential (R-22)TRUNK AND FORCE MAIN LINES:EXISTING FORCE MAINEXISTING COLLECTION PIPINGNEW FORCE MAINNEW TRUNK LINEEXISTING PUMP STATIONSNEW PUMP STATIONSOURCE: CLARK COUNTY GIS.5Figure 7-2
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 59
plan trunk lines and the Alliance to provide adequate
treatment plant capacity. The City and the District
coordinate sewer projects with other projects so that,
for example, utilities in new roadways are placed during
construction.
The Ridgefield General Sewer Plan was adopted by
the District in August 2013. This Plan was developed to
ensure that the network of pipes, manholes, pumps,
and other physical facilities are adequate to service
the 20 years of growth in the RUGA. The District has
developed infrastructure improvement plans, revenue
estimates, and costs for the six-year and 20-year
planning horizons (Figure 7–2). The District is currently
developing an updated General Sewer Plan that
outlines plans to serve the entire RUGA, building on the
City’s previous sewer plan.
The City will continue to work with the District and
the Alliance, the regional sewer utility, to implement a
regional sewer framework to provide a governance and
financial structure for a regional sewer utility, to plan
for a regional sewer system, and to construct necessary
local infrastructure to serve development.
7.5.3 Policies
PF-S-1 Provide sewer service
Provide sewers and sewer service to every Ridgefield
home, business, public facility and industry. Encourage
existing development using septic systems to connect
to public sewer as soon as available. Ensure that the
infrastructure to support sewer service is in place prior
to new development
PF-S-2 Sewer service area
Provide sewer service within the RUGA and restrict
provision of urban services outside the RUGA. Require
all utilities within the RUGA to be designed to District
standards.
PF-S-3 Responsibility for system
Clark Regional shall maintain sole responsibility for
provision of sanitary sewer service within the RUGA.
PF-S-4 Private systems
Discourage construction of new private sewer systems
and work with Clark County to eliminate existing
private sewer systems within the RUGA to minimize
environmental contamination and health risks.
PF-S-5 Requirement for sewer connection
All new construction within the RUGA shall be
required to connect to the Clark Regional sanitary
sewer system, except for single-family residences on
lots existing at the time of adoption of the Ridgefield
Urban Area Comprehensive Plan that cannot
reasonably hook up to the regional sewer system.
PF-S-6 Efficiency
The District is committed to operating an efficient
and reliable network of sewers given the existing
topography in Ridgefield. Of necessity, this will include
gravity mains and lift stations with force mains, when
needed. Factors such as sustainability, environmental
protection and accessibility are balanced with
efficiency in determining the appropriate type of
sewer line for a specific area.
7.6 STORMWATER MANAGEMENT
7.6.1 Current Conditions
Mismanaged stormwater runoff from streets and
buildings can pollute lakes, streams, rivers and
groundwater and may cause erosion, flooding and
other safety hazards. Because it picks up nutrients,
metals, oil and grease and other forms of pollution,
untreated stormwater can threaten drinking water,
plants and animals that live in surface waters, and
water-related recreation.
The City of Ridgefield’s goal is to maintain or improve
surface and groundwater quality by managing
stormwater. Increased urbanization can make this
goal difficult to meet. An increase in the amount of
impervious surfaces, such as roadways, parking lots,
driveways, and sidewalks, increases the amount of
runoff, and the potential for it to carry pollutants from
erosion or chemical contamination to surface waters.
Before it was fully understood how rainfall can
replenish the supply of groundwater, stormwater
runoff in most cities was collected in storm drainage
pipes and sent to sewage treatment plants or large
water bodies. Most of the older neighborhoods in
Ridgefield dispose of stormwater this way. Ridgefield’s
current approach to stormwater management is to
require property owners to retain stormwater on site
and treat it, usually by running it through vegetated
60 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
areas where plants filter out and absorb pollutants
prior to its release into the ground or nearby surface
water. This approach also reduces the risk of flooding
along streams by regulating flow into streams
during storms.
Federal and state regulations govern stormwater
management under the federal Clean Water Act of
1972, administered in Washington by the Department
of Ecology. Ecology issues National Pollutant Discharge
Elimination Systems (NPDES) permits to municipal
stormwater systems, industrial users, and construction
sites. All construction sites over one acre in the city
must obtain a construction NPDES permit. The City
does not currently require an NPDES permit for its
stormwater system because the population is less
than 10,000.
Local stormwater regulations require compliance
with the 1992 Puget Sound Manual for stormwater
management and require participation in a monthly
stormwater utility.
7.6.2 Direction for the Future
Ridgefield’s stormwater management goal is to safely
pass floodwaters and drainage in a manner that
improves the community and the environment. The
objectives of the program and associated regulations
are to:
• Protect surface and groundwater from
contamination.
• Protect people and property from flood damage.
• Protect aquatic life.
• Provide recreation opportunities, community
aesthetics, and good neighbor facilities.
• Protect and enhance riparian and habitat areas.
Ridgefield will work with private property owners to
enhance the functioning of floodplains and riparian
areas throughout the City and RUGA. Increased
planting of native vegetation and removal of
impervious surfaces will also enhance stormwater
management. Ridgefield will encourage the use of
Low Impact Development (LID) techniques to
manage stormwater.
As the City grows and surpasses the 10,000
population mark, the City will be required to come
into compliance with the NPDES Phase II permitting
requirements. The City aims to achieve a smooth
transition by updating local stormwater regulations,
evaluating adequacy of existing facilities and funding
sources, and educating developers about how the new
regulations will influence development.
7.6.3 Policies
PF-ST-1 Stormwater management
Manage storm water to safely collect, treat, and
discharge run-off, maintain and improve water quality
of receiving streams, lakes, and wetlands, protect and
enhance fish and wildlife habitat, promote recreational
opportunities, and enhance community aesthetics.
PF-ST-2 New construction
All new development shall be designed consistent
with the City’s long-range stormwater management
plans and programs, and shall only be permitted
consistent with the following provisions:
• Control off-site water quality and quantity impacts
through appropriate design.
• Require the use of source control and treatment
best management practices.
• Prioritize the use of infiltration, with appropriate
water quality precautions.
• Protect stream channels and wetlands.
• Require erosion and sediment controls for
excavation, new development and redevelopment
projects.
• Encourage use of Low Impact Development (LID)
techniques.
PF-ST-3 Regional consistency
Implement the provisions of the policy above (PF-
ST-2) in accordance with the Stormwater Management
Manual for the Puget Sound Basin, the Stormwater
Management Manual for Western Washington, the
Clark County Stormwater Manual, or equally effective
standards approved by the City Engineer.
PF-ST-4 State permitting transition
Prepare for a smooth transition to NPDES Phase II
permitting for the municipal stormwater system by
updating local stormwater regulations, evaluating
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 61
adequacy of existing facilities and funding sources,
and educating the development community about the
benefits and requirements of the new regulations.
PF-ST-5 Groundwater protection
Develop groundwater protection mechanisms which
protect well heads, reduce the risk of accidental
groundwater contamination and encourage the
conservation of groundwater.
7.7 FIRE AND EMERGENCY SERVICES
7.7.1 Current Conditions
Clark County Fire & Rescue (CCF&R) provides fire
protection and emergency services within the
city limits and the unincorporated area within the
Ridgefield UGA. CCF&R is a combination district
serving 155 square miles in northern Clark County
including the cities of Ridgefield, La Center, Woodland,
and unincorporated areas. The district responded
to over 5,000 calls across its service area in 2014, the
last year data were available. Approximately 6% of
calls, over 300 per year on average, are for service
within Ridgefield. CCF&R provides emergency medical
services, fire suppression, limited technical rescue,
hazardous materials response at the operational level
and marine-based firefighting and water rescue.
There are three fire stations in Ridgefield: staffed
Station 24 in downtown Ridgefield, Station 21 in the
Ridgefield Junction area east of Interstate 5 covered
by volunteer staffing that also includes the district
headquarters, and the unmanned Boathouse 24 on
Lake River with the district’s fire boat.
Clark County Fire & Rescue is regularly assessed by the
Washington Surveying and Ratings Bureau (WSRB).
WSRB evaluates all Washington communities for
their fire protection/suppression capability using a
schedule approved by the Washington State Office
of the Insurance Commissioner. WSRB assigns each
community a Protection Class of 1 through 10, where
1 indicates exemplary fire protection capabilities, and
10 indicates the capabilities, if any, are insufficient
for insurance credit. As of 2015, Ridgefield and the
surrounding areas scored a 4. The benefits of these
ratings are passed down to residents by having low
insurance premiums and quality emergency services.
7.7.2 Direction for the Future
CCF&R has identified priorities for future equipment
and staffing to maintain emergency response times as
the city grows. The downtown Ridgefield Station 24 is
aging and is in need or rehab or replacement. Ongoing
replacement of fire apparatus and equipment will
be needed, including replacement of ladder trucks
with higher ladders to fight fires at larger commercial
construction anticipated in the future. CCF&R has also
prioritized increasing staffing levels to three-person
companies for each apparatus.
As the city grows, the number and type of calls will be
influenced by several factors: increases in population
and density, number of aging structures that have not
had ongoing maintenance, lower income levels that
restrict the ability of residents and owners to maintain
and repair their homes and businesses, number
of senior, nursing and skilled care facilities, and
increasing age of the baby boomer generation. The
need for additional response units (engines, trucks,
etc.) is based on the many of these factors and on the
number of emergency calls per response.
7.7.3 Policies
PF-F-1 Fire protection
Coordinate with Clark County Fire & Rescue to provide
for a high quality fire and emergency services,
including locating facilities, establishing emergency
routes, and maintain adequate water supplies for
fire flows.
PF-F-2 Fire prevention
Coordinate with Clark County Fire & Rescue as part
of long-range planning and development review to
minimize fire risk to new development, including site
planning and building design. Work with CCF&R to
review and update fire codes and inspection policies
as needed to emphasize fire protection.
7.8 LAW ENFORCEMENT
7.8.1 Current Conditions
The Ridgefield Police Department (RPD) provides
police protection and other law enforcement services
within Ridgefield’s city limits. The RPD operates out of
the police station located downtown and provides a
62 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
range of services including:
• Emergency response
• 24-hour patrol
• Traffic enforcement
• Criminal investigations
• Forensics
• Traffic collision investigations
In cooperation with other local agencies, RPD also
provides police services related to child abuse, drug
enforcement and investigation, and major crimes.
RPD works with a number of partners in the County
to provide services in an efficient and cost-effective
manner. Clark Regional Emergency Services Agency
(CRESA) processes 911 calls, manages radio dispatch,
coordinates emergency management, provides
oversight of ambulance contracts, and operates and
maintains regional radio services. Through interlocal
agreements, all jurisdictions in Clark County provide
backup to each other in emergencies. The Washington
State Patrol has police jurisdiction on state routes in
the county, is largely responsible for state facilities,
and provides backup for the Clark County Sheriff’s
Department and local jurisdictions.
The city contracts for jail services with the Clark
County Sheriff’s Office and for municipal court services
through an inter-local agreement with the Battle
Ground Municipal Court. RPD also works regionally
with the Clark-Vancouver Regional Drug Task Force
and Clark County Children’s Justice Center.
7.8.2 Direction for the Future
While law enforcement staffing has usually been
based on population and average response time to
emergency calls, a more realistic measurement of law
enforcement staffing is the ratio of discretionary verses
non-discretionary time an officer has during their
assigned shift. Time spent responding to dispatched
calls for service is considered non-discretionary
while proactive services are considered discretionary.
If a majority of an officer’s shift is spent on non-
discretionary time with little time for discretionary
initiatives, then the demands for law enforcement
services are at a level that requires increased staffing.
Ridgefield’s population has increased rapidly in the
past 20 years, and is expected to continue in the
coming years. Responsibility for law enforcement in
the RUGA will transfer from the Clark County Sheriff’s
Department to the RPD as the city continues to grow.
Service standards demand for law-enforcement
services are related directly to population and
employment. Crime rates are also closely related
to population, age distribution, and economic
conditions. Additional staffing, equipment, and
facilities are needed as the population continues
to grow and land is annexed. Plans are based on
current activity statistics, census demographic data,
and other information. The RPD will need to increase
staffing and expand facilities in the coming years to
continue meeting the community’s demand for law
enforcement services.
7.8.3 Policy
PF-LE-1 Police protection
Provide for police protection that creates a safe
environment to residents and visitors through budget
support for expanded facilities, staffing and other
operational expenses.
7.9 SOLID WASTE FACILITIES AND SERVICES
7.9.1 Current Conditions
All cities and towns in Clark County have delegated
responsibility for solid waste transfer and disposal
planning to the County through 2021, including
Ridgefield. The adopted Clark County Solid Waste
Management Plan (CSWMP) of 2015 is updated
regularly and reviewed by the County Solid Waste
Advisory Commission. Agreements between Clark
County and its cities commit each to the plan and to
the plan’s waste disposal system. Counties and cities in
the State of Washington are required by RCW 70.95 to:
• Prepare and maintain coordinated comprehensive
solid waste management plans.
• Determine the nature and extent of various solid
waste streams. (For example, from households,
industries, offices, etc.)
• Establish management strategies for the handling,
utilization, and disposal of solid waste.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 63
• Identify waste reduction, source-separated
recycling, and waste separation programs as priority
management tools.
Waste Connections of Washington is responsible for
managing collection services within the Ridgefield
boundaries for both garbage and recyclable materials.
The City has established universal compulsory solid
waste collection, requiring all residents and business
to maintain solid waste service.
There are no permanent solid waste facilities
within the City of Ridgefield; facilities are located
throughout the County. Clark County and the City
of Ridgefield entered into a 10-year contract with
Columbia Resource Company (CRC), owned by Waste
Connections of Washington, in 2010 to recycle solid-
waste materials collected and delivered to transfer and
recycling stations, with the remaining non-recycled
wastes transported for final disposal to CRC’s Finley
Buttes Landfill. Waste is compacted into intermodal
containers and transported upriver by private barge,
then trucked to the landfill.
Over half of the waste generated in the County is
recycled or recovered, with the remainder disposed
of in landfills. In 2012, the total waste stream for the
County was 665,766 tons, of which 359,169 tons were
recycled, or 53.9%. Since 2003, pounds per person per
day landfilled has declined from 3.40 to 2.94 pounds,
similar to the national rate of 2.90 pounds per capita
landfill disposal. However, even as the percentage of
waste that is recycled has increased, the total waste
per capita—recyclable and non-recyclable—has also
increased, requiring additional resources to collect,
sort, transfer, and convert to a recycled product or
landfill. Although the percentage of waste recycled in
Clark County has increased from 36% to 54% between
2003 and 2012, total waste generated per person per
day has increased from 6.55 pounds to 8.46 pounds
over the same period.
Ridgefield has a low residential recycling rate relative
to the rest of the County. In 2013, 33 pounds were
recycled per single-family household per month in
Ridgefield, down from a high of 66 pounds per month
in 2006 and below the 50-58 pounds per month per
household collected elsewhere in the county.
7.9.2 Direction for the Future
Total waste generation is expected to continue to
increase in Ridgefield and across the county as the
population grows. The County has projected a 1.3%
increase in total waste per year, including a 1.6%
increase in landfill tonnage and a 2% increase in
residential recycling tonnage. At these rates, the County
projects an increase from 665,766 tons total waste
countywide in 2012 to 789,819 tons in 2034. Ridgefield’s
total waste generation can be expected to increase
at a higher rate due to the higher population growth
rate forecasted for the city relative to the county.
The County has evaluated the capacity of its transfer
stations and landfills and concluded that they can
accommodate the projected waste increase through
2034.
The CSWMP establishes several overall goals for waste
management over the 2015-2020 timeframe including:
• Increase recycling rate to 55% and the total diversion
rate to 70%.
• Reduce per person per day landfilled volumes by 5%.
• Reduce total amount of waste generated per person
per day by 5%.
Ridgefield will work with the County towards these
goals by implementing the specific objectives of the
CSWMP.
7.9.3 Policy
PF-SW-1 Solid waste service
Provide for solid waste service throughout the city
by contracting with private waste management
companies to provide a variety of solid waste and
recycling options, and continue a system of universal
compulsory solid waste collection.
PF-SW-2 Waste management
Implement the Clark County Solid Waste Management
Plan. Reduce the total production of waste, increase
recycling rate of waste that is produced, and properly
manage and dispose of waste that is not recycled.
Provide education and outreach to businesses and
the public on benefits and opportunities for waste
reduction and recycling. Focus on residential recycling
rates to improve participation rates similar to the rest of
the County.
64 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
7.10 EDUCATION
7.10.1 Current Conditions
Elementary and Secondary Schools
The Ridgefield School District (RSD) serves the City of
Ridgefield and a large portion of the unincorporated
area of Clark County. It spans I-5 and extends from
the northern edge of Vancouver to the Lewis River.
Population within the RSD service area has been
increasing rapidly, and is projected to continue
growing. With a 2015 enrollment of 2,458 students, the
district is serving nearly 300 students in excess of their
2,159 student capacity and enrollment continues to
increase.
Recent construction at RSD facilities in 2014 financed
by a $49-million bond has expanded capacity, the first
major upgrade in 20 years. Table 7–4 inventories the
existing instructional facilities in the Ridgefield School
District; Table 7–5 inventories the non-instructional
facilities. In addition to the four permanent schools,
the District also uses a fluctuating number of portable
classrooms to accommodate enrollment in excess of
capacity.
In addition to developed facilities, the department
has secured the following sites for future school
construction:
• 49.84-acre site at 23800 NW Hillhurst Road.
• 23-acre site at NE 10th Avenue and 239th Street for
development as a future elementary school.
• 2,178 sq. ft. piece at 45th Avenue and Pioneer Street.
Post-Secondary Education
Clark College is a community college providing a
variety of associate degrees, general adult education
and preparation for four-year university degrees, with
programs in nursing, dental hygiene and industrial
arts such as welding and auto maintenance. Founded
in 1933, Clark College received its first accreditation
in 1936-37 and has been accredited since 1948. The
main campus is located on a 101-acre campus in
Vancouver’s historic Central Park, just east of the I-5
freeway and north of Fort Vancouver Historic Reserve.
Classes are also offered at the Washington State
University Vancouver branch campus in Salmon Creek
and the Columbia Tech Center satellite campus in east
Vancouver.
Clark serves approximately 16,000 students per
quarter and enrollment is expected to continue to
grow. Clark also runs the Running Start program
providing college courses for approximately 1,800
high school students. It is the largest college in the
Washington state system of community and technical
colleges.
Clark College has acquired land to develop a new
satellite campus in Ridgefield. The 69-acre site, located
northeast of the Ridgefield I-5 Junction on N 65th
Avenue, will be known as Clark College at Boschma
Farms. The satellite campus is expected to provide
programs in the health care fields, general education,
and Running Start.
Washington State University (WSU) Vancouver is a
four-year research university. It began offering courses
in southwest Washington in 1983 as part of the
Southwest Washington Joint Center for Education. In
1989, the University formally established Washington
State University Vancouver as a branch campus of the
state’s land-grant institution. The 351-acre Salmon
Creek campus opened in 1996. WSU Vancouver offers
bachelor and graduate degrees in nearly 50 fields of
study. Students may pursue one of WSU Vancouver’s
20 bachelors’ and 25 masters’ degrees. Enrollment
in 2015 was 3,305 students, with more than 190
doctorate faculty.
Additional technical institutes and degree programs
in the area include Everest College, Charter College,
International Air and Hospitality Academy including
the Northwest Renewable Energy Institute, and a
branch of Warner Pacific College.
7.10.2 Direction for the Future
The Ridgefield School District expects to continue to
grow and will therefore need to add new facilities.
RSD is Clark County’s fastest-growing school district
over the past two years and is projected to more
than triple in enrollment by 2035 in line with overall
projected population increases. The Schools CFP
projects a 59% increase in enrollment by 2021,
requiring expanded capacity to serve an additional
603 kindergarten through 6th grade students, 339 7th
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 65
and 8th grade students, and 532 high school students.
RSD is considering a combination of reorganizing and
expanding existing facilities and constructing new
facilities to accommodate the increased enrollment.
To cover the local share of the new facilities, the
district imposes school impact fees, as allowed under
the GMA and local implementing ordinances. The
maximum allowable impact fee is calculated according
to an adopted formula.
As more development takes place in the RUGA, large
parcels of land available for schools will become
increasingly scarce. The RSD has secured several
parcels for future school expansion, and may need
to acquire additional land depending on the future
facility configuration.
Clark College has announced plans to develop the
Boschma Farms campus. The campus will start with
one building, housing up to 1,000 students as early
as 2020, and grow to include four to six buildings and
associated facilities. The Washington State Legislature
has committed funds that will be used for campus
construction.
7.10.3 Policies
PF-ED-1 Provide quality education and adequate
facilities
Work with the RSD to develop and implement policies
and regulations that support the District’s mission
of providing a quality public education. Provide
an adequate supply of kindergarten through 12th
grade public schools and facilities that keep pace
with population growth to avoid overcrowding and
to enhance the educational opportunities for our
children.
PF-ED-2 Coordination
Coordinate with RSD on capital facilities planning
efforts and facilities plans. The City will also notify
and coordinate with the RSD in the review of plan
amendments or developments involving five acres or
more of residential land or 25 or more residential units.
PF-ED-3 Site selection
Assist the Ridgefield School District in selecting
appropriate sites for new school facilities, in locations
that enhance neighborhoods and urban districts.
Table 7-4. Ridgefield School District Instructional Facilities
School Type Location Campus Acres Building Sq. Ft. Capacity
South Ridge Elementary
School
502 NW 199th St 40 59,687 525
Union Ridge Elementary
School
330 N 5th St 11.8 81,533 700
View Ridge Middle School 510 Pioneer St 9.0 44,079 297
Ridgefield
High School
High School 2630 S
Hillhurst Rd
60 137,395 637
Total 120.8 322,694 2,159
Table 7-5. Support Facilities
Type Description Location
Administrative Offices Portable at High School
campus with 1,848 sq. ft.
2724 S Hillhurst Rd
Maintenance Department 10,000 sq. ft.304 Pioneer St
SW Washington Child Care Consortium 2-classroom portable at
South Ridge campus
509 NW 199th St
Paradise Point Transportation
Center (co-owner as part of KWRL
Transportation Cooperative)
Bus barn for 40+ school buses Paradise Point Rd
66 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
PF-ED-4 Double use of facilities
Pursue an intergovernmental agreement with the
Ridgefield School District to formally allow Ridgefield
citizens access to RSD recreational and educational
facilities.
PF-ED-5 Post-secondary education
Facilitate development of post-secondary education
facilities within the City as part of providing quality
public education to the community, developing
partnerships with major employers seeking trained
employees, and providing employment opportunities.
7.11 LIBRARY SERVICES
7.11.1 Current Conditions
Ridgefield is part of the Fort Vancouver Regional
Library District (FVRL or District) provides library
services in four counties in southwestern Washington
(Clark, Skamania, Klickitat, Cowlitz). FVRL serves a
total population of 464,240 and an area of 4,200
square miles, with a collection of 751,470 volumes.
FVRL’s service area includes the RUGA. The District
has 15 libraries across four counties, anchored by the
83,000-square-foot Vancouver Community Library
recently completed in 2011.
The Ridgefield Community Library is located in the
heart of downtown Ridgefield, and is an integral part
of the community. The Ridgefield Library, originally
an independent entity before merging with FVRL,
has served the community since 1914. The current
library is located in the Ridgefield Community Center,
covers 2,055 square feet and has a circulation of 63,234
volumes and 62,010 library visits as of 2013.
7.11.2 Direction for the Future
As Ridgefield continues to grow, a larger library facility
will be needed to fulfill community needs for materials
and facilities. FVRL identified Ridgefield as a priority
for development of a new and/or expanded library
facility, and is working to complete design and secure
funding for facility development.
FVRL has also identified a broad range of projects
to expand library programs and services across the
district. Potential projects fall into three categories:
enhancing existing facilities, expanding services to
underserved areas, and rethinking how library services
are delivered, including access to new technology.
7.11.3 Policy
PF-L-1 High quality libraries
The City of Ridgefield will continue to partner with the
Fort Vancouver Regional Library District to provide
high quality library services to residents of the city and
surrounding areas.
PF-L-2 Site selection and development
Assist the Fort Vancouver Regional Library
District in selecting appropriate site(s) for new or
expanded library facilities, in locations that enhance
neighborhoods and urban districts, and developing
new facilities. Explore partnering with FVRL to develop
joint city-library facilities.
7.12 PRIVATE UTILITIES
7.12.1 Electricity
Electric service throughout Clark County is provided
by Clark Public Utilities (CPU), a customer-owned
public utility district. About half of the power the
utility sells its customers is purchased from the
Bonneville Power Administration, a federal agency
that markets power generated at federal dams in the
Pacific Northwest. Additional power is generated at
the River Road Generating Plant, a combined-cycle
combustion turbine that uses natural gas to produce
electricity, and obtained from a small hydroelectric
facility and wind generation facility.
The CPU system consists of more than 100 miles of
high-voltage transmission lines (69,000 and 115,000
volts), 54 substations/switching stations, about 6,500
miles of overhead and underground distribution lines,
and 59,352 utility poles. The facilities serve about
192,000 customers. CPU routinely reviews the county’s
growth plans and coordinates the construction of new
electrical facilities with those plans. Major electrical
facilities are in place to serve existing utility customers;
however, additional substations, transmission lines
and distribution facilities will be required to meet the
needs of new customers. It should be noted that state
law requires utilities to provide electricity to all who
request it.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 67
The utility believes it has adequate supplies of
electricity to meet anticipated customer demands.
Utility officials routinely prepare projections of future
demand for electricity and review available supplies.
When projections show that demand for electricity
will exceed the available supply, the utility will
conduct extensive evaluations of the available options.
The major options are to build additional electrical
generating capacity, purchase additional supplies
of electricity, or expand electricity conservation
programs to reduce demand for power. Any one or a
combination of the options could be selected.
7.12.2 Natural Gas
Granted its service territory by the Washington Utilities
and Transportation Commission, NW Natural Gas is
the sole purveyor of natural gas in Clark County. The
company serves over 50,000 residential, commercial
and industrial gas customers in the county. Its
customer base has grown rapidly over the past 10
years, reflecting a strong preference by builders for
natural gas heating in new homes as the county’s
residential population increases.
Despite historic fluctuations in energy prices, as the
local distribution company of natural gas, NW Natural
anticipates continued strong growth in customer
additions in Clark County and is planning for future
infrastructure construction and maintenance to serve
the expected need. Additional distribution lines will be
constructed on an as-needed basis in accordance with
local, state and federal regulations and codes covering
land use and safety issues.
Public safety has been the number one consideration
in the siting and construction of new pipelines, as
reflected by natural gas’s superior safety record in the
pipeline industry. The growth of new development
and housing subdivisions in the county to be served
by natural gas will only increase the need for stringent
adherence to safety and maintenance standards
for the building and operation of transmission and
distribution lines.
7.12.3 Telecommunications
The telecommunications industry is currently in the
midst of tremendous advances in technology. Cellular
and optical fiber technologies are transforming the
way service is delivered. In addition, the physical
barriers that separate data, video, and voice
technologies are rapidly disappearing. Since the
breakup of AT&T in 1984, new technology and new
providers have entered the market at a rapid pace
and have fostered a competitive industry. New
fiber optic technology in particular promises future
opportunities for high-speed data transmission
that would be a significant boost for economic
development.
Many telecommunication companies provide landline
and cellular service to Ridgefield residents. These
include CenturyLink, Frontier Communications, AT&T,
Sprint, and Verizon. Comcast provides cable television
and internet access. Because of the rapid change
in this industry, there may be service providers
not mentioned herein that provide service in the
Ridgefield area.
7.12.4 Policy
PF-PU-1 Quality Service
Assist in providing quality and reliable private utilities
and service options to the Ridgefield residents and
business operators, through partnering, licensing, and
negotiations with utility companies.
7.13 ESSENTIAL PUBLIC FACILITIES
7.13.1 Current Conditions
RCW 36.70A.200 states that essential public facilities
(EPFs) are facilities that are typically difficult to site but
that provide a broader state or local benefit. Essential
public facilities (EPF) can be government owned
and operated facilities, or privately owned facilities
that are regulated by public entities. Types of EPFs
includes:
• airports
• state education facilities
• state or regional transportation facilities
• state and local correctional facilities
• solid waste handling facilities
• regional parks/trails
• in-patient facilities, including substance abuse
facilities, mental health facilities, and group homes
• transportation facilities of state-wide significance
68 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
defined according to RCW 47.06.140
• secure community transition facilities
• hospitals and medical clinics
These facilities are typically difficult to locate because
of perceived or real environmental, economic, or
social costs. Facility size, location and adverse impacts
such as noise, odor, pollution generation, traffic
impacts, aesthetics, and health and safety concerns
are examples of some of the characteristics that make
essential public facilities difficult to site. Experience
shows that there is often public opposition when
jurisdictions or service providers consider new
locations for essential public facilities. However, RCW
36.70A.200(2)(5) states that, “No local comprehensive
plan or development regulation may preclude the
siting of essential public facilities.”
The only EPFs currently in Ridgefield are state
highways, including Interstate 5. Refer to the
transportation section for further discussion of these
facilities.
7.13.2 Direction for the Future
The process for siting essential public facilities (EPFs)
depends on whether the facility is a state-wide EPF
like a university or prison, a local, or a regional EPF.
The state-wide process will be managed by a board
or council comprised of representatives from state
and local agencies. Local or regional facilities would
be sited by local governments using the existing GMA
process. A public facility siting negotiation process
may be recommended if the GMA process does not
provide a definite result. The negotiation process
would include representatives from jurisdictions
where the facility may be located or wherein the
impacts of the facility would be manifest. The
facility siting committee would seek to negotiate a
resolution to the siting issues with assistance from
the State Office of Dispute Resolution, if it is available.
If an agreement is reached, each legislative body
represented on the committee would have to ratify
the agreement. If an agreement cannot be reached,
the State oversight body would be presented with the
proposals from each party. The oversight body would
select the proposal it determines is most consistent
with state policy.
7.13.3 Policies
PF-EPF-1 Essential public facilities
Adopt policies and regulations, to identify future
needs for regional and statewide facilities, such as
airports, state education facilities, state or regional
transportation facilities as defined in RCW 47.06.140,
regional transit authority facilities as defined in RCW
81.112.020, state and local correctional facilities, solid
waste handling facilities, and in-patient facilities
including substance abuse facilities, mental health
facilities, group homes, and secure community
transition facilities. No other Comprehensive Plan
policy may preclude the siting of essential public
facilities.
PF-EPF-2 Identify future needs
Coordinate with Clark County, the state, and special
districts to identify future needs for regional and
statewide facilities.
TRANSPORTATION
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 71
8. TRANSPORTATION
The transportation system is part of everyday life. The
entire community relies on the system to get people
where they want to go, to bring goods to and from
the community, and to connect people to the services
they need.
Ridgefield’s transportation system has a variety of
components, including state highways managed
by Washington State Department of Transportation
(WSDOT), local streets, sidewalks, bike facilities, transit
and pedestrian trails. Regional coordination and
consistency are integral to Ridgefield’s transportation
program. Regional partnerships are maintained with
Clark County, the Southwest Washington Regional
Transportation Council (RTC), C-TRAN (regional transit
agency), WSDOT, the Port of Ridgefield, and other
cities in Clark County.
These relationships are formalized through active
participation in the RTC, which serves as the
area’s federally designated Metropolitan Planning
Organization (MPO) and state-designated Regional
Transportation Planning Organization (RTPO). The
RTC maintains and runs the traffic modeling for all
jurisdictions in Clark County, based on a common
land use geographic information system. This ensures
consistency in land use and transportation planning
among neighboring jurisdictions. RTC, as the regional
RTPO, certifies Ridgefield’s transportation element for
consistency with the regional plan and with the plan
of each jurisdiction responsible for transportation
planning within Clark County.
8.1 CURRENT CONDITIONS
Before a local government can adequately plan for
its future, it must assess the capability of its existing
transportation system to serve current demand. It
is therefore necessary to determine existing levels
of service and to identify existing deficiencies of the
transportation system.
8.1.1 Roadway Functional Classification
The functional classification of a roadway (shown
in Figure 8-1) determines the level of mobility for all
travel modes for anticipated level of access and usage.
The functional classification system recognizes that
individual streets do not act independently of one
another, but instead form a network that serves travel
needs on a local and regional level. From highest to
lowest intended usage, the functional classifications
are: principal arterial, minor arterial, collector, and
local streets. Roadways with higher intended usage
generally limit access to adjacent property in favor
of more efficient motor vehicle traffic movement
(i.e., mobility). Local roadways with lower intended
usage have more driveway access and intersections,
and generally accommodate shorter trips to nearby
destinations.
Ridgefield’s roadways are classified as several types
of arterials, collectors and local streets. Designated
principal arterials, such as Pioneer Street/SR 501, serve
regional trips and provide the main routes of access
into and out of the city. Minor arterials such as N Main
Avenue and 45th Avenue serve trips within the region
and connect to the principal arterial system. See
Table 8-1 for a full breakdown of road segments by
classification.
The collector roadways have been grouped in the
following three subcategories: standard collector,
scenic collector, and commercial/industrial collector.
• Standard collectors are designed to provide primary
access to commercial and residential areas.
• Commercial/industrial collectors will primarily serve
employment and retail areas, and will be designed
to accommodate truck movements.
• There is only one scenic collector, Reiman Road.
Although classified as a collector, the roadside
environment and topography constrain the ability
to widen Reiman Road. Maintaining a narrower
roadway width will help preserve the rural and
scenic nature of the roadway. As other roadways
are improved or constructed, it is expected that
through traffic will be directed to the north via 35th
and 45th Avenues, instead of Reiman Road.
All remaining roadways in the UGA are classified as
local streets.
Several roadways noted in Figure 8–1 are not
under Ridgefield’s jurisdiction at this time. These
roadways are nevertheless considered important to
transportation access to and circulation within the
City. The City supports efforts to include the N 20th
72 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
Street/NW 289th Street minor arterial crossing over
I-5, the NW 219th Street extension from the Interstate
5/SR-502 interchange west to NW 31st Avenue/
Hillhurst Road, and the S 51st Avenue extension to the
NW 219th Street extension (which is in the County’s
Arterial Atlas).
These functional classification designations and
corresponding design standards are compatible
between the City and County to allow the facilities
to blend and function well (i.e., the sidewalks align,
lanes are of similar width and configuration, etc.).
Design standards for these facilities are illustrated in
Table 8-1. Arterial and Collector Roadways
Classification Road Segment
Principal Arterials Pioneer Street/SR 501 All
Union Ridge Parkway All
S Hillhurst Road South of Sevier Road
Minor Arterials S Hillhurst Road North of Sevier Road
N Main Avenue Pioneer Street/SR 501 to NW 291st Street
Royle Road – 45th Avenue S Hillhurst Road to N 10th Street
N 20th Street/NW 289th Street N 65th Avenue to Interstate 5
N 65th Avenue Pioneer Street/SR 501 to N 20th
Street/NW 289th Street
S 10th Street Union Ridge Parkway to the existing
terminus (east of Dolan Road)
S 11th Street Timm Road to the existing terminus
(east of 45th Avenue)
NW Carty Road Hillhurst Road to Interstate 5
NE 10th Avenue/85th
Avenue from
N 10th Street/NW 279th Street
to NE 253rd Street
Standard Collectors Heron Drive All
35th Place – 35th Avenue North terminus (north of Pioneer
Canyon Drive) to S 5th Way
NW 51st Avenue Heron Drive to NW 280th Street
Division Street N Main Avenue to Abrams Park Road
NW 51st Avenue – NW
259th Street – NW 41st
Avenue – S 15th Street
S 4th Way to S 45th Avenue
N 10th Street/NW 279th Street Interstate 5 to NE 19th Avenue
S 65th Avenue – Dolan Road Pioneer Street/SR 501 to NW 253rd Street
S 5th Street S 65th Avenue to NE 10th
Avenue/85th Avenue
NE 259th Street NE 10th Avenue/85th Avenue
to NE 20th Avenue
Commercial/Industrial
Collectors
N 10th Street 45th Avenue to Interstate 5
S 56th Place – S 6th
Way – Timm Road
Pioneer Street/SR 501 to the existing
terminus (east of NW 24th Avenue)
NW 24th Avenue NW Carty Road to the existing
terminus (west of Timm Road).
Scenic Collector Reiman Road Pioneer Street/SR-501 to Heron Drive
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 73PIONEER STN 65TH AVES 65THAVEN MAIN AVEPIONEER STN 35THAVENW CARTY RDNW 259TH STS 56TH PLS 35TH PLN 45TH AVES 9TH AVENW 51STAVEN PIONEERCANYON DRN 10TH STS 45TH AVES HILLH
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74 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
growth and development occur.
Both Ridgefield and the Washington State Department
of Transportation (WSDOT) use level of service (LOS)
as the method to gauge intersection operations.
LOS is a “report card” rating (A through F) based on
the average delay experienced by vehicles at the
intersection. LOS A, B, and C indicate conditions
where traffic moves without significant delays over
periods of peak hour travel demand. LOS D and E
are progressively worse operating conditions. LOS F
represents conditions where average vehicle delay
is excessive and demand exceeds capacity, typically
resulting in long queues and delays.
The LOS standard used for the Capital Facilities Plan is
“D”, except at unsignalized intersections that do not
meet signal warrants or where a signal is not desired,
where the LOS standard is “E”. This is consistent with
the City’s adopted concurrency policy.
WSDOT requires a level of service “E” or better for
Regionally Significant State Highways (non-HSS) in
urban areas1, including Pioneer Street/SR 501.
The Volume/Capacity (V/C) ratio ranges in Table 8-2
were developed based on HCM methodology in
determining mid-block roadway LOS performance.
The V/C ratio represents the actual volume of traffic
traveling on the roadway divided by the volume
capacity of that roadway. Capacity is defined as the
maximum rate of flow that can be accommodated on
a particular roadway segment.
Table 8–3 summarizes the LOS for existing conditions
(2015). All of the intersections operate at LOS C or
better.
8.1.5 Collision History
The most recent five years (2010 – 2014) of available
collision data for Pioneer Street/SR 501 was obtained
from WSDOT and used to evaluate the collision
history2. As indicated in Table 8-4, the segments of
Pioneer Street between 9th Avenue and Reiman Road,
Reiman Road and 35th Avenue, 45th Avenue and 56th
Place, and 56th Place and 65th Avenue experienced
the most collisions with 11 to 14 collisions along each
1 Level of Service Standards for Washington State Highways, WSDOT, January 1, 2010.2 WSDOT reported collisions for January 1, 2010 through December 31, 2014.
the City of Ridgefield Engineering Standards, Chapter
2 – Streets.
8.1.2 Roadway Inventory
An inventory of the existing arterial and collector
street system was prepared using information
obtained from the City, Clark County and field
investigations. The existing traffic control, lane
configurations, and traffic volumes at study
intersections are shown in Figure 8–2.
The existing street network is made up entirely of
two-lane roadways, with the exception of the four-
lane roadway segments of Pioneer Street/SR 501 east
of S 56th Place, and Union Ridge Parkway between S
5th Street and S 10th Street. Traffic control is presently
provided by posted stop sign control at the minor
street approach to most intersections. Traffic signals
exist at the northbound and southbound Interstate
5 ramp terminal intersections along Pioneer Street/
SR 501. Roundabouts have been installed at primary
intersections along Pioneer Street/SR 501, at 45th
Avenue, 56th Place, and 65th Avenue. The highest
traffic volumes occur along Pioneer Street/SR 501,
between 45th Avenue and Interstate 5.
8.1.3 Traffic Capacity
Intersection capacity analyses was reviewed for the
evening peak hour at study intersections using a
Synchro traffic analysis model. The capacity analyses
was conducted using the methodology of the
2000 Highway Capacity Manual (HCM). The HCM
contains guidelines and computational procedures
for computing the capacity and quality of service
for various highway facilities, including freeways,
signalized and unsignalized intersections, and rural
highways. Synchro is a software package that employs
the HCM guidelines and is used to assess roadway
capacity. The use of Synchro allowed assessment
of the existing transportation infrastructure and
identification of potential future improvement needs.
8.1.4 Level of Service Standards
Mobility targets for streets and intersections in
Ridgefield provide a metric to assess the impacts of
new development on the existing transportation
system. They are the basis for requiring improvements
needed to sustain the transportation system as
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 75TH AV9 SN MAIN AVN MAIN AV501INTERSTATE5 S 45TH AVN 65TH AVS 5TH STS 5TH STLTRTTHRTLTLTTH451403305550065LTTHLTLTRTTHRT30453519515315No Scale512SPEED2000%40584V/CLOSDelay00.0 X 0.00V/CLOSX 0.00X 0.00X 0.004580California Symbols219Existing ConditionsFigure 8-2405LEGEND- Study Intersection - Traffic Signal- Lane Configuration - PM Peak Hour Traffic Volumes- Volume Turn Movement RightThruLeftLTTHRT0000- Stop SignYIELDLEGEND- Study Intersection- Existing Lane Configuration- Stop Sign- Volume Turn MovementsRightThruLeftRTTHLTAM (PM)- Peak Hour Traffic Volumes- Traffic Signal- Flashing Beacon- Proposed AccessSPEED2034’68’12’3’15’STOPLEGEND- Traffic Signal- Sidewalk- Bike Lanes- Driveway/Access- Study Intersection- 95th Percentile Queue for Left Turn- 200’ Influence Area from Intersection- Taxlots000’200’- RoundaboutNB00ADTmph85th Percentile Speed192NB34SB332034101U SOREGON405- Intersection Operations & Transit Signal Priority- Transit Measures- Emissions- Vehicle Classification- Vehicle - Vehicle Speed- Bicycle- Pedestrian- Volume - Delay - Travel Time (Point Based) Legend#eMPH00- Vehicle Detection Zone- Bicycle Detection Zone205INTERSTATEINTERSTATE90INTERSTATE5LEGEND- Static School Zone Signs- Active FlashersStudy School Locations Indicating: “Before” Temporary Bluetooth000NB00SB00ADTmphmph85th Percentile Speed00,00000mph00,000LEGEND- Study Intersection #1Jefferson St. @ N. James St.N. James St. @ Schlador St.N. James St. @ N. Water St.Brown St. @ Schlador St.N. James St. @ N. Pine St.Brown St. @ Pine St.S. James St @ W. C St.Brown St. @ N. Water St.N. Water St. @ C St.C St. @ First St. (Highway 214)7.4.5.6.11.8.9.10.1.3.N. James St. @ Florida Dr.2.AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAALTRTRTTHLTTHAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAALTRTRTTHLTTHAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRT(AAA) AAA(AAA) AAARTTHLTTHAAA (AAA)AAA (AAA)TH(AAA) AAA(AAA) AAARTTHAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTAAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAATHRTTHLTRTTHLTRTAAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)AAA (AAA)(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAA(AAA) AAALTTHRTRTTHLTRTTHLTLTTHRTYIELDX:\Projects\Salem Files\P14104-001 (Silverton TIA)\ImagesStudy Area_INSERT.jpgSmoked Glass Tint of 30YIELD1.Pioneer St. (SR501) @ Main St.2.Pioneer St. (SR501) @ 9th Ave.3.Pioneer St. (SR501) @ Reiman Rd.4.Pioneer St. (SR501) @ 45th Ave. 5.Pioneer St. (SR501) @ 56th Pl.6.Pioneer St. (SR501) @ I-5 Southbound Ramp7.Pioneer St. (SR501) @ I-5 Northbound Ramp8.Pioneer St. (SR501) @65th Ave.9.65th Ave. @ S. 5th St.10.S. 5th St. @ NE 10th Ave. / 264th St.LTRTTHLTTHLTTHRTLTTHRT1015010511075155LTRTTHLTRTTHLTTHLTTHRTLTTHRT558510301565155510102010LTRTTHRTLTTHLTTHRTLTTH10550255100551026530LTRTTHLTTHLTTHLTTHRTLTTHRT10306515215152015659537075RTTHLTTHRT800115LTRTTHLTTH235170535170LTRTTHTHRT85340190330RTTHLT3850305RTLTTHLT16510285180THRT20515LTRTRTTH15101155LTTH15175- Yield SignYIELDYIELDYIELD
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PIONEER STN 45TH AVN 45TH AVNE 10TH AVNE 10TH AVNE 10TH AV- Driveway1235567891024
76 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
of these segments. The intersection of Pioneer Street/
SR 501 and the I-5 Southbound ramps experienced six
accidents, while five accidents were recorded at the
intersection of Pioneer Street and 56th Place.
8.1.6 Transit
Transit service for Ridgefield is provided by C-TRAN’s
“Connector” service (see Figure 8-3). The Connector
serves Ridgefield with fully accessible dial-a-ride
reservation-based service and scheduled stop service
at designated stops with no reservation required.
Fixed route service is provided from Ridgefield City
Center to the 99th Street Transit Center in Vancouver.
Buses leave Ridgefield City Center twice during
weekday mornings for the 99th Street Transit Center,
and return three times during weekday evenings.
Midday service is also provided, with one bus arriving,
and one leaving for the 99th Street Transit Center
during weekday afternoons. The Connector bus
service is not available on weekends. A park-and-ride
facility is located near the N 65th Avenue/N 1st Circle
intersection.
8.1.7 Pedestrian and Bicycle Facilities
Pedestrian and bicycle facilities were inventoried
along arterial and collector roadways in the City, and
shown in Figure 8-3. The City of Ridgefield Engineering
Standards identify the requirements for non-
motorized uses on streets, such as sidewalks, trails,
and bikeways. Five miles of off-street trails have been
built throughout the city, including loops through new
residential developments and several sections along
Gee Creek and in Abrams Park. Bike lanes are present
along portions of Heron Drive, Reiman Road, S 5th
Street, Union Ridge Parkway, S 11th Street, and
Table 8-3. Selected Intersection LOS Summary (PM Peak)
Intersection LOS Delay (sec/vehicle)
Pioneer Street/Main Street A 7.9
Pioneer Avenue/9th Avenue C 20.7
Pioneer Street/Reiman Road B 13.7
SR 501/45th Avenue (roundabout)C v/c = 0.45
SR 501/56th Place (roundabout)A v/c = 0.47
SR 501/I-5 Southbound Ramp (signalized)B 12.4
SR 501/I-5 Northbound Ramp (signalized)B 15.6
Pioneer Street/65th Avenue (roundabout)A v/c = 0.38
65th Avenue/S. 5th Street B 10.3
S. 5th Street/NE 10th Avenue/264th St.B 11.5
Note: Estimated traffic from recently -approved, but not yet constructed, development proposals will result in lowered LOS.
Table 8-2. Level-of-service (LOS) Categories
LOS Volume/Capacity Ratio
A Less than or equal to 0.3
B Less than or equal to 0.5
C Less than or equal to 0.75
D Less than or equal to 0.90
E Less than or equal to 1.0
F Greater than 1.0
Table 8-4. Collision Summary
Segment Number of Accidents
Pioneer Street Between Main Avenue and 5th Avenue (Downtown)7
Pioneer Street Between 5th Avenue and 9th Avenue 7
Pioneer Street Between 9th Avenue and Reiman Road 13
Pioneer Street Between Reiman Road and 35th Avenue 12
Pioneer Street Between 35th Avenue and 45th Avenue 6
Pioneer Street Between 45th Avenue and 56th Place 11
Pioneer Street/SR 501 Between 56th Place and 65th Avenue 14
65th Avenue Between N 10th Street and S 10th Street 7
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 77PIONEER STN 65TH AVES 65THAVEN MAIN AVEPIONEER STN 35THAVENW CARTY RDNW 259TH STS 56TH PLS 35TH PLN 45TH AVES 9TH AVENW 51STAVEN PIONEERCANYON DRN 10TH STS 45TH AVES HILLH
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78 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
N 85th Avenue. A combination of bike lanes and
striped shoulders exist along sections of Pioneer
Street/SR 501; the shoulders provide refuge for
bicyclists and pedestrians although not officially
designated bike lanes because of their narrow width.
On other roadways within the city, bicycle users
currently share the roadway with motorized traffic.
Sidewalks are primarily located in downtown and
in newly developed areas. There are sidewalk
segments along portions of Pioneer Street/SR 501,
Main Avenue, Hillhurst Road, Heron Drive, Reiman
Road, 35th Avenue, 45th Avenue, S 56th Place, S 6th
Way, Timm Road, Union Ridge Parkway, and S 5th
Street. Sidewalks are generally required for all new
developments, allowing build-out of the sidewalk
network over time.
8.2 DIRECTION FOR THE FUTURE
Basic transportation access to obtain goods and
services and engage in social activities is an essential
need that must be met. Motorists, pedestrians,
bicyclists and transit riders should all be able to use
the transportation system in a safe, efficient, and
uniform way. Through coordination with Clark County,
C-TRAN, and RTC, Ridgefield will develop a multimodal
transportation system that safely, attractively and
efficiently serves planned land uses within the UGA.
Most people who live in Ridgefield view the
community’s streets as more than simply concrete and
asphalt. Streets affect the way people live, work, and
play. Streets should be viewed as part of a dynamic,
integrated land use and transportation system. Street
treatments—paving type, sidewalks, lighting, street
trees, signs, and furniture such as benches and trash
cans—should address the needs of regular users and
the surrounding area.
Connected, continuous street systems make daily
activities easier to accomplish. Ridgefield’s early
development was based on a grid street system.
As development moved out, a grid based on
major corridors was established, but many of the
connections have not been completed. In many areas,
connectivity for auto travel, pedestrians, and bicyclists
needs improvement.
The City’s roadway system will be improved to serve
development within these new urban areas and infill
development. The Proposed Roadway Functional
Classification map illustrates how the transportation
system will be improved to serve new development
(Figure 8–4).
8.2.1 Land Use/Transportation Linkage
The regional transportation planning model (EMME/2,
conversion to VISUM underway) developed and
maintained by the Southwest Washington Regional
Transportation Council (RTC) was used to analyze
the City of Ridgefield transportation network. RTC
provided a special sensitivity model run of the
Ridgefield area which included the proposed land use
assumptions provided by the City of Ridgefield.
After initial calibration of the existing conditions,
future travel demand was generated through the
standard trip distribution and traffic assignment
process. The year 2035 is the planning horizon year for
this modeling.
The transportation planning model links the
demand for travel generated by land use to the
transportation system performance (i.e., level of
service). An important function of the model is its
ability to analyze future development scenarios in
terms of traffic impacts. This capability requires a
model structure that incorporates trip generation
based on land use characteristics, allowing the impact
of different levels of development and different
distributions of development to be tested. The
orientation of the model is strategic, not operational.
Information from the demand model was input to
the Synchro/SimTraffic operational model, which
was used to address detailed operational issues such
as intersection geometrics or traffic control such as
roundabouts or traffic signals. The model is designed
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 79PIONEER STN 65TH AVES 65THAVEN MAIN AVEPIONEER STN 35THAVENW CARTY RDNW 259TH STS 56TH PLS 35TH PLN 45TH AVES 9TH AVENW 51STAVEN PIONEERCANYON DRN 10TH STS 45TH AVES HILLH
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80 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
to provide peak period roadway traffic volumes given
specific land use scenarios.
The land use data used as a basis for estimating
future traffic volumes was developed in consultation
with City, County and RTC planning staff. This data is
consistent with local land development expectations
and County population control totals.
As mentioned earlier, RTC provided a special
sensitivity model run of the Ridgefield area which
included the proposed land use assumptions for the
Ridgefield area. The prior 2010 Comprehensive Plan
was based on Year 2024 traffic modeling using traffic
analysis and travel demand modeling provided by the
RTC. For the 2015 Comprehensive Plan update, the
population and land use forecasts previously analyzed
for Year 2024 were compared to the current Year
2035 model data to determine anticipated changes in
growth and potential revisions to the transportation
system needs. Residential and employment growth
forecasts for Year 2035 are lower than previous Year
2024 forecasts, meaning that the traffic analysis and
identified deficiencies from the 2010 Comprehensive
Plan are sufficient to evaluate future roadway and
intersection capacity needs.
8.2.2 Required Transportation Facilities
With the existing transportation system, deficiencies
appeared along Pioneer Street/SR-501 between 35th
Avenue and 65th Avenue, and at the Pioneer Street/SR
501 and Interstate 5 interchange. Additionally, several
intersection deficiencies were identified along several
of the UGA’s arterial and collector facilities.
To maintain the current plan’s level-of-service
minimum standard, the City needs to construct
new roads and intersection improvements as
shown in Figure 8–5. Planning-level cost estimates
were developed for the new facilities based on the
improvement needed.
To balance the cost of roadway improvements with the
affordability of the Traffic Impact Fee (TIF) rate per trip,
a modified TIF program is recommended. Roadways
that are classified as minor arterials, principal arterials,
as well as Pioneer Street/SR 501 would be eligible to
be included on the program. Certain collector facilities
which serve to transport trips sub-regionally between
areas of the City are also included. These are roads that
carry regional trips and will serve the majority of trips
to and from Ridgefield – they are the gateways to and
major traffic carriers within the city.
8.2.3 Commute Trip Reduction
Rather than provide new roadway capacity to
mitigate the impacts of urban growth, there are also
strategies for reducing the number of new trips that
are generated. The Washington State Legislature
passed the Commute Trip Reduction (CTR) Law in 1991,
incorporating it into the Washington Clean Air Act. The
goals of the program are to reduce traffic congestion,
air pollution, and petroleum consumption through
employer-based programs that decrease the number
of commute trips. By encouraging people to ride the
bus, vanpool, carpool, walk, bike, work from home, or
compress their workweek, the CTR Program removes
nearly 14,500 vehicles from roadways statewide every
morning. Statewide the program reduces greenhouse
gas emissions by about 14,700 tons each year and from
gasoline consumption by 1.6 million gallons a year.
The CTR Program can be implemented in the
Ridgefield area as major employers are established.
Employers must participate in CTR if they have 100
or more full-time employees at a single worksite who
begin their scheduled workday between 6:00-9:00 am.
Most construction and seasonal agricultural workers
are exempted. Results will be achieved through
collaboration between Ridgefield, the regional Clark
County Commute Trip Reduction Office, other Clark
County cities, employers, and WSDOT. Established
programs, incentive options, and promotional
campaigns make collaboration an efficient method of
administrating this program on a county-wide basis.
Future direction for the program may expand trip
reduction to non-commute trips as well. Ridgefield
can be better positioned to reduce all types of
vehicle trips by investing in and building multimodal
transportation options.
8.2.4 Capital Cost and Projected Revenue
The Capital Facilities Plan summarizes the total
estimated capital cost to provide roadway
improvements for the UGA. Construction costs from
the 2010 update have been adjusted based on the
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 81
construction cost index to account for increases in
construction costs due to changes in material and
labor costs. The revised CFP also establishes indexing
for the TIF rate to keep pace with construction cost
increases. The CFP concludes that the City will have
adequate financial resources to serve the proposed
UGA. Because facilities must be constructed prior to
the City collecting the TIF revenue, some of these
improvements may need to be financed with loans
or bonds.
8.2.5 Complete Streets
Ridgefield envisions a transportation system
that encourages healthy, active living, promotes
transportation options and independent mobility,
increases community safety, reduces environmental
impact, and supports greater social interaction and
community identity. The system will provide safe and
convenient travel along and across streets through a
comprehensive, integrated transportation network
for motorists, pedestrians, bicyclists, and public
transportation riders.
The City is planning for a multimodal transportation
system as an integral part of the transportation
network. The City adopted the 2015 Multimodal
Transportation Plan as an element of the
Transportation CFP. The Multimodal Plan outlines
plans for future pedestrian, bicycle, and golf cart
infrastructure. The Multimodal Plan also incorporates
the Trail System Plan adopted as part of the Ridgefield
Parks and Recreation Comprehensive Plan, designating
a hierarchy of potential trail corridors in the Ridgefield
area, including regional multimodal trails and local
pedestrian trails. Planned on-street facilities include
sidewalks and on-street bike facilities along primary
routes such as Pioneer Street/SR 501, S Hillhurst Road,
and 45th Avenue, and off-street trails following natural
topography such as the Gee Creek, Allen Canyon Creek
and McCormick Creek Trails.
Clark County in September 2010 adopted a
countywide Bicycle and Pedestrian Master Plan3 that
identified priority pedestrian and bicycle facility
improvements, both on-road and off-road. The
on-road portion identified NE 10th Avenue/85th
3 http://www.co.clark.wa.us/Planning/bikeandped/documents/10-09_BPMP-withoutAppendices.pdf
Avenue as a priority north-south on-road corridor. It
also recognized a few of Ridgefield’s local off-road
trails, including Gee Creek and Pioneer Canyon, as
recreational trail priorities.
8.3 KEY CHANGES FROM THE 2010 TRANSPORTATION PLAN
There are several noticeable changes that have
occurred in the Ridgefield 2015 Transportation Plan
update as compared to the 2010 Plan. These include:
• Inclusion of the completed improvements at the SR
501/Interstate 5 interchange, and construction of
roundabouts at the SR 501/56th Place and Pioneer
Street/65th Avenue intersections.
• Inclusion of the street system recommendations
from the recently completed 45th & Pioneer, and
Ridgefield Junction subarea plans. This includes
updated alignments for proposed streets, and a
proposed extension of S 15th Street between S 45th
Avenue and S 11th Street (Project N24).
• Downgrading Bertsinger Road, S 21st Place and S
4th Way from collector to local streets.
• Inclusion of the street system recommendations
from the recently completed Downtown Circulation
Plan. This includes upgrading Division Street
between N Main Avenue and Abrams Park Road
from a local street to a collector and adding a
project (project N25) that would extend Division
Street between Pioneer Street/SR 501 and Abrams
Park Road.
8.4 POLICIES
TR-1 Transportation options
Develop and maintain an interconnected and
overlapping multimodal transportation system with
excellent roadways for automobiles and freight,
pedestrian walkways, bicycle facilities, and transit
service. Include support programs such as traffic
operations, transportation demand management,
neighborhood traffic management, and the regional
trails program. Work toward completing and
sustaining individual components and programs to
ensure success of the entire system.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 82PIONEER STN 65TH AVES 65THAVEN MAIN AVEPIONEER STN 35THAVENW CARTY RDNW 259TH STS 56TH PLS 35TH PLN 45TH AVES 9TH AVENW 51STAVEN PIONEERCANYON DRN 10TH STS 45TH AVES HILLH
U
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DN REIMAN RDN HERON DRS 5TH STS ROYLE RDPIONEER STNW 279TH STNE 10TH AVETIMM RDS UNION RIDGE PKWYNE 10TH AVENW 51ST STS 6TH WAYNW HILLHURST RDS 10TH STN 20TH STS 15TH STNE 259TH STS 11TH STNW 24TH AVENW 289TH STS SEVIER RDDIVISION STN1T11T1N26T2N8T13T14T19T20T15T25T23T22T24N21N23N9N25N22T12T21aN11N10N13N12N6N5N7T17aT17bN2N3bN3aN4T3T5T4T7T8bT8aT18T18N9N22T25T26T24T21bN20N16N14N15N15T10N18aN18bN17T27T16bT16aT28T29T27T12N3cT6T21cq0 0.2 0.4 0.60.1milesRevised February 2, 2016 LEGENDCity of RidgefieldComprehensive PlanPlanned Transportation Projects8-5FIGURENote: Potential Alignments for Future Roadways are shown as dashed linesPlanned Roadway Improvement (Transportation Impact Fee)Planned Roadway Improvement (Capital Facilities Plan)Planned Spot Improvement (Transportation Impact Fee)City LimitsUrban Growth AreaRailroadInterstateArterial or Collector RoadwayLocal Roadway
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 83
TR-2 Transportation safety
Ensure high safety standards for motorists,
pedestrians, and bicyclists through the development
and capital improvement processes. Allocate City
capital resources to high risk and collision locations for
motorists, bicyclists, and pedestrians.
TR-3 Land use and transportation integration
Develop and implement innovative transportation
investment, design, and program incentives to achieve
the urban environment envisioned in the Comprehensive
Plan. This includes ensuring that land use patterns and
decisions encourage walking, bicycling, and public
transportation use, and make these transportation
options a safe and convenient choice.
TR-4 Transportation finance
Develop recurring and dedicated funding for a
complete transportation program, including capital
improvements, system operation and maintenance.
Leverage local funding with innovative and aggressive
finance strategies including partnerships, grant
development, efficient debt, fee-based funding
sources, impact fees, and assistance from state and
federal government as appropriate.
Identify additional funding streams for Complete
Streets funding (e.g. Washington State Complete
Streets Grant Program) and implementation strategies
to retrofit existing streets to include Complete Streets
infrastructure.
TR-5 System balance
Allocate resources using a cost-benefit approach
to improve the transportation system. Benefits
considered should include safety improvements
that benefit all modes, and provide street
design features that promote safe and comfortable
travel by pedestrians, bicyclists, and public
transportation riders.
TR-6 Transportation system efficiency
Invest in and improve efficiency of the transportation
system with multimodal design, advanced traffic
management and operations technologies, demand
management strategies and transit service.
TR-7 Service standards
Maintain LOS “D”, except at unsignalized intersections
that do not meet the requirements for use of signals
or where a signal is not desired, where the planned
LOS is “E”. For Pioneer Street/SR 501, maintain LOS D
or a mutually-agreed-upon LOS between the City of
Ridgefield and WSDOT. Consider establishing transit,
bicycle and pedestrian levels of service standards.
TR-8 Transportation circulation and system
connectivity
Develop a transportation grid based on reasonable
block lengths that provides good connections to
surrounding land uses and activity centers and
allows for multiple circulation routes to and from
each location, to facilitate emergency vehicle access,
avoid overloading arterial streets, and reduce “out-of-
direction” travel. In cases where vehicle connectivity is
not provided, prioritize pedestrian connectivity. Close
gaps and complete system connections through the
development and capital improvement processes.
TR-9 Livable streets
Design streets to manage vehicular traffic, and to
provide safe and comfortable routes for walking,
bicycling, and public transportation, encourage
livability, increase use of alternate modes of
transportation, enable convenient and active travel as
part of daily activities, reduce pollution, and meet the
needs of all users.
TR-10 Neighborhood streets
Develop neighborhood street patterns and facility
designs during development of new neighborhoods
that promote connectivity and safety. Protect and
enhance existing neighborhoods with an active
program that focuses on safety, safe routes to
school, traffic calming devices, education, and law
enforcement. Work with and educate residents on
neighborhood traffic management options to develop
consensus around new initiatives.
TR-11 Design innovation
Encourage the use of innovative traffic management
strategies such as roundabouts, road diets, center turn
lanes, raised medians, physical separations between
vehicular traffic and other users, or other strategies
where prudent, feasible, and cost-effective.
84 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
TR-12 Vehicle miles traveled reduction
When economically feasible, given the population
density, use transportation and land use measures
to maintain or reduce single occupant motor vehicle
miles traveled per capita to increase system efficiency
and lower overall environmental impacts. Such
measures include:
• Encourage mixed land uses within easy walking
distance of transit stops.
• Provide higher density residential development
near employment centers and major transportation
routes.
• Provide a range of multimodal alternatives including
pedestrian and bicycle routes and transit.
• Work with major employers, Clark County, C-TRAN
and other jurisdictions to establish traffic demand
reduction management programs to reduce
number and length of single-occupant motor
vehicle commute trips. Tools include including the
Commute Trip Reduction Program, and park and
rides with connections to transit, carpooling or
ridesharing.
• Pursue innovative alternative transportation options
such as low-speed electric vehicles.
TR-13 Transportation to serve economic
development
In order to support the continued economic vitality of
Ridgefield, major transportation system investments
should facilitate freight mobility, job creation, regional
competitive position, and revenue growth. Coordinate
with the Port of Ridgefield, the affected rail companies
and the county to ensure adequate rail, port and
freight transportation facilities are available regionally.
Ensure freight transportation facilities are well
managed near the downtown core and the Pioneer
Street and Interstate 5 interchange.
TR-14 Downtown transportation
Downtown is a high need area for bicycle and
pedestrian facilities. Promote the pedestrian-oriented
character of Downtown Ridgefield as follows:
• Implement coordinated urban design for new and
remodeled development which encourages and
supports alternative means of travel.
• Construct sidewalks to fill in missing gaps within
downtown and to link downtown to residential
neighborhoods.
• Develop attractive streetscapes in downtown by
adding street furniture, planning street trees where
adequate right-of-way exists, and requiring building
façade design that interacts with the street.
• Develop bicycle facilities including shared streets,
off-street bicycle paths in open space corridors,
and on-street bicycle lanes within downtown to
link downtown to residential neighborhoods.
Provide for bicycle parking conveniently located in
downtown.
• Provide attractive and functional bus stops.
• Develop district parking strategies, such as
establishing a downtown parking district to provide
attractive and functional public parking, revising
off-street parking requirements for individual
businesses, and managing on-street parking.
• Encourage residential urban infill near downtown
to increase population served by downtown
transportation amenities.
TR-15 Transit service
Coordinate with C-TRAN to provide expanded transit
service as the city develops. Develop a transit master
plan that anticipates long-term transit routes and
required transit support facilities such as bus stops
and turnout lanes. Integrate design of future transit
facilities into roadway and site design requirements,
and develop site design and parking standards for
major developments that encourage use of transit.
TR-16 Pedestrian facilities
Plan and build pedestrian facilities that serve dual
purpose for transportation and recreation through the
following:
• Provide sidewalks on both sides for all arterial,
collector and local streets, in accordance with City
standards.
• Require sidewalks for all new and infill development
unless the benefits of providing sidewalks are
significantly outweighed by the burden the
sidewalk may place upon critical areas.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 85
• Inventory missing gaps in existing sidewalk
network, and develop schedule for improvements
to complete sidewalk network.
TR-17 Bicycle facilities
Plan and build bicycle facilities that serve dual
purpose for transportation and recreation through the
following:
• Identify a priority bicycle network throughout the
city, inventory missing gaps for bicycle facilities
along those routes, and develop a schedule for
improvements to complete the bicycle network.
• Provide bicycle lanes along arterial and collector
streets, to reduce hazards to bicyclists and other
road users. Require construction of bicycle lanes on
new street sections, and identify opportunities to
retrofit existing streets where possible.
• Explore innovative bicycle infrastructure treatments
such as sharrows, neighborhood greenways,
buffered bike lanes, and protected bike lanes.
TR-18 Trail systems
Develop recreational trails as an off-street
transportation alternative for pedestrian and bicycle
use that connect neighborhoods and provide public
access to the Ridgefield National Wildlife Refuge, the
Gee Creek, and the Allen Creek Basins. Coordinate
with Clark County in developing and implementing
regional bicycle and recreational trail plans and
systems, through public acquisition, dedication,
transferable development rights, development
exactions and other appropriate means.
TR-19 Access management
Maximize distance between and minimize the number
of curb cuts to increase traffic safety and visibility, and
to minimize congestion. Minimize new direct driveway
access to arterial streets and encourage access to local
streets wherever possible, except where consistent
with City engineering standards regarding street and
intersection spacing. Develop an access management
plan for primary arterials such as Pioneer Street/SR 501,
Union Ridge Parkway, Hillhurst Road, 65th Avenue,
and 45th Avenue. Additional access management
techniques will be identified.
TR-20 Parking standards
Adopt coordinated parking standards for on-street
and off-street parking which maintain neighborhood
integrity, promote efficient utilization of limited land,
and support desired economic development and
growth.
TR-21 Transportation regional and metropolitan
coordination
Coordinate Ridgefield’s transportation plans, policies,
and programs with those of other jurisdictions
serving the Clark County area to ensure a seamless
transportation system. Focus particularly on
cooperation with the Southwest Washington Regional
Transportation Council, Washington State Department
of Transportation, Clark County and C-TRAN.
TR-22 Urban to rural connections
Coordinate with Clark County in developing a
collector street master plan, which identifies the
general location of planned minor collector streets
for the urban growth area and the urban reserve
area. Compliance with this plan shall be required
for development approval for both urban and rural
developments. In rural areas within Ridgefield’s urban
reserve (outside the RUGA), and in unincorporated
areas within the RUGA, new residential development
shall not cause LOS C to be exceeded for any County
collector street or arterial street.
TR-23 Support Safe Routes to Schools Programs
Work with Ridgefield School District and advocates to
obtain Safe Routes to School funding to implement
educational programs, and capital improvements.
Encourage educational programs that teach students
safe walking and bicycling behaviors, and educate
parents and drivers in the community about the
importance of safe driving.
TR-24 ADA accessibility
Ensure that sidewalks, crosswalks, public
transportation stops and facilities, and other aspects of
the transportation right of way are compliant with the
Americans with Disabilities Act and meet the needs of
people with different types of disabilities.
86 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
PARKS
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 89
9. PARKS AND RECREATION
9.1 CURRENT CONDITIONS
The City of Ridgefield is responsible for managing all
parks, trails, greenways, and other park and recreation
facilities in the City of Ridgefield. The City also
manages a Park Impact Fee program. Regional parks
are provided by a host of other agencies including
the State, Clark County Parks and Recreation, and
others. The U.S. Fish and Wildlife Service manages
the Ridgefield National Wildlife Refuge, which is an
important local resource.
The City adopted the most recent version of the
Ridgefield Parks and Recreation Comprehensive Plan in
2014, to guide development of parks and trails across
the RUGA.
9.2 DIRECTION FOR THE FUTURE
The City of Ridgefield prides itself on its great parks.
The City is fully committed to providing recreational
and natural spaces to its growing population. Park
acquisition and development will be City priorities for
the future. Many new parks will be sited in currently
undeveloped areas planned for future residential
development. The City will also work to develop
new parks in currently underserved neighborhoods.
Planned park and trail facilities are discussed in full in
the Parks and Recreation Comprehensive Plan and the
Parks Capital Facilities Plan, adopted by reference. The
documents include projected needs for additional
parks, and a discussion of the types of recreational
opportunities that these should include. There is
also an established level-of-service for parks, cost
estimates, and revenue projections.
In addition to City-owned parks, the City will continue
partnerships with Clark County, the State, and the US
Fish and Wildlife Service to develop regional resources.
9.3 POLICIES
P-1 Provide parks
Ensure that park land is acquired, developed, and
maintained in an economically efficient way to meet
the needs of existing and future residents.
P-2 Local trail system
Plan for and develop a city-wide interconnected
system of trails that link schools, parks, and other
public facilities with residential and mixed-use areas.
P-3 Regional trail system
Coordinate with Clark County, U.S. Fish and Wildlife
Service, and other applicable jurisdictions to provide
regional trail access and to provide regional trail access
and encourage the continuity of trail corridors within
and outside the UGA.
P-4 Parks service standards
Provide adequate acreage of parkland and miles
of trail to meet existing and future park and open
space needs at the levels of service established in the
Ridgefield Parks and Recreation Comprehensive Plan.
P-5 Facility siting
Prioritize acquisition of land for identified parks
and trails during periods of urban growth to ensure
facilities are secured prior to development. Site park
and trail facilities within developing neighborhoods
through the land development process to ensure
future residents have access to recreation facilities.
P-6 Parks funding
Develop dedicated funding for a complete park
system that includes acquisition, development,
maintenance and operation of parks, trails, open
space, and recreation programs to serve City residents.
90 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
Table 9-1. Ridgefield Existing Parks, Trails and Open Space
Facility Size (acres)Notes
Community Parks 40.97 acres total
Abrams Park 40.97 Softball and soccer fields, group picnic shelter,
covered bandstand, stream, trails, and restrooms
Neighborhood Parks 24.19 acres total
Canterbury Trails 1.00 Undeveloped
Davis Park 0.48 Picnic tables, playground equipment, and open space
Hayden Park 1.36 Playground equipment, basketball,
picnic tables, and open space
NP-6 20.26 Undeveloped
Rose Homestead Park 1.09 Basketball, picnic tables, and open space
Special Facilities 1.53 acres total
Community Park 0.37 Basketball, benches, gazebo, and skate park
Overlook Park 1.16 Stage, restrooms, public art, and open space
Pocket Parks (various
properties)
4.50 acres total
Greenways (various
properties)
72.66 acres total
Trails (various properties) 5.01 miles total
Regional Resources within or bordering Ridgefield
Ridgefield Cemetery 9.8 Owned by City of Ridgefield
Ridgefield National
Wildlife Refuge
5,150 Owned by U.S. Fish and Wildlife Service
Carty Unit: Trails, fishing, Cathlapotle Plankhouse,
historic site, restrooms, outdoor education, and
interpretive unit
River S Unit: Driving route, walking trail, waterfowl
hunting, visitor contact, restrooms, fishing
Boat Launch 0.2 Owned by Port of Ridgefield
Kayak Launch 0.1 Owned by Port of Ridgefield
Flume Creek
Conservation Area
160 Owned by Clark County
Tri-Mountain
Golf Course
132 Owned by Clark County
Lewis River to
Vancouver Lake
Water Trail
32 miles Paddling route in Clark County that includes
approximately 3 miles along Lake River
on the City’s western boundary
P-7 Community involvement & information
Encourage and support public involvement in park
and recreation issues by providing information about
the park system and education on the uses and
benefits of parks, open spaces, habitat protection, and
recreational services.
P-8 Parks Plan implementation
Implement the identified goals and policies of the
2014 Ridgefield Parks and Recreation Comprehensive
Plan and subsequent updates, including facility siting,
design, maintenance and operations, programming,
partnerships, and administration and management.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 91¹º¹º¹º§¨¦5§¨¦5Flume Creek (Clark Co)NP‐6CP‐5ABRAMS PARKHAYDEN PARKLARKOVERLOOK PARKDAVIS PARKCROW'S NESTROSE HOMESTEAD PARKCOLUMBIA HILLSCOYOTE CRESTCOMMUNITY PARKMARSH PARKEAGLE'S VIEWCOLUMBIA HILLS OPEN SPACE PARKCANYON RIDGE #1 (Unnamed)GOLDFINCH PARKCEDAR RIDGE / HORN FAMILYI‐5 SB
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RAILROADLegendCity Recreational TrailsCity ParkCity Natural AreaHOA ParksOther ParksPrivate Open Space TractsRidgefield ParcelsOther Public LandsFlume Creek (Clark Co)Cemetery¹ºSchool SitesSchool ParcelsPort of Ridgefield ParcelstaxlotszoningCommercialIndustrialRoadsRailroadWaterERIDGEFIELDWILDLIFENATIONAL REFUGERidgefield Parks & Recreation Comprehensive PlanExisting Trails Map00.511.520.25Miles* CP-5 Community Park has been surplused and the park will be relocated in the general vicinity.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 92¹º¹º¹º§¨¦5§¨¦5Flume Creek (Clark Co)NP‐6CP‐5ABRAMS PARKHAYDEN PARKLARKOVERLOOK PARKDAVIS PARKCROW'S NESTROSE HOMESTEAD PARKCOLUMBIA HILLSCOYOTE CRESTCOMMUNITY PARKMARSH PARKEAGLE'S VIEWCOLUMBIA HILLS OPEN SPACE PARKCANYON RIDGE #1 (Unnamed)GOLDFINCH PARKCEDAR RIDGE / HORN FAMILY
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RAILROADLegendMajor Park Devel. AreasPotential COM Park AreasPotential NH Park Areas1/4-mi Walkshed to Park1/2-mi Walkshed to ParkCity ParkCity Natural AreaHOA ParksOther ParksPrivate Open Space TractsRidgefield ParcelsOther Public LandsFlume Creek (Clark Co)Cemetery¹ºSchool SitesSchool ParcelsPort of Ridgefield ParcelsCritical LandstaxlotszoningCommercialIndustrialRoadsRailroadWaterERIDGEFIELDWILDLIFENATIONALREFUGERidgefield Parks & Recreation Comprehensive PlanProposed Park System Plan Map00.511.520.25MilesDEHKFJGBANLOPCIM* CP-5 Community Park has been surplused and the park will be relocated in the general vicinity.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 93¹º¹º¹º¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½¾¾½§¨¦5§¨¦5Flume Creek (Clark Co)NP‐6CP‐5ABRAMS PARKHAYDEN PARKLARKOVERLOOK PARKDAVIS PARKCROW'S NESTROSE HOMESTEAD PARKCOLUMBIA HILLSCOYOTE CRESTCOMMUNITY PARKMARSH PARKEAGLE'S VIEWCOLUMBIA HILLS OPEN SPACE PARKCANYON RIDGE #1 (Unnamed)GOLDFINCH PARKCEDAR RIDGE / HORN FAMILY
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HIGHLAND2ND19TH1ST9TH19TH2ND5TH30TH16TH8TH35TH21ST 31ST13TH8TH2ND8TH7TH10TH20TH35TH20TH10TH2ND16TH1ST9TH31ST236TH36TH1ST7TH1ST15TH30TH289TH51ST18THRAILROAD11TH253RD4TH7TH14TH4TH2ND16TH9TH1ST23RD229TH31ST14TH3RD9TH5TH5TH1ST3RD5TH3RD
11TH
31STMAPLE11TH289TH2ND38THTOUR ROUTE
9TH 15TH10TH23RD9TH1ST17TH6TH8TH5TH234TH20TH51ST15TH10TH9TH10TH32ND74TH10TH 20TH6TH18TH17TH6TH8TH3RD5TH1ST19TH1ST16TH15TH5TH5TH24TH7TH11TH11TH9TH20TH21ST
RAILROADLegendPotential Trail Corridors1/4-mi Walkshed to Trail1/2-mi Walkshed to TrailTrail Access PointsCity Recreational Trails¾¾½Planned Bike RoutesParkOpen SpaceHOA ParksOther Public LandsPrivate Open Space TractsRidgefield ParcelsFlume Creek (Clark Co)Cemetery¹ºSchool SitesPort of Ridgefield ParcelsCritical LandsSchool ParcelsZoningCommercialIndustrialRoadsRailroadWaterERIDGEFIELDWILDLIFENATIONALREFUGERidgefield Parks & Recreation Comprehensive PlanProposed Trail System Plan Map00.511.520.25MilesT-17T-15T-14T-16T-18T-19T-4T-11T-2T-13T-12T-1T-23T-21T-20T-22Division Street TrailS. Fork Gee Creek TrailMcCormick Creek TrailCommerce Center Loop TrailRefuge Road TrailGee Creek TrailGee Creek TrailTaverner Ridge TrailCedar Ridge to CP-5 TrailAllen Creek TrailPioneer to CP-5 TrailT-24* CP-5 Community Park has been surplused and the park will be relocated in the general vicinity.
94 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
ANNExATION
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 97
10. ANNExATION
10.1 CURRENT CONDITIONS
Annexation may occur through various means under
state statute and local regulations. The State of
Washington’s Growth Management Act of 1990 (GMA)
requires counties to establish 20-year Urban Growth
Area (UGA) boundaries to accommodate for projected
growth, and encourages cities to annex lands within
the UGA and provide urban-level services to these
areas. Lands outside the UGA cannot be annexed. The
Community Framework Plan adopted by Clark County,
Ridgefield, and other local cities also encourages
annexation of lands in the UGA. The Community
Framework Plan establishes County support for such
annexations.
Annexations can be initiated by property owners
or cities. When an annexation is initiated by a city,
local support is required through an election or
petitions. The most common method of annexing
unincorporated territory both in Ridgefield and
in cities across the state is the 60 percent petition
method, consistent with RCW 35A.14.120. Such an
annexation is initiated by petition of the owners
of at least 60 percent of the property value in the
proposed annexation area, computed according to the
assessed valuation of the property for general taxation
purposes. The petition then comes to City Council for
review and approval.
The election method requires approval of the majority
of voters in the annexation area, or 60 percent, if the
proposal includes the assumption of indebtedness.
Other methods for municipal annexation are available
for specific circumstances but are rarely applicable.
10.2 DIRECTION FOR THE FUTURE
The City of Ridgefield supports annexation to provide
a full range of urban services and efficiencies to
developing and developed urban areas. The City will
work closely with the community, Clark County, and
service providers to determine annexation issues that
exist in specific areas, and to develop and implement
annexation plans. Larger annexations will be generally
preferable because of service efficiencies, and to keep
neighborhoods and communities intact.
Because Ridgefield has established a UGA to identify
future annexation territory, the annexation issue will
not be so much whether to annex as when to annex.
Ultimately, the City will annex to the limits of the
UGA. The timing of that expansion will depend on a
number of factors, including property owners’ interest
to become part of the city, population growth within
the UGA, and the City’s ability to provide urban-level
services in that area.
10.3 ANNEXATION POLICIES
The City of Ridgefield adopts the following policies to
ensure orderly urban transition and efficient delivery
of urban services. These policies are consistent with
and implement Policy Section 11.0 of the Community
Framework Plan, adopted by Clark County and local
jurisdictions, and planning goals 36.70A.020(1), (2), (11)
and (12) of the Washington Growth Management Act.
A-1 Coordination with Clark County
Work with Clark County to facilitate future annexation
of lands within the unincorporated RUGA, to facilitate
infrastructure maintenance prior to annexation, and
to manage development to be compatible with future
urban-level development prior to annexation.
A-2 Annexation before service extensions
To receive City-provided urban services, developing
or developed unincorporated areas should annex or
commit to annexation.
A-3 Responsive annexation timelines
Annexation timelines should be responsive to the
interests of citizens and Ridgefield’s ability to provide
services.
A-4 Large annexations encouraged
Annexation of large areas, preferably master-planned,
are encouraged, although individual property owners
should not be prevented from pursuing annexation.
Annexations should include both sides of streets and
roads, including rights of-way.
98 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
A-5 Service transition
Explore creative ways to facilitate the transition
of government services, particularly public safety,
transportation, parks, utilities, and land use review.
A-6 Coordination with schools
The City will coordinate with the Ridgefield School
District on annexation requests so that the School
District can continue to meet its service standards.
PUBLIC INVOLVEMENT
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 101
11. PUBLIC INVOLVEMENT
11.1 CURRENT CONDITIONS
Public participation was vital to shape this plan, but
will be even more important to implement the plan.
That is why the plan concludes with this chapter
outlining strategies to continue engaging the
community as the city grows, develops, and
manages growth.
Successful communities face their challenges
collectively and harness the energy of different
stakeholders. Without diverse participation in
community decision-making, it is all too easy to
descend into political gridlock over difficult problems.
The voices of citizens, local business owners and
organizations provide the perspective and information
that are absolutely essential to effective planning and
decision-making regarding issues that will shape our
community for generations to come. For this reason,
the City has a strong, ongoing program to reach out
and partner with all sectors of the community.
The City has found cooperative relationships between
members of the community and policy-makers that
will continue to be essential if we are to achieve the
collective vision and goals described in this Plan. It
understands and makes use of effective and tested
methods for encouraging citizens to engage at
multiple levels as we continue to look for creative
solutions to the challenges we all share.
Active participation in civic affairs is an important part
of life in Ridgefield, and the City has a long history
of providing a forum for citizens to get involved.
Our open government policies are essential to
ensure residents, business owners, employees and
other community members are able to effectively
participate in any number of issues.
There are several ways to participate in local
government planning and decision-making in
Ridgefield:
• Run for City Council or vote in the election.
• Serve on an advisory board such as Planning
Commission or Parks Board. These volunteer citizen
advisory boards study critical issues and provide
careful advice to the City Council.
• Attend Council or advisory board meetings, testify
at a public hearing, share your opinion in a letter, or
participate in a community workshop or meeting.
The City keeps a calendar on their website of such
events.
• Partner with the City to help implement the
Comprehensive Plan. The City looks for partners
from all sectors of the community to be involved in
implementation.
• Review and comment on pending land-use
development projects that may affect you or your
neighborhood.
• Volunteer in one of many City programs aimed at
improving the community.
Public outreach is essential, but also challenging.
Some key challenges include:
• Our population is more diverse than ever, but our
outreach resources are limited.
• Our desire to be responsive to citizen concerns
must be balanced with very real legal and
fiscal constraints, finite resources, and with our
responsibility to make decisions for the overall
public good, rather than for the benefit of
individuals.
• Citizens, business owners, and local
organizations need to understand the land-use
development process so they can be involved
in a meaningful way.
11.2 DIRECTION FOR THE FUTURE
To address these challenges, the City is always looking
for new and creative ways to engage the community,
including using new technologies, such as social
media, online discussion portals and high-quality
visual maps. The City strives to create clear, concise
and jargon-free information so that people from all
walks of life can easily and quickly understand the
issues and provide input.
The City aims to engage citizens in the planning
process early. Many individuals and neighborhood
groups first get involved in response to a development
proposal such as a new subdivision or commercial
building. The experience can be frustrating because
citizen influence over decisions at this stage is
102 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
somewhat limited. By participating in comprehensive
planning, subarea planning, and development code
updates, citizens can help shape the plans and
regulations that will apply to future development
projects. Participating “upstream” of individual
development projects allows for much greater input
into the community character and vision.
The City will seek to engage the community in
various planning initiatives throughout the 2016-2035
planning horizon. Projects include periodic updates
to the comprehensive plan, subarea planning for
specific neighborhoods, updates to the development
code to create new zones and regulations, specialty
regulations such as green building standards, and
specialty plans such as parks plans.
11.3 PUBLIC INVOLVEMENT POLICIES
PI-1 Early and continuous public involvement
Ensure early and continuous public involvement in
the development and amendments of the Ridgefield
Urban Area Comprehensive Plan, including plans
adopted by reference such as subarea plans,
and development regulations in the Ridgefield
Development Code to implement the Plan.
PI-2 Public participation plans
Develop public participation plans for major projects
or decision processes. In addition to public hearings
and other formal opportunities for oral and written
public comment, use various outreach techniques
such as opinion surveys, speakers programs, forums,
workshops, open houses, hands-on events, and
task forces.
PI-3 Communication
Use City publications, mailings, broadcast and
print media, social media, City webpage, and other
opportunities to inform affected parties about current
or proposed City programs or decisions that may
affect them; and opportunities for them to participate
in the City decision process. Keep pace with
evolving technologies and nontraditional means of
communication to expand the reach of notifications.
PI-4 Facilitate participation
City shall design public involvement processes and
events to ensure maximum participation by widest
range of community members by minimizing
obstacles to participation. The City shall:
• Provide multiple avenues for community members
to participate in planning initiatives.
• Create a welcoming environment at public events
to ensure all members of the community feel
comfortable to participate.
• Make materials and events accessible to anyone
with disabilities or other reasonable requests.
PI-5 Community organizations
Encourage and support the creation of neighborhood
organizations, business groups, and other groups
throughout the Ridgefield Urban Growth Area in order
to help citizens effectively participate in City decision-
making processes, and to improve communication
between the City and affected groups.
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 103
KEY TERMS AND ACRONYMS
Acre A measure of land area containing 43,560 square feet
Acre, net An acre of land calculated excluding all unusable spaces
(e.g., roads, infrastructure, environmentally sensitive areas)
ADA Americans with Disabilities Act of 1990
ADU Accessory dwelling unit
Affordable housing Housing is considered affordable for a household if it costs no more than 30
percent of the gross monthly income for rent or mortgage payments or up
to three times annual income for purchasing a home. This is the standard
used by the federal and state governments, and the majority of lending
institutions.
Arterial A major street carrying the traffic of local and collector streets to and
from freeways and other major streets. Arterials generally have traffic
signals at intersection, and may have limits on driveway spacing and street
intersection spacing.
BNSF Burlington Northern Santa Fe railroad
Best Available Science (BAS) Information that is based on existing professional peer-reviewed scientific
research and applicable to local conditions. See WAC 365-195-905.
CAA Clean Air Act, federal and state
Capital facilities Permanent physical infrastructure, such as roads, sewer and water lines,
police and fire stations, schools, parks and government buildings.
CCF&R Clark County Fire & Rescue
CFP Capital Facilities Plan
Collector A street for traffic moving between major or arterial streets and local streets.
Collectors generally provide direct access to properties, although they may
have limitations on driveway spacing.
CPU Clark Public Utilities
CREDC Columbia River Economic Development Council
CRESA Clark Regional Emergency Services Agency
Critical areas Defined by the Growth Management Act (RCW 36.70A.030[5] to include
wetlands, sensitive fish and wildlife habitat areas, critical recharge areas for
groundwater aquifers, and geologically hazardous areas (such as landslide
areas, earthquake fault zones, and steep slopes) and floodplains.
CRWWD Clark Regional Wastewater Disrict
CSWMP Clark County Solid Waste Management Plan (2015)
CTR Commute Trip Reduction Law (1991)
C-TRAN Regional transit agency
CWA Federal Clean Water Act
CWSP Coordinated Water System Plan
104 CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE
DAHP Washington State Department of Archaeology and Historic Preservation
DCWTS Discovery Corridor Wastewater Transmission System, CRWWD infrastructure
initiative to expand sewer capacity
Density For residential development, density means the number of housing units per
acre. For population, density means the number of people per acre or square
mile.
Discovery Corridor The Discovery Corridor is an economic development initiative that the City
of Ridgefield has advanced in partnership with other Clark County agencies
and organizations to establish a vibrant industrial base in central Clark
County.
DNR Washington State Department of Natural Resources
DOH Department of Health
EPF Essential Public Facilities, as defined by WAC 365-196-550
ESA Endangered Species Act
FEMA Federal Emergency Management Act
Floodplain Lowland or relatively flat areas adjoining inland or coastal waters that is
subject to a one percent chance of flooding in any given year. Also known as
the 100-year floodplain.
FVRLD Fort Vancouver Regional Library District
GMA State of Washington Growth Management Act of 1990
Groundwater Water that exists beneath a land surface or beneath the bed of any stream,
lake reservoir or other body of surface waters. It is water in a geological
formation or structure that stands, flows, percolates or otherwise moves.
HCM Highway Capacity Manual (2000)
Household All persons living in a dwelling unit, whether or not they are related. Both a
single person living in an apartment and a family in a house are considered a
“household.”
HUD US Department of Housing and Urban Development
Impact fee Fee levied on the developer of a project by a city, county or special district
as compensation for the expected effects of that development. The Growth
Management Act authorizes imposition of traffic, school, and park impact
fees on new development, and sets the conditions under which they may be
imposed.
Impervious surface Surfaces such as roads, sidewalks, parking lots and roofs that impede
absorption of stormwater.
LOS Level of service is an estimate of the quality and performance efficiency of
transportation facilities in a community.
MSA Metropolitan Statistical Area
MGD Millions of Gallons per Day
MPO Metropolitan Planning Organization
CITY OF RIDGEFIELD URBAN AREA COMPREHENSIVE PLAN 2016 UPDATE 105
Multimodal transportation All non-automobile travel modes, including pedestrian, bicycle, golf cart,
and transit systems.
Non-motorized travel Pedestrian or bicycle modes of transportation
NPDES National Pollutant Discharge Elimination System, including wastewater and
stormwater permitting systems.
NWR Ridgefield National Wildlife Refuge
RCW Revised Code of Washington
Riparian areas Areas adjacent to streams, rivers and lakes
RPD Ridgefield Police Department
RSD Ridgefield School District, No. 112
RTC Regional Transportation Council
RTPO Regional Transportation Planning Organization
RUACP Ridgefield Urban Area Comprehensive Plan
RUGA Ridgefield Urban Growth Area
SDC System Development Charges
SEPA State Environmental Policy Act, RCW 41.23C, as amended
SHPO State Historic Preservation Officer
SMA Shoreline Management Act, RCW 90.58
SRTS Safe Routes to Schools
Stormwater Any flow occurring during or following any form of natural precipitation, and
resulting from such precipitation, including snowmelt.
SWCAA Southwest Washington Clean Air Agency
TIF Traffic Impact Fee
UGA (Urban growth areas) Areas designated by a county pursuant to RCW 36.70A where urban growth
will be encouraged
VBLM Clark County Vacant and Buildable Lands Model
V/C Volume/Capacity Ratio
VMT (Vehicle miles traveled) Average number of miles traveled by a vehicle in a given area. This is both a
measure of trip length, and of dependency on private vehicles.
WAC Washington Administrative Code
WDFW Washington Department of Fish and Wildlife
WPCA Water Pollution Control Act, State of Washington
WSRB Washington Surveying and Ratings Bureau
WSU Vancouver Washington State University Vancouver Campus
WUCC Water Utility Coordinating Committee
WWTP City of Ridgefield’s Wastewater Treatment Plant
WSDOT Washington State Department of Transportation