Members Present Others Present

Wahkiakum County Comprehensive Plan Steering Committee

Meeting Summary

February 16, 2005

Members Present Others Present

Richard Erickson Melissa Taylor, CWCOG

Ruth Edmondson Terry Irving, Planning Commission

Tom Doumit Cameron Edmondson, Puget Island

David Vik Maria Larcher, Puget Island

Other Members

Bill Coop Joe Florek

Frank Webb Leroy Burns

Bob Jungers Kyle Gribskov

Andy Lea (training obligation)

1. 
   Project Update
   

The February 2^nd meeting was cancelled due to other community meetings that conflicted with committee members’ responsibilities. In this meeting the group will examine land use maps for Skamakowa and Elochoman planning areas, in anticipation of community feedback sessions similar to the Puget Island meeting in December.

2. 
   Group Discussion
   

There was some initial discussion about the prospects of creating living wage jobs within the county. The link between family wages, affordable housing, and the type/amount of growth desired in the county was discussed. Ruth asked if there was a definition of “living wage” or “family wage”. Melissa responded that there has been an attempt to define a Washington living wage, but it has not received wide use. Cities across the U.S. have established “living wage” ordinances, with a local minimum wage specified by law, but these are typical of high growth, high-cost areas. She suggested using the information provided by the National Low Income Housing Institute, which annually surveys each county in the nation and establishes the minimum wage needed to rent a two bedroom apartment at local fair market rents. The 2004 report found that in Wahkiakum County, this amount is $10.96 per hour (a correction from Melissa’s recollection). This would mean that a worker earning current minimum wage would need to work 61 hours per week to earn that equivalent amount. For the State of Washington, the amount is $14.32 per hour. Both of these figures assume current practice of applying 30% of one’s income to cover housing costs. The price of housing was discussed, with Terry stating that it takes about $100,000 as a minimum, to purchase a home in today’s market.
Richard stated that in order to attract a business to the county, some competitive edge is needed. This typically takes one (or more) of the following:

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  Tax abatement
  
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  Industrial park property
  
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  Specialized or skilled workforce
  

He added that Wahkiakum County suffers more from underemployment than it does from unemployment. Many residents could earn higher wages or work more hours, based on their skills and knowledge, in another area. The trade-offs that people are willing to make for wages and quality of life were highlighted. Richard observed that some jurisdictions and corporations require their employees to live within a certain area that is in close proximity to the job. This can be a real challenge in high-cost areas, where teachers and people in service jobs cannot afford to live, due to their wage scale.

School enrollments were cited as another piece to this puzzle, with concern about declining enrollments in most rural school districts across the state, including Wahkiakum. Richard pointed out that South Bend District is growing due to the in-migration of a substantial number of Hispanic families that work outdoors. Maria countered with the service demands that can present themselves to local taxpayers when faced with a growing population that has challenges such as language barriers. She pointed out that this can, in the long term, lead to out-migration by other sub-populations. (Note: This was also pointed out by Jim Freed, when he talked about the workforce in Mason County employed in alternative forest products such as floral greenery.) David Vik observed that many county residents had grandparents who also faced these hurdles.
Melissa observed that any economic development approach by itself would probably be insufficient; a multi-pronged approach is needed, and it should include elements such as:

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  Available Incentives
  
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  Business Recruitment
  
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  Entrepreneurial Development and Business Retention
  
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  Value-Added Resource Industries
  

Richard added that he had been working with a potential client who was interested in Wahkiakum County, but wanted some industrial park or incubator space. Without those incentives, he wasn’t willing to consider moving off the beaten path. Commute times are also a factor for a lot of people. Wahkiakum has a real resource of cottage industry and small business persons. Richard shared that he had found a graphic artistic in Skamakowa, and was thrilled to be using a local person; but sometimes, people are wanting to keep a low profile, and don’t want to be aggressive about marketing and drumming up new business. It is part of the value trade-off for living in such a beautiful location. Richard believes quality of life issues will hold the key to future economic growth for the county, and this includes:

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  Services
  
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  Schools
  
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  Health Care
  

He mentioned a city in Kansas that offers free building lots to those who are willing to move in and stay for a certain length of time. Many people within a 40-mile radius would be willing to relocate for that.
Other Discussion:

Melissa asked the group what they thought of designating Pillar Rock as a national monument. The state has asked our transportation planner about that potential, as there could be some funds for tourism associated with that. Several people thought that the idea had merit on its own, but that it wasn’t feasible, given current ownership, road conditions, and land-locked location.

Skamakowa Planning Area Map

The group reviewed the Skamakowa Future Land Use Map designations that showed development suitability for the area as well as potential activity centers. A discussion of these designations and committee comments is given below.

• 
  Areas of potential housing development include: the west side of Middle Valley Road; the end of East Valley Road; an undeveloped, unused parcel of land about mid-way up East Valley, on the south side; the north side of West Valley Road and the end of West Valley Road. Housing development was also designated along the north side of S.R. 4, past the “town limits” to Risk Road, where a block of land marks the end of residential designations.
  
• 
  Existing/expansion of development around the air strip at the junction of East Valley and E Skamokawa Valley Road was indicated.
  
• 
  “Very Low” density areas were designated at the end of East Valley Road and West Valley Road, to reflect environmental constraints, topography, and the desire to create a more secluded, possibly high-end, environment.
  
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  Melissa pointed out that the 1985 map does not show any residential development past the core of Skamakowa village center. The designation is for Ag and forest uses only. This represents a departure from the 1985 plan.
  
• 
  There was discussion and general agreement about the desirability of designating “very low” residential densities, which was discussed as 10-acre home sites. This would be similar to the housing found just north of the county line, above Deep River, where Pacific County has 10-acre zoning in place to create their “Remote Rural” lifestyle.
  
• 
  Activity centers were located at the “village center” of Skamakowa, including the fairgrounds over to Skamakowa Town Center. This is intended to be community/tourism oriented activity.
  
• 
  An industrial activity center was shown at the north end of Steamboat Slough Road, where existing buildings house various uses. This is intended to be the area slated for “Skamakowa Harbor”, a working center oriented towards commercial fisheries. It could include a hoist and haul-out facility, fuel, flash freezing facility, and commercial kitchen. Smoked, frozen and other custom products could be marketed out of the county to regional distribution areas.
  
• 
  Some were concerned that businesses that rely on high visibility will have a hard time in the county, without good location and signage. Others added that many local businesses operate on word-of-mouth advertising, and are not dependent on high volume automobile traffic. Products known from other remote, rural areas were mentioned.
  
• 
  Capital improvement projects for the Skamokawa area were highlighted on the map. These included:
  
  • 
    Skamakowa River Dredging – This is underway, and is essential for the Skamokawa Harbor development as well as recreational improvements associated with Vista Park.
    
  • 
    Skamokawa Water System Extension – Committee members mentioned that this would allow development of the “bench” along the north side of SR 4 and is expected to occur in the short-mid term (within 5 years).
    
  • 
    Consolidation of small utility systems into one was viewed by several as an advantage. That might also allow Type A & B water systems to be added to a system, ending management issues for those.
    
  • 
    Fairgrounds Master Plan – for uses that maximize site potential
    
  • 
    Steamboat Slough - 2-lane boat ramp, courtesy dock, moorage facility, transient moorage dock; pump-out station, fuel dock
    
  • 
    Skamokawa Vista Park Boat Launch – Dredging, ramp, dock/moorage facilities, services, maintenance
    
  • 
    Bikeway Trails – SR 4, from Cathlamet to Skamokawa and JBH Refuge to Steamboat Slough Rd.
    
  • 
    Sports Fishing Trails – Along banks of Skamokawa Creek
    
  • 
    Barrier Free/Standard Shoreline Trails – Barrier-free public access along the Columbia River
    
  • 
    Waterway Trails – Brooks Slough, Skamokawa Creek– need dredging for flood control, recreation/commercial purposes.
    
  • 
    Dead Slough Muted Tidal Connection
    

Elochoman/East Cathlamet Planning Area Map

Melissa reviewed a map of the Elochoman/East Cathlamet area that showed development suitability for the area as well as potential activity centers. A discussion of these designations and committee comments is given below.

• 
  Areas of potential housing development include Beaver Creek Road, along the hilltop area near Keyser and East Roads and near the intersection with Elochoman Valley Rd.; east of the golf course, where existing development could be extended; south of S.R. 4 along the Columbia River; and along Elochoman Valley Road, where development pressures are already in play.
  
• 
  “Very Low” residential development is indicated on Beaver Creek Road; along the east side of Elochoman Valley Road; and along S.R. 4. David suggested that a logging landing could accommodate an upscale rural cluster development, with all the homes facing outward to territorial or panoramic views.
  
• 
  “Low” densities are shown on the west side of Elochoman Valley Road; on Beaver Creek near the intersection with Elochoman Valley; and east of the golf course.
  
• 
  “Medium” density” is shown from Foster Road to Monroe Acres, due to the presence of city utilities.
  
• 
  Melissa pointed out that much of the area designated for residential use represents a significant departure from the 1985 land use plan. Residential growth is not shown on Elochoman Valley Road, north of Beaver Creek Road, with the exception of Family Camp Road. The additional residential areas were designated as agricultural and forest uses in the 1985 plans. She pointed out that the group could simply acknowledge the development pressures where are currently in motion, as this map does, and build from there—or the group could encourage even higher densities that would support more economical utilities. On the opposite end, the group could consider incentives to encourage consolidation of 5-acre lots into ag conservation districts. This is being done in Clallam County.
  
• 
  An industrial activity center is shown along the west end of Elochoman Valley Road, and across SR 4, which incorporates existing industrial uses and planned expansion of the industrial area.
  
• 
  A recreational activity center is shown at Bradley Trails motocross facility. Melissa indicated that the area is shown larger than the current use, so as to accommodate another “noisy” recreational use such as a gun club. Some thought that grouping projects with similar impacts, such as noise, would be beneficial. The idea of putting a gun club/hunting lodge/resort area at the end of a road in a more remote location was mentioned, but the designation remained as shown. The closest gun clubs in the area are in Knappa and Clatskanie.
  

There was some discussion as to current county requirements for land development. Subdivision regulations were discussed and contrasted with the purpose and intent of zoning regulations. Subdivision regulations do not control use, and specify lot size minimums to the extent needed to meet sanitation codes for septic and water systems. Zoning is traditionally used to control incompatible land uses from being adjacent to each other, thus undermining property values. It can also be used to create communities and neighborhoods with different character, such as small starter home neighborhoods and rural estate communities.

3. 
   Committee Questions/Comments/Suggestions
   

Melissa asked for confirmation from the group regarding mapping designations for Skamakowa and Elochoman planning areas. The group indicated their agreement with the map designations as presented.
4. Upcoming Meetings

The next regularly scheduled meeting is set for March 2^nd at 6:30 p.m. in the County Courthouse. This meeting will address urban/rural conflicts, and a review of map changes based on committee input from the last two meetings.

5. 
   Adjourn
   

The meeting adjourned at approximately 8:45 p.m.

0265 Steering Committee Meeting Summary 02 16 05

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