19C.10.055 Applications for Comprehensive Plan Amendments

19C.10.055 Applications for Comprehensive Plan Amendments.

A. Applications for Comprehensive Plan Amendments shall include at least the following information:

1. a description of the Comprehensive Plan amendment being proposed including proposed map or text changes; and

2. an explanation of why the Comprehensive Plan amendment is needed and is being proposed.

B. The Planning and Public Works Department shall provide forms for proposed Comprehensive Plan amendments, except Budgetary Capital Facilities amendments.

C. Map Amendments – Employment Center. Applications for Map Amendments requesting redesignation of existing Employment Center parcels to another designation shall include a companion application proposing to redesignate other parcels to Employment Center. The companion application shall propose redesignation of other specific urban parcels that are currently designated or zoned for non-residential use and meet the following criteria: (1) the parcel is currently undeveloped; or (2) is not currently being used for uses permitted in an Employment Center zone. If an applicant contends a parcel is unlikely to be developed for industrial uses due to adjacent incompatible uses, the amount of critical areas on the parcel, or if the parcel is determined to be of insufficient size or proper location for industrial use, the legislative body may consider redesignating the parcel without a companion application. The intent is to ensure no net loss of total acreage in the Employment Center designation that is likely to be developed as an industrial use in the County. No net loss shall be measured using the "net developable acreage" on the parcels, as defined in PCC 18.25.030. Each application shall indicate how the proposed property meets the locational criteria for the Employment Center designation or why the existing Employment Center properties are unlikely to be developed for industrial uses.

D. Map Amendments – Planned Communities. A Map Amendment application requesting redesignation of an area to Master Planned Resort (MPR), Employment Based Planned Community (EBPC), or Master Planned Community (MPC), or an expansion of or modification to such designations, must contain conceptual plans that:

1. Describe planned uses and densities including, but not limited to, the proposed range of housing types and lot sizes, commercial uses, civic uses, and industrial uses, as applicable;

2. Describe the parks and open space network including acreage, layout, and recreational amenities;

3. Describe the transportation network including proposed road classifications, connectivity to the existing and proposed roadways, non-motorized transportation, and opportunities for transit service, as appropriate;

4. Describe how affordable housing will be included within the project consistent with the Housing Element of the Pierce County Comprehensive Plan;

5. Specify whether or not participation in the Purchase of Development Rights/Transfer of Development Rights program is proposed and the dwelling unit increase that is being sought through participation in the program;

6. Describe sewer and stormwater infrastructure;

7. Describe proposed bulk standards, landscaping, and building design requirements; and

8. Demonstrate how the proposal conforms with the basic requirements for an MPC, EBPC, or MPR as established in PCC 18A.75.080.

E. Map Amendments – Agricultural Resource Lands Errors. Map Amendment applications requesting correction of an error in mapping must contain supporting documentation as required by the Planning and Public Works Department.

F. Urban Growth Area Amendments. If the most recent Buildable Lands Report indicates that no additional residential land capacity is needed, one of the following shall be required:

1. Supplemental information updating population and development trends or documentation of regulatory changes implemented since the completion of the most recent Buildable Lands Report that justifies the need within the Countywide context to expand the Urban Growth Area; or

2. A companion application for reducing the Urban Growth Area in another location to ensure that the amount of residential land capacity is not increased. The properties proposed for removal from the Urban Growth Area must be contiguous with the Urban Growth boundary and be rural in character with existing rural densities.

3. Documentation that the proposed UGA application does not increase the residential or commercial/industrial capacity.

a. All applications for Map and Urban Growth Area Amendments shall include an affidavit documenting that taxpayers or property owners for all parcels included in the amendment request have been notified of the application by mail prior to submittal for initiation by the Council. A copy of the notification letter and mailing list shall be attached to the affidavit.

b. Following initiation by the Council, the applicant shall submit to the Department an affidavit documenting that the site has been posted at least 14 days prior to the hearing before the Planning Commission and the hearing before any applicable land use advisory commission.

2. Department Notification Requirements. Following initiation by the Council, the Department shall be responsible for providing notification of all Map and Urban Growth Area Amendments as follows:

a. Departmental Posting. Notice shall be posted in the Department at a central location accessible to the public.

b. Mailing. Notice shall be sent by the Department through the United States mail to the following: all property owners in the amendment area and within 300 feet, but not less than two parcels deep, around the exterior of the amendment area; affected cities; affected tribes including the Muckleshoot, Nisqually, Puyallup and Squaxin Tribes; affected fire and school districts; affected water purveyors; and affected land use advisory commissions. This does not add or subtract from Pierce County's notification obligations under the Puyallup Tribal Settlement Agreement.

3. Notification of Comprehensive Plan Amendments to Military Installations. Pursuant to RCW 36.70A.530, the Planning and Public Works Department shall notify the commander of Joint Base Lewis-McChord and any other federal military installation, other than a reserve center, that employs 1,000 or more personnel and is operated by the U.S. Department of Defense within or adjacent to the County's border, of the County's intent to amend its comprehensive plan to address lands adjacent to military installations to ensure those lands are protected from incompatible development.

a. The notice shall request from the commander of the military installation a written recommendation and supporting facts relating to the use of land being considered in the adoption of a comprehensive plan or an amendment to a plan.

b. The notice shall provide 60 days for a response from the commander.

c. If the commander does not submit a response to such request within 60 days, the county may presume that implementation of the proposed plan or amendment will not have any adverse effect on the operation of the installation.