Click here to load reader

  • date post

  • Category


  • view

  • download


Embed Size (px)




    TO: Board of County Council

    FROM: Steve Morasch, Planning Commission Chair Prepared by: Colete Anderson, Program Manager II

    DATE: January 23, 2018

    SUBJECT: CPZ2017-00016 Clark County Unified Development Code (Title 40) Amendments.


    On November 16, 2017, the Planning Commission voted 4 to 3 to approve the staff recol\lmendation to amend the Clark County Unified Development Code (Title 40) for CCC 40.100.070 Definitions, CCC 40.260.073 Cottage Housing, CCC 40.260.020 Accessory Dwelling Units-Urban and CCC 40.260.022 Accessory Dwelling Units-Rural.


    Clark County is responding to the communitywide effort to provide a greater variety of housing choices. The proposed amendments to development code are intended to support the diversity of housing choices, increase the variety of housing types for smaller households, and promote housing affordability consistent with the 20-Year Comprehensive Growth Management Plan. A complete summary of amendments provided for community comment is attached to this document in Attachment A.

    County Council held two work sessions on August 9 and September 6, 2017 to discuss how the county should respond to this need for a greater variety'of housing choices. Following the work sessions, the draft amendments were distributed for community comment. Outreach to date has included two published legal notices, a CVTV Close-up segment, a news release, postings on social media accounts (Facebook, Twitter and NextDoor), information on the county website and a number of newspaper articles. Community open houses were held on October 25 and 26, which were attended by approximately 100 citizens. Comments from the open houses along with other comments received since the Planning Commission hearing are included in Attachment B.

    A SEPA determination of non-significance was published in the Columoian n~wspaper on November 1 and the county has received no comments on the SEPA determination.

    Planning Commission held a work sessi9_n regarding the proposed changes on November 2 and a public hearing regarding the proposal on November 16. As part of the motion, Planning

    Community Planning Staff Report Page 1 of/4

  • Commission accepted staff' s recommendation, but added word ing to CCC 40.260.020 Accessory Dwell ing Unit s - Urban, and CCC 40.260.022 Accessory Dwelling Units- Rura l, that amended the owner occupancy requirement. The Planning Commission also added a provision requiring that Community Development provide an annual report on accessory dwelling units.

    Summary of Proposed Actions

    The proposed amendments provided for community comment are attached to t his document in At tachment A. The highlight ed text is reflective of the Planning Commission's additions to the staff proposal.

    No. Title/Chapter /Section Description

    1 40.100.070 Amend. Single-family dwelling definition to include t iny homes.

    2 40.100.070 Amend. Accessory dwelling unit definition to remove bedroom restrictions and add clarification between urban and rural accessory dwelling units.

    3 40.260.073 Amend. Cottage Housing to reduce the minimum size from 500 sq. ft. to 150 sq. ft.

    4 40.260.020 Amend. Accessory Dwelling Units - Urban to allow a full basement ADU, establish a 150 sq. ft. minimum, remove the one bedroom restriction and minimum lot size of 5,000 sq. ft.

    5 40.260.022 New. Accessory Dwelling Units- Rural to allow attached ADUs in RC-1, RC-2.5, R-5, R-10, R-20, AG-20, FR-40, FR-80 and AG-WL zones.



    1. The proponent shall demonstrate that the proposed amendment is consistent with the Growth Management Act {GMA} and requirements, the countywide planning policies, the Community Framework Plan, Clark County 20-Year Comprehensive Plan, and other related plans.

    No mop changes are proposed.


    The amendment shall meet all the requirements of and be consistent with the Growth Management Act {GMA) and other requirements, the countywide planning policies, the community framework plan, the comprehensive plan, local comprehensive plans, applicable capital facilities plans and official population growth forecasts.

    Commumt} Plannmg Staff Report Page 2 of 14

  • Findings: The proposed amendments are development code amendments that are consistent with the GMA Goals, community framework plan, comprehensive plan and applicable capital facilities plans.

    GMA Goal #4 speaks directly to housing issues. The goal"encourages the availability and affordable housing to all economic segments of the population of this state promote a variety of residential densities and housing types and encourage preservation of existing housing stock." RCW 36.70A.070(2) and WAC 365-196-410 Housing Element require counties to develop a housing element that include provisions for the existing and projected needs of all economic segments of the community, including a variety of housing types, a variety of housing densities, affordable housing and preservation of neighborhood character. An inventory of housing is also required to gauge the sufficiency of land and availability of existing housing for all economic segments of the community.

    RCW43.63A.215 requires counties with a population in excess of hundred twenty-five thousand to include accessory apartment provisions as part of the local government's development regulation, zoning regulation, or official control. The statute also provides local flexibility by making the regulations, conditions, procedures, and limitations of such provisions subject to local legislative authority.

    Countywide planning policy 2.1.7 states "encourage flexible and cost efficient land use regulations that allow for the creation of alternative housing types which will meet the needs of an economically diverse population."

    County 20-year planning policies 2.2.5 Preserve the character of stable residential neighborhoods through selective and .

    innovative zoning techniques. 2.2.6 Encourage a variety of housing types and densities in residential neighborhoods. 2. 7.1 Provide opportunities for new development to occur. There shall be no more than 75

    percent of any single product type of housing in any jurisdiction (e.g., single-family detached residential). Strategies to achieve these opportunities include but are not limited to: Minimum density for single family. These should average: eight dwelling units per

    acre within the Vancouver urban growth area, six units per acre with the Battle Ground, Camas, Ridgefield and Washougal urban growth area and four units per acre within the La Center urban growth area.

    Minimum density for multi-family. Provisions for Accessory Dwelling Units. Provision for duplexes in single family. e Provisions for townhouses/row houses. Allowance of manufactured home parks. Provision for diversified housing types allowed as part of a Planned Unit

    Development. Recognition of the flexibility allowed in housing types as part of a Mixed Use

    Development (e.g. living units above commercial areas). Recognition of Assisted Living Units as a housing type.

    Community Planning Staff Report Page 3 ofl4

  • Provision for diversified housing types allowed as part of a mixed use development. Recognition of Senior Housing Units as a housing type.


    Based upon the information presented in this report and in the supporting documents, Planning Commission is forwarding a recommendation of APPROVAL of staff's proposal, as amended, to county councilors.


    Community Planning Staff Report Page4 ofl4

  • Q 2 3 4 5 6 7 8 9

    10 11 12 13 14 15 16 17 18 19 20 21 22 23 24


    Attachment A . CCC40.100.070 Definitions

    Unless the context clearly requires otherwise, the definitions in this section shall apply to terms in this title. In addition to definitions provided below, there are chapter-specific or section-specific definitions in the following sections: o Section 40.240.040, Columbia River Gorge National Scenic Area Districts; Section 40.250.010, Airport Environs Overlay Districts (AE-1, AE-2); o Section 40.250.030, Historic Preservation; o Section 40.260.050, Bed and Breakfast Establishments; o Section 40.260.100, Home Businesses; o Section 40.260.250, Wireless Communications Facilities; o Section 40.310.010, Sign Standards; o Section 40.386.010, Stormwater and Erosion Control; o Section 40.410.010, Critical Aquifer Recharge Areas (CARAs); o Section 40.420.010, Flood Hazard Areas; o Section 40.430.010, Geologic Hazard Areas; o Chapter ~0.460, Shoreline Master.Program; o Section 40.560.030, Amendments Docket; Chapter 40.570, State Environmental Policy Act (SEPA); and o Section 40.610.020, Development Impact Fees. (Amended: Ord. 2009-06-01; Ord. 2012-07-16; Ord. 2015-11-24; Ord. 2017-07-04}

    Accessory use or "Accessory use" or "accessory structure" means one which is subordinate to the principal use structure of a building on the lot serving a purpose customarily incidental to the use of the principal


    Cottage housing "Cottage housing" means a grouping of small single-family detached dwellings clustered around a common area and developed with a coherent plan for the entire site.

    Dwelling unit

    Dwelling unit Accessory (ADU)

    Dwelling, duplex

    Dwelling, multiple-family,

    (Added: Ord. 2012-02-03)

    "Dwelling unit" means one (1) room or a suite of two (2) or more rooms, designed for or used by one (1) family or housekeeping unit for living and sleeping purpo