Planning and Development Services

Director: Dale Pernula

History of the Bayview Ridge Urban Growth Area

For information on the current adopted plan, please visit www.skagitcounty.net/bayviewridge

BVR 3dSubarea Plan Amendments Adopted November 17, 2014

On March 18, 2014, the Board of County Commissioners directed the Department by motion to prepare a plan to reconfigure the Bayview Ridge Subarea. The Department is proposing amendments to the Bayview Ridge Subarea Plan as part of this year’s Comprehensive Plan Amendments, as well as corresponding development regulation amendments.

Resources
Transportation & Traffic

Parks and Recreation Stormwater Management Airport Compatibility
Density Credits Fiscal Impact Analysis State Environmental Policy Act ("SEPA") Review

2013 Subarea Plan

What is the Bayview Ridge Subarea Plan?

The Bayview Ridge Subarea Plan created a small "non-municipal Urban Growth Area" on about 3,900 acres in the Skagit Valley approximately one mile west of the City of Burlington on the southeast portion of Bayview Ridge. If developed as proposed, the area would accommodate many of the 50,000 new residents forecast to live in Skagit County in the next 20 years and not accommodated in existing urban growth areas.

The subarea includes the Skagit Regional Airport and a mix of existing urban levels of commercial, industrial, and residential properties plus rural residences and some farms. The remaining undeveloped properties are generally large, providing an opportunity for multiple uses and master site planning.

What is the Bayview Ridge Subarea Plan?

The Bayview Ridge Subarea Plan created a small "non-municipal Urban Growth Area" on about 3,900 acres in the Skagit Valley approximately one mile west of the City of Burlington on the southeast portion of Bayview Ridge. If developed as proposed, the area would accommodate many of the 50,000 new residents forecast to live in Skagit County in the next 20 years and not accommodated in existing urban growth areas.

The subarea includes the Skagit Regional Airport and a mix of existing urban levels of commercial, industrial, and residential properties plus rural residences and some farms. The remaining undeveloped properties are generally large, providing an opportunity for multiple uses and master site planning.

How was the Subarea Plan developed?

A Citizens Advisory Committee worked with the County to prepare the plan, which was then forwarded to the Planning Commission. The Planning Commission focused on major issues such as:

  • Airport compatibility and appropriate scale of land use in various safety zones; and
  • Infrastructure, especially stormwater management sufficient to protect downstream farms, water, sewer, parks, transportation, schools, and emergency services.

The Planning Commission recommended numerous changes, such as:

  • Deferral of the urban residential portion and new industrial and commercial zoning until the county adopts the Bayview Watershed Stormwater Management Plan;
  • Allowing new schools in limited circumstances;
  • Larger area for small retail and service businesses;
  • Greater protection of residential development where adjacent to industrial uses; and
  • More pedestrian and bike connections.

The Skagit County Board of County Commissioners adopted the plan in December 2006. The plan was appealed to the Western Washington Growth Management Hearings Board. The Hearings Board issued a decision in August 2007 finding the urban growth area to be generally consistent with the Growth Management Act but ordered the County to update the capital facilities plan for providing infrastructure.

The County cured all the Hearings Board issues but one through amendments to the plan that the Board of Commissioners adopted in August 2008. The Board dismissed the one remaining issue regarding park facilities planning after the County signed a settlement agreement with the remaining appellant parties, committing the County to a detailed public participation program for creation of a Planned Unit Development ordinance and Low Impact Development techniques for Bayview Ridge.

Archived Subarea Plan Documents

Subarea Plan Amendments Adopted December 3, 2013

Board of Commissioners Review Draft

Public Release Draft for Planning Commission Review
PUD code and development regulations

Overview

Community Survey (August 2010)

All Skagit County residents were invited to participate in an online survey for three weeks starting August 4 to help us develop concepts that the Bayview Ridge Community expressed approval of at the April 2010 community workshop. Skagit County will use the results of this survey to inform the development of the PUD ordinance and associated design standards.

Community Planning and Design Workshop (April 21, 2010)

Skagit County and HDR hosted a well-attended community planning and design workshop at Bay View School to review options for a Planned Unit Development (PUD) ordinance for Bayview Ridge. Workshop participants received briefings on the Port of Skagit County's operations at Bayview Ridge and commented on HDR's examples of PUDs and Low-Impact Development (LID) techniques from around the country. 

Service Providers Workshop (March 3, 2010)

Skagit County and HDR hosted a workshop with the Skagit County Commissioners, county staff, and regional service providers (special purpose districts, utilities, etc.)—about 50 participants in all who were briefed on the history of the Bayview Ridge Subarea Plan development and implementation process, the concept of Planned Unit Developments (PUD) and Low Impact Development (LID) techniques, and how those concepts could be utilized at Bayview Ridge through a review of local and national examples. The workshop concluded with a breakout sessions to inspire strategic thinking about the subarea and the opportunity to create a sustainable, walkable, livable, and economically-viable community.

The following documents are available for historical reference only. The plan version at the top of the page is the currently effective document.

County's Second Bayview Ridge Compliance Proposal (4/25/2008)

Introduction Strike-through Clean
Chapter 1 - Existing Conditions Strike-through Clean
Chapter 2 - Land Use, Community Character & Design Strike-through Clean
Chapter 3 Business & Industrial Development Strike-through Clean
Chapter 4 Community Center Strike-through Clean
Chapter 5 Housing Strike-through Clean
Chapter 6 Transportation Strike-through Clean
Chapter 7 Capital Facilities Strike-through Clean
Chapter 8 Utilities Strike-through Clean
Chapter 9 Parks, Recreation, & Open Space Strike-through Clean
Chapter 10 Natural Environment Strike-through Clean
Chapter 11 Essential Public Facilities Strike-through Clean

Countys First of Two Bayview Ridge Compliance Proposals (4/11/2008)

Bayview Ridge Subarea Plan, December 2006 BOCC-Approved Draft

Bayview Ridge Subarea Plan, March 2005 Draft (PDF 3MB)

Development Standards - 2005 Draft

Planning Commission changes to staff draft

 Changes to Plan Policies, Text, and Land Use Map (March 1, 2005)

A. Department Report
B. Planning Commission Resolution and Findings for Bayview Ridge Plan
C. Map of Changes to Proposed Land use Plan

Changes to Development Standards (March 1, 2004)

A. Department Report on Development Regulations
B. Planning Commission Resolution and Findings for Bayview Ridge Development Regulations

Final Environmental Impact Statement (FEIS) February 2004 (without appendices)

Bayview Ridge Subarea Plan Documents from 2003

Skagit Regional Airport Land Use Compatibility Study(PDF 8MB)
This land use compatibility study evaluates three issues that could threaten the ability of Skagit Regional Airport to provide general aviation services: the safety of both pilots in flight (height) and the general public on the ground (safety), as well as adverse impacts to the surrounding area generated by aircraft noise.

Bayview Ridge Subarea Plan History

Background

imageThe Skagit County Board of Commissioners adopted the Bayview Ridge Subarea Plan in December 2006 (Ordinance O20060007, 456 mb PDF) after a lengthy development process. A Citizen Advisory Committee worked with Planning and Department Services staff to prepare the plan, which the Planning Commission then reviewed. The Planning Commission focused on major issues, such as:

  • Airport compatibility and appropriate scale of land use in various safety zones; and
  • Infrastructure, especially storm water management sufficient to protect downstream farms, water, sewer, parks, transportation, schools, and emergency services.

The Planning Commission recommended numerous changes, such as:

  •  Deferral of the urban residential portion and new industrial and commercial zoning until the county adopts the Bayview Watershed Stormwater Management Plan, phase 1 of which was adopted in Ordinance O20070003;
  •  Allowing new schools in limited circumstances;
  •  Larger area for small retail and service businesses;
  •  Greater protection of residential development where adjacent to industrial uses; and
  •  More pedestrian and bike connections.

The Planning Commission’s changes can be found in the following documents:

1. Changes to Plan Policies, Text, and Land Use Map (March 1, 2005)

A. Department Report

B. Planning Commission Resolution and Findings for Bayview Ridge Plan

C. Map of Changes to Proposed Land Use Plan

2. Changes to Development Standards (March 1, 2004)

A. Department Report on Development Regulations

B. Planning Commission Resolution and Findings for Bayview Ridge Development Regulations

Community groups appealed to the Western Washington Growth Management Hearings Board, which found in August 2007 that the urban growth area was generally consistent with the Growth Management Act (Compliance Order) but ordered the County to update the capital facilities plan for providing infrastructure. Skagit County adopted changes in Ordinance O20080009 in 2008 and settled the remaining issue, regarding park facilities, late in 2009.

Stormwater Management

1. Department Report
Bay View Watershed Stormwater Management Plan Phase I: The Bayview Ridge Urban Growth Area and Addendum to Bayview Ridge Subarea Plan Environmental Impact Statement (EIS)

2. Bay View Watershed Stormwater Management Plan