Wahkiakum County Comprehensive Plan Steering Committee
Meeting Summary
June 22, 2005
Members Present Others Present
Tom Doumit Melissa Taylor, CWCOG
Ruth Edmondson Cameron Edmondson, Puget Island
Andy Lea Linda Newton, SWSD
Richard Erickson David Tramblie, PUD
Delvin Fredrickson Steve McClain, West Side Water
Terry Irving, Planning Commission
Mark Linquist, County Commission
Other Members
Bill Coop Kyle Gribskov
Joe Florek Frank Webb
Leroy Burns Bob Jungers
David Vik
1. Project Update
This meeting was held to review water and sewer utility plans and to determine if any changes were needed to the land use map or plan policies based on their input. Melissa distributed an outline of work to-date regarding capital facilities and land use, as well as additional considerations for the group to examine.
2. Group Discussion
Dave Tramblie, Wahkiakum PUD, indicated that they will be implementing improvements to their water systems in 2006/2007. Andy Lea stated that the Town of Cathlamet has no plans to expand their system to include new areas, such as the Elochoman. They are focusing their efforts on maintenance of the system. Richard Erickson mentioned a trends toward smaller households, but bigger houses.
Dave indicated that another 80,000 gallon reservoir will be needed for the Salmon Creek expansion of the West End system. The distribution system will consist of 4-inch lines. So far, 45 homeowners have committed to connect to the system, which could ultimately serve 125-150 customers. Richard added that the presence of utilities will “sell the land”, especially in the Deep River area where growth has been slower. He asked how “rural character” can be maintained, when utilities present growth pressures for smaller lot sizes. The group indicated they’d like to see more of a mix of lot sizes on the future land use map, including lots from 0.5 up to 10 acres, where appropriate. For instance, the Salmon Creek area could show higher densities along the roads, with lower densities on the uplands areas.
Steve McClain described the Skamokawa water system. It has a 35,000 gallon reservoir that serves 33 customers. They could serve another 35 or so with the addition of another reservoir of the same size. The system has 6-inch mains, with 2-inch lines along Second Street. He’d like to see the system expand out Steamboat Slough Road to the nursery, and long term out to the wildlife refuge. Steve added that the current well is artesian, with a flow of 45 gallons per minute (gpm). There is an intertie with the Skamokawa Park system, in the case of system failure. Their plan is to serve what exists now.
Linda Newton stated that the Skamokawa Sewer District serves 57 households, with a maximum capacity of 60 households. Costs per customer are higher than desired, but distance comes at a price. They would like to extend to Sleepy Hollow, as a long range plan. Mark Linquist asked of there were state funds that could be accessed. Steve
Richard commented that extending Cathlamet utilities to the Skamokawa area would be quite a long reach. Steve responded that their wells are currently at 105 feet and 63 foot depths. Terry Irving is familiar with the fairground system, and stated that it has enough iron to affect taste. This is also the case in the Elochoman Valley.
It was suggested that an airpark might be doable within the 20 year timeframe of the plan. Another suggestion was to change SR 4 densities to 2.5 and 5 acres.
Discussion then turned to the West End water system. Adequate fire flow requires a 4-inch line, but it is currently cost-prohibitive to provide fire flows on the west. The PUD’s point of view is that the more density, the better. It will make utilities more economical to provide. They would prefer to see 400 homes on 5-acre tracts than 200 homes on 10 acres. While they currently have 245 customers, they have good well capacity for more households. The size of the distribution pipe will dictate the amount of connections and the economics of the service. Expanding from 4-inch to 6-inch pipe almost doubles the capacity of the system. Lines in the expansion area are planned at 4-inch pipe. While 8-12-inch pipe would allow for the maximum number of connections to the system, Dave suggested that this size line would be cost-prohibitive. The PUD currently installs 4-inch lines, but at the 2-inch cost to the customer. Up to a certain point, it costs relatively little extra to size up, as labor costs stay fairly constant; but after a certain point it becomes much more costly. Dave added that water line improvements along Pillar Rock Road are not looking very feasible, at this point.
There was discussion about sizing improvements for future growth, so that cost savings are realized to the taxpayer/ratepayer. This was countered with the common complaint about government agencies building “Cadillac” systems that cost more than current residents will afford. The group agreed it was tough to make the case to install improvements sized for growth capacity, but everyone (taxpayers) abhor tax increases later on to catch up with system needs. Either approach brings out strong opposition, it seems.
Discussion then turned to the Elochoman Valley. Mark Linquist indicated that 5 or 10-acre lots are not feasible any longer, and that 2.5 acre densities would reflect market demands. There are water supply issues in the valley, with wells at 50 feet, and deeper. The Town of Cathlamet did not examine potential service to the Elochoman Valley during their 2000 Water Plan Update. Tom indicated that an 80,000 gallon reservoir, at $1.00 per gallon might provide adequate pressure and storage. He wondered if a small dam might make an adequate reservoir, but regulatory barriers to such a facility would be significant. Mark reminded the group that current health regulations allow 1-acre minimums, or ½ acre lots with water service. There was consensus that a network of small group wells or community systems would not be desirable in the Elochoman. This would really impact the rural character of the area.
Terry commented that he would be concerned about establishing a zoning ordinance to regulate density. He believes this can lead to a lot of mistakes. Another concern is that young people will be priced out of the housing market, if densities are kept too low all over the county. Delvin added that he believes the county has developed well without any rules.
There was some discussion about when the “teeth” to implement a plan come into play. Melissa reminded the group that the plan, including the land use map, is only a recommendation. No one is bound to follow it, without regulations that are based on the concepts outlined in the plan. The teeth come later, after the adoption of the plan. First, a community has to agree on its vision, and outline what that means in its plan. Then, it can adopt ordinances to govern land use in order to achieve that vision.
Carlton Edmondson commented that this approach would keep industry from located next door to residential areas, as happened along S.R. 4, just outside of Cathlamet town limits. Steve indicated that water limits and availability will drive demand. He suggested “mixing up” the densities on the future land use map. Richard mentioned that Colorado has 40-acre minimums in areas just outside of Denver, where water isn’t as available. Andy suggested exploring alternative water sources. Richard shared his concern that if we don’t regulate land use to match with water/utility availability, we have done a disservice to those who buy their property later on, and no water is available.
3. Committee Questions/Comments/Suggestions
The group agreed that:
· The land use map should revisit densities, mixing up blocks of low density land use with higher densities, where appropriate.
· The Elochoman is better suited for higher densities than is shown.
· Roadways in Western Wahkiakum need to show higher densities, with lower density at higher elevations or where no utilities are planned.
· S.R 4 should have 2.5 and 5-acre densities.
· Proliferation of small water systems and shared wells is not desirable policy.
4. Upcoming Meetings
The next regularly scheduled meeting is set for July 20th at 6:30 p.m. in the County Courthouse. The first Wednesday of the month will be skipped due to Independence Day and holiday plans.
5. Adjourn
The meeting adjourned at approximately 8:35 p.m.
0265 Steering Committee Meeting Summary 06 22 05
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