The proposed urban growth area, designated on Figure 1 (Chapter V), is that area which contains the forecasted 20-year growth in population and employment, and all land that is required to support that growth at established residential densities. The proposed designated urban growth area is larger than the urban growth area as originally proposed by the county, and smaller than the initial City proposed urban growth area. The final urban growth area contains all of Prosser as currently delineated by the City limits.
The responsibility of designating the Urban Growth Area lies with Benton County. Benton County procedures allow consideration of changes to the Urban Growth Areas at five-year intervals. Comprehensive planning studies conducted by the City during 2008 suggest that the areas identified on Figure 1A are particularly suited for urban uses. The first area is surrounded on three sides by the City and by the freeway on the fourth (south) side. This area would be suitable for urban development due to the proximity to a freeway interchange and access to urban services and facilities. This area should receive priority consideration for any future potential expansion of the urban growth area. If added to the UGA it should be designated as Agri-tourism since it is particularly suited for the development of mixed uses associated with the wine industry and other agricultural activities. The second area is an area owned by the City and could be appropriate for potential park use.
Figure 1A: Potential Additions to the UGA
PLANNING PROCESS AND CONCEPTS
Overall The Growth Management Act requires all subject cities and counties in the state to assess their goals for the future in accord with state goals, evaluate their communities' assets, write their plans and policies, and implement them through regulations and innovative techniques to encompass their vision of the future.
The following requirements apply to all counties and cities required to plan, or choosing to plan, under the Growth Management Act:
Prepare county-wide planning policies. Each jurisdiction's comprehensive plan will be reviewed against the policies.
Require coordination between counties and cities to define urban growth areas (i.e. the extent of urban development). Population will be allocated among the urban growth areas. Each jurisdiction must plan appropriately in its urban growth area to accommodate the population growth expected.
Define critical areas and adopt interim guidelines to regulate critical areas such as wetlands, mineral resources, aquifer recharge areas, geologic hazard areas, etc.
Prepare a comprehensive plan which must include the following elements: Land Use, Housing, Transportation, Capital Facilities, and Utilities. As an option, the comprehensive plans may include elements for Conservation, Solar Energy, Economic Development, Recreation, and Sub-Area Plans. The elements must address State Planning Goals identified in the Growth Management Act and county-wide planning policies.
Adopt regulations consistent with and implement the comprehensive plan (e.g. revise the zoning ordinance, subdivision ordinance, etc., or prepare new implementation mechanisms).
Goals and Policies Planning is an attempt to deal with change in a well thought out and structured manner. Due to changing conditions, planning is an ongoing process. The comprehensive plan is both a written and graphic portrayal of future land use and development in the community. Its goals and policies guide both public and private decision makers so that land use and development decisions are made to reflect the desires of the community.
Public Participation The entire community must become involved if a comprehensive plan is to be successful. Everyone's interest must be taken into account. The public can participate in the planning process through public hearings before the Planning Commission and City Council.
Each of the City’s previous comprehensive planning documents (the original 1996 plan and each of the subsequent amendments) describes the public participation process that occurred in its development. After the adoption of the 2004 amendments to the plan, further public meetings were held, addressing comprehensive planning matters leading up to this revision of the plan, including:
Vision Meetings in September 2004.
Public Council Meeting to review an assessment of the Prosser Planning Program including compliance of Comprehensive Plan with GMA in the Summer of 2005, and
Public Council Meeting to consider consultant services to refine Comprehensive Plan, August 22 2006.
Series of meetings with community groups in October, 2006.
Joint Planning Commission and City Council meeting in October, 2006.
Public meeting on use and development along Wine Country Road during January, 2007.
Two public meetings by Planning Commission to discuss the draft plan during March of 2007.
A series of public interviews and meetings on wine tourism potentials during May 2007.
Public meeting by Planning Commission on plan and zoning inconsistencies during May 2007.
Public Planning Commission meetings on comprehensive plan and zoning inconsistencies during July 2007.
Meeting on UGA boundaries with PEDA during August.
Meetings with interested parties regarding downtown and Wine Country Road development design during August, 2007.
Planning Commission public hearing on planning and zoning inconsistencies in August 2007.
Planning Commission hearing on draft plan during September, 2007.
Planning Commission hearings on draft plan in October, 2007.
The city staff, consultants and Planning Commission made every effort to integrate the views of the residents and business community expressed through these events into the plan.
Land Use Alternatives Since comprehensive plans are about choices, comprehensive plans often include an analysis of different sets of choices (called alternatives) about the future. The 1996 Comprehensive Plan considered three land use alternatives. The three alternatives are described in detail in the original plan and in a summary form below:
Expansion Alternative. The objective is to accommodate the 20-year forecasted growth within the proposed urban growth boundary as delineated by the City.
Concentration Alternative.The objective is to accommodate the 20-year forecasted growth within the current corporate boundary (City limits) of the City.
Managed Growth Alternative. The objective is to accommodate the 20-year forecasted growth within the current corporate boundary of the City and in areas immediately outside the corporate boundary. A further objective is to increase residential land development density above what it is today.
Boundaries What is the appropriate urban growth area for Prosser is the subject of the Comprehensive Plan. The 1996 plan set forth a series of boundaries to begin the planning process, Benton County delineated an interim urban growth area (IUGA). The City felt that the County IUGA was overly restrictive and, as a result, increased the size of the growth area by expanding the County's proposed IUGA's northwest and northeast corners. In the course of analysis and plan preparation, a more compact urban growth area was developed. This boundary has been subsequently amended and Figure 1 shows the urban growth area for Prosser as it now is adopted by the County. Study Area
The plan study area, which is synonymous with the City’s urban growth boundary, is the area which was examined in the development of this Comprehensive Plan. The existing City limits are entirely within the study area.
Northern Boundary. The area's northernmost border starts east of the Hogue Cellars Winery, incorporating the area between the railroad line and the Yakima River, then running west along the southern shore of the Yakima River. Once the boundary hits I82, it crosses the highway and continues northwest along the highway to the city limits, following the city limits to the channel or centerline of section 36, thence north to O.I.E., following OIE to Johnson road; following Johnson road to the Western Boundary.
Eastern Boundary. On its eastern border, the study area follows the existing City boundaries except for the area between I-82 and the Yakima River. Here, the study area is expanded, including some of the area between I-82 and SR 22.
Southern Boundary. The study area's southern boundary is the same as for the existing City limit boundary-except for a line that is the northern boundary of parcel 107850000000000 (which would be the easterly extension of Park Street) that connects the southern city limits, thereby including an unincorporated area south of Highway SR221.
Western Boundary. The western boundary runs along Missimer Road south to Buena Vista. The boundary then goes east to Moore Road, then south on Moore Road to the Yakima River. South of the Yakima River, the western boundary runs along the river to Richards Road, and then south to the southern boundary.
Urban Growth Area
The proposed urban growth area is that area which contains the forecasted 20 year growth in population and employment, and all land that is required to support that growth at established residential densities. The proposed urban growth area is larger than the urban growth area as originally proposed by the county, and smaller than the initial City proposed urban growth area. The final urban growth area contains all of Prosser as currently delineated by the City limits.
City Limits Area
The City limits area is the area within the corporate limits of Prosser.
Consistency This Plan is internally consistent in that its various elements have been prepared as an integral whole. For example, the land use element contains the population and land use forecasts that determine "future demand" in the housing, transportation, utilities, and capital facilities elements. These forecasts are repeated or referred to as necessary for the reader to see how the different parts of the Plan work together.
This Plan is externally consistent in that it has been prepared in coordination with that of Benton County. The consultants who prepared the original plan were retained by the County, allowing County personnel to monitor inter-jurisdictional consistency along the way. The Benton-Franklin Council of Governments prepared subsequent revisions in 2002 and 2004. Many discussions took place to prevent inconsistencies. Also, the County-wide Planning Policies were frequently referred to, adding a further element of consistency.
Figure 1: Map of Urban Growth Boundaries
LAND USE ELEMENT
The Land Use Element is a key element of the Comprehensive Plan. This element physically describes the city’s future residential neighborhoods, business activity areas, and employment centers. Each of the other plan elements that describe the capital facilities necessary for the physical development of the city must be consistent with the land use element. The Transportation Element must additionally describe the needed transportation infrastructure required to maintain concurrency with the transportation LOS as property is developed. And finally, the Capital Facilities Element describes how the public infrastructure necessary for new development will be developed and financed.
Land is a vital and finite resource. Land drives the economy of a city and its use ultimately determines the city’s character. Growth and land development carries significant costs, not only to the developer or builder, but also to the community as a whole. Developed land has an ongoing financial responsibility for the city. Streets, water and sewer, law enforcement and fire protection, and other services have costs that need to be considered when designating land for development. Because fiscal resources, both public and private, are limited, it is important to consider the long-term effects of land use. With comprehensive planning, the substantial investment that is often necessary to serve land is better secured and protected.
The Land Use section includes a land use map which provides a graphic view of the Prosser urban growth area, identifies appropriate and beneficial land use and establishes goals, policies, and strategies to provide guidelines for formulating decisions concerning the physical development of the city.
The land use map contained in this element of the plan replaces all comparable maps in the 1996 Comprehensive Plan. However, the land use goals, policies and strategies of the 1996 plan should also be considered with the goals, policies and strategies described in this plan amendment which are as follows:
Land Use Goals and Policies General Land Use Policies
Goal LU-1 - To support and improve a rural, residential community comprised largely ofsingle-family neighborhoods together with an urban center and a broad range of other support services and businesses which occur in identified commercial areas, surrounded by preserved open spaces and agricultural uses.
Policy LU 1.1. Consider the following before decisions in land use are made:
Need for the proposed use;
Adequacy of and proximity to community facilities and utilities, roads, public transportation, parks, recreation facilities and schools;
Benefit to the neighborhood, City or region;
The amount of land zoned for that use;
Projected population density in the area; and
The effect of the proposed use on the "small city" image of the City.
Policy LU 1.2. Ensure compatibility in adjacent land uses. The following should be considered prior to land use decisions:
Type of land use and design* of new development should be compatible with existing developments, and land uses, and shall continue the rural community image.
Land uses which generate high traffic volumes should have ready access to arterials.
Land uses along highways and major streets should consider noise, air quality, visual and other unique environmental conditions which occur in these areas.
Development should be sensitive to natural features of the site.
*Note: Design does not mean architectural style.
Policy LU 1.3. Provide for an appearance of openness by clustering building groups with well designed open space separations.
Policy LU 1.4 Orient buildings to enhance views and respond to natural topography.
Policy LU 1.5 Create livability through provision of recreation facilities, attractive common areas, clear building accessibility, adequate parking, and public walkways.
Policy LU 1.6 Encourage the preservation of agricultural land around the City through cooperative planning efforts with Benton County and through City annexation policies.
Goal LU 2. – To respect private property owner’s rights in all planning efforts. Policy LU 2.1. Follow due process in all activities related to land use.
Policy LU 2.2 Review and revise the comprehensive plan once a year and at least every five years.
Policy LU 2.3. Involve the planning commission and other committees and groups in the ongoing planning process to represent the views and needs of the city.
Policy LU 2.4. Encourage property owner participation in the creation of local plans for public improvements, zoning, and other planning concerns.
Policy LU 2.5. Permit agricultural production on properties suitable for agricultural uses within the Urban Growth Area while such use is viable.
Goal LU 3. – To create a well-designed and aesthetically pleasing city. Policy LU 3.1. Place multi-family residential developments next to arterial streets, along public transportation routes, or on the periphery of commercially designated areas.
Policy LU 3.2. Ensure that new development provides quality design.
Strategy LU 3.2.1. Consider expanding design standards to include a tree-planting program.
Strategy LU 3.2.2. Consider enhancing the existing sign ordinance and storm drainage requirements.
Strategy LU 3.2.3. Consider enhancing the community entrances to support a positive feeling on entering the community.
Policy LU 3.3. Locate new high-density residential development so that residents will have access to walking and bicycle trails and public transit.
Policy LU 3.4. Ensure adequate buffering between land use types.
Goal LU 4. – To maintain the unique character of the city. Policy LU 4.1. Maintain or improve the integrity and livability of established neighborhoods.
Policy LU 4.2. Provide a diverse range of development intensities consistent with the City’s vision.
Strategy LU 4,2.1. Plan to accommodate lower intensity uses typical of a small town residential community and rural service center, while providing opportunity for more intensive uses associated with regional transportation services and the community’s economic development potential. Policy LU 4.3. Establish a harmonious relationship between the natural and developed environment by applying this plan’s environmental protection policies.
Policy LU 4.4. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance.
Goal LU 5. – To provide for the orderly development of the city. Policy LU 5.1. Focus growth into areas that currently have adequate capital facilities to absorb new development.
Policy LU 5.2. Identify land needed for public purposes early in the planning process.
Policy LU 5.3. Ensure that the planning process does not artificially inflate land values.
Policy LU 5.4. Identify development areas, planned service expansions, and the extensions of utilities to occur logically and to be cost effective.
Policy LU 5.5. Work closely with adjacent cities and Benton County to coordinate land use plans.
Policy LU 5.6. Encourage the County/City joint planning process for establishing “Joint Development Standards” that provide orderly growth and enable the most cost efficient expenditure of public funds when providing urban services into newly annexed areas.
Policy LU 5.7. Encourage the use of previously passed-over parcels within areas characterized by urban growth where they can help maintain LOS standards.
Policy LU 5.8. Discourage extensive amounts of large lot development especially in areas that do not have access to irrigation water.
Policy LU 5.9. Encourage residential development occurring beyond the UGA to be consistent with the rural nature of the land.
Policy LU 5.10. Require that state and local permits be processed in a timely and fair manner to ensure predictability.
Distribution, Location, Intensities and Densities of Land Use
Goal LD 1. – To establish land use patterns that balance development and provide for diverse uses. Policy LD 1.1. Provide an efficient and orderly array of land use at intensities appropriate for different areas by ensuring future development will be consistent with the Land Use Plan Map (Figure 2).
Strategy LD 1.1.1. Adopt zoning and other development ordinances that implement the Land Use Map.
Strategy LD 1.1.2 Require future development to be consistent with the following eight land use designations on the Land Use Map.
Low/Medium Residential (LMR) – The LMR category includes lands for site constructed single-family residential uses with an average unit density of 4 dwelling units per acre. Actual densities may range up to 6 units per acre depending on the configuration of lots relative to existing rights of way. Clustering may be allowed in this designation in steep slope critical areas pursuant to Policy LD 1.5.
Urban Residential (UR)- The UR category includes lands for more concentrated single family or multi-family uses with an average unit density of 12 units per acre. The Urban Residential area may be zoned Residential Medium density provided future studies show facilities within that area are not sufficient to support the increased density and it would not be economically feasible to improve such facilities. The City should consider allowing a density increase to provide incentives for the development of affordable housing.
High Density Residential (HDR) – The HDR category includes lands for site constructed multiple-family residential uses with an average density of 15 dwelling units per acre.
Steep Slope Residential (SSR): The SSR designation is applied to steep slope critical areas. A variety of single-family residential densities may be permitted in this designation consistent with the physical character of the critical areas and the availability of city services. The appropriate zoning designation in this area would be a Steep Slope Residential zone that would limit potential development to one unit per every two acres (unless clustering is permitted). Pursuant to Policy LD 1.5, specific areas may be rezoned to an appropriate low/medium residential zone if such areas are demonstrated to be appropriate for such uses, and the allowed dwelling units may be clustered
Commercial (C) – The C category includes a variety of retail, wholesale and office uses. Within this category are motels, hotels, professional offices, and related uses. Also included are a variety of retail and service uses oriented toward residential and business customers, such as grocery store, and irrigation and hardware supply. Other commercial uses include automobile or heavy equipment uses that normally require outdoor storage and display of goods.
Medium/Light Industrial (I) – The I category includes a variety of industrial manufacturing assembly, food processing, warehousing and distribution uses. Also included are in this designation are the Prosser Airport and uses involving the sale of retail and wholesale products manufactured on- site, and a variety of research and development uses for science or agribusiness related activities.
Public Lands (PL) – The PL category is assigned to lands that either have an existing public use or are proposed for a future public purpose. Examples of existing public uses are the county office buildings, K-12 school properties, parks, and state and federal lands.
Agri-Business (AB) – The AB designation is assigned to lands proposed for commercial or industrial Agri -Business use. Examples may include uses such as wineries food processing facilities, farm equipment sales and appurtenant or accessory land uses. Orchards, vineyards, and specialty crops may provide a temporary, interim or accessory use of the land.
Agri-Tourism (AT) – The AT designation is assigned to lands uniquely suited to accommodate uses that attract or serve visitors who are attracted to activities associated with regional agricultural production, such as the developing wine industry. Appropriate uses may include uses wineries; agricultural produce sales, production and sale of agricultural specialty goods, lodging, restaurants, resorts (including hotels and time-share condominiums), resorts, theaters and amphitheaters, tasting rooms, drinking establishments, specialty shops, galleries, bakeries, tourist and visitor services and appurtenant or accessory land uses. Mixed residential uses, including condominiums, may be allowed if such uses are integrated with and supplemental to other uses. Agricultural uses may provide a temporary, interim or accessory use of the land
Policy LD 1.2. Provide adequate, well-located areas for public lands and facilities.
Strategy LD 1.2.1. Identify and obtain sites for public lands and facilities early in the development of an area to ensure that the facilities are well located to serve the vicinity and to reduce acquisition costs.
Strategy LD 1.2.2. Allow essential public facilities as a permitted or conditional/special use in the zoning code.
Strategy LD 1.2.3. Incorporate the provisions for the identification and sitting of essential public facilities in the applicable zoning classification. Policy LD 1.3. Plan for adequate commercial and industrial lands to provide for the establishment of an adequate tax base for required city services and facilities.
Policy LD 1.4. Provide diverse residential densities to permit housing for a variety of lifestyles and household income levels.
Figure 2: Comprehensive Plan Future Land Use Map
Policy LD 1.5 Permit a variety of residential densities within the Steep Slope Residential areas consistent with the physical constraints and the amenities of these areas and in order to reduce the footprint of any development on the critical areas.
Strategy LD 1.5.1. Develop and implement a Steep Slope Residential zone to implement the policies of this plan. Strategy LD 1.5.2. Apply the Steep Slope Residential zone to the Steep Slope Residential Areas designated in this plan.
Strategy LD 1.5.3 Allow specific areas within the Steep Slope Residential designation of this plan to be zoned in another Low /Medium Residential Zone provided that appropriate studies, including any required critical area studies, are conducted to demonstrate that:
The area will be developed within the following five years,
The development can be efficiently served by city services,
The planned development is consistent with any critical areas within or adjacent to the site and the constraints imposed by such areas,
Potential adverse impacts associated with the development are appropriately mitigated, and
The planned development appropriately conserves open space amenities provided by the area.
Strategy LD 1.5.4. Develop and implement zoning ordinance amendments and other procedures to allow clustering of residential units in the steep slope critical areas. These procedures shall include the following features:
The zoning ordinance procedures would define ”Cluster” or ”Clustering” as a grouping of buildings and structures in specific areas on a parcel to allow the remaining land to be used for recreation or open space. The techniques used to concentrate buildings may include, but not be limited to, reduction in lot areas, setback requirements, and/or bulk requirements, with the resultant open space being devoted by deed restrictions for one or more open space or recreational uses.
The procedures shall allow clustering only after review and approval of the City.
The procedures shall require appropriategeologic studies pursuant to the policies managing critical areas.
Clustering within the SSR zone may allow increased density but not to exceed one unit for every one acre on the entire site.
Clustering within any low/medium residential zone shall be consistent with the applicable residential zone.
Clustering shall occur at the lowest practical elevation to facilitate access by and to city services, and to conserve hillside views from the city.
The design of clustered developments shall be based on reducing the impact on the critical areas and minimizing potential hazards.
Clustering may include townhouses and similar common wall structures.
The procedures should encourage building design and placement that conserve, and are consistent with, the visual amenities offered by the hillsides and avoid blocking views from other sites.
Clustering measures shall include the specific designation of open space areas and include measures (such as zoning restrictions, deed restrictions, plat conditions, public dedication, etc.) to permanently reserve such open space as open space. Clustering shall only be permitted on parcels larger than five acres.
Policy LD 1.6. Develop and implement an Urban Residential Zone to implement
the policies of this plan.
Policy LD 1.7. Respond to the needs of growing families by accommodating, consistent with state law, small day care facilities (less than 12 children) in residential structures in residential and commercial districts.
Policy LD 1.8. Ensure that future development of the City is consistent with the Land Use Plan Map of the City.
Strategy LD 1.8.1. Identify and obtain sites for public lands and facilities early in the development of an area to ensure that the facilities are well located to serve the vicinity and to reduce acquisition costs.
Residential Land Use Policies Goal RU 1 - To encourage residential neighborhoods within the City to have convenient access (including pedestrian) to commercial facilities and parks, and other community services, Policy RU 1.1 Encourage the efficient use of developable residential land through application of zoning policies.
Policy RU 1.2 Encourage residential development adjacent to downtown.
Policy RU 1.3 Encourage the use of master plans for large developments which emphasize aesthetics and community compatibility. Include circulation, landscaping, open space, storm drainage, utilities and building location and design, and access to commercial and community facilities in the master plan.
Downtown Area Land Use Policies Goal DT 1 - To promote a pedestrian oriented downtown in which most residents will be able to access services by all modes of transportation, and which will serve as a center for commercial services for residents of the region, as well as tourists. Policy DT 1.1 Encourage pedestrian orientation in the scale and development of commercial areas.
Policy DT 1.2 Direct retail, service, and office development to the present downtown area and other established commercial areas, through zoning and permitting processes. Specifically encourage new businesses to infill.
Policy DT 1.3 Encourage downtown expansion to take place adjacent to the existing downtown.
Policy DT 1.4 Landscape parking areas to avoid large, monotonous expanses of cars. Flexibility in parking requirements, stall size, and landscape requirements should be allowed to limit the amount of land devoted to parking.
Policy DT 1.5 Encourage the city and downtown business to seek and use outside resources and support from state, federal and private programs that promote and enhance the revitalization of downtown areas such as the Main Street program. .
Commercial Land Use Policies Goal CM 1 - To plan for and protect appropriate sites to meet the diverse commercial needs of the community while maximizing the opportunity of the community to serve as a regional commercial center and to accommodate tourism-related commercial uses.. Policy CM 1.1 Establish appropriate zoning categories to accommodate the diversity of commercial activities while separating commercial activities that may conflict with other commercial activities. Such zoning categories may include Commercial: Downtown Commercial, Commercial: Office Professional Commercial, Commercial: Neighborhood Commercial, Commercial: Light Commercial, Commercial: General Commercial, Commercial: Heavy Commercial, Commercial: Thoroughfare Commercial (for commercial uses that are particularly oriented to access to higher traffic volumes), etc.
Policy CM 1.2 Identify and zone sites that are appropriate for commercial uses and zone such sites in an appropriate zoning category.
Policy CM 1.3 Avoid converting sites suitable and needed for commercial uses, as designated in this plan, to residential and other uses in order to facilitate the economic development of the community.
Policy CM 1.4 Discourage the premature subdivision of sites suitable for larger commercial uses that have good freeway access in order to protect such sites for attracting large commercial activities, while still accommodating the needs of property owners to develop and market their sites.
Policy CM 1.5 Promote the development of clustered commercial facilities which will accommodate high traffic-generating uses and restrict sprawl along highways.
Policy CM 1.6 Encourage commercial uses along major thoroughfares to be designed in an attractive way to appeal to visitors to the area.
Industrial/Highway Land Use Goal IH1 - To provide a basis for employment in the community without jeopardizing the natural environment. Policy IH 1.1 Enact an ordinance specifying air quality standards for all industrial development.
Policy IH 1.2 Encourage industrial development to locate in areas currently zoned industrial and to areas with good highway access. Provide buffers for impacts on the surrounding residential areas.
Policy IH 1.3 Discourage the premature subdivision of sites suitable for commercial industrial uses that have good freeway access in order to protect such sites for attracting large industrial activities. Policy IH 1.4 Require that the costs of industrial parks or site preparation such as roads, public facilities and utilities should be borne by private enterprise whenever possible.
Strategy IH 1.4.1 The city should enact and enforce ordinances to require the appropriate facilities as needed.
Strategy IH 1.4.2 Public funding arrangements for such improvements should include means by which public investments can be recovered.
Policy IH 1.5 Avoid converting sites suitable for and needed for industrial uses, as designated in this plan, to residential uses in order to achieve the appropriate economic development of the community.
Airport Land Use Policies Goal AP 1. – To provide the Prosser Airport with reasonable protection from airspace obstructions, incompatible land uses, and nuisance complaints that could restrict operations. Policy AP.1.1: Keep residential land underlying the air approach to a low density and intensity. Residential densities directly east and west of the airport runways will range from one to five dwelling units per acre as appropriate. Intensive commercial uses, that attract significant numbers of people, should be discouraged.
Policy AP 1.2: Plan land use around the airport with potential noise problems in mind. Open space uses are most desirable, such as agriculture, parks, cemeteries, golf courses, etc. Commercial uses consistent with the land use plan are appropriate provided appropriate noise installation measures are incorporated into the construction of new buildings. Industrial uses are appropriate if located in a planned park. Low-density residential use with sound-reduction would be appropriate.
Policy AP 1.3: Plan industrial site development in the airport area with airport needs as well as neighborhood residential needs in mind and performance standards for noise incorporated into the site and building design
Policy AP 1.4: Direct any lighting in the vicinity of the airport downward and avoid excessive glare that could pose a hazard to night air navigation.