Commissioners Adopt Final Comp Plan Update Docket

DAYTON— Columbia County Planning Director Meagan Bailey presented a list of 10 final docket items for inclusion in the 2020 Comprehensive Plan update to the board of county commissioners last week.

However, Docket Items 8 and 9, which drew the most negative response from the public during an October 8 planning commission meeting, were removed.

Bailey told the commissioners that Docket Item 8 was a request from the planning staff to revise the AR-2 minimum parcel size, which is a 10 acre/dwelling unit maximum density, and is more commonly called the “4 in 40” zone.

Bailey said the reason for the request was because the 4 in 40 standard is difficult to track administratively, given its malleability.

In theory, three one-acre lots and one 37-acre lot can be divided from a 40-acre parcel, which meets the legal requirements of this zone, said Bailey.

“However the intent is potentially dismissed in this proposal, as we are creating numerous small acre lots,” she said.

Tracking and determining the point where you measure the existing and proposed density is another problem, Bailey said. She said planning staff requested to be allowed to review this standard, to set a minimum lot size, and retreat from the density standard.

“The intent here was to offer more predictable growth, and to provide clearer lot dimension regulations for future subdivisions, if the public agreed with our interpretation of the intent of the code,” she said.

Port Executive Director Jennie Dickinson who was at the Oct. 8 planning commission meeting warned that some of the resource lands in AR-2 areas, which are timber and grazing areas, are too small to divide.

A comment was made that without a zoning map to look at it was difficult to ascertain exact locations.

Docket Item 9 was a request from the planning staff to possibly amend the A-1 zoning code to lower/change the current 40 acre lot size minimum in the agricultural zones, for the purpose of preserving Prime and Unique farmland, which is the vast majority of land in Columbia County, and to offer smart growth in areas that are suitable for development.

Bailey said the areas that did not meet true Prime and Unique Farmlands by definition would receive a new zoning definition with applicable lot dimensions and standards, thereby pushing development away from Prime farmland, and into an area that is known to be less productive, based on the best available science.

“In essence we were interested in exploring diversifying the zoning classifications within Columbia County and adding more varietal lot dimensions for future growth and development,” Bailey said.

Clay Hutchens who farms, and serves on the Conservation District Board, was at the Oct. 8 planning commission meeting.

He said he thought it was very dangerous to mix residential and agricultural land uses.

Landowner and farmer Skip Mead agreed saying mixing land uses poses a potential hazard to neighbor relations.

“We need to give this a lot more consideration before we go below 40 acres,” said Mead.

“None of the goals of the Growth Management Act is improved on by this,” added Columbia County resident Amy Amerein.

“We should protect resource lands,” said Dickinson. “But we should not be afraid to have a discussion, look at the land, and have a healthy discussion.”

Commissioner Swan Eaton said, “We are community representatives. We are not going forward with anything our community is not for.”

Docket Items 8 and 9 were struck from the list and the planning commission added Docket Item 11, which calls for a more thorough general review and further public discussion of the Agricultural, Agricultural Residential, Commercial and Industrial, and Recreational and Watershed zones.

Items 1 through 7, and 10 through 12 were adopted by the BOCC for inclusion in the 2020 Comprehensive Plan update.

These were:

1. To remove from the Urban Growth Area acreage in the northwest, which is primarily in the floodway, and acreage in the northeast, which is the site of an existing rock pit, and add UGA to the east end of the City of Dayton, along with additional acreage on the west end of town, where the Blue Mountain Station is predicted to develop in the future. This ensures a near-even transfer, according to Planning Commission staff.

2. To adopt the Blue Mountain Region Trails Plan into the Comprehensive Plan.

3. For the county and incorporated areas to work together and revise and update the historic countywide planning policies.

4. To establish docketing procedures within the county Code.

5. For commencement of a review by consultant to assess the county’s compliance with the Growth Management Act for protection of water resources in the county.

6. For a request from the BOCC regarding the potential to develop a Law and Justice building, and jail on the east end of the City of Dayton proximal to the Public Works Department.

7. To include the Planned Unit Development Ordinance into the Comprehensive Plan.

10. To include “addition of plastic recycling bins” for improved recycling facilities in the county.

11. Conduct a comprehensive review of zoning criterion, of Columbia County, including lot minimums, lot dimensions, setback requirements, road frontage, as determined by the planning commission and Comprehensive Plan work groups.

12. To open up the square footage of an accessory dwelling from the current allowable 800 sq. ft.