MAJOR INDUSTRIAL DEVELOPMENT
Chapter 17.21
FLOAT GLASS MANUFACTURING FACILITY
Sections:
17.21.005 Finding - No suitable site in urban growth area - Inventory.
17.21.030 Provision for infrastructure. facilities and services.
17.21.040 Transit-oriented site planning and traffic demand management programs.
17.21.050 Buffers from nonurban areas.
17.21.060 Environmental protection.
17.21.070 Protection of nonurban lands.
17.21.080 Mitigation of adverse impacts on resource lands.
17.21.090 Consistency with county critical area regulations.
17.21.005 Finding - No suitable site in urban growth area - Inventory.
An extensive review and inventory of developable lands demonstrates that there is no suitable site in any Lewis County urban growth area appropriate for siting a specific major industrial development for a float glass manufacturing plant. A suitable site can be designated outside of an urban growth area pursuant to RCW 36.70A.365. [Ord. 1179H §1, 2004]
17.21.010 Purpose.
These regulations implement Policy 5 of the countywide planning policies which calls for the development of industries to be encouraged in cities as well as those areas outside urban growth areas which satisfy the requirements set forth RCW 36.70A.365, and implement Lewis County comprehensive plan Policy LU 8.3 which calls for the designation of Major Industrial Developments - Master Planned Locations at certain specified locations outside of designated urban growth areas pursuant with RCW 36.70A.365. The purpose of this zone is to provide guidelines for development in the specific major industrial development for a float glass manufacturing plant and to ensure that the development in this zone does not create a need for urban services in the rural area or lead to urban development in rural areas. [Ord. 1179H §1, 2004]
17.21.020 Permitted uses.
(1) Permitted uses for this major industrial development are a float glass manufacturing plant, all pollution control structures, and associated delivery, distribution, processing and employee services including, without limitation, water and natural gas pipelines, electrical substations, tanks, towers and related facilities, railroad lines and switches, exhaust stacks, and on-site roads and parking and future transit facilities.
(2) Development of the major industrial development for float glass manufacturing facilities is through the master plan process provided in Chapter 17.20 LCC. [Ord. 1179H §1, 2004]
17.21.030 Provision for infrastructure. facilities and services.
The Chapter 17.20 LCC master plan approval shall assure that all new infrastructure is provided for, directly or by agreement, by a condition from the examiner requiring the applicant to be responsible for all costs of new infrastructure; provided, however, this requirement does not preclude use of government programs that fund portions of infrastructure to facilitate economic development and needed community facilities. The county may accept the applicant’s voluntary pro-rata contributions for any county road improvements identified by the environmental documents prepared for this major industrial development. Urban governmental services may be provided to this major industrial development so long as such services are not connected to uses in nonurban areas unless such connections are consistent with state law and the Lewis County comprehensive plan and have been approved by Lewis County. Consistent with existing local, state, and federal laws, water and natural gas pipelines and electric power lines and facilities, and railroad tracks may cross nonurban areas to serve this specific major industrial development. [Ord. 1179H §1, 2004]
17.21.040 Transit-oriented site planning and traffic demand management programs.
The master plan approved under Chapter 17.20 LCC for this major industrial development shall include a condition from the examiner requiring implementation of transit oriented site-planning and traffic demand management programs at the level and timing appropriate for this specific major industrial development. [Ord. 1179H §1, 2004]
17.21.050 Buffers from nonurban areas.
To further protect adjacent nonurban lands, the master plan approved under Chapter 17.20 LCC for this major industrial development shall include the buffers and setbacks included in the Application, as amended, including the stipulation that the south boundary of the master plan will be north of Olequa Creek and that the area of Olequa Creek and the associated wetlands be protected by a covenant or easement prohibiting all development therein. Except for the electrical substation, no buildings shall be permitted in the setbacks or buffers. Berms, walls, the rail spur, roads and utilities may be placed in the buffers and setbacks. [Ord. 1179H §1, 2004]
17.21.060 Environmental protection.
Environmental protection issues including air quality, water quality, and water quantity are addressed by mitigation measures included in the Final Environmental Project Statement (FEIS) published on July 14, 2004. To further protect air quality, the project shall obtain air quality permits from the Washington State Department of Ecology (“Ecology”) and the Southwest Washington Clean Air Agency (“SWCAA”). To further protect water quality and quantity, any groundwater withdrawn for this specific major industrial development shall require necessary permits from Ecology or the Lewis County water conservancy board. To further protect water quality and quantity. stormwater shall be managed as required by Chapter 15.45 LCC; provided, however, stormwater management for this specific major industrial development shall be designed for the 100-year, 24-hour storm event. [Ord. 1179H §1, 2004]
17.21.070 Protection of nonurban lands.
(1) By operation of state law, the site of any major industrial development approved under this title becomes an unincorporated urban growth area, but surrounding lands will remain designated rural and those surrounding lands may potentially be designated in part as resource lands. The following measures assure the protection of such lands from urban growth:
(a) This specific major industrial development is consistent with the uses authorized in RCW 36.70A.365.
(b) No new water facility or wastewater facility shall be extended to uses outside the boundaries of this specific major industrial development (except where such services must extend through the rural or resource areas between this major industrial development and another urban growth area) unless such extensions are consistent with state law and the Lewis County comprehensive plan and have been approved by Lewis County.
(c) No boundary change to this major industrial development site shall be made without an amendment to the comprehensive plan land use map consistent with the requirements of RCW 36.70A.365 and Chapter 17.20 LCC. [Ord. 1179H §1, 2004]
17.21.080 Mitigation of adverse impacts on resource lands.
This specific major industrial development has no adverse impact on any adjacent or nearby resource lands. [Ord. 1179H §1, 2004]
17.21.090 Consistency with county critical area regulations.
The master plan for this specific major industrial development is consistent with County regulations established for the protection of critical areas. [Ord. 1179H §1, 2004]