Our community land use patterns reflect our connections to the land. New homes and other development are well planned in order to preserve open space and privacy. Services are located in Rural Neighborhood Centers while most of our services and employment are located in surrounding urban areas. We remain committed to supporting
economically viable and profitable agriculture. The area will remain primarily a rural community that serves the region with locally grown and produced products, recreational opportunities, and a chance for all to experience our open spaces.
GOAL
The goal of the rural land use policies is to ensure future decisions that impact the community are consistent with and continue the preservation of the rural character of Alderton-McMillin. This includes decisions related to land development, grant funding, roads, infrastructure and
services, and anything that has the potential to change or impact the character and structure of the community.
Rural Residential
Agricultural Resource Lands and Rural Farm Policies
Purchase and Transfer of Development Rights
Rural Neighborhood Center
Rural Industrial Center
Mineral Resource Overlay
IMPLEMENTING ACTIONS
OBJECTIVES, PRINCIPLES, AND STANDARDS
Rural Residential
Intent: Ensure the Alderton-McMillin community remains rural in character over the next 20 years.
Objective 1. Maintain and promote rural residential land uses that have a low density rural land use pattern, preserve the rural character, encourage agricultural activities and protect environmentally
sensitive features within the plan area.
Principle 1. Maintain the rural community and character into the future. The rural character of Alderton-McMillin is defined and shall be maintained as working farms, forests, open space, and low density residential homes on large lots.
Standards
1.1.1 Land uses and activities shall be consistent with and preserve the rural character. This shall apply to land use and permitting decisions for development activities as well as grant funding, roads and other infrastructure, services, and any actions
that have the potential to impact the community.
1.1.1.1 Control the scale and intensity of uses in the rural areas to maintain rural character.
1.1.2 Rural character is defined through larger lot sizes, open spaces, environmental features, activities that are associated with the land such as working farms or passive recreation, a quieter lifestyle without noise of traffic and activities throughout
the day and into the night.
1.1.3 In order to maintain and preserve the rural character of the Alderton-McMillin community, the following types of non-agricultural activities are not considered compatible with rural character:
a. activities that generate constant, ongoing noise;
b. activities that generate large amounts of traffic within a short duration;
c. activities that are dependent upon an urban population draw; (other than farm sales and tours);
d. activities that operate into night hours; or,
e. activities that require extensive lighting or lighting that spills onto neighboring properties.
1.1.4 Any conditional use permit granted within the Alderton-McMillin community shall include a condition of approval that the permit shall be reviewed every five years by the Planning and Land Services Department to ensure the activities on site are
maintained and carried out in accordance with the conditions of approval. Strict enforcement action shall be taken when properties are out of compliance.
1.1.5 Any major amendment to approved development applications shall include a condition of approval that requires the major amendment to meet design standards.
Principle 2. Identify lands for a Rural 10 designation and ensure activities on those lands meet the objective of maintaining a rural lifestyle and rural character.
Standards
1.2.1 Lands that are not devoted to resource uses, Rural Neighborhood Center, Rural Farm, or Rural Industrial Center shall be designated and zoned Rural 10.
1.2.2 Allow rural residential land uses in the Rural 10 zone that are consistent with a rural lifestyle and character.
1.2.2.1 Within the Rural 10 designation, the dominant land use should be detached single-family homes on large lots.
1.2.3 Allow limited civic uses within Rural 10. Civic uses shall have size restrictions compatible with the rural area. Civic uses shall be supported by rural infrastructure and not require urban facilities or urban levels of service.
1.2.4 Prohibit the following uses within the Rural 10 designation.
a. agricultural sales and services;
b. commercial uses (except as an accessory).
1.2.5 Allow the following uses within the Rural 10 designation:
a. non-profit recreational uses;
b. forestry, surface mines, and crop production;
c. home occupations and cottage industries.
1.2.6 Cottage industries should be accompanied by site design requirements to mitigate noise, lighting, and sight impacts to neighboring properties.
1.2.7 Home occupations and cottage industries that grow beyond the limits of the underlying residential designation and the allowances of the code shall be relocated to an appropriate commercial or industrial zone. Allowances shall not be made to continue to grow home occupations
and cottage industries within the Rural 10 designation. Permitted home occupations and cottage industries shall be reviewed every five years by the Planning and Land Services Department to ensure the activities on site are maintained and carried out in accordance with the conditions of approval. Strict enforcement action shall be taken when properties are out
of compliance.
1.2.8 Industrial uses shall not be allowed in the Rural 10 designation except single-tenant contractor yards.
1.2.8.1 Contractor yards should be allowed with a conditional use permit.
1.2.8.2 Contractor yards shall be sized and designed compatible with the rural area.
1.2.8.3 Contractor yards shall be screened with landscaping.
Principle 3. Development proposals which have significant adverse impacts to critical areas or resource lands that cannot be mitigated to less than significant levels shall be denied.
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Agricultural Resource Lands and Rural Farm Policies
Intent: The intent of the Agriculture Resource Land and Rural Farm policies is to state the allowed densities for these lands and to allow farmers to make a living by selling their agriculture produce, value-added
products, and similar related accessory uses on site.
Objective 2. Support and strengthen an agriculture-based economy and lifestyle while retaining the rural atmosphere.
Principle 1. Allow and encourage a variety of uses in the Agriculture Resource Land and Rural Farm designations that are consistent with and support the long-term viability of farming.
Standards
2.1.1 Allow production, sales, and marketing of farm and related products throughout agricultural lands in the valley.
2.1.2 Sales of farm goods such as produce, nursery items, plants, eggs, wine, arts and crafts, dairy products, and limited accessory retail shall be allowed on ARL and Rural Farm properties.
2.1.3 Direct farm marketing, U-pick, value-added product sales, wineries, nursery sales, and accessory uses such as sales of arts and crafts or antiques shall be permitted outright.
2.1.4 Farm activities that continue for more than 60 days and generate heavy traffic, excessive noise, or other significant impacts to the community shall be permitted through an administrative use or conditional use permit.
2.1.5 Farm related uses such as bakery sales, restaurants, microbrews, sales of feed or farm equipment, recreational activities and educational tours, company picnics, and birthday parties should be allowed. Farm related uses are either value-added
products or products used for farming or farm tourism.
2.1.6 Regulatory requirements for agricultural product sales shall allow local farmers flexibility to stay in business throughout the year. Regulations should recognize the importance of on site and locally grown products but acknowledge that local farmers are not producing during
certain times of the year. Regulations shall not be so restrictive that it is a detriment to the farm viability.
2.1.6.1 The retail opportunities should provide local farmers with a means to augment their farming income.
2.1.6.2 Regulations shall be revised to clarify that a retail facility owned and operated by a farm shall not be required to provide locally grown products year-round. During the local off-season, the floor area of these stores may be predominately consumed with non-local products if the
store is predominately dedicated to locally grown products during the harvest season, May through November.
2.1.7 Allow the sale of agricultural supplies such of feed, grain, fertilizers, and small farming equipment. Large suppliers and equipment sales should be located in Rural Neighborhood Centers, industrial areas, or nearby urban areas.
2.1.8 The intensity and design of structures should reflect the rural character and be in an open air farmers’ market format or incorporated into a barn-like structure. New structures should be small in size in proximity to neighboring properties and outside storage and sales should
be limited in scope and screened.
2.1.9 Outside storage should be controlled and fenced to provide adequate screening.
2.1.10 Prohibit civic uses on ARL and Rural Farm lands.
2.1.11 Allow for commercial animal production and boarding.
2.1.12 All uses and activities on agricultural properties shall be consistent with the maintenance of the rural character and lifestyle.
2.1.13 Allow opportunities for employee housing on agricultural lands.
2.1.14 Consider developing a Puyallup-Carbon River Valley farm tour.
2.1.15 Within five years of plan adoption, a monitoring report shall be produced by Planning and Land Services that will consider new uses on agricultural properties and whether the regulations are achieving the desired conditions. Policies and regulations shall be adjusted
accordingly to achieve the long term vision.
Objective 3. Promote a more stable environment for farm operations and to reduce non-farm competition for scarce rural land and the uncertainties that can lead to a gradual disinvestment in agriculture.
Principle 1. Implement policies and programs to stabilize agriculture.
Standards
3.1.1 Recognize the Puyallup-Carbon Valley (or community plan area) is a rural agricultural community and prioritize agricultural uses and activities over residential housing.
3.1.2 Research the possibility of developing a program wherein active commercial farms can apply to have their land tax based on agricultural value rather than market value.
3.1.3 Sound agricultural practices may generate noise and odors. Agricultural land uses are a priority for this community. Work to educate realtors on the importance and impacts of agriculture.
Objective 4. Allow two options for residential densities in the Agricultural Resource Land and Rural Farm zones.
Principle 1. Residential density shall not exceed a maximum of one dwelling on ten acres. Residential density may be increased to a maximum of one dwelling unit per five acres when in a clustered residential development on properties 20 acres or more with only one lot larger than one acre. The
remaining unclustered area must be dedicated to open space or agricultural use through an Agriculture Conservation Easement.
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Purchase and Transfer of Development Rights
Intent: Create opportunities for ARL and Rural Farm property owners to receive a financial return on their land holdings while conserving prime agricultural soils and open space to continue viable farming activities.
Objective 5. Support the long term preservation of prime agricultural lands most susceptible to development conversion.
Principle 1. Implement a Purchase of Development Rights (PDR) program in Pierce County.
Standards
5.1.1 All ARL and Rural Farm zoned properties within Alderton-McMillin plan area should be eligible to participate in a PDR program.
5.1.2 Pierce County shall convene at least one public meeting in the Alderton-McMillin community while developing the Countywide TDR program.
Objective 6. Establish the following sending criteria to prioritize Alderton-McMillin properties for TDR and PDR transactions. The acquisition of development rights should be prioritized as follows (most important to least):
a. Threat of conversion (magnitude, urgency)
b. Importance (soil types, size, contiguous);
c. Viability (on-site production/support facilities, water availability, drainage)
d. Environmental Values (benefits to fish and wildlife);
e. Community Values/Priorities (education, viewshed, aquifer recharge, stormwater, job creation)
Objective 7. Outline an effective TDR program for Alderton-McMillin that will assist farmers and farm preservation.
Principle 1. The Alderton-McMillin TDR program should be a component of a Countywide TDR program.
Principle 2. In order to balance an appropriate amount of growth with potential impacts to the Alderton-McMillin community, TDR receiving areas within the community plan area shall be required to obtain development rights from within the community plan area. Development rights from Alderton-McMillin
sending sites should be allowed to be sent to any destination within Pierce County through an adopted TDR program.
Principle 3. Alderton-McMillin sending sites should meet the following:
Standards
7.3.1 Eligible sending properties within the Alderton-McMillin plan area shall be limited to ARL and RF zoned properties.
7.3.1.1 Transfer of development rights from ARL properties shall be a higher priority over Rural Farm zoned properties.
7.3.2 The priority for transfer of development rights should be as follows (most important to least):
a. Threat of conversion (magnitude, urgency);
b. Importance (soil types, size, contiguous);
c. Viability (on-site production/support facilities, water availability, drainage)
d. Environmental Values (benefits to fish and wildlife);
e. Community Values/Priorities (education, viewshed, aquifer recharge, stormwater, job creation).
7.3.3 The Alderton-McMillin Community Plan area and the Riverside area shall be prioritized over other County TDR sending sites due to the large amount of contiguous agricultural lands and threats to conversion.
7.3.4 ARL/Rural Farm property owners should be notified and educated on the benefits of participating in the TDR program.
Principle 4. Alderton-McMillin receiving sites should meet the following:
Standards
7.4.1 TDR receiving sites within the plan area shall be limited to the Reserve 5-TDR Receiving Overlay as illustrated on the proposed land use designation/zoning map(s).
7.4.2 Lands within the Reserve 5 - TDR Receiving Overlay shall only be designated Urban in a year of Pierce County Comprehensive Plan compliance review when the following steps have been met:
7.4.2.1 The associated city demonstrates and documents the UGA expansion is consistent with GMA, Countywide Planning Policies, and Pierce County Comprehensive Plan UGA expansion criteria per P.C.19A.30.010 G.
7.4.2.2 The associated city has updated and adopted land uses plans and environmental review for the expansion area;
7.4.2.3 The associated city has documented the ability to provide urban facilities and services within the expansion area;
7.4.2.4 The associated city has demonstrated consistency with WAC 365.190.050, the Countywide Planning Policies and the Pierce County criteria for de-designation of ARL lands;
7.4.2.5 Development rights have been purchased and ready to be transferred to the urban area.
7.4.3 Development rights from sending sites outside the Plan area should not be transferred to a receiving site within the Plan area within the first fifteen years.
7.4.4 Within Alderton-McMillin, receiving sites may be built-out as residential, commercial, or mixed use in accordance with the zoning of the receiving area.
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Rural Neighborhood Center
Objective 8. Establish a rural neighborhood center to serve as a focal points for commercial business and community activities as well as provide goods and services for local residents.
Principle 1. Recognize and improve commercial Rural Neighborhood Centers at 96th Street East and SR-162, and at 128th Street East and SR-162 in order to provide limited rural commercial services that are not appropriate on other rural lands. Uses should provide services to the rural population and
maintain rural character.
Standards
8.1.1 Within one year of plan adoption, the county shall work with local business owners and the community to develop a master plan for the RNC that will include site and design standards as well as a traffic control plan. The master plan shall retain the rural character and prevent traffic conflicts with
SR-162.
8.1.2 Prohibit commercial activities from sprawling along SR-162 or other major arterials through the establishment of a Rural Neighborhood Center.
8.1.3 Allow civic and commercial uses that can be supported by rural facilities and services and that support the rural agricultural economy. The RNC should provide limited goods and services for rural residents.
8.1.4 Allow such uses as public safety services, transit services, agricultural products and supply sales, agriculture-related amusement and recreation uses, personal services, business services, dinner theaters, gas stations, restaurants, micro-breweries, and farmers market. Uses should provide services to
the rural population and maintain rural character.
8.1.5 Prohibit urban intensity or types of uses within the RNC. Such uses include: fast food restaurants, malls or strip malls, and large scale commercial buildings or large traffic generators.
8.1.6 Prohibit large civic uses such as schools and churches within the limited commercial area of the RNC.
8.1.7 Permitted uses in the RNC based on 1990 business types include sales of general merchandise, food store, espresso shop, gas station, daycare, and building materials and garden supply.
8.1.8 Uses are appropriate in RNCs when consistent with LAMIRD criteria.
8.1.9 Allow infill development within the logical outer boundary of established rural neighborhood centers.
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Rural Industrial Center
Intent: Recognize and designate the McMillin Park of Industry area for rural industrial uses.
Objective 9. Establish a designated Rural Industrial Center that encompasses property vested for industrial activity within and adjacent to the McMillin Park of Industry.
Principle 1. Ensure the designated Rural Industrial Center meets the LAMIRD criteria to allow for more intensive uses within a rural area.
Principle 2. Prohibit the expansion of the a Rural Industrial Center.
Standards
9.2.1 Strict site design, landscaping and the construction of external roads should reinforce the set boundaries Rural Industrial Center.
9.2.2 The Rural Industrial Center shall not be expanded beyond the boundaries set within the community plan. Expansion of the industrial center beyond current boundaries is not considered compatible with the rural and agricultural character of the Alderton-McMillin Community Plan.
Objective 10. Through the development regulations ensure proposed industrial uses are functionally and visually compatible with the surrounding rural character.
Principle 1. Minimize aesthetic impacts from future infill development and expansion of established activities to surrounding non-industrial uses.
Standards
10.1.1 Design development in ways that respect and balance the natural environment.
10.1.1.1 Implement low impact development design standards where feasible.
10.1.1.2 Require significant vegetative buffering/screening between industrial and non-industrial lands.
10.1.2 On-site lighting should enhance visibility and security without projecting glare on surrounding non-industrial areas.
10.1.2.1 Outdoor lighting should be focused downward and not protrude into the night sky or beyond property boundaries.
10.1.3 Mitigation measures shall be provided to reduce impacts to adjoining non-industrial uses when an activity occurs outside an enclosed building.
10.1.3.1 Screen materials stored outdoors from non-industrial properties.
10.1.3.2 Screen refuse collection/recycling areas and loading/delivery areas from neighboring non-industrial uses.
Principle 2. Minimize noise impacts to surrounding non-industrial uses.
Standards
10.2.1 Industrial activities should not produce excessive noise that impacts quality of life in adjacent non-industrial properties.
10.2.2 Require vegetative buffering/screening between industrial and non-industrial lands.
Principle 3. Industrial buildings should be perceived as a smaller mass from a public streetscape.
Standards
10.3.1 The walls of new buildings shall be modulated to generate a perception of smaller scale from a public streetscape.
10.3.2 Public entrances shall be articulated through architectural detail.
10.3.3 Reflective glass shall be prohibited.
Principle 4. Minimize impacts to SR-162 and the local road system from the Rural Industrial Center.
Standards
10.4.1 Impacts to SR-162 and the local road system shall be minimized to the greatest extent possible.
10.4.2 Developments should incorporate local rail service into their operations as a means to reduce increased traffic on SR-162.
10.4.3 Industries requiring rail service are encouraged to locate within the Alderton-McMillin Rural Industrial Center.
10.4.4 Pierce County should seek opportunities to support the rail service to the industrial center.
Principle 5. Signage for the Rural Industrial Center shall be for business identification purposes only and shall not be used as a means to advertise to potential customers/clients.
Standards
10.5.1 Building and free standing signs should be designed and located in a manner that is compatible with the rural character and neighborhood.
10.5.1.1 Pole signs shall be prohibited.
10.5.1.2 Building and freestanding signs should not be internally illuminated.
10.5.1.3 Limit the size of sign faces that advertises individual businesses to consistent with the rural character.
10.5.2 The industrial park shall be identified with only one sign located along SR-162.
10.5.2.1 The industrial park identification sign shall be a monument style sign.
Objective 11. Reserve land in the Rural Industrial Center for manufacturing/light industrial uses.
Principle 1. Limit the permitted uses to manufacturing/light industrial activity, preferably served by rail.
Standards
11.1.1 Light manufacturing is the preferred activity within a Rural Industrial Center.
11.1.2 Allow industrial uses that are:
a. Food or Agriculture related;
b. Intermediate Manufacturing;
c. Final Assembly: and,
d. Warehousing and distribution.
11.1.3 Allow for and promote railway facilities such as transfer facilities and lay down yards to support the local industries.
11.1.4 Industrial activities within the Rural Industrial Center shall not require the expansion of urban services.
11.1.5 Industrial uses should not negatively impact the environment or degrade water quality.
11.1.6 Prohibit the following uses:
a. Heavier industrial uses that produce substantial waste byproducts or wastewater discharge;
b. Commercial service and retail businesses;
c. Contractor Yards;
d. Waste treatment and storage;
e. Residential uses; and,
f. Rendering.
Principle 2. Area residents should have an opportunity to comment on a proposed industrial activity through a public hearing process to propose/endorse adequate conditions of approval.
Standards
11.2.1 All uses within a Rural Industrial Center shall be reviewed through a conditional use permit.
11.2.1.1 Uses within the Rural Industrial Center shall minimize impacts to the community and surrounding neighborhoods.
Principle 3. The Rural Industrial Center should be receptive to accommodating existing cottage industries within the valley which would like to further expand their operations when consistent with allowed uses.
Enforcement
Objective 12. Strive to provide timely enforcement of illegal businesses and uses.
Principle 1. When a business or use that is not allowed is constructed or begins operation, enforcement action should be taken quickly and the operation should be closed.
Principle 2. When a business or use is allowed but constructed without appropriate permits, action should be taken quickly to ensure the permits are applied for and received only when all applicable community plan regulations and standards can be met.
Standards
12.2.1 Within one year of plan adoption, identify properties and pursue priority enforcement actions.
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Mineral Resource Overlay
Objective 13. Restrict new mining activities within the plan area until the County provides adequate mapping and standards for Mineral Resource Overlay (MRO) areas.
Principle 1. Allow new mining activities only after the County completes the MRO mapping process on a Countywide basis and develops MRO standards. Prohibit new mining activities in all designations until this process is completed.
Principle 2. Control the expansion of existing surface mining activities beyond that which is already allowed through Washington State Department of Natural Resource (WDNR) issued permits.
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IMPLEMENTING ACTIONS FOR THE LAND USE ELEMENT
The following list of actions needs to be completed in order to implement the policies contained within this plan. They are arranged according to the timeframe within which each should be completed: short, medium, or long term. Short-term actions should occur within one year of plan adoption.
Mid-term actions should be completed within 2-5 years. Long-term actions should be completed within 5-10 years of plan adoption. The entity or entities responsible for leading the effort to complete the action item is listed in parenthesis following the action. Actions are assigned to the Land Use Advisory Commission (LUAC), Pierce County Planning and Land Services (PALS), Pierce
County Economic Development (ED), Pierce County Parks and Recreations (Parks), Pierce County Public Works & Utilities (PWU), Washington State University Extension (WSU), and Tacoma-Pierce County Health Department (TPCHD).
Short Term Actions (Upon plan adoption to 1 year)
Amend the Pierce County Comprehensive Plan to adjust land use designations according to plan policies and maps including: (PALS)
· Establish a Rural Industrial Center designation.
· Revise land use designations per the adopted community
plan. (PALS)
Amend the Pierce County Development Regulations – Zoning to:
· Establish the allowed uses in zone classifications per
the plan policies.
· Establish densities and dimensions for the zone
classifications. (PALS)
Amend the Pierce County Zoning Atlas to adjust the zones for the Alderton-McMillin Community Plan area. (PALS)
Amend the Pierce County Development Regulations – Design Standards and Guidelines to require site design requirements for home occupations and cottage industries and within the Rural Industrial Center. (PALS)
Amend the Pierce County Development Regulations – Signs to require sign design requirements within the Rural Industrial Center. (PALS)
Develop master plans for the Rural Neighborhood Centers at 96th Street East and SR-162, and 128th Street East and SR-162.
Inventory, identify, and place qualifying properties on a priority enforcement list.
Develop a public education and outreach program to provide information to the public about the Pierce County PDR and TDR programs. (PALS, WSU Extension)
Mid-Term Actions (1-5 years)
Establish a process to review conditional use permits on a five year basis. (PALS)
Work with the Pierce County Assessor-Treasurer’s Office to research possibilities of reconciling property taxation with existing zoning and allowed uses pursuant to what is allowed in the zone. (PALS, Assessor-Treasurer’s office)
Implement Purchase of Development Rights (PDR) and Transfer of Development Rights (TDR) programs in Pierce County. (PALS, WSU Extension Office)
Create an annual monitoring report regarding the effectiveness of the Pierce County TDR program in preserving prime agricultural land. (WSU Extension Office)
Design and implement a realtor education/communication forum to ensure new home buyers understand agriculture is a primary activity in the Alderton-McMillin community. Noise and odors may be experienced.
Long Term Actions (5-10 years)
Map potential mineral resource lands within the community plan area and develop Mineral Resource Overlay (MRO) standards. (PALS)
Puyallup
Valley Preservation Group