Centralia Comprehensive Plan - August 28, 2018
Centralia Comprehensive
Plan 2018-2040
ADOPTED AUGUST 28, 2018
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ACKNOWLEDGMENTS
Centralia City Council
Lee Coumbs, Mayor
Max Vogt, Mayor Pro-Tem
Peter Abbarno
Joyce Barnes
Susan Luond
Cameron McGee
Rebecca Staebler
Centralia Planning Commission
Janis Housden, Chairman
Bill Gannon, Vice Chairman
Levi Althauser
Todd McCann
Rosie O’Connor
Dean Phillips
City of Centralia
Rob Hill, City Manager
Bret Brodersen, Finance Director
Carl Nielsen, Police Chief
Kim Ashmore, Public Works Director
Shannon Murphy-Olson, City Attorney
M.L. Norton, City Light General Manager
Emil Pierson, Community Development Director
Candice Rydalch, Human Resources Director
Rick Eaton, Wastewater Operations Manager
Hillary Hoke, City Planner
Andy Oien, Water Operations Manager
Jan Stemkoski, City Engineer
Owen Godsey, GIS
Consultants
CH2MHILL – Transportation Plan
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TABLE OF CONTENTS
SECTION PAGE
INTRODUCTION
9
CHAPTER 1 Framework Goals
19
CHAPTER 2 Environmental Element
25
CHAPTER 3
Land Use Element 49
CHAPTER 4
Housing Element 73
CHAPTER 5
Economic Development Element 99
CHAPTER 6
Historic Preservation Element 115
CHAPTER 7
Public Facilities Element 121
CHAPTER 8
Utilities Element 135
CHAPTER 9
Capital Facilities and Financing Element 159
CHAPTER 10
Transportation Plan 175-
Attached
CHAPTER 11
Parks and Recreation Plan 177-Adopted
June, 2014
APPENDICES 179
A Council Resolution
B 2017-2040 Lewis County Population and
Economic Forecasts
183
C Countywide Planning Policies 185
D City of Centralia Land Supply Methodology
Report
201
E Centralia Comprehensive Plan Environmental
Review
209
F Public Participation 223
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“PRIVILEGED CENTRALIA”
A PREAMBLE TO
CENTRALIA’S COMPREHENSIVE PLAN
The Comprehensive Plan is the vision of one of Washington’s oldest cities, the City
of Centralia. The City Council and staff are committed to the creation of a 21st
Century City, based on the traditions and values of the City’s Founders. Centralia
is committed to creating a vibrant community, with the highest levels of livability.
The Council is committed to creating a community that citizens will consider it a
special privilege to live and work in the City. The City of Centralia will retain its
country character with diverse ethnic and economic neighborhoods, will continue
to develop a thriving business community, will affirm an on-going commitment to
historic preservation, and will continue an investment in significant cultural
activities, quality education at all levels, and maximum efficiency and
effectiveness in the provision of governmental services. It is the goal and
obligation of the Centralia City Council, as implemented by the Centralia City
Staff, to create the most enviable and livable small city in the State of
Washington.
AFFIRMED THIS 11th DAY OF SEPTEMBER, 2007
REAFFIRMED THIS XXth DAY OF AUGUST, 2018
LEE COUMBS, MAYOR
MAX VOGT, MAYOR PRO-TEM
PETER ABBARNO, CITY COUNCIL
JOYCE BARNES, CITY COUNCIL
SUSAN LUOND, CITY COUNCIL
CAMERON McGEE, CITY COUNCIL
REBECCA STAEBLER, CITY COUNCIL
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CENTRALIA COMPREHENSIVE PLAN INTRODUCTION
I. Definition And Purposes Of Plan
II. Background
III. Plan Format And Content
IV. Relationship Of The Comprehensive
Plan To Other Plans
V. Relationship To The State Growth
Management Act And County-wide
Policies
VI. Citizen Involvement
VII. Comprehensive Plan Implementation
VIII. Monitoring And Evaluation
I. DEFINITION AND PURPOSES OF PLAN
The City of Centralia seeks to provide a high quality of life for its residents, including: a safe and
secure place to live, an economy that provides jobs, healthy and diverse neighborhoods, choices
with respect to ways to get around town, excellent schools, a clean and healthy environment,
and extensive and diverse recreational opportunities. The City government is responsible for
developing policies, providing public facilities and services, and adopting rules to manage
growth and development in a way that reflects community values. Since 1960, the
Comprehensive Plan has served as the guide for Centralia’s growth and development.
Definition
The Comprehensive Plan is a broad statement of community goals and policies that direct the
physical development of a city. The plan anticipates change and provides specific guidance for
legislative and administrative decisions and actions.
The Comprehensive Plan has three general characteristics:
1. Comprehensive. The plan includes all geographical and functional elements that have an
effect on a city’s development.
2. Long-range. The plan seeks to guide immediate change, while also looking beyond the
present to anticipate future issues and identify strategies that will create a healthy, safe,
and vibrant community.
3. Flexible. Planning is an active, continuous process. The plan will continue to evolve to
reflect actual experiences, changing circumstances and citizen concerns. The annual
amendment process and the GMA’s update requirement will ensure that the document
remains a reflection of community priorities and values.
The Comprehensive Plan establishes the goals and policies to guide future decision-making
concerning the physical, economic and social development of a city for the next 20-years. The
plan demonstrates how many different factors – land use, housing, transportation, capital
facilities, public safety, parks, and so forth – must be coordinated to achieve the vision.
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The goals and policies in this plan provide the basis for the adoption of regulations, programs,
and services which are designed to implement the plan. The primary responsibility for
formulating and updating the Comprehensive Plan rests with the Planning Commission with the
assistance of the city planning staff and citizen input. The Commission is made up of citizens
specifically appointed by the Mayor to make recommendations to the City Council for land use
or policy changes to the plan. The final version of the Comprehensive Plan is adopted by the
City Council as an official document of the City. The City Council effectively implements the
Comprehensive Plan when they adopt the City’s annual capital budget, land-use regulations,
department work programs, and other legislative functions.
Purpose
The City’s Comprehensive Plan is a 20-year vision that provides a basis for public and private
interests to undertake projects with a consistent understanding of community goals, policies,
and objectives.
The Plan functions as a working frame of reference for government officials and administrators
by establishing policies and by specifying methods and standards for implementation of these
policies. Public facilities and infrastructure (e.g. sewer, water, stormwater, streets, parks,
libraries, and fire stations) can be planned and a program for land acquisition and construction
prepared in advance so that the services will be available when and where they are needed.
The Plan devises goals and policies which take into consideration public opinion about
government priorities and the economic, physical and governmental factors that affect
municipal decisions. These same community policies clarify the City's vision for individual
property owners and private interest groups as they make decisions.
Individuals and groups can determine how their own interests can best be served while
remaining consistent with goals and policies of the plan. They are assured by the Comprehensive
Plan that their investment to the land, will be protected by reasonable continuity.
The Comprehensive Plan is also an important tool to help the City identify challenges and take
steps to remedy these challenges before reasonable and desirable solutions are beyond the
community's economic capabilities. Planning is a crucial step in avoiding the pitfalls of
uncoordinated policies and uncontrolled growth.
II. BACKGROUND
The history of comprehensive planning for the City of Centralia dates back to 1958 when
community development meetings were held requesting citizens' input on the direction the City.
A Comprehensive Plan was approved in 1960, and a zoning map was adopted in May 1962. The
City also completed Comprehensive Plan updates in 1970 and in 1987. In 1994-96, the City
Council, along with Centralia College, developed “Centralia 21st Century, A Visioning Project.”
The project identified important areas of concerns for residents and businesses within the City.
Out of the visioning process came goals for the future of Centralia. These goals served as the
foundation for the Comprehensive Plan adopted in 1999. In 2006-2007, the City conducted a
major update of the Plan. During this process, the City developed “Privileged” Centralia with an
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underlying goal of preserving and enhancing the quality of life for its residents by encouraging
high-quality service and development as primary objectives. Reminding visitors and residents
that visiting, working, and residing in Centralia is truly a privilege. This 2018 Comprehensive
Plan update, continues the philosophy of the “Privilege Centralia” and the goals and policies that
were adopted by the City leaders in 2007.
Growth Management Act
The State of Washington enacted the Growth Management Act to advance the idea of reducing
urban sprawl. It was based upon a number of sub-goals and criteria for cities and counties.
Counties and cities identified as “fast-growing” were required to incorporate these goals and the
methods for achieving them into a Comprehensive Plan consistent with the provisions and
guidelines of the GMA. Centralia was included in the “fast-growing” segment.
This Comprehensive Plan update is based on changes and revisions that have occurred over the
last 10 years. It incorporates the elements required by the Growth Management Act (GMA)
which is described in greater detail further in this document. In general, the Comprehensive
Plan for the City of Centralia provides:
• Policies and recommendations to direct public and private decisions affecting future
growth and development;
• Goals and policies adaptable to the changing attitudes and resources of the region;
• A vision, based on community values and goals, of how citizens want Centralia to look
and function in the future; and
• Guidelines for making decisions on growth, land use, transportation, public facilities and
services, and parks and open space.
III. PLAN FORMAT AND CONTENT
Comprehensive Plan Elements
This Comprehensive Plan is divided into chapters dealing with specific issue areas:
• Chapter 1 - The Framework Goals.
This Section contains a general vision for Centralia and all of the goals that the
community has formulated over the years. The Goals in Chapter 1 are more general in
nature than the specific policies found in the individual chapters of the plan. The
framework goals provide guidance and direction in the development of this plan.
• Chapter 2 - Environmental Element.
This Element contains information about the environmentally sensitive lands within and
adjacent to the City. It also contains goals and policies on how to protect these lands in
the future.
• Chapter 3 - Land Use Element.
This Element contains the population growth forecasts, as well as residential,
commercial, and industrial land supply and demand figures that are the foundation of
the plan. The policies and criteria that are used to set the urban growth area (UGA)
boundary are also established. The UGA boundary sets the limit of urban development
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and represents the anticipated city limits boundary during the 20-year planning period.
Future annexations are included in this chapter.
• Chapter 4 - Housing Element.
The Housing Element contains an analysis of the existing housing stock in Centralia. It
includes recent trends in population, income, and housing availability and affordability.
The goals and policies in this chapter reflect the City's commitment to maintaining a
range of housing choices for residents of all economic levels.
• Chapter 5 - Economic Development Element.
This Element contains the direction, goals, and policies the City would like to pursue in
order to provide a stronger economy.
• Chapter 6 - Historic Preservation Element.
The Historic Preservation Element manifests Centralia’s commitment to preserving the
historical architectural and archaeological past of the City.
• Chapter 7 - Public Facilities Element.
This Element contains a description of public facilities and services including public
safety, educational facilities, and essential facilities.
• Chapter 8 - Utilities Element.
The Utilities Element contains a summary of the major public utilities serving Centralia
including water, sewer, electricity, stormwater, as well as private utilities such as natural
gas, telephone (including cellular), cable television, and other utility providers.
• Chapter 9 - Capital Facilities and Financing Element.
This Element contains projections of future needs for facilities and services, integrates
the location and capacity of the facilities with the Land Use Element, and provides a
financing plan to prioritize and accomplish the projects. The policies in this chapter
reflect a commitment to provide adequate, affordable public facilities and services to
meet the primary needs of the City during the 20-year planning horizon.
• Chapter 10 – Transportation Element.
The Transportation Plan “Element” contains the policy base supporting the City's
commitment to providing an interconnected, multi-modal transportation network. The
chapter includes an analysis of the existing transportation system and projections of
future needs. Alternative modes such as walking, bicycling and transit are supported by
policies requiring coordination between land use patterns and transit routes and by
completing an interconnected pedestrian and bikeway system.
• Chapter 11 - Parks, Recreation, and Open Space Element.
This Element (Plan) includes an inventory and the level of service standards for existing
facilities, identification of deficiencies in the system, and projections for future needs.
The Parks and Recreation Master Plan was adopted by the City Council in June 2014.
• Appendices - Several documents are included in this plan as appendices:
A. City Council Resolution
B. 2017-2040 Lewis County Population and Economic Forecasts
C. Countywide Planning Policies as adopted November 7, 2016
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D. City of Centralia Land Supply Methodology Report produced by JD White Company a
division of Berger-Abam Engineering Inc. May 2007 updated by City of Centralia
staff in 2018
E. Centralia Comprehensive Plan Environmental Review
F. Public Participation Plan adopted by Centralia City Council September 2017.
IV. RELATIONSHIP OF THE COMPREHENSIVE PLAN TO OTHER PLANS
The following plans and documents are related to the development and implementation of the
updated Comprehensive Plan.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, revised in 2016.
a. LC Shoreline Master Plan revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. Adopted in 2017.
7. City of Centralia 2018 Electric Utility Resource Plan. The Plan was re-approved in
August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. See Transportation Element part of
Comprehensive Plan.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
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V. RELATIONSHIP TO THE STATE GROWTH MANAGEMENT ACT AND COUNTY-WIDE
POLICIES
State law requires Centralia’s Comprehensive Plan be consistent with the Growth Management
Act (GMA) and the Lewis County-wide Planning Policies (CWPPs).
In 1990, the Washington State legislature found that uncoordinated and unplanned growth,
together with a lack of common goals expressing the public's interest in the conservation and
the wise use of our lands, pose a threat to the environment, sustainable economic
development, and the health, safety, and high quality of life enjoyed by its residents. They
decided that it is in the best public interest that citizens, communities, local governments, and
the private sector cooperate and coordinate with one another in comprehensive land use
planning. Further, the legislature found that it is in the public interest that economic
development programs be shared with communities experiencing insufficient economic growth.
For the first time in the state’s history, all urban counties and their cities were required to plan
comprehensively and for the future.
The GMA contains 14 goals that were intended to “guide the development and adoption of
comprehensive plan and development regulations of counties and cities required to plan under
the act.” (RCW 36.70A.020).
1. Urban growth. Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
2. Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into
sprawling, low-density development.
3. Transportation. Encourage efficient multimodal transportation systems that are based
on regional priorities and coordinated with county and city comprehensive plans.
4. Housing. Encourage the availability of affordable housing to all economic segments of
the population of this state, promote a variety of residential densities and housing
types, and encourage preservation of existing housing stock.
5. Economic development. Encourage economic development throughout the state that is
consistent with adopted comprehensive plans, promote economic opportunity for all
citizens of this state, especially for unemployed and for disadvantaged persons, promote
the retention and expansion of existing businesses and recruitment of new businesses,
recognize regional differences impacting economic development opportunities, and
encourage growth in areas experiencing insufficient economic growth, all within the
capacities of the state's natural resources, public services, and public facilities.
6. Property rights. Private property shall not be taken for public use without just
compensation having been made. The property rights of landowners shall be protected
from arbitrary and discriminatory actions.
7. Permits. Applications for both state and local government permits should be processed
in a timely and fair manner to ensure predictability.
8. Natural resource industries. Maintain and enhance natural resource-based industries,
including productive timber, agricultural, and fisheries industries. Encourage the
conservation of productive forestlands and productive agricultural lands, and discourage
incompatible uses.
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9. Open space and recreation. Retain open space, enhance recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource lands and water,
and develop parks and recreation facilities.
10. Environment. Protect the environment and enhance the state's high quality of life,
including air and water quality, and the availability of water.
11. Citizen participation and coordination. Encourage the involvement of citizens in the
planning process and ensure coordination between communities and jurisdictions to
reconcile conflicts.
12. Public facilities and services. Ensure that those public facilities and services necessary to
support development shall be adequate to serve the development at the time the
development is available for occupancy and use without decreasing current service
levels below locally established minimum standards.
13. Historic Preservation. Identify and encourage the preservation of lands, sites, and
structures, that have historical or archaeological significance.
14. To provide consistency between shoreline management and growth management by
considering the goals and policies of a shoreline master program for a county or city,
approved under Chapter 90.58 RCW, as an element of the county or city’s
comprehensive plan.
County-wide Planning Policies
The GMA also requires urban counties and their cities to jointly develop policies that are to be
used to “establish a county-wide framework from which county and city comprehensive plans
are developed…” (RCW 36.70A.210). In 1993, Lewis County and cities within the county
developed the Lewis County-wide Planning Policies (CWPPs). The CWPPs were reviewed and
updated and then adopted in November 2016. These policies are included as part of the 2018
Centralia Comprehensive Plan and are attached as Appendix C. The County with the support of
all the cities, will continue to work to amend and update the policies as needed.
VI. CITIZEN INVOLVEMENT
A successful comprehensive plan must involve considerable citizen input. The City of Centralia
has made every effort to make the planning process accessible to its citizens and is committed
to doing so in the future. The 2018 update has been based upon extensive public involvement.
The City anticipates that all future updates will likewise involve considerable citizen input.
Public Participation Plan
The Centralia City Council reviewed and adopted a public participation plan (PPP) as part of the
comprehensive plan process and is attached as Appendix F. The Comprehensive Plan update
will be prepared by city staff with input and recommendations from concerned citizens, the
Planning Commission, and the City Council. The Planning Commission has the responsibility to
conduct the planning process, review the results, and to formulate recommendations for the
City Council’s consideration.
Adoption by the City Council is necessary to make the Comprehensive Plan an official city policy
document. The Growth Management Act (GMA) requires that the Council’s action to adopt the
plan must be based on the “early and continuous citizen participation”. This provision ensures
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that the plan represents the community’s “informed consent” with respect to community goals
and values.
This 2018 Comprehensive Plan update is based on an extensive public involvement process that
included open houses, public meetings with community groups, and Planning Commission and
City Council hearings and work sessions.
Public involvement activities included:
• Planning Commission Hearings and Public Work Sessions, 2016-18. The Planning
Commission is comprised of seven (7) residents living in the City or the Urban Growth
Area. They volunteer their time to advise the City Council on comprehensive planning,
land use codes, and other planning issues. During a series of meetings, the Commission
reviewed each plan chapter, considered public comment and testimony as they
developed findings, conclusions, and recommendations. The updated Comprehensive
Plan chapters were reviewed by the Centralia Planning Commission in a total of 9 public
meetings and 2 public hearings.
• Community Meetings, 2017. Throughout the process, city staff met with a number of
individuals, groups, and agencies to keep them informed of the Comprehensive Plan
update and seek input during the process.
• City Council Hearings and Work Sessions, 2017-2018. The City Council held a total of 2
public meetings and a public hearing on the Comprehensive Plan. The Planning
Commission and City Council accepted public and written comment throughout the
process.
• Website. Throughout the process, the City has posted the draft Comprehensive Plan
and land use maps on the City’s website at www.cityofcentralia.com, inviting public
comment and feedback.
• Facebook. During the process, the City has posted references to the meetings and
updated documents on the City’s Facebook page referring interested individuals to the
City’s website.
Public participation in the comprehensive planning processes is required as a matter of law and
policy. The City is committed to public involvement in the planning process. The City will
continue to make every effort to involve citizens in the process of developing and updating the
Comprehensive Plan and subsequent zoning and development regulations.
VII. COMPREHENSIVE PLAN IMPLEMENTATION
A comprehensive plan means little if it is not implemented. To be successful, the plan must be
implemented by the combined efforts of individuals, neighborhoods, civic groups, and local
government. Many of the plan’s goals and policies reflect this shared responsibility.
City government has the primary responsibility to implement the Comprehensive Plan. The
City’s two main implementation activities are regulating and managing development, and
funding capital improvements such as infrastructure. The GMA requires local governments to
make sure that their regulations and capital budgets reflect the goals and policies of the
Comprehensive Plan.
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Land Use Regulations
The City must create and/or update regulations to ensure that growth and development is
consistent with the community’s values and goals as expressed in the Comprehensive Plan.
These regulations include zoning, subdivision, building and environmental codes, historic
preservation and design review guidelines and standards.
Capital Budgets and Spending
As communities experience growth, new schools, parks, libraries, streets, utilities, and
additional police and fire services are needed to serve the increasing population. The Capital
Facilities Plan (CFP) of this plan lists the city facilities that will be needed over the next 20 years
to serve the growing population. The City Council updates the CFP yearly as part of the budget
process. In addition to ongoing needs for repair and maintenance, the list of capital facility
improvements includes the projects that will be needed to support growth in conformance with
the Comprehensive Plan.
VIII. MONITORING AND EVALUATION
Throughout the 20-year life of the Comprehensive Plan, monitoring and evaluation should be
periodically conducted to assess the effectiveness of the goals and policies, and to identify new
practices or ideas that may need to be added in order to produce a result consistent with the
GMA, the community’s visions and values, and changing needs and priorities. Population
growth, land supply, development patterns and densities are particularly important to monitor
on an ongoing basis to test growth projections and other assumptions.
Amendments
Comprehensive plans can be amended no more than once a year under the GMA. There is a
process in place for residents to request amendments to the text in the Comprehensive Plan
(Centralia Municipal Code 20.96).
Updates
Although comprehensive plans may be amended yearly, the Growth Management Act requires
cities to fully review and update their plans at least every seven (7) years (RCW 36.70A.130).
The framers of the Comprehensive Plan recognize that the world changes, sometimes rapidly,
and that plans, procedures, and policies must also change. It should be recognized that the
Comprehensive Plan is a guide for the future. New conditions may require examination of
adopted goals and policies.
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CHAPTER 1: FRAMEWORK GOALS
I. Characteristics Of A “Privileged”
Centralia
II. City Of Centralia Goals Environmental
Land Use
Annexation
Housing
Economic Development
Historic Preservation
Utilities
Public Facilities
Capital Facilities And Financing
Parks And Recreation
The Comprehensive Plan is a broad statement of community goals and policies that direct the
development of the City. It reflects the vision for the community as manifest by citizen
involvement and review, technical analysis, and the judgment of decision-makers. The vision is
implemented through the adoption of regulations, programs, and services that reflect the goals,
policies, and maps contained in the plan.
The City of Centralia recognizes that the operation of private market forces largely determines
the quantity of growth which will occur in the Centralia area. National and regional conditions
and trends have more influence on this quantity of growth than do local goals and policies.
However, local goals and policies can have a strong influence on precisely where growth occurs
and on the quality of development resulting from growth demands.
I. CHARACTERISTICS OF A “PRIVILEGED” CENTRALIA
Preserving and enhancing the quality of life for residents of Centralia by encouraging high-
quality services and development is the primary objective of this Comprehensive Plan. The City
of Centralia seeks to establish itself as a place where residents and visitors will consider
themselves privileged to participate in the local lifestyle. This “privileged” Centralia will
incorporate the following characteristics:
1. The City will provide superior public service to its residents in terms of customer service,
development assistance, utilities, and public safety. Specifically, the city staff will be
available and willing to assist residents with questions and issues. The building and
development codes will be clear and transparent. All utility services and traffic corridors
will be of high-quality and will be regularly upgraded to maintain the standard of
excellence. The utility services will be provided at affordable rates. There will be
adequate transportation modes to accommodate various needs. The police department
will focus on community policing to maintain a low crime rate, minimize graffiti, and
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provide a safe and desirable place to raise families. The Emergency Management
Services will be state of the art.
2. The local economy will be strong and diverse. The City will encourage and support
existing businesses as well as being committed to further economic development in
both commercial and industrial uses.
3. The housing in Centralia will be diverse and meet the needs of a wide-range of
individuals and families. The various housing choices and prices will enable a greater
number of residents to purchase their own housing units. The downtown area will be a
mixed-use neighborhood with commercial and residential dwellings. The city will
support diverse and identifiable neighborhoods to create a sense of community.
4. Centralia will provide an opportunity for residents to enjoy favorite activities and
broaden their horizons with new activities. The city will have an extensive park and trail
system that inter-connects with regional and state-wide trails and high-quality athletic
facilities for all ages. The cultural and visual arts will also be supported and encouraged
both at the local college and at the community level. The City's proud history and
heritage will be celebrated through community festivals and preservation of historic
sites. There will be educational opportunities for all citizens through the local public and
private schools, college, and community education courses. Further, the cultural and
educational opportunities will be expanded as the city seeks to bring technology to all
residences and businesses.
5. The natural beauty of the area will be enhanced through habitat protection and green
areas as appropriate to an urban area. The natural environment in and around the city
will be protected in accordance with governmental requirements. The environmental
quality, including the air and water quality, will be high and will not adversely affect the
health of the residents.
II. CITY OF CENTRALIA GOALS
The following goals constitute the framework of the Comprehensive Plan:
ENVIRONMENTAL
Goal EN 1 To protect citizens from potential dangers or public costs by limiting
development in environmentally inappropriate locations.
Goal EN 2 To protect environmentally sensitive areas such as steep slopes,
wetlands, and geologically hazardous areas, which are not suitable for
intensive use
Goal EN 3 To protect and manage environmentally sensitive areas with regulations
and guidelines based on best available science.
Goal EN 4 To preserve those natural areas having unique historical, cultural, or
educational features.
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Goal EN 5 To minimize the loss of life and property from landslides and seismic,
volcanic, or other naturally occurring events, and minimize or eliminate
land use impacts on geologically hazardous areas.
Goal EN 6 To protect surface water and groundwater quality and quantity.
Goal EN 7 To protect and improve the water quality and biological health of lakes,
wetlands, rivers, and streams
Goal EN 8 To minimize public and private losses from flooding
Goal EN 9 To protect, conserve, and enhance the ecological functions of important
fish, wildlife, and plant habitats.
Goal EN 10 To protect and improve local and regional air quality.
LAND USE
Goal LU 1 To create and maintain a vibrant, sustainable, family-oriented
community through the balanced allocation of land for housing,
commerce, industry, recreation, open space, transportation and public
facilities, and other appropriate land uses.
Goal LU 2 To offer a harmonious blend of opportunities for living, working, and
recreating.
Goal LU 3 To encourage development where adequate city services exist or may
feasibly be extended.
Goal LU 4 To encourage diverse economic development opportunities with an
emphasis on sustainable development.
Goal LU 5 To encourage a vibrant, robust downtown which serves as a focal point
for the community.
Goal LU 6 To designate and zone commercial lands adequate to meet a diversity
of needs for retail, service, and institutional development within the
city.
Goal LU 7 To maintain a sufficient supply of industrial lands to encourage the
expansion of existing industries and the siting of new ones.
ANNEXATION
Goal AN 1 To further coordinate planning and decision making among the City,
County, and other urban service providers in matters relating to urban
services and development.
Goal AN 2 To ensure that annexations to the City of Centralia meet development
and growth needs, create reasonable service areas for city services, and
form logical extensions of city boundaries.
Goal AN 3 To work closely with Lewis County and other governmental entities to
ensure an orderly transition from county to city jurisdiction.
HOUSING
Goal H 1 To maintain and strengthen existing residential neighborhoods.
Goal H 2 To provide opportunities to develop a mix of housing types throughout
the city to meet the needs of all economic segments of the community.
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ECONOMIC DEVELOPMENT
Goal ED 1 To encourage the expansion of existing businesses and the recruitment
of new enterprises by providing a business-friendly environment.
Goal ED 2 To encourage the development of a diversified, well-balanced economy
with stable, sustained growth.
Goal ED 3 To locate employment opportunities in areas where adequate
infrastructure exists or may be feasibly extended.
Goal ED 4 To provide a supply of prime industrial sites sufficient to meet market
demands for industrial development.
Goal ED 5 To provide commercial sites sufficient to meet a diversity of needs for
retail, service, and institutional development within the city.
HISTORIC PRESERVATION
Goal HP 1 To develop a greater understanding of our heritage and our ongoing
relationship with our past by preserving historic sites where our legacy
will be preserved, interpreted and shared.
Goal HP 2 To support the economic health and vitality of Centralia by preserving
the historic nature of the City through seeking creative solutions and
using existing resources.
PUBLIC FACILITIES
Public Safety
Goal PFS 1 To continue to enhance the levels of police and fire protection and to
meet the needs identified by these departments.
Police
Goal PFS 2 To match the level of police services to the public safety needs and
conditions of the City of Centralia.
Goal PFS 3 To include “Crime Prevention through Environmental Design”
components in site design guidelines or regulations for new
development. Where appropriate, techniques may include promoting
mixed-use development, visibility of activity areas from surrounding
residences and uses, increased pedestrian-level lighting, use of low
fences, see-through landscaping, visible building entrances, and other
techniques.
Fire
Goal PFS 4 To establish and maintain levels of service that meet the fire
suppression and emergency medical needs of the Centralia community.
Implement a level of service equal to a 6-minute response time 90% of
the time.
Education
Goal PFS 5 To support Centralia School District and the Centralia College master
plans as well as their capital improvement and education programs.
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Library
Goal PFS 6 To provide a level of public library services adequate to meet the needs
of a growing community and changing technology.
Essential Public Facilities (EPF)
Goal PFS 7 To ensure the siting of essential regional capital facilities through
cooperative and coordinated planning with other jurisdictions within
the region.
UTILITIES
Goal U 1 To manage all utility growth throughout the city and urban growth
areas.
Goal U 2 To use public right-of-ways within the City and the adopted Urban
Growth Areas for utilities wherever possible (i.e., water, sewer,
communications, electric, stormwater, natural gas, etc).
Goal U 3 To assure that culinary water facilities are developed, maintained, and
operated in a resourceful manner.
Goal U 4 To encourage homeowners to connect to the City’s sewer system.
Goal U 5 To plan and develop water and sewer systems to complement the land use plan.
Goal U 6 To provide stormwater management to protect, preserve and enhance,
where possible, the water quality of streams, lakes, and wetlands and
protect life and property from hazardous conditions.
Goal U 7 To minimize the damage to life and property from flooding and other disasters.
Goal U 8 To provide electrical utility service to city residents, the Centralia UGA, and adjacent areas.
Goal U 9 To provide a solid waste collection service.
Goal U 10 To minimize the risk of dangers of hazardous wastes, including
hazardous household waste substances.
Goal U 11 To work with providers of telephone, cellular phone, and cable
television service and the regulatory agencies to assure appropriate
levels of service.
CAPITAL FACILITIES AND FINANCING
General
Goal CF 1 To ensure that the Capital Facilities element is consistent with other
city, local, regional and state adopted plans.
Public Safety
Goal CF 2 To provide fire protection, emergency medical services, and police
service to the community through a cost-effective and efficient delivery
system to maintain a safe environment for the public.
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Parks and Recreation
Goal CF 3 To acquire, develop, and redevelop a system of parks, recreation
facilities and open spaces that are attractive, safe, functional, and
available to all segments of the population.
Goal CF 4 To increase the use and effectiveness of existing parks and other
recreational facilities.
Goal CF 5 To provide adequate recreational opportunities for city residents.
Capital Facilities
Goal CF 6 To provide adequate public facilities that achieve and maintain the level
of service standards for existing and future population.
Concurrency
Goal CF 7 To ensure that water, sewer, and transportation facilities necessary to
support new development are available and adequate concurrent with
the development, based upon the City's adopted level of service
standards.
PARKS AND RECREATION
Goal P-1 Acquire, develop, and redevelop a high-quality, diversified system of
parks, recreation facilities and open spaces that are attractive, safe,
functional, and available to all segments of the population.
Goal P-2: Develop a high-quality system of shared-use park trails and greenway
corridors that access significant local landscapes, public facilities, and
developed neighborhood and business districts.
Goal P-3 Provide adequate recreational opportunities for City residents.
Goal P-4 Provide parks, recreation and open space system that is efficient to
administer and maintain.
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CHAPTER 2: ENVIRONMENTAL ELEMENT
I. Required Elements
GMA Planning Goals
Countywide Planning Policies
Best Available Science
II. Relationship To Other Plans
III. Introduction
IV. Environmentally Sensitive Critical Areas
Wetlands
Areas with a Critical Recharging Effect on Aquifers
used for Potable Water
Fish and Wildlife Habitat Conservation Areas
Frequently Flooded Areas
Geologically Hazardous Areas
Air Quality
V. Environmental Goals and Policies
National Wetland Inventory Map
Rivers and Lakes Map
Critical Outwash Gravel Aquifer Map
Floodplain Map
Steep Slopes Map
I. REQUIRED ELEMENTS
GMA PLANNING GOALS (RCW 36.70A.020)
While the Washington State Growth Management Act (GMA) does not require an Environmental
Element to be part of the Comprehensive Plan, the State planning goals do require protection of
the environment and enhancement of the State’s high quality of life, including air and water
quality. In addition, GMA requires the protection of critical areas, which include wetlands,
aquifer recharge areas, fish and wildlife habitat areas, frequently flooded areas, and geologically
hazardous areas. Centralia is required to plan under the GMA, it is required to use Best Available
Science (BAS) in developing policies and regulations and to implement critical area regulations
for this element. The framework of this environmental element is guided by the principles of
GMA.
Each of the fourteen GMA planning goals was considered in the development of the City's
Comprehensive Plan and this element of the Plan. Of those, the following goals were found to
have the greatest and/or most direct influence on environmental matters and on the
environment.
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GMA Goal 2. Reduce Sprawl: Reduce the inappropriate conversion of undeveloped
land into sprawling, low-density development.
GMA Goal 9. Open Space and Recreation: Encourage the retention of open space
and development of recreational opportunities, conserve fish and
wildlife habitat, increase access to natural resource lands and water,
and develop parks.
GMA Goal 10. Environment: Protect the environment and enhance the State’s high
quality of life, including air and water quality, and the availability of
water.
COUNTYWIDE PLANNING POLICIES
In 1991, the GMA was amended requiring each county legislative body planning under the act to
adopt countywide planning policies, in cooperation with the cities in the county. This common
framework provides for consistency amongst the comprehensive plans. The policies address
issues that uniformly affect the county as a whole including the siting of public facilities of a
countywide or statewide nature, transportation facilities, affordable housing, economic
development and employment, and the environment. The requirements of the countywide
planning policies were considered along with many other factors to determine the best course
of action for the City of Centralia. The Lewis Countywide Planning Policies is included in
Appendix C.
The Lewis County Planned Growth Committee adopted the updated planning policies in
November 2016 relating to land use in the following categories: urban growth; reducing sprawl;
economic development; property rights; permits; open space and recreation; public facilities
and services; environment, and historic preservation.
The City of Centralia's Comprehensive Plan Environmental Element also addresses these main
themes and is consistent with the County's planning policies.
BEST AVAILABLE SCIENCE
The Growth Management Act, RCW 36.70A.172, requires cities to consider Best Available
Science (BAS) in developing policies and development regulations to protect the functions and
values of critical areas. The BAS requirement will help ensure that reliable scientific information
is considered when cities adopt policies and regulations related to the protection of critical
areas. Science can play a central role in:
Delineating the functions of critical areas and determining their value,
Recommending strategies to protect their functions and values, and
Identifying the risks associated with alternative approaches to their protection.
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To be considered “best available science”, valid scientific processes must be consistent with
criteria set out in WAC 365-195-900 through WAC 365-195-925. Characteristics of a valid
scientific process (BAS) include peer review, a documented methodology that is clearly stated
and able to be replicated, logical conclusions and reasonable inferences, quantitative analysis,
information that is placed in proper context and information supported with references.
II. RELATIONSHIP TO OTHER PLANS
The environmental element provides a policy framework for the protection and improvement of
Centralia's natural environment. It is the intent of this element to set goals and policies that
guide land use and development practices that are compatible with the environment
throughout the City and its Urban Growth Area.
The major natural features in Centralia are the two rivers running through the City, the Chehalis,
and the Skookumchuck rivers. These rivers impart both character and risk to the community
and are the primary features addressed in this section. In addition to addressing the issues
surrounding these rivers, this element also addresses open space, water resources, earth
resources, geologic hazards, critical areas, fish and wildlife habitat.
Centralia works to maintain a balance between environmental regulations, recreation, public
safety, and economic development. This balance is reflected in the following plans and
regulations:
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia 2016 Electric Utility Resource Plan. The Plan was approved by the
City Council August 23, 2016.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
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12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
III. INTRODUCTION
The high quality of life in Centralia is affected by the health of its natural environment. Similarly,
Centralia’s built environment, directly and indirectly, affects the natural environment.
Therefore, land use plans and major land use decisions should be made with the fullest possible
understanding of the natural environment.
Although the built environment inevitably affects the natural environment, the City can
implement policies that allow for development while minimizing the level of direct impacts to
the natural environment that are commonly associated with development activities.
The Environmental Element provides a policy framework for the protection and improvement of
Centralia’s natural environment. Policies and regulations guide land development, with
particular attention given to development in critical areas such as wetlands, aquifer recharge
areas, fish and wildlife conservation areas, geologically hazardous areas, and floodplains. The
intention of these environmental policies is to achieve land use and development practices that
are compatible with the features and functions of the natural environment. The result should
be development practices that protect rather than destroy significant natural features and
processes of the land in Centralia.
The Environmental Element is interconnected with the various aspects of other Comprehensive
Plan elements. No one goal, objective, or policy is pursued to the exclusion of others. Centralia
strives to balance the goal of protecting the natural environment with the public needs including
urban growth, housing, economic development and recreation opportunities. These goals can
achieve protection of the environment through a variety of means; including regulation of
property, incentives, and public programs.
The goal of this element is to minimize loss of habitat functions and to maintain, protect, and
enhance the functions of fish and wildlife habitat, water quantity and quality, wetlands, and
other water bodies; and to integrate the natural environment with the built environment.
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Existing Conditions
The City of Centralia and its Urban Growth Area have a rich diversity of terrain and natural
features. The City is surrounded by Ham Hill, Seminary Hill, Cooks Hill, Davis Hill, and Widgeon
Hill. The hills surround the City while the Chehalis River and the Skookumchuck River: are
dominant features in the lowlands. The diverse landscape contains features such as steep
slopes and floodplains that make development challenging and contain habitats that contribute
to the biological diversity for which Western Washington is famous.
The Chehalis River and its tributary streams eventually flow to the Pacific Ocean. The streams
and rivers support anadromous and resident fish. The riparian corridors support a variety of
other birds and wildlife.
The northern portions of the City contain high-quality glacial deposits and alluvial river gravels.
It is here that the City's aquifers and gravel mines are located. Historic coal mines are located in
the Urban Growth Area and northeast of the City's jurisdiction.
Many of our wetlands are associated with the stream corridors or are remnants of the glacial
past. They drain poorly because of clay or cemented till left from the Ice Ages. Their organic
soils don't support roads or buildings well, but they are fertile wildlife habitats. Wetlands have
many environmental benefits including water purification, flood protection, groundwater
recharge, and streamflow maintenance.
The following goals and policies at the end of this element are intended to establish land use
and development practices that are compatible with preservation, restoration, and
improvement of the natural environment.
Environmental Stewardship
One of the most demanding roles of a city is that of a steward of the City’s environment. The
authority to regulate land use and the responsibility to implement federal and state statutes is
unique and places a great accountability on the City. Therefore, the City must attempt, at all
times, to ensure that its environment is managed wisely. Through a system of regulations and
incentives, the City encourages the preservation, restoration, and enhancement of the natural
environment. This strategy is the foundation of the City’s approach to environmental
stewardship.
The goal of creating and maintaining a sustainable urban environment can be accomplished not
only by reducing or eliminating adverse impacts but by improving conditions that have become
degraded.
The City encourages all residents and businesses to explore ways to contribute to protecting the
environment. The concept of “environment” is as diverse as the members of the community,
and the opportunities to protect and enhance the environment are equally diverse. Specifically,
the City seeks to protect critical areas and ecosystems.
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The City of Centralia seeks to be a role-model of environmental responsibility in the community.
Specifically, the City promotes the efficient use of natural resources. For example, the City
encourages the use of double-sided copies for reports, agendas and minutes which reduces
paper. The City also recycles paper and aluminum cans used in their offices.
IV. ENVIRONMENTALLY SENSITIVE CRITICAL AREAS
The quality of the environment that surrounds us is essential to maintaining a quality of life for
the residents of Centralia. It is crucial to find new and innovative ways to preserve as much of
the remaining natural environment as possible as development occurs. Creative design, with
sensitivity to the environment, will help reduce flooding, pollution, and erosion, create habitat
for plants and animals, and preserve the natural aesthetic values that often are lost in the
urban-scape.
Through land use regulations and building codes, Centralia implements and enforces
appropriate legal and regulatory requirements. The City is also a model that can illustrate by
example. The City can show through its daily operations how to cost-effectively protect the
environment. The City can promote knowledge and awareness of the choices and decisions that
impact the environment.
The Washington Code RCW 36.70A.030 (5) identifies five areas and ecosystems which are
collectively called “critical areas.” The "critical areas" include (a) Wetlands; (b) areas with a
critical recharging effect on aquifers used for potable water; (c) fish and wildlife habitat
conservation areas; (d) frequently flooded areas; and (e) geologically hazardous areas. In
addition to addressing these five areas, this chapter will address the issue of air quality.
A. Wetlands
In the past, wetlands were viewed as undesirable mosquito-breeding swamps. Filling them was
considered progress. Today, wetlands have been determined to be critical transitional areas
between aquatic and upland habitats. They include the presence of water, unique hydric soils
and hydrophytic vegetation (plants adapted to growing in very wet conditions). As such, they
are vitally important. Natural wetlands help clean and improve the water quality of surface
water. They create detention areas for water overflow, keeping the land from flooding. They
also provide habitat for many animal and plant species. Wetlands can be identified by reviewing
a National Wetlands Inventory map or having a wetland study conducted. The City currently
uses National Wetland Inventory Map (see figure #5), and evaluates individual properties for
wetland potential as part of the development review process. When a potential wetland area is
found, a study is conducted to determine the appropriateness of wetland designation.
Wetlands are identified and delineated using the standards of the Washington State
Department of Ecology Wetland Delineation Manual. RCW 36.70A.175 & 90.58.380.
"Wetland" or "wetlands" means areas that are inundated or saturated by surface water or
groundwater at a frequency and duration sufficient to support, and that under normal
circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil
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conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do
not include those artificial wetlands intentionally created from non-wetland sites, including, but
not limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities,
wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands
created after July 1, 1990, that were unintentionally created as a result of the construction of a
road, street, or highway. Wetlands may include those artificial wetlands intentionally created
from non-wetland areas created to mitigate conversion of wetlands. RCW 36.70A.30(21).
One of the best opportunities for preserving wetlands is during the process of subdividing land.
As wetlands are identified projects can be designed around the wetland through clustering of
new development on smaller lots, transferring density to another part of a site, or offering
density bonuses for innovative conservation applications. The City will continue to promote
various ways to preserve wetlands as well as the economic value and development potential of
the land.
B. Areas with a Critical Recharging Effect on Aquifers Used for Potable Water
Surface Waters
Human activity in and near water bodies affects the quality of the water. Sources of water
pollution that the City can influence and potentially regulate include stormwater from non-point
sources, animal waste, rooftops, parking lots, streets, chemicals and sediment from landscaping
and lawns, construction and industrial site run-off, and smaller discharges into storm drains,
including their use for improper disposal of used oil and chemicals.
Rivers, Creek, and Water Bodies
The Chehalis River Basin is the second largest drainage basin in the state and covers 2,114
square miles. The City of Centralia lies in the middle of the basin. The Chehalis River and its
tributaries that affect Centralia are as follows (see figure #3):
Chehalis River. The River covers over 100 river miles and covers a drainage area of
around 123 square miles. Riverbanks in this area are commonly lined with deciduous
trees and/or brush.
Skookumchuck River. The River headwater begins in the foothills of the Cascade Range
and meanders southwesterly along Waunch Prairie until its confluence with the
Chehalis River between Hayes and Plummer lakes in Centralia. The River covers 38
river miles and covers a drainage area of 180 square miles.
Salzer Creek. Salzer Creek runs northwest along the Salzer Valley, then turns south and
west until it meets the Chehalis River west of Interstate 5. The Salzer Creek drainage
basin consists of approximately 17 miles, mostly through agricultural and forested
lands. A majority of the Creek is located outside of Centralia.
Hanaford Creek. This creek is a major tributary of the Skookumchuck River.
Scammon Creek. Is a short tributary to the Chehalis River and enters the main stem on
the south bank at river mile 65. Its flow in the dry season is very low to dry.
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China Creek. This creek is mostly a man-made ditch that flows through the City and
discharges to the Chehalis River at river mile 67; it is primarily a conduit of urban
stormwater during the wet and dry seasons.
Coffee Creek. Coffee Creek is a long tributary to the Skookumchuck River that
originates in Thurston County and enters the river between Interstate 5 and Pearl
Street. A portion of Coffee Creek has been channelized within a drainage control ditch
that extends from West Roanoke Avenue to the Skookumchuck River.
Hayes (17.4 acres), Plummer 20.1 acres), and Fort Borst (6.8 acres) lakes. These lakes
are former borrow pits that were created as a result of the construction of Interstate 5
in the 1950s.
Reynolds lakes. There are three small lakes of 2.66, 5.68 and 1.97 acres just south of
Reynolds road which is the result of gravel excavations. Coffee Creek runs north of the
largest of these lakes and adjoins the furthest west lake.
Agnew Mill ponds. There are two small bodies of water which were once holding
ponds for nearby logging activities. China Creek runs through these lakes.
The City should protect, preserve and restore, where feasible, these areas in order to have them
function in the most beneficial manner possible in an urban environment. In order to most
efficiently manage these resources, they should be viewed as a whole and not as separate
dislocated areas.
In 1972 Congress enacted the first comprehensive national clean water legislation. The
Clean Water Act is the primary federal law that protects our nation’s waters, including lakes,
rivers, aquifers and coastal areas.
The Clean Water Act’s primary objective is to restore and maintain the integrity of the nation’s
waters. This objective translates into two fundamental goals:
(1) To eliminate the discharge of pollutants into the water’s of the nation
(2) To ensure water quality levels that are fishable and clean enough for swimming.
The Clean Water Act provides an all-inclusive framework of standards, technical tools and
financial assistance to address the many causes of pollution and poor water quality, including
municipal and industrial wastewater discharges, polluted runoff from urban and rural areas, and
habitat destruction. The Clean Water Act:
Requires major industries to meet performance standards to ensure pollution control.
Charges states, cities, and tribes with setting specific water quality criteria appropriate
for their waters and developing pollution control programs to meet them.
Provides funding to states and communities to help them meet their clean water needs
and protect valuable wetlands and other aquatic habitats through a permitting process
that ensures development and other activities are conducted in an environmentally safe
manner. (From Clean Water Act Summary, EPA)
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The City is required by the Clean Water Act as a Phase II City to meet the National Pollutant
Discharge Elimination System (NPDES) stormwater standards. The standards require a
stormwater program which includes public education, outreach and participation, illicit
discharge detection and elimination, construction site stormwater runoff control, post-
construction stormwater management, and pollution prevention for municipal operations.
The overall objective is to manage surface water in a manner that will protect or improve the
quality of water, which sustains human activities, wildlife, and aquatic life.
Groundwater and Aquifer Recharge Areas
Groundwater is the water present underground in the tiny spaces in between rocks and soil.
Underground areas where groundwater accumulates in large amounts are called
aquifers. Aquifers can store and supply water to wells and springs. Most groundwater moves
slowly, usually no more than a few feet a day. Groundwater in aquifers will eventually discharge
to or be replenished by springs, rivers, wells, precipitation, lakes, wetlands, and the oceans as
part of the water cycle.
In Centralia, groundwater is the major source of our public water supply. Subsurface
characteristics in the Centralia area consist of one large aquifer, caused by glacial outwash from
the north along Waunch and Ford’s Prairies (see figure #4). This large glacial outwash aquifer,
which is classified as a critical aquifer, supplies all of the City’s domestic water use. The City in
the process of developing requirements to protect its water supply through limiting the use of
septic systems within the City limits.
The City's objective is to provide for the identification and protection of sensitive aquifer
recharge areas, protect groundwater quality and conserve groundwater resources. There are
essentially four aquifers in the Centralia area; the Skookumchuck, the Chehalis, Waunch Prairie
and Ford's Prairie. Though the City does have water rights to the Chehalis, Newaukum, and
Skookumchuck Rivers, the use of these surface waters is restricted by contamination, turbidity,
and limited availability.
This plan provides for regulation of businesses storing, transporting, making, or using hazardous
substances so that they pose no more than a negligible risk to groundwater resources used as a
public water source or in wellhead protection areas. The City recognizes the importance of
preserving wetland areas and limiting flooding in preserving the quality of the groundwater
supply. The specific policies and regulations which advance these efforts are more fully
addressed in the Centralia Water and Centralia Surface/Storm Water Management plans.
C. Fish and Wildlife Habitat Conservation Areas
This section provides guidelines for preserving habitats on both public and private lands. Linking
public and private natural areas can provide food, shelter, and migration corridors for a healthy
and sustainable population of salmon, songbirds, and other species compatible with the urban
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environment. Urban landscapes are valuable supplements to natural areas for a variety of
wildlife. The loss of natural wildlife habitat to urban development can be partially offset by
landscaping that includes native plants that provide food and shelter for wildlife.
Wildlife diversity is often an indicator of the environmental health of the area. Protecting
wildlife requires the protection of habitat and the creation and protection of wildlife corridors
between habitat areas. As in most urban areas the wildlife habitat is not pristine being adjacent
to a built environment. With the decrease of certain types of habitats through urbanization,
extensive wildlife corridors no longer exist creating a loss of biodiversity by generating areas too
small for many species, which leads to interbreeding and disappearance of plants and animals.
The Washington State Department of Fish and Wildlife (WDFW) publishes lists of priority habitat
species (PHS) and species of concern (SOC). The PHS list includes habitats and species that need
special consideration for conservation. Priority Species include all State Endangered,
Threatened, Sensitive and Candidate species that are listed in the Washington Administrative
Codes. Additionally, the PHS list includes vulnerable species that are susceptible to decline and
those species that are of recreational, commercial or tribal importance. Priority Habitat includes
habitats that harbor diverse or unique animal species or unique vegetation.
Centralia recognizes the importance of balancing the needs for development and infrastructure
with the need to preserve habitat for fish and animals. The City is committed to complying with
all state and federally mandated regulations regarding the preservation of habitat including, but
not limited to, regulations of the Department of Fish and Wildlife and the Endangered Species
Act.
D. Frequently Flooded Areas
Flooding can cause damage to both the natural and built environments. The City's objective is
to provide the highest degree of flood protection at the least cost to its citizens. All new
developments within the floodplain in the City are required to meet the FEMA guidelines for
floodplain development.
The FEMA mapped 100-year floodplain identifies land that has a 1% chance of flooding each
year (see floodplain map). While it is impractical to completely eliminate development in these
areas, the City encourages lower-density developments within the 100-year floodplain. Limited
use of impervious surfaces is also favored in these areas. Pervious surfaces can better absorb
extra water runoff. The City participates in the National Flood Insurance Program which
includes adoption and enforcement of an ordinance which regulates development within the
100-year floodplain.
E. Geologically Hazardous Areas
The City seeks to designate and manage geologic hazardous areas to avoid loss of life and
structural damage. This can be achieved by guiding development away from geologic hazard
areas and by regulating uses and activities that occur within or near such areas. In particular,
the City discourages the development of critical facilities in geologically hazardous areas.
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Geologic hazardous areas include land that is unstable and is subject to landslides, erosion,
floods, and earthquakes.
Topography
The Chehalis Valley is characterized by a broad floodplain and low terraces surrounded by
upland valleys of low to moderate relief that have broad, rounded ridges. Waunch and Ford’s
Prairies and Zenkner and Hanaford Valleys to the north are flat and range from 210 to 230 feet
in elevation. East of Centralia is a plateau of approximately 500 feet. To the north and
northwest are valleys and prairies that are separated by finger ridges, with slopes that rise from
210-230 feet to elevations of over 500 feet. Lincoln creek starts just west of the old Monarch
mine and runs east until it reaches Coffee creek.
Geology
Geologic characteristics of the Chehalis River Valley area are primarily nonglacial alluvium soils
consisting of silt, loam, sand and gravel deposits. To the east and northeast of Centralia are the
Cascade foothills, which are made up of marine sedimentary rock consisting primarily of sand
and siltstone. The primary geologic formation in this area is the Skookumchuck formation,
which developed during the late Eocene and Oligocene Epochs, or 27 million to 40 million years
ago.
To the west of the City are small, discontinuous areas of the formation. Adjacent to these areas
is a large segment of near-shore sedimentary rock consisting of sandstone, siltstone, shale,
claystone, and coal interbedded with lava flows.
Soils
The primary soils in the downtown Centralia area are in the Spanaway soil series. Spanaway
gravelly, sandy loam is composed of very deep, somewhat excessively drained soils and found
on glacial outwash terraces and plains. The permeability of this soil is moderately rapid to a
depth of 18-inches and very rapid below this depth. Runoff is slow, and the hazard of water
erosion is slight. The very rapid permeability of the soil limits proper filtration and absorption of
contaminants, such as those resulting from septic tank fields, pesticides, and automobiles.
Soils in the north and west of the City are primarily Newberg fine sandy loam and Chehalis silty
clay. The Newberg soil is very deep and well drained on river floodplains and low terraces.
Permeability is moderately rapid and runoff is slow. This soil is subject to occasional brief
periods of flooding in winter and early spring. Chehalis silty clay is very deep, well-drained, and
found on low stream and river terraces. The permeability of this soil is moderate, and runoff is
slow. This soil is also subject to flooding in winter and early spring.
Soils found in the south end of the City are mostly Indianola loam sand and Nisqually loamy
sand. The Indianola soil is very deep and somewhat excessively drained and located on terraces
and broad plains. Permeability is moderately rapid in the surface layer and rapid below. Runoff
is very slow. The rapid permeability of the soil restricts adequate filtration and absorption of
contaminants caused by septic tanks, pesticides, and automobiles. The Nisqually soil type is also
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very deep, somewhat excessively drained and located on terraces or broad plains.
Characteristics of this soil type are the same as the Indianola soil.
To the east, in the Cascade foothills, Buckpeak silt loams are found. This is a very deep, well-
drained soil located on hillsides and ridgetops. The permeability of Buckpeak soil is moderate
while runoff is medium and the hazard of water erosion is moderate.
To the southeast and northeast, along Salzer Valley and China Creek, there are Reed silty clay
loams. This very deep, poorly drained soil is found on floodplains. Drainage has been altered by
tiling, and permeability and runoff are slow, resulting in frequent, seasonal flooding.
Landslide Hazard Areas
Landslides are a result of slope instability and loading which causes the slope to fail. The
conditions that lead to landslides are usually predictable. Most damage in urban areas occurs
on land that has shown past landslides or recent instability. Planning to reduce landslide
hazards involves the identification of hazardous slopes and an assessment of future hazards.
Development in areas of high landslide hazard potential should be avoided. A geotechnical
analysis can determine the adequate steps needed to determine buildable and non-buildable
areas mapping the hazardous slopes.
The City requires developments on slopes over 30% to be identified and a geotechnical report to
be completed prior to development (see figure #1). Slopes over 40% will be identified as non-
buildable.
Centralia’s UGA area of Davis Hill is characterized by several abandoned coal mines. These
mines can pose both environmental and safety concerns. Other concerns include the steep
slopes which are common in the Davis Hill and Cooks Hill areas, as well as portions of Widgeon
Hill.
Erosion Hazard Areas
Erosion occurs with the transport of soil by the wind, water, and other natural agents. Erosion
hazard areas are generally identified as particular soil types that are likely to experience severe
to very severe erosion hazards. These areas are generally associated with susceptible soil types,
exposure to wind and water or steep slopes. Development of these areas can cause extreme
erosion problems which result in clogging streams, flooding nearby properties, and destroying
the natural habitat of aquatic plants and animals. Sediment in streams also charges growth of
algae that reduces water clarity and available oxygen.
The City ensures the minimization of erosion during development through implementation of
development regulations during plan review and the SEPA process, and thorough inspection of
construction sites.
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Seismic Hazard Areas
Earthquakes occur with great frequency in Western Washington. The United States is divided
into seismic hazard zones based upon historical documents. These zones range from 1 to 4,
with 4 representing the highest risk. Centralia is located in a seismic hazard zone of three (3).
Earthquake effects include ground shaking, ground failure (compaction and settling,
liquefaction, lateral spreading, and landslides). Interactions between bedrock and overlying soil
can amplify motion.
At any one spot, shaking intensity reflects earthquake source, distance from the event,
geometric focusing or defocusing, local soil conditions and, if indoors, the building response.
Every building, bridge, tower, dam, dock, etc. has a particular structural response to shaking.
One building may be more resistant to certain frequencies than others. Liquefaction hazard
areas usually coincide with soft or loose saturated soils having a shallow groundwater table.
These areas are located mostly in river valleys and floodplains.
Considering earthquake hazards in land-use decisions can often reduce future earthquake
damage. The use of appropriate engineering and construction design reduces the hazard, as
well as involving communities in earthquake preparedness programs. The consequences of
building in areas exposed to earthquake hazards should be a consideration in land use decision-
making. Property owners in hazardous areas may be at greater risk of injury and loss during an
earthquake.
The City requires that all developments meet the standards of the International Building Code
(IBC) with respect to seismic standards.
F. Air Quality
One of the basic elements of a sustainable urban environment is clean air. Many federal, state,
regional, and local agencies enact and enforce legislation intended to protect air quality. Good
air quality in Centralia, and in much of Western Washington, is fundamentally tied to controlling
emissions from all sources, including internal combustion engines, industrial operations, indoor
and outdoor burning, and windborne particulates.
In Western Washington, vehicle emissions are the primary source of air pollution. Local and
regional components must be integrated into a comprehensive strategy designed to improve air
quality through transportation system improvements, vehicle emissions reductions, and
demand management strategies.
The City seeks long-term strategies to address air quality problems, not only on the local level
but in the context of the entire Western Washington with coordination and direction from the
Southwest Clean Air Agency (SWCAA).
37
V. ENVIRONMENTAL GOALS AND POLICIES
Environmental Stewardship
Goal EN 1 To protect citizens from potential dangers or public costs by limiting
development in environmentally inappropriate locations.
Policies
EN 1.1 Direct development to those areas best suited for it.
EN 1.2 Developments should be limited in areas with geologic instability, frequent
flooding, high plant and animal habitat values or steep slopes.
Goal EN 2 To protect environmentally sensitive areas such as steep slopes, wetlands, and
geologically hazardous areas, which are not suitable for intensive uses.
Goal EN 3 To protect and manage environmentally sensitive areas with regulations and
guidelines based on best available science.
Policies
EN 3.1 Enforce regulations that minimize damage due to landslides, seismic hazards,
erosion or flooding.
EN 3.2 Base regulations on the threat to the built environment, best available science,
habitat value, and sensitivity of the resource.
Goal EN 4 To preserve those natural areas having unique historical, cultural, or educational
features.
Geologic Hazard Areas
Goal EN 5 To minimize the loss of life and property from landslides and seismic, volcanic,
or other naturally occurring events, and minimize or eliminate land use impacts
on geologically hazardous areas.
Policies
EN 5.1 Prohibit development on unstable land and steep slopes hazard areas to ensure
public safety. This includes slopes in excess of 40% and those areas delineated
by the United States Department of Agriculture Soil Conservation Service as
having "severe" limitations for building site development.
EN 5.2 Designate and provide for the protection and management of geologic hazard
areas based on best available science and cumulative impact assessments of
existing and planned land and resource uses within and near geologic hazard
areas.
EN 5.3 Promote soil stability and the use of natural drainage systems by retaining
native vegetation.
EN 5.4 Cooperate with Lewis County to implement the Hazard Mitigation Plan.
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Groundwater and Aquifer Recharge Areas
Goal EN 6 To protect surface water and groundwater quality and quantity.
Policies
EN 6.1 Regulate land uses and activities within the critical aquifer and designated
wellhead protection areas to prevent degradation of groundwater quality.
EN 6.2 Discourage the construction and use of private wells and on-site sewage
disposal systems in the City and urban growth areas where public water and
sewer is reasonably available.
EN 6.3 Encourage the use of community or public water in un-sewered areas of the
urban growth area where residential density is in excess of one unit per acre.
EN 6.4 Promote the use of integrated pest management and the reduction of pesticide
and fertilizer use by residents, businesses, and governmental agencies in the
critical aquifer and wellhead protection areas.
Surface water
Goal EN 7 To protect and improve the water quality and biological health of lakes,
wetlands, rivers, and streams.
Policies
EN 7.1 Provide for the protection and management of surface water consistent with
the Clean Water Act, based on best available science and cumulative impact
assessments of existing and planned land and resource use in the Chehalis
watershed.
EN 7.2 Retain ponds, wetlands, rivers, lakes, and streams with their associated buffers
and riparian areas substantially in their natural condition.
EN 7.3 Protect surface waters from impacts that degrade water quality and biological
health. These impacts include, but are not limited to, elevation of stream water
temperature, low summer flows, stream channel damage, and sedimentation.
EN 7.4 Protect and maintain the natural functions of wetlands by maintaining an
undisturbed or restored native vegetation buffer around the wetland and by
discouraging filling, draining and clearing wetlands and their associated buffers.
EN 7.5 Accommodate essential road and utility crossings where there is not another
reasonable alternative.
EN 7.6 Work with adjacent jurisdictions and Washington State Department of
Transportation to establish a wetland mitigation bank to provide an alternative
to individual stream and wetland mitigation projects associated with essential
public projects.
EN 7.7 Encourage enhancement of degraded wetlands over the creation of new
wetlands.
EN 7.8 Control shoreline development to prevent or minimize shoreline erosion,
prevent pollution discharges into the water, protect shoreline aesthetics and
39
habitat as consistent with the Shoreline Master Program and other local, state
and federal regulations and policies.
EN 7.9 Work with property owners and interested parties to develop an integrated
aquatic management plan for Plummer Lake and Hayes Lake.
EN 7.10 Encourage the use of bioengineered shoreline stabilization as an alternative to
bulk-heading or other forms of shoreline armoring to protect existing structures
from erosion.
Frequently Flooded Areas
Goal EN 8 To minimize public and private losses from flooding.
Policies
EN 8.1 Limit development in the floodplain to activities that will not impact the 100-
year flood level with greater than a one-foot rise.
EN 8.2 Encourage low-intensity land uses for in-fill or new development in the 100-year
floodplain.
EN 8.3 Prohibit development and placement of fill in floodways.
EN 8.4 Establish linear open space and trail systems along the Chehalis and
Skookumchuck Rivers to preserve natural open space.
EN 8.5 Enforce regulations that protect the general public against avoidable losses from
flooding.
EN 8.6 Maximize the use of public money when developing flood control projects.
EN 8.7 Minimize the need for rescue and relief efforts associated with flooding and
generally undertaken at the expense of the general public.
EN 8.8 Minimize prolonged business interruption.
EN 8.9 Follow and ensure conformance to the FEMA guidelines and the City’s
floodplain ordinance with all developments within the floodplain.
Important Fish, Wildlife, and Plant Habitats
Goal EN 9 To protect, conserve, and enhance the ecological functions of important fish,
wildlife, and plant habitats.
Policies
EN 9.1 Use the Washington State Department of Fish and Wildlife Priority Habitat and
Species Program Guidelines and other relevant scientific reports to guide
managing, protecting and acquiring fish, wildlife, and plant habitat areas within
the City and its Urban Growth Area.
EN 9.2 Manage aquatic and riparian habitats to preserve and enhance their natural
function of providing fish and wildlife habitat in concert with Best Available
Science through the Critical Areas Ordinance, the Shoreline Master Program,
and environmental review.
40
EN 9.3 Preserve and enhance native vegetation in riparian and wetland habitats.
EN 9.4 Encourage the use of native plants in residential, commercial, and industrial
landscapes.
EN 9.5 Encourage the eradication of invasive non-native plant species.
EN 9.6 Cooperate with adjoining jurisdictions to develop complementary regulations
pertaining to streams, fish, wildlife, plant habitats, and other Critical Areas that
span jurisdictional boundaries.
EN 9.7 Work cooperatively with adjacent jurisdictions, property owners, and
developers to preserve natural open spaces, especially those that provide
linkages to migration corridors and riparian areas.
EN9.8 Provide special consideration to conservation and protection measures
necessary to preserve or enhance anadromous fisheries.
Air Quality
Goal EN 10 To protect and improve local and regional air quality.
Policies
EN 10.1 Recognize and cooperate with local, state and federal air pollution control
agencies, which set standards and regulate activities that emit air pollutants.
These activities should be required to use the most effective and accepted
pollution control technology.
EN 10.2 Encourage transportation demand management and the use of modes of travel
other than the single occupancy vehicle to reduce energy consumption and air
and water pollution.
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CHAPTER 3: LAND USE ELEMENT
I. Required Elements
GMA Land Use Planning Goals
GMA Requirements For Land Use Planning
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. Land Use Assumptions
V. Land Use Map And Designations
Classification Into Land Uses
Land Use Category Definitions
VI. Land Use Planning Issues
Residential
Commercial And Industrial
VII. Land Use Goals And Policies
VII. Annexations
VII. Annexation Goals And Policies
Land Use Map
I. REQUIRED ELEMENTS
GMA LAND USE PLANNING GOALS (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) includes 14 goals, which were adopted
to guide the adoption of comprehensive plans and development regulations. Land use policies
and implementing regulations influence transportation, housing, economic development,
property rights, permits, natural resource industries, open space and recreation, environment,
citizen participation and coordination, public facilities and services, and historic preservation.
While all of these goals are important, the two goals that are most directly related to the land
use element state:
• Urban growth. “To encourage development in urban areas where adequate public
facilities and services exist or can be provided in an efficient manner.”
• Reduce sprawl. “To reduce the inappropriate conversion of undeveloped land into
sprawling, low-density development.”
GMA REQUIREMENTS FOR LAND USE PLANNING (RCW 36.70A.070)
As prescribed by the Growth Management Act (GMA), the land use chapter must:
• Designate the proposed general distribution, general location, and extent of the uses of
land, where appropriate, for agriculture, timber production, housing, commerce,
industry, recreation, open spaces, general aviation airports, public utilities, public
facilities, and other land uses.
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• Include population densities, building intensities, and estimates of future population
growth.
• Provide for protection of the quality and quantity of groundwater used for public water
supplies.
• Consider utilizing urban planning approaches that promote physical activity.
• Review drainage, flooding, and stormwater runoff in the area and nearby jurisdictions
and provides guidance for corrective actions to mitigate or cleanse those discharges that
pollute waters of the state.
COUNTYWIDE PLANNING POLICIES
When the Growth Management Act (GMA) was amended, it required each county legislative
body planning under the act to adopt countywide planning policies in cooperation with the cities
in the county. This requirement provided for consistency amongst the comprehensive plans.
The Lewis County Planned Growth Committee adopted the updated planning policies relating to
land use in December 2013. During the development of the Centralia Comprehensive Plan, the
requirements of the countywide planning policies were considered along with many other
factors to determine the City’s best course of action. The Lewis Countywide Planning Policies
can be reviewed in Appendix C.
II. RELATIONSHIP TO OTHER PLANS
The following plans and documents relate to the success of land use planning within the City of
Centralia and implementation of this element.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
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12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
III. INTRODUCTION
Scope and Definitions
The land use element of the Comprehensive Plan serves as a guide for the distribution of land in
the future. The plan covers a geographic area within the City of Centralia and in its surrounding
areas. These lands which surround the City are called the Urban Growth Areas or UGAs.
Together, the UGA and the incorporated City of Centralia make up the City’s Urban Growth Area
(UGA). Inside of the UGA is where urban densities are encouraged because this area can be
efficiently serviced by public sewer and water systems and other city utilities. The UGA also
marks the area where the following criteria are met:
• Residential infilling of vacant land is encouraged,
• Areas can logically annex into Centralia,
• City, County, and special district decisions should be coordinated concerning land use
and service facilities, and
• Utility services should be expected and extended.
The primary purpose of the Centralia’s UGA is to define the area where public expenditures
already have been made for service facilities or will be in the future and to guide development
to that area in order to make more efficient use of public investments. This area was drawn
based primarily on the location and amount of potentially developable land to which sewer and
water services are already provided or can be provided.
The land within the Urban Growth Area (UGA) primarily consists of residential uses at 62%,
industrial uses at 11%, commercial uses at almost 5.78%, and medical uses less than 1%. Public
facilities and open space is around 10% of the total acreage in the UGA. Listed below is a table
comparing the 2007 and the 2018 Comprehensive Plans by percentages of each land use district.
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Land Use Districts Residential
Density (units)
2006 Acreage
%
2018 Acreage
%
Lewis County 1 unit per 5 acres 1 unit 5 acres 35.55% Removed:2007 update
Rural Residential 1 unit 5 acres - 22.85%
Very-Low-Density Residential 2 U/A -. 9.28%
Low Density Residential 4 U/A 25.26% 14.75%
Moderate Density Residential 8 U/A 3.84% Removed:2007 update
Medium Density Residential 8 U/A - 12.95%
Medium-High Density Res. 15 U/A 5.38% 1.46%
High-Density Residential 20 U/A 4.06% .73%
Limited Business District 8 U/A .15% 1.39%
General Commercial N/A 8.25% 2.38%
Highway Commercial N/A 1.42% .88%
Core Commercial 20+ .42% .49%
Gateway Commercial N/A - .63%
Heath Services District N/A .61% .82%
Light Industrial N/A 5.21% 4.62%
Heavy Industrial N/A 6.98% 6.37%
Port Master Plan N/A 2.88% 5.55%
Open Space/Public Facilities N/A - 9.58%
Right-of-Way (ROW) N/A - 5.26%
Total Acres in Urban Growth Area 10,154.47 10,529.00
Total Acres Centralia City Limits 3,990.75 38%
Acreage in ROW 553.49 5.26%
Acreage in Hydrology (rivers, lakes) in UGA 501.88 5%
Acreage in Wetlands in UGA 1,534.82 15%
Acreage in Steep-slopes (over 30%) 757.60 7%
Acreage in Floodplain 2,803.75 27%
Acreage in Floodway 549.75 5%
Population and Housing Forecasts
In 2005, Centralia was ranked as the 58th largest city in Washington in 2017 the City is now 60th
with an estimated population of 16,940 (Office of Financial Management, 2017). According to
the Lewis County Comprehensive Plan projections, the City of Centralia will have a population of
approximately 26,280 by 2040 (see Figure 3.1).
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According to the Office of Financial Management from 2010-2017 Centralia has experienced a
3.70% change in population.
The City expects a population forecast based on a 1.8% annual growth rate. This growth rate
was selected based on the following:
• Current trends. This growth rate is consistent with the population growth rate between
1990 and 2000 which was 1.79%, and higher than the growth rate experience from
2001–2010 according to OFM.
• Building activity trends. Between 2000 and 2016, the City added 399 single family
dwellings (SFD), 633 multi-family dwelling units (MF-DU) and 66 manufactured homes
on city lots (MH-lot) (see Figure 3.2).
Figure 3.1
1890-2000 – U.S. Census
2011-2017 Washington State OFM
2018-2040 Projections Lewis County, WA
53
Housing Units 2000-2016
0
10
20
30
40
50
60
70
80
90
100
20002001200220032004200520062007200820092010201120122013201420152016SFH MFD MH-CL MH-P
According to the 2000 Census the City had 19.2% of its population over the age of 65 and in the
2010 Census that percentage dropped to 16.6%. In 2000 74.8% of the population was over the
age of 18 whereas in 2010 that figure increased to 75.3%.
Age of Centralia Population
2000 & 2010 U. S. Census
7.76.56.57.67.312.413.311.84.13.57.38.13.786.96.36.67.614.910.8125.54.86.86.23.70
2
4
6
8
10
12
14
16
Under 55 to 910 to 1415 to 1920 to 2425 to 3435 to 4445 to 5455 to 5960 to 6465 to 7475 to 8485+%
2000 2010
Figure 3.2
Figure 3.3
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IV. LAND USE ASSUMPTIONS
In 2007, JD White Company, a division of Berger-Abam Engineering, Inc., was hired to calculate
land use assumptions. In 2018, the City of Centralia updated these land use assumptions that
include residential population, household and density projections, and industrial and
commercial employment projections as shown in Appendix D.
Employment Forecast
The Economic Development Element of the Comprehensive Plan identifies a need for industrial,
retail, office, housing, and mixed-uses as strategies to diversify the economy and to attract a
variety of employers and residents. There are large amounts of vacant industrial land within the
Port of Centralia and along Harrison and Reynolds Avenue. Vacant commercial land is located
on Long Road, Gold and Kresky, and on Harrison Avenue (old Highway 99). The City should
expect to continue to see infill and redevelopment of commercial properties because of their
location being adjacent to existing utilities. The central business district has seen significant
redevelopment which should continue in the future as the City focuses on maintaining a healthy
downtown with a mix of commercial and residential.
Housing Forecast
The Housing Element of the Comprehensive Plan acknowledges the need for housing for all
people. Based on the projected population growth rate of around 1.8% per year, by 2040 an
additional 3,876 additional housing units would be needed within the City’s UGA. This includes
an increase of 2,000+ single family units and over 1,000 multi-family units. Currently, there are
over 2,500 acres of vacant residentially zoned lands within the UGA most of these areas are on
Davis Hill and Cooks Hill. Widgeon Hill is also vacant but due to the location of sewer could be
more difficult to develop. However, not all of the vacant land in the City and UGA is suitable for
development; the presence of critical areas (such as wetlands and steep slopes), infrastructure
needs, and market factors are aspects that affect the ability to fully develop a site. As part of
this update, properties that were considered as developable based on the location of existing
utilities and lack of critical areas were assigned higher densities to encourage development
(south side of Davis Hill, north Davis Hill, and Cooks Hill areas).
Annexing vacant land within the UGA, encouraging redevelopment and infill within existing
residential neighborhoods, and increasing density in some land use districts are all approaches
that the City has considered to provide an adequate land area to house the projected
population growth in Centralia by 2040.
Land Use Focus
During this update to the Comprehensive Plan, public input was received at public open houses,
at Planning Commission and City Council public meetings and workshops. Participants
identified many issues that have helped shape this update to the Comprehensive Plan. Issues
specifically related to land use included the following:
• providing a diverse economic base including industrial, commercial, and office uses,
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• ensuring availability and location of land for commercial uses to provide goods and
services to the community and to attract and accommodate new commercial
development,
• increasing the amount and variety of housing options, including the development of
high-quality low and moderate density housing types and a variety of other types of
housing,
• promoting Downtown redevelopment and mixed-use development to allow flexibility in
the use of land and to allow complementary uses to be located close together or in the
same building,
• allowing infill where homes or businesses are added in an established district on vacant
or less developed lots, taking advantage of areas where infrastructure is already in place
and where there are fewer environmental constraints,
• ensuring safe and convenient pedestrian, non-motorized, and motorized circulation, and
• improving gateways and streetscapes into the City.
V. LAND USE MAP (DESIGNATIONS) and ZONING
A. Classification into Land Uses
The Comprehensive Land Use Map classifies all land in the Centralia Urban Growth Boundary
(UGB) into broad land use categories (Figure 1). The land uses delineated are generally
distributed consistent with existing land uses and zoning. However, some changes to the Map
were made to better address the balance of commercial vs. industrial land designations, the
availability of a variety of housing types, the relationship of land use and transportation, and
environmental constraints.
The future land distribution classified by the Comprehensive Land Use Map designates the land
within the Urban Growth Boundary (UGB) as residential uses (62%), industrial uses (11%),
commercial uses (nearly 6%), medical uses (0.82%), public facilities (6%) and parks and open
space uses at (3%). Listed below is a breakdown of land use categories by acreage and
percentages according to the Land Use Map (these acreages represent the land within the city
limits and the surrounding UGA).
Land Use Description Zoning Acreage Percent U/A
Rural Residential R-5A 2,406.19 22.85% 1 unit per 5 acres
Very-Low-Density Residential (VLDR) R:2 976.89 9.28% .5-2
Low-Density Residential (LDR) R:4 1,553.10 14.75% 2-4
Medium Density Residential (MDR) R:8 1,363.62 12.95% 5-8
Medium-High Density Residential (M-HDR) R:15 153.36 1.46% 9-15
High-Density Residential (HDR) R:20 76.71 0.73% 16+
Limited Business District (LBD)* LBD 146.57 1.39% 0-8
Gateway Commercial District GCD 66.46 0.63%
Central Business District (core)* C-3 51.38 0.49% 0-20+
Highway Commercial C-2 92.89 0.88%
General Commercial C-1 251.11 2.38%
Medical Health Care H-1 86.82 .82%
Port Master Plan PMP 584.28 5.55%
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Light Industrial M-1 671.05 6.37%
Heavy Industrial M-2 485.98 4.62%
Public Facilities, Parks, and Open Space OSPF 1,009.09 9.58%
Total Acres in Land Use or Zoning Districts 9,975.51 95%
* Residential and commercial permitted in these districts
B. Land Use Category Definitions
The following land use category definitions are incorporated in the Comprehensive Plan to
provide an allocation of land for housing, commerce, industry, parks, recreation and open space,
transportation, and other appropriate land uses.
Residential
Residential land use consists of single-family and multifamily dwellings, including manufactured
housing, foster care facilities, group quarters, and cooperative housing. Other land uses found
within the residential designation include private schools, churches, planned residential
development, planned unit developments, necessary utility facilities, and undeveloped land.
1. Rural-Residential (Rural Res.): 5-acre parcels. These properties are predominant rural in
character and were developed in Lewis County with very large lots. Davis Hill and River
Heights or areas in the floodplain are good examples. Community water systems are
sometimes available, but public sewer is not typically available. Streets will be paved, but
curb, gutter, and sidewalk will usually not be in place. These areas include land that may
have the presence of critical areas (30% slopes, floodplain - 100-year, shorelines, or
wetlands).
2. Very-Low-Density Residential (VLDR): ½ to 2-acre parcels. These are areas where the
predominant character is large lot estates. Community water systems are sometimes
available, but public sewer is not typically available. Streets will be paved, but curb, gutter,
and sidewalk will usually not be in place. These areas include land that may have the
presence of critical areas or floodplain (100-year).
3. Low-Density Residential (LDR): 1 to 4 dwelling units per acre. These are areas in the
community which are well suited for large suburban lots. Developments will have full urban
services, including public water and sewer, underground utilities, and paved streets
periodically with curb, gutter, and sidewalk. These areas include land that may have the
presence of critical areas or floodplain (100-year).
4. Medium Density Residential (MDR): 5 to 8 dwelling units per acre. These are areas with
predominately single-family detached units, but with some attached dwelling units. These
areas will usually have somewhat smaller single-family lots, and/or a slightly higher
percentage of attached units that are found in the Low-Density Residential areas.
Developments will have full urban services. These areas include land that may have the
presence of critical areas or floodplain (100-year).
5. Med-High Density Residential (M-HDR): 9 to 15 dwelling units per acre. These are areas
with a mix of single-family units, duplexes, townhomes, planned developments, twin homes,
and multi-family units. Developments have full urban services.
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6. High-Density Residential (HDR): 16+ dwelling units per acre. These areas are a mix of
residential dwellings but consist of mainly multi-family buildings. Developments will have
full urban services.
Commercial
Commercial land uses to support the daily retail and service needs of the community and
provides a basis for local employment. The commercial land use categories include land used
for retail, wholesale trade, offices, hotels, motels, restaurants, service outlets and similar uses.
1. Commercial General. The Commercial General designation includes commercial uses
including institutions, offices, and retail shops to service the residential and business
community both within the City and the surrounding areas. It is intended to provide areas
which require large structures and direct vehicular access. This designation also includes
business uses which are conducive to freeway locations such as motels, hotels, restaurants,
etc., which serve the traveling public. This designation excludes residential uses.
2. Highway Commercial. The Highway Commercial designation includes commercial uses
including offices, food establishments, and retail properties like the outlet stores to service
the residential and business community both within the City and the surrounding areas.
This designation can be found especially in the Harrison Street area. It is intended to
provide areas which require large structures and direct vehicular access. This designation
also includes business uses which are conducive to freeway locations such as motels, hotels,
restaurants, etc., which serve the traveling public. This designation excludes residential
uses.
3. Gateway Commercial. The Gateway Commercial designation includes commercial uses
including offices, and retail properties to service the residential and business community
both within the City and the surrounding areas especially in the Mellen Street area. It is
intended to provide areas which require large structures and direct vehicular access. This
designation also includes business uses which are conducive to freeway locations such as
motels, hotels, restaurants, etc., which serve the traveling public. This designation excludes
residential uses.
Mixed-Use
The mixed-use areas allow for retail, office, and residential uses together in the same area. The
mixed-use categories are split into two different land uses designations. New residential
developments within a mixed-use area must have a component of a retail or office
development.
1. Limited Business District. The Limited Business District designation includes commercial
uses that provide convenience goods (such as small retail establishments, pharmacies) and
personal services (such as dry cleaners, retail stores) with limited hours of operation. These
areas are limited in size. This designation would allow medium density residential uses
(usually existing).
2. Commercial Central Business District. The Commercial CBD designation provides for a
limited area in size and includes retail, commercial, office, and other related business uses
essential to Downtown functions. This designation would permit the provision of all basic
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services and amenities necessary to keep the downtown vital in the community. This
designation would include dense development permitting taller structures with limited
setback requirements, limited parking, parking garages or public parking lots, pedestrian
facilities, etc. This designation would preclude lower density residential developments
because it is intended to include high-density residential development in structures
containing commercial activities on the lower levels. It is intended to promote and maintain
the character of a pedestrian-oriented retail district. Building orientation should strongly
encourage pedestrian use by having buildings close to the street. The architectural style of
new or remodeled buildings shall be consistent with a historic feel and design of other
structures in the vicinity.
Industrial
The proximity to Interstate 5, rail service, and regional markets make Centralia a desirable
location for industrial uses. The Land Use Element proposes two categories of designated
industrial land to accommodate industrial land uses. These categories include land used for
manufacturing, processing, warehousing, storage and related uses. Heavy industrial uses are
intended to be restricted to areas where impact to surrounding areas is minimized.
1. Light Industrial. The Light Industrial designation includes industrial uses involving
assembly, manufacturing, processing, warehousing, and limited retail sales of bulk or large
scale products. This designation would include uses which, in general, would not generate
nuisance characteristics. Accessory non-industrial uses that support the primary activity and
are compatible would be permitted such as administrative, sales, and service uses. This
designation would prohibit residential uses except for on-site security units.
2. Heavy Industrial. The Heavy Industrial designation includes industrial uses involving
assembly, manufacturing, processing, warehousing, distribution center, and other related
uses such as concrete and asphalt batch plants. This designation would prohibit residential
uses except for on-site security units.
Medical/Health Care
The medical/healthcare designation provides for a limited area in size and includes commercial
uses and activities that are usually health care in nature and that cater to the needs of the
healthcare users and workers.
Public Facilities
Includes public or quasi-public facilities such as educational facilities, parks and recreation
facilities and related uses, libraries, fairgrounds, government (municipal, state, county, federal)
offices and other facilities, and public safety facilities (police, fire).
Parks and Open Space
The Parks and Open Space designation represents public or quasi-public and/or privately owned
land that is a developed or undeveloped. This would include developed or undeveloped parks,
natural open spaces, trail systems, land that has environmental sensitivities, and cemeteries.
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VI. LAND USE PLANNING ISSUES
The following is a summary of current and long-term land use planning issues in
Centralia affecting residential and commercial/industrial areas. The Land Use Element responds
to these issues through the inclusion of goals and policies and the development of the
designating land uses within the City.
A. Residential
People have different housing needs at different times of their life. Providing a continuum of
housing choices helps meet those changing needs, including housing for families, retired
persons, young singles starting out in the job world, and students.
Over the past 20 years, the City’s population has grown, yet the type of housing options
available to residents has remained relatively constant. Increasing housing options is important
to meet the needs of existing and future residents:
• Protecting and Enhancing Neighborhoods
The City values and considers the protection and enhancement of its existing residential
neighborhoods a high priority. Affordable single family housing stock has been lost due
to redevelopment, and some of the established housing stock has been poorly
maintained over time and needs renovation and maintenance.
• Future Needs
Attracting and retaining younger families, single professionals, and retirees is an
important concern for the City in its efforts to diversify its economy. This includes
promoting and expanding downtown and non-downtown housing options.
Centralia should explore measures to increase the range of housing types to meet existing and
future demand. Development that occurs at very low densities or intensities can result in land
use patterns that are difficult or costly to serve. Development that inefficiently uses land means
that new land must be found to meet new land use demands—this can result in sprawl and
higher costs to provide city services. To promote a variety of housing types and the efficient use
of land, new housing can be encouraged by permitting thoughtful and well-designed infill
development, such as mixed-use development in the downtown and a variety of housing
choices such as zero-lot-line development, cluster housing, cottage housing styles, and/or
townhouses. These options must include both single- and multi-family housing that may be
available to purchase or rent. Different types of housing choices can strengthen business
districts (e.g., mixed use) by providing a customer base for businesses, reduce sprawl (e.g., small
lot single-family, cottages, apartments), and provide alternative affordable homeownership
options (e.g., townhomes).
B. Commercial and Industrial
Two industrial land use districts, three commercial districts are identified appropriate for the
locating business of various scales, services, intensity, and uses within the City:
• heavy industrial,
• light industrial,
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• central business district (mixed use- commercial & residential),
• limited business district (mixed use- commercial & residential),
• general commercial,
These industrial and commercial land use classifications represent a range of intensities, scales,
and mixes of uses, depending on where they are located in the community and the purpose they
serve.
Centralia’s roots are based in its industrial foundation. Most of the land with an industrial land
use classification is located west along the I-5 corridor and outside of the City limits but within
the UGA. Seventeen percent (10.99%) of the land within the UGA is identified for industrial uses,
and with around 50% of that industrial land is vacant. Most of it is lacks sewer service along
Harrison Avenue. Seventy percent (38.54%) of the land planned industrially is for heavy
industrial users while almost twenty-eight percent (27.91%) is set aside for lighter industrial
users with three-three percent (33.55%) is zoned for Port Master Plan. To allow for greater
diversity and flexibility of land uses the city zoning allows for retail or commercial uses in the
industrial zones.
Recent market conditions and trends show that the City must diversify its economy to ensure
economic stability, opportunity, and prosperity, and to stimulate new jobs and investment in
the community.
The City has planned for approximately six percent (5.78%) of the land within the UGA for
commercial uses. The City has a number of commercial corridors these include:
1. Harrison Interchange
2. Mellen Interchange
3. Downtown Corridor including Pearl and Tower streets
4. Grand and Kresky streets
5. Main Street
6. Mellen Street Gateway
Most of the commercial land is planned as general commercial at forty-one percent (41.27%),
twenty-four percent (24%) as a limited business district (mixed-use), the gateway commercial
zoning designation is close to eleven percent (10.92%), fifteen percent (15.27%) is planned as
highway commercial, and the central business district that is also a mixed-use district at eight
percent (8.44%). The City has seen the redevelopment of commercial areas in the past and will
continue to focus on the downtown business district as well as the gateways into the City.
Approximately one percent (.82%) of the City is planned for medical offices. The primary area
for this designation is along Cooks Hill Road in the Scammon Creek neighborhood due to the
close proximity to the hospital and other medical land uses. Over the last ten years the City has
experienced also of new medical offices in this area as well as the hospital remodeling and
adding on to its facilities.
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VII. LAND USE GOALS AND POLICIES
Goal LU 1
To create and maintain a vibrant, sustainable, family-oriented community through the balanced
allocation of land for housing, commerce, industry, recreation, open space, transportation and
public facilities, and other appropriate land uses.
Policies
LU 1.1 Ensure enough properly zoned land to provide for Centralia’s share of the
regionally adopted forecasts for residential, commercial, industrial, and public
facilities growth for the next 20 years.
LU 1.2 Promote land use patterns that efficiently use public infrastructure and utilities
such as transportation, water, and sewer.
LU 1.3 Designate and zone land use patterns that provide adequate access to
commercial and industrial lands.
LU 1.4 Encourage redevelopment when and where appropriate.
LU 1.5 Ensure zoning and land development within the City are consistent with the
comprehensive plan.
LU 1.6 Adopt new zoning standards to implement the Comprehensive Plan designation.
LU 1.7 Ensure that parks and recreation opportunities are offered within the city.
LU 1.8 Encourage and support public school and library facility planning and expansion
in order to ensure the provision of services within the city.
Goal LU 2
To offer a harmonious blend of opportunities for living, working, and recreating to residents.
Policies
LU 2.1 Support a diverse community in an open and natural setting comprising stable
neighborhoods with a variety of housing types and densities.
LU 2.2 Provide a broad range of housing choices to meet the changing needs of the
community.
LU 2.3 Maintain compatible uses and design with the surrounding built and natural
environment when considering new development or redevelopment.
LU 2.4 Gradually transition from one type of use to another through zoning and/or the
use of development and design standards.
LU 2.5 Ensure compatibility with adjacent neighborhoods by using development and
landscaping regulations.
LU 2.6 Create logical boundaries between land use districts that take into account such
considerations as existing land uses, redevelopment potential, access, property
lines, topographic conditions, and natural features.
Goal LU 3
To encourage development where adequate City services exist or may feasibly be extended.
Policies
LU 3.1 Manage land use in critical areas to ensure environmental quality and avoid
unnecessary public and private costs.
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LU 3.2 Ensure that land which lies outside the City but within its adopted Urban
Growth Area (UGA) develops consistent with the City’s Comprehensive Plan
policies and development standards.
LU 3.3 Collaborate with other jurisdictions to plan for and find solutions to local and
regional public service issues including, but not limited to, water, sewer,
stormwater drainage, transportation, parks and open space, public safety, and
development review.
LU 3.4 Evaluate all annexations on the basis of their short-term and long-term
community impact.
LU 3.5 Prepare a comprehensive plan and/or proposed zoning for all annexations. The
zoning classification specified at the time of annexation should be in effect for a
reasonable period before any proposed change in classification is considered.
Goal LU 4 Employment
To encourage diverse economic development opportunities with an emphasis on sustainable
development.
Policies
LU 4.1 Designate and zone a land supply sufficient to provide a range of employment
opportunities for residents of the City over the 20-year planning horizon.
LU 4.2 Recruit office, retail, and institutional employers, including regional and
corporate office headquarters, which serve local and non-local customers and
pay above-average wages.
LU 4.3 Support community college master planning and expansion to promote
economic development through educational opportunities.
Goal LU 5
Downtown Core
To encourage a vibrant, robust downtown which serves as a focal point for the community.
Policies
LU 5.1 Encourage mixed-use developments in the downtown area and in limited
business districts throughout the City with a mix of densities.
LU 5.2 Encourage rehabilitation or development of upper-story residential
development in downtown Centralia.
LU 5.3 Encourage the development of hotels that reflect the historic aspects of
downtown Centralia.
Goal LU 6
Commercial
To designate and zone commercial lands adequate to meet a diversity of needs for retail,
service, and institutional development within the city.
Policies
LU 6.1 Encourage the orderly growth and continued vitality of commercial areas.
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LU 6.2 Provide for the appropriate expansion of commercial centers through
appropriate comprehensive plan designation and zoning.
LU 6.3 Encourage development of appropriate neighborhood commercial to support
residential neighborhoods.
LU 6.4 Encourage appropriate re-use and redevelopment of older and/or deteriorating
commercial areas.
LU 6.5 Provide adequate and safe vehicular and pedestrian circulation in commercial
areas.
LU 6.6 Encourage pedestrian connections between residential and commercial areas.
LU 6.7 Encourage the redevelopment of housing to commercial in defined transition
areas near collector or arterial streets through master planning processes to
address compatibility and buffer issues.
Goal LU 7
Industrial
To maintain a sufficient supply of industrial lands to encourage the expansion of existing
industries and the siting of new ones.
Policies
LU 7.1 Maintain a minimum 10-year supply of prime or potentially prime industrial
land.
LU 7.2 Designate lands for industrial uses in areas where adequate infrastructure and
utilities exist or maybe feasibly extended.
VIII. ANNEXATIONS
The purpose of developing annexation goals and policies and to include objectives and
procedures is to ensure a smooth transition from county to city jurisdiction when
unincorporated land is annexed to the City. The policies in this element set criteria and
conditions for considering annexation proposals and establish a framework for addressing public
services, infrastructure, and utility extension, and compatibility issues in Centralia’s potential
annexation areas.
Annexation of unincorporated land adjacent to the City limits benefits the City, residents, and
property owners. Property owners and residents within the UGB use the urban services
provided by Centralia such as enhanced police and fire protection, building and land use
controls, and storm and surface water control as well as other municipal services, but by
annexing they can fully participate in the local government that most directly affects their lives.
For the City, annexation yields benefits that include the ability to control new development,
thereby ensuring ease of future maintenance, control of impacts at their source, and the ability
to extend its boundaries in a logical, service-oriented manner. Additionally, the City gains
revenues from areas that already enjoy certain city services but currently pay no taxes or fees to
Centralia.
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Annexation Procedures
Objective 1: The City of Centralia shall use uniform criteria procedures in evaluating annexations
for their short and long-term effects, both positive and negative though conducting an
annexation study.
1. The annexation study will evaluate annexations for the following (the City Council may
waive the requirement to prepare an annexation study if it determines the impacts of
annexation are non-significant):
a. The boundaries of the annexation area should be drawn in accordance with the
ability (both from a geographic and economic standpoint) of the city to provide
services. The need for services should be taken into account. The general terrain of
the area should allow for expansion of utilities without prohibitive costs.
b. The population and assessed valuation of the area should be sufficient to allow the
area to pay its fair share of the cost of providing services.
c. The area should contribute to the logical growth pattern of the city and should
encourage orderly growth. Where possible, irregular boundaries should be avoided.
d. It should be no larger than what the city is able to service adequately with capital
improvements and services within a reasonable time.
e. The area should be adaptable to anticipate expansion requirements of the city for
residential or commercial/industrial purposes.
f. In drawing boundaries of an annexation area, due to regard should be given to
special districts in the area.
2. The following information will be provided as part of the annexation study.
a. Statistical Data - necessary facts including acreage, the number of residential units,
business, industries, estimated population, street mileage, assessed valuations,
revenue projections, existing utility services, existing parks and playgrounds,
schools, and public buildings.
b. Maps - preparation of maps to show present and proposed city boundaries, urban
growth boundaries, general land use patterns, existing and proposed zoning,
present major trunk water mains and proposed extensions, present sewer
interceptors and proposed extensions, existing streets, and existing public areas
such as playgrounds and schools.
c. Existing Public Services - public services to the area’s residents should be surveyed
and evaluated. The methods of providing such services should be described, and
their costs determined. These would include but are not limited to police
protection, fire protection, water service, sewage collection and disposal, garbage
disposal, street maintenance, street lighting, storm sewers, animal control,
planning, building inspection, public health protection, recreation, and library
services.
d. Urban Service Needs - estimates of urban services needs should be made. The
extent to which such services are already being provided within the area will
determine the degree to which additional services may be required. The city should
determine the service shortages in the area proposed for annexation and prepare a
schedule for services to the area. The City will analyze the cost of providing or
acquiring services and utilities to City services level standards when not presently
available in a proposed annexation area, including, but not limited to police
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protection, fire protection, public works, parks and recreation, water, wastewater,
power and street maintenance.
e. All covenants secured for properties adjacent to or near a proposed annexation will
be mapped, analyzed and evaluated by city staff for appropriateness for addition to
the annexation area upon receipt of a petition.
f. The annexation study should address any significant impacts associated with the
change from County regulations to City regulations.
Implementation:
1. In order to accomplish the above procedures, the City of Centralia will use the following
strategies for implementation:
a. The City will designate City staff to perform the following functions:
i. Receive and process annexation requests
ii. Furnish the public and City officials annexation information
iii. Prepare technical studies and assessments evaluating the effects of a proposed
annexation as a requirement of the State Environmental Policy Act (SEPA) or as
directed by the Council.
b. Annexation petitioners may be required to provide development related
information for inclusion in the annexation study.
c. The City shall require property owners within an annexing area to assume a
prorated share of the City’s bond indebtedness existing at the time of annexation.
d. The City will ensure a zoning designation to be prepared for all annexations
consistent with the comprehensive plan designations.
e. Annexations will be processed consistent with RCW Chapters 35.14 and if initiated
by petition the petitioners may be responsible for administrative and associated
costs of processing the annexation. The City may require annexation areas to
commit to participating in Local Improvement Districts (LIDs) or other financing
mechanisms to fund improvements of the urban infrastructure or parks systems to
meet adopted levels of service standards.
Objective 2: The City of Centralia will consider annexations that best meet the growth goals and
policies of the City.
Procedures:
1. The City will participate with all entities of general government or special districts to
identify logical urban service area boundaries
2. When the City annexes at least 60% of a water/sewer or fire district’s assessed
valuation, it shall purchase or otherwise obtain all assets of the district and require
residents of the annexing area to bring the district’s facilities to City standards, if
deficiencies exist.
3. The City may, by Council approval, utilize the extension of utilities and services in the
urban growth area to encourage and guide needed or desirable urban growth, provided,
however, that:
a. The area to be served by water and/or sewer utilities, if not annexed initially, is
subject to a contractual arrangement wherein it is agreed that all utility
improvements meet City standards that any development be required to meet City
development standards as identified in the City’s Comprehensive Plan, Zoning
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Ordinance, Subdivision Code, International Building Code and that residents of the
area agree to annex to the City at such later time the City deems it appropriate.
b. The owners of land to be served by such utility extensions agree to participate
financially in current or projected capital improvements. Such participation shall be
to the extent and in a manner that is acceptable to the City.
c. When directed by the City Council, owners of land to be served by such utility
extensions shall agree to form Local Improvement Districts (LIDs) or appropriate
mechanisms to provide non-City funds to finance specified water and/or sewer
improvements such as: supply, transmission, distribution, treatment, and storage
facilities that are appropriately inter-tied with the City’s utility system.
d. Where the cost of such extensions or improvements is paid by the residents of the
area proposed to be annexed, the City may by the action of the City Council waive
all or any part of surcharges and/or other utility charges which might otherwise be
required.
Objective 3: The City of Centralia will consider annexations, affix boundaries and determine
services areas that preserve the integrity of established neighborhoods and community identity.
Procedures:
The City will endeavor to support individual area identity and the participation of citizens
within newly annexed areas by encouraging and providing an opportunity for a maximum
degree of citizen participation in the planning and decision-making process.
Objective 4: The City of Centralia will negotiate interlocal agreements with Lewis County and
other jurisdictions addressing comprehensive planning, zoning and service provisions to areas
outside its City boundary that are within the urban growth boundary.
Procedures:
1. The City will execute interlocal agreements with Lewis County and other jurisdictions to
establish uniform road and utility standards within the adopted urban growth boundary.
2. The City will execute interlocal agreements with Lewis County to establish land use
classifications, development densities and permitting procedures within the adopted
urban growth boundaries.
Objective 5: In addition to the previously referenced criteria, annexations should meet one or
more of the following criteria:
1. The annexation is necessary and appropriate to accommodate projected City growth;
2. The annexation represents a logical extension of the City’s boundaries and contributes
to more area-wide planning;
3. The annexation is necessary for the location of municipal facilities;
4. The annexation proposal includes a commitment to participate in mechanisms to fund
improvements of the urban infrastructure or parks system to meet the adopted level of
service standards;
5. The boundaries of the annexation proposal allow existing City boundaries to be made
more uniform through the elimination of irregular boundary lines and unincorporated
islands of land.
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IX. ANNEXATION GOALS AND POLICIES
Annexation
Goal AN-1
To further coordinate planning and decision making among the City, County, and other urban
service providers in matters relating to urban services and development, ensure that
annexations to the City of Centralia meet development and growth needs, create reasonable
service areas for city services, with logical extensions of city boundaries.
Policies
AN 1.1 Ensure areas annexing to the City are:
(1) Contiguous to city limits;
(2) Within the Centralia Urban Growth Boundary (UGB);
(3) Serve to promote development close to the general core area of the City;
(4) Contribute to the consolidation and regularization of city limits;
(5) Use natural or man-made boundaries that are readily identifiable in the
field, such as roads/freeways, railroads, ditches, waterways, wetlands,
and ridges; and
(6) Include or exclude an entire neighborhood, rather than dividing portions
of the neighborhood between City and County jurisdictions.
AN 1.2 Ensure that annexations meet the GMA and to evaluate the needs and costs of
the annexation an annexation study should be completed.
AN 1.3 Ensure that proposed annexations don't create peninsulas or unincorporated
“islands” surrounded by City limits.
AN 1.4 Require that unincorporated area or new developments contiguous to City
limits and within the Centralia UGA who request City utility services annex into
the City before extensions will be granted.
AN 1.5 Require that unincorporated areas or new developments requesting connection
to City utility services that are not contiguous to City limits but are within the
City’s utility service areas and the Centralia UGA enter into an agreement with
the City requiring future annexation when adjacent or nearby properties come
into the City. Such agreements should be recorded against the affected
properties.
AN 1.6 Condition voluntary annexations, as appropriate, on capital improvements or
building improvements being made by the property owners or other
requirements deemed appropriate by the City.
AN 1.7 Extend the service area boundaries only if landowners requesting service have
begun the annexation process or have made prior agreements with the city.
AN 1.8 Require owners of land annexing into the City to be subject to their
proportionate share of the City’s bonded indebtedness and should be expected
to contribute to capital improvements serving the area and to assume a portion
of City indebtedness upon annexation.
AN 1.9 Recognize the integrity of existing or future neighborhoods and the need for
maintaining logical service areas as a general direction when working with
individual annexation requests.
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AN 1.10 Encourage orderly growth and development consistent with the City’s ability to
provide adequate public services and facilities based on the phased expansion
of City services as identified in the Comprehensive Plan.
AN 1.11 Encourage economic growth consistent with the long-range financial position of
the City; encourage annexations that:
a. promote a healthy mix of residential, recreational, commercial, and
industrial land,
b. provide adequate commercial and industrial zoning inside the existing City
limits or develop them within the urban growth area (UGA), and
c. support a diversified economic base by locating light industrial and
manufacturing activities within the urban growth boundary (UGB) while
maintaining the environmental quality of the City.
AN 1.12 Achieve the planned growth of the City, consistent with establishing City policies
and guidelines and with the phased extension of City services identified in
applicable capital facility plans.
Goal AN-2
To ensure that annexations to the City of Centralia meet development and growth needs, create
reasonable service areas for city services, with logical extensions of city boundaries.
Goal AN-3
To work closely with Lewis County and other governmental entities to ensure an orderly
transition from county to city jurisdiction.
Policies
AN 3.1 Establish departmental service needs prior to major annexations through an
impact analysis. As revenues from each annexation area are collected, increase
city services to maintain citywide services levels.
AN 3.2 Provide newly-annexed areas with the same level of service (if possible) enjoyed
by other areas within the city limits, while at the same time not decreasing
current citywide service levels.
AN 3.3 Coordinate long-range planning and the development of capital improvement
programs with adjacent cities, special districts, and Lewis County.
AN 3.4 Establish interlocal agreements, when appropriate, between the City of
Centralia and other jurisdictions which address possible solutions to regional
concerns, such as but not limited to, water, sanitary sewer, stormwater
drainage, transportation, parks and open space, and public safety.
AN 3.5 Provide public services and/or utilities within the corporate limits of adjoining
cities when there is a service agreement in effect or when temporary service is
necessary because of an emergency.
AN 3.6 Consult affected citizens, cities, special purpose districts, and other parties prior
to final approval of any annexation.
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COMPREHENSIVE PLAN - LAND USE DESIGNATION MAPDate: 9/19/2018µ
1:40,000
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CLimits_2014
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Medium-High Density Residentia
High Density Residential
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CHAPTER 4: HOUSING ELEMENT
I. Required Elements
GMA Housing Planning Goal
GMA Requirement For Housing Planning
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. Existing Conditions And Trends In
Housing
V. Future Housing Densities
VI. Land Use Assumptions
VII. Housing Issues
Maintain And Strengthen Existing Neighborhoods
Develop A Mix Of Housing
Provide Adequate Affordable and Special Needs
Housing
VIII. Housing Goals And Policies
Neighborhood Map
I. REQUIRED ELEMENTS
GMA HOUSING PLANNING GOAL (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) includes 14 goals, which were adopted
to guide the development and adoption of comprehensive plans and development regulations.
Housing is a required element under the GMA, which contains the following housing goal:
“To encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing types,
and encourage preservation of existing housing stock.”
GMA REQUIREMENT FOR HOUSING PLANNING (RCW 36.70A.070)
The GMA requires that each city prepare an inventory and analysis of existing and projected
housing and provisions are made for all economic segments of the community. The
comprehensive plan must identify sufficient land for housing including, but not limited to,
government assisted housing, housing for low-income families, manufactured housing, multi-
family housing, group homes, and foster care facilities.
COUNTYWIDE PLANNING POLICIES
In 1991, the Growth Management Act was amended requiring each county to adopt countywide
planning policies in cooperation with the cities in the county. This provided for consistency
amongst the different comprehensive plans. These policies are required to address issues that
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affect the county as a whole including the siting of public facilities, transportation facilities,
affordable housing, economic development and employment, and land use development.
The City of Centralia considered the countywide planning policies as well as other factors to
determine the best future course for the City of Centralia. The Lewis Countywide Planning
Policies can be reviewed in Appendix C.
The Lewis County Planned Growth Committee adopted the updated planning policies relating to
land use in November 2016. The Countywide Planning Policies (CWPPs) include housing as one
of the thirteen (13) policy topics which states:
Goal 4. Housing. Encourage the availability of affordable housing to all economic segments
of the population, promote a variety of residential densities and housing types, and
encourage preservation of existing housing stock.
Policy 4.0 Public/private partnerships should be encouraged to build affordable
housing to meet the housing needs of people with low and moderate
incomes and special needs populations.
Policy 4.1 The Comprehensive Plan and development regulations should include
innovative land use management and construction techniques to
promote affordable housing.
Policy 4.2 The existing affordable housing stock should be maintained where
economically viable and efforts to rehabilitate older and substandard
housing, which are otherwise consistent with Comprehensive Plan
policies, should be encouraged.
II. RELATIONSHIP TO OTHER PLANS
The following lists other plans and documents that relate to the development and
implementation of the updated 2018 Comprehensive Plan. For more in-depth information on
these subjects refer to the listed documents.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia 2016 Electric Utility Resource Plan. The Plan was approved by the
City Council August 2018.
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8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
III. INTRODUCTION
The Housing Element provides a framework that leads to the development of a range of housing
options to meet the needs of the people who call Centralia home, as well as the needs of
potential future residents. Strong neighborhoods in which residents participate in community
affairs and feel a sense of community are important components of Centralia’s livability and
quality of life.
The objective of this chapter or element is to ensure that a range of housing options are
provided which are consistent with the housing goals and policies listed in this element.
Specifically, the City seeks to provide opportunities for affordable housing and sufficient land for
the overall housing supply. This plan also considers the special housing needs of individuals and
seeks to preserve neighborhood quality.
Strong neighborhoods in which the residents care about and invest in their community and
participate in community affairs are an important component of Centralia’s livability. Private
homes and yards, as well as the public streets and sidewalks, which are well maintained,
demonstrate neighborhood vitality. Stable and healthy neighborhoods are built on relationships
between neighbors, a sense of community, and freedom from encroachment by incompatible
land uses. Housing in Centralia ranges from residential estates on an acre or more to downtown
condominiums with a variety of single-family and multifamily housing types spread throughout
the community. Consistent with adopted goals and policies, the City pursues opportunities to
create affordable housing and to increase the overall housing supply; attends to the special
housing needs of individuals; seeks to preserve neighborhood quality, and does not tolerate
discrimination in housing.
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Centralia is characterized by quality, vital neighborhoods that vary widely in age, character,
value, and size of housing. Some of the City’s older single-family neighborhoods, such as the
Washington and Logan districts, contain housing that is small by today’s standards. Other
neighborhoods are characterized by larger lot sizes and more expensive homes, such as the
Waunch Prairie, Cooks Hill, and the Scammon Creek neighborhoods. Centralia has ten (10)
readily identifiable neighborhoods that include (see Centralia Neighborhoods Map):
1. Waunch Prairie – The Waunch Prairie area is north of the Skookumchuck River
along both sides of North Pearl Street. It is characterized primarily by single family
homes, multi-family at the corner of Pearl Street and Virginia Drive and two
commercial areas at Pearl and Carson Streets and Pearl and Downing Road.
Additionally, there is an area to the west of Pearl Street along Reynolds Road
which is planned as industrial. Within the Waunch Prairie, the neighborhood is a
sub-neighborhood called Davis Hill it is primarily characterized by lower density
residential single-family homes. The neighborhood is the northern end of the
City’s Urban Growth Boundary (UGB). City utilities are limited and the vicinity is
set apart by the steep slopes and wetlands.
2. Logan District – The Logan District east of Pearl Street and just south of the River
is an area, both east and west of the railroad tracks, of primarily older single
family residences. Recently, a new subdivision of homes has developed off of
Halliday Road that overlooks the City and China Creek to the east. The west
boundary is the railroad tracks which has some industrial uses.
3. Seminary Hill – The Seminary Hill area, lying east of Gold Street to Seminary Hill
and south of Roswell Road, is predominately single family homes. The area is
differentiated by smaller lot single-family homes (west side of the neighborhood)
to large lot single family homes (eastern section). Most of the smaller lot homes
are older and are going through a period of transition. City utilities are limited
and the neighborhood is characterized by steep slopes and other critical areas.
4. Salzer Flats - This is the southeastern area of the City and the neighborhood is
characterized by a number of different land-uses that includes: commercial,
offices, and industrial along Kresky and Grand Avenues. A few residential pockets
also exist on Pacific and along Summa streets. The fairgrounds which are
considered a public facility is also located in this neighborhood.
5. Washington’s Addition – Washington’s Addition neighborhood is largely single-
family home uses with a few multi-family developments. The lots are smaller in
nature with older homes. Properties along the I-5 corridor have recently been
rezoned for commercial uses especially along Long Road and Mellon streets are
planned for commercial uses.
6. Edison District – The Edison District, is one of the older and more stable
residential areas of Centralia, it lies south of the Skookumchuck River, north of
Main Street, east of the railroad tracks and west of Pearl Street. It is primarily
single family residential but also includes spotted multi-family developments
within the District. The District has a fairly large number of historical properties
(primarily large single-family homes), many of which have been well maintained
or are being renovated. This district also consists of the central business district
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(downtown) that is experiencing numerous renovations to historic buildings. The
district also consists of the commercial area adjacent to the I-5 corridor that is
considered a gateway into the City.
7. Cook’s Hill – This neighborhood is characterized by large lot single family homes
situated on Cook’s Hill which is the Westside of Centralia’s UGB. The
neighborhood is set apart by large lots, steep slopes and other critical areas.
8. Scammon Creek – The Scammon Creek neighborhood is characterized by a mix of
different uses that includes: residential, medical and professional offices, and the
hospital. The residential component of the neighborhood consists of a mix of
different residential uses including single family homes, multi-family housing, and
assisted living and retirement developments.
9. Fords Prairie – The Fords Prairie area is a patchwork of different uses and is
characterized as an area “in transition”. The northern area along Harrison Avenue
and “old Highway 99” is experiencing pressure to be developed as industrial. The
area adjacent to I-5 and along Harrison is planned as commercial and should be
treated as a gateway into the City. There are a number of single-family
developments in the vicinity around Borst Park and south of Fords Prairie Avenue.
There are other residential ‘pockets” that were once considered hobby farms that
are surrounded by parcels of land that are now being developed with industrial
uses. This is a neighborhood that because of its proximity to the railroad tracks
and I-5 that will experience a lot of interest for more intense developments.
10. Widgeon Hills – The Widgeon Hills area “neighborhood” currently has very few
homes and is planned as Rural Residential with lots around 5 acres in size. The
north end of the area is planned as medium residential density around eight units
per acre. Future developments in the north area is planned with a mix of
residential uses and can expect to have everything from single family homes to
multi-family like townhomes and apartments. Utilities are very limited in the area
and the environment will make it more difficult to develop. The City could
consider removing the south properties in this “neighborhood” and develop areas
closer to city utilities.
IV. EXISTING CONDITIONS AND TRENDS IN HOUSING
According to current zoning designations, 62% of the total land in Centralia’s Urban Growth
Boundary (UGB) (area within the city limits and the surrounding area) is residential. In the
Urban Growth Area (area within the UGB that is outside of the city limits), most of the
residential property is rural residential or very low density (one unit per five acres and 2 units
per acre). These very low-density properties make up nearly 52% of the total residential
property within the residential land use categories. Within the City limits, the densities are
considerably higher.
Thirty-six (36%) percent of the homes within the City have been constructed since 1980 while
forty-one percent (41%) of Centralia’s housing stock was constructed prior to 1960 with 26.9%
of those total homes being constructed prior to 1939 see Figure 1. While many of these
established neighborhoods have been well-maintained, others are showing their age and are in
need of repair and maintenance. The City has seen a number of homes recently remodeled and
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is encouraging homeowners to maintain and beautify their homes and neighborhoods.
Centralia realizes that maintaining the existing housing stock is instrumental in maintaining
affordable housing within the community.
The City continues to add new housing since the 2000 Census. Centralia has added 399 single
family dwellings (SFD), 633 multi-family dwelling units (MF-DU) 66 manufactured homes on city
lots (MH-CL), and 210 manufactured homes in a park (MH-P) from 2000-2016 as shown in Figure
2 below.
SINGLE FAMILY HOMES - YEAR CONSTRUCTED
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%1939 orearlier1940-19491950-19591960-19691970-19791980-19891990-19992000-20092010-2016
Fi 1
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Housing Units 2000-2016
0
10
20
30
40
50
60
70
80
90
100
20002001200220032004200520062007200820092010201120122013201420152016SFH MFD MH-CL MH-P
Figure 2
The 2010 U.S. Census Bureau 2011-2015 American Community Survey reported that there are
7,334 Total Housing Units in Centralia with 48.8 percent of the residential units being owner-
occupied and 51.2 percent occupied by renters. In the City, an average household size of an
owner-occupied unit is 2.42 whereas a renter-occupied unit is 2.41.
The Household Size by Tenure table recognizes the number of renters that reside in each
household. A large number of renters are single or two-person households. This is consistent
with having a college in the City. However, there are also households with 5 or 6 persons
(families) occupying rental units. Figure 3.
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V. FUTURE HOUSING DENSITIES
The Growth Management Act requires the City of Centralia to identify sufficient land to provide
for a variety of housing types for the next 20+ years. Providing an adequate number of suitably
zoned lots for different types of housing will help curb prices for land, which is a significant
factor in housing costs. A very competitive housing market tends to drive up the costs of
housing for purchase and rent.
Based on the projected population growth rate of around 1.79%, by 2040 Centralia will be home
to 26,280 residents. This population increase will necessitate approximately 3,925 new
residential units for the 20-year time frame.
There are approximately 1,800 acres of vacant land within the Urban Growth Area (UGA).
Within the UGA, more than half of the vacant acres are residentially zoned. However, not all of
the vacant land in the UGA is suitable for development. The presence of critical areas (such as
wetlands and steep slopes), infrastructure needs, and market factors are aspects that affect the
ability to fully develop a site. Annexing vacant land within the UGA, encouraging redevelopment
and infill within existing residential neighborhoods, and increasing density in some land use
districts are all approaches that the City has considered to provide an adequate land area to
house the projected population growth in Centralia by 2040.
Household Size by Tenure (2000 Census)
0%
5%
10%
15%
20%
25%
1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7+ Person
% Owner
% Renter
Figure 3
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2017-2040 Projected Future Residential Distribution
2017 Comprehensive Land Map
Land Use Category Zoning Acres
Percentage
Residential U/A
Rural Residential R5A 2,406 36.85% 1 to 5
Very-Low-Density Res. R-2 977 14.96% .5-2
Low Density Residential R-4 1,805 23.78% 2-4
Medium Density Res. R-8 1,148 20.88% 5-8
Med-High Density Res. R-15 153 2.35% 8-15
High-Density Res. R-20 77 1.17% 16+
Total Residential Land 6,529 100%
Total Acreage in UGA/City 10,529
Total Acreage Residential UGA/City 6,529.0 62.02%
According to the Comprehensive Land Use Map, the projected land-use distribution for land
inside of the Urban Growth Boundary will include 62% residential with 5.78% as commercial,
.82% medical, 10.99% as industrial, 5.55% as Port of Centralia Master Plan, and 9.58 % as public
facilities or parks and open space. Of the 62% of the land designated as residential 48.19% will
be designated as 4 or more units per acre with 24.4% planned as 8 units per acre or more.
The vast majority of land that is planned as fewer than two (2) units per acre (51.5% of
residential) is located in the Urban Growth Area but outside of the Centralia municipal limits. In
2015, the City has created a new land use designation of Rural Residential (R5A zoning) due to
the preservation of environmentally sensitive lands specifically lands that are within the
floodplain to receive additional points for the National Floodplain Insurance Program (NFIP).
Many of these low-density areas are environmentally constrained by steep hillsides, wetlands,
or in floodplains. Other areas were designated as lower density due to limited access to
infrastructure improvements. Finally, the Plan designates some areas as lower density in order
to provide open space as per RCW 36.70A.160.
Identification of Land for Housing
The GMA requires the City to identify and plan for 20+ years of population growth. A central
part of this equation is providing sufficient land area to accommodate the expected housing
units needed to adequately house the future population. To achieve this goal, the Housing
Element must work in hand-in-hand with the Land Use Element. This Housing Element identifies
how many housing units will be needed. This estimation of housing units will then be
coordinated with the Land Use Element in order to provide sufficient land for housing within the
2017 city limits and the UGA.
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Post Estimates of Housing Units 2000, 2007, 2010-2017, 2040
Total Units 1 unit 2+ unit MH/TR/Spec
2000 6,510 4,096 1,847 567
2007 7,010 4,256 2,101 653
2010 7,265 4,459 2,199 607
2011 7,323 4,469 2,271 583
2012 7,405 4,542 2,276 587
2013 7,391 4,556 2,276 559
2014 7,453 4,564 2,308 581
2015 7,500 4,585 2,333 582
2016 7,501 4,583 2,329 589
2017 7,499 4,580 2,329 590
*2040 Est. 10,905 6,660 3,387 858
* Estimated by the City of Centralia using a 2.41 PPH, Population 26,280, 61% Single
family units,
31% 2+ units, 8% MH/TR/Spec
Source: Postcensal Estimates of Housing Units, April 1, 2010, to April 1, 2017
Washington State Office of Financial Management, Forecasting and Research Division
http://www.ofm.wa.gov/pop/april1/default.asp#housing, October 5, 2017
VI. LAND USE ASSUMPTIONS
In 2006, in order to provide for adequate housing, BergerABAM Engineering, Inc. (JD White
Company) was hired to provide a Land Supply Methodology Report. In 2018, the City of
Centralia staff updated the land use assumptions which include residential population,
household and density projections, and industrial and commercial employment projections as
shown in Appendix D.
VII. HOUSING ISSUES
The City of Centralia has identified three primary areas of focus within the housing element: (a)
maintain and strengthen existing neighborhoods; (b) develop a variety of housing types; and (c)
provide adequate affordable and special-needs housing.
A. Maintain and Strengthen Existing Neighborhoods
Healthy vibrant neighborhoods are an indication of a well-maintained and diverse community.
The relatively old housing stock in Centralia presents both challenges and opportunities for
neighborhoods to show pride in their community. When these neighborhoods are well-
maintained and preserved, they become desirable places to live which is reflected in property
values. However, when maintenance is not a priority, the neighborhoods become less desirable
and could burden the entire community.
Recognition of “good” property owners can help set the standard for others to follow. The City
should lead by example and maintain its property at the community standard. When other
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methods of maintaining the minimum community standards fail, a stringent code enforcement
program is applied to protect surrounding property owners.
The code enforcement program identifies properties and/or structures within the City that are
in need of maintenance, repair, and overall neglect. The City works closely with property
owners to resolve the issues that are surrounding the property. Once the property is being
appropriately maintained, the City acknowledges the cleanup that has taken place and praises
the property owner for their community spirit and desire to keep Centralia beautiful.
Maintaining and enhancing the quality of all neighborhoods is an important part of Centralia’s
livability. Some level of change in existing neighborhoods is natural and an indication of a
healthy, stable neighborhood. A neighborhood in which no change or investment is occurring
may begin to decline. This type of neighborhood could be characterized by poorly maintained
lawns, roofs or siding in disrepair, and lack of new remodeling or additions.
Some of Centralia’s older neighborhoods are beginning to show these signs of aging. In these
areas, the City will devise strategies with neighborhoods to ensure that they remain a “great
place to live”. These strategies aim at attracting private investment to assist in the community’s
renewal. Another way to strengthen neighborhood viability and redevelopment is by improving
the street infrastructure.
Typical investments in healthy, stable neighborhoods include new additions on existing houses,
re-roofing and residing, new or well-maintained landscaping, and improvements for pedestrians
such as repairing the sidewalks and driveways or installing curb, gutter and sidewalk. This
natural evolution can also include new homes built either on vacant lots or after a house is torn
down.
One of Centralia’s roles in promoting neighborhood quality is to protect residents from activities
or uses which are incompatible with a residential area. The City employs development
regulations and other city codes to help protect residential neighborhoods from being impacted
by non-residential uses. The City also uses a sidewalk improvement program to replace
sidewalks that are in disrepair. While neighborhoods can be expected to evolve over time, their
nature as quality residential environments can be preserved.
The edges of neighborhoods present a particular challenge in maintaining a quality residential
environment. Abrupt edges formed by different types or intensities of land use may result in
undesirable spillover effects such as noise, glare, and parking. Regulations should be developed
to soften the edge between higher intensity uses to lower intensity uses. Design features such
as landscaping, parking and access locations, lighting shields, non-reflective building materials,
and modulation of building height can help integrate land uses and achieve an effective
transition. The impacts of arterials that divide or border neighborhoods can be diminished with
special landscaping treatment of the right-of-way and, where necessary, noise mitigation.
B. Develop a Variety of Housing Types
As Centralia grows, the demand for housing in and around the City will grow. However, the
supply of land available for housing is limited. Much of this land is either already developed or
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could be considered environmentally sensitive (hillsides, wetlands, floodplains, etc). Planning
policies require that cities develop at or near their potential capacity to ensure that urban land
is used effectively, to provide housing opportunities, and to support the efficient use of
infrastructure. To meet growth targets and encourage efficient use of land within the urban
growth area, the City promotes creative uses of residential, commercial, and industrial lands.
The City emphasizes quality infill development with creative, diverse, and compatible housing
types and sensitivity toward the environment and existing neighborhoods.
Distinct housing types include mixed-use housing in the downtown core (retail on street level
with residential on upper levels), infill housing, medium and high-density housing, and creative
residential developments including planned unit developments and townhouse projects.
Through the use of a mix of housing types, a wide range of the population can find housing that
will fit their individual needs. For example, in the Waunch Prairie neighborhood, low-income
housing has been developed close to transportation routes. The development’s proximity also
provides easy walking distance to the elementary school and to downtown shopping. The
development is also surrounded by various other housing options including both small and large
lot single family home developments. The affordable development was not separate, but rather
folded within the community allowing people to move from one type of housing to another.
The City also allows manufactured homes to be located in all residential zones. Accessory
dwelling units and family daycare providers are also permitted in residential zones. By proper
planning, a true community or neighborhood can be created with a mix of housing types and
demographics.
C. Provide Adequate Affordable and Special-Needs Housing
A major challenge for Centralia and other cities is to provide affordable housing opportunities
for all economic segments of the population. The state Growth Management Act’s housing goal
affirms the City’s responsibility to meet this challenge. Affordable housing will be an on-going
issue not just in Centralia and Lewis County, but throughout Western Washington. The City has
established the following goals and policies related to affordable housing:
Goal H 1: To maintain and strengthen existing residential neighborhoods.
Goal H 2: To provide opportunities to develop a mix of housing types throughout the
City to meet the needs of all economic segments of the community.
Policy H 2.6: Encourage a diversity of housing opportunities to meet the housing
needs of all economic segments of the community and its special needs population.
Policy H 2.7: Provide opportunities and incentives through the Planned Residential
Development (PRD) and Planned Unit Development (PUD) processes for a variety of
housing types and site planning techniques that can achieve the maximum housing
potential of the site.
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Demographics of Affordability
Centralia and Lewis County define low-income and moderate-income families using the Lewis
County median income, adjusted for family size, as the base. Low-income families are those
whose income is 50 percent or less of median; moderate-income families are at 50-80 percent
of median.
According to U.S. Census 2010, 33% of the housing in Lewis County was occupied by renters with
Centralia having a renter occupation rate of 51%. According to the Center for Real Estate
Research at Washington State University (WCRER) who tracks the apartment rental market in
Washington, areas, where there are high concentrations of renter-occupied housing, can
present challenges for the neighborhoods and the City as a whole. These challenges include
lower occupant tenancy rate (high turnover); over occupancy which may result in higher rates of
crime and domestic violence; and lower maintenance standards for both the structures and
yards. Ultimately, property values may decrease in these areas.
AFFORDABLE HOUSING
Lewis County Washington State
Percent Renters 33% 37%
Rent Affordable at Minimum Wage $572.00 $572.00
Renter Wage
Estimated Mean Renter Wage $13.24 $17.77
Rent Affordable at Mean Renter Wage $689 $924
Supplemental Security Income (SSI) Payment
SSI Monthly Payment $781 $781
Rent Affordable to SSI Recipient $234 $234
Income Levels
*30% of Area Median Income (AMI) $18,000 $23,786
Estimated Renter Median Household Income $32,485 $41,592
Rent Affordable at Different Income Levels
*30% of Area Median Income (AMI) $450 $595
Estimate Renter Median Household Income $812 $1,040
* Affordability - as per the federal standard is that no more than 30% of a household’s gross income should be
spent on rent and utilities. Households paying over 30% of their income are considered cost burdened.
Households paying over 50% of their income are considered severely cost burdened.
** Area Median Income (AMI) is used to determine income eligibility for affordable housing programs. The
AMI is set according to family size and varies by region. *** Extremely Low Income (ELI) refer to earning less than the poverty level or 30% of AMI.
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
Housing Wage Needed to Afford - Bedrooms
Bedrooms Studio One Two Three Four
Lewis County $9.73 $11.54 $15.15 $20.50 $22.85
WA State $16.47 $18.88 $23.64 $34.10 $40.41
Housing Wage is the estimated full-time hourly wage a household must earn to afford a decent rental home at
HUD’s Fair Market Rent while spending no more than 30% of their income on housing costs.
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
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Fair Market Rents (FMR) - Bedrooms
Bedrooms Studio One Two Three Four
Lewis County $506 $600 $788 $1,066 $1,188
WA State $856 $982 $1,229 $1,773 $2,101
Fair Market Rent (FMR) is typically the 40th percentile of gross rents for standard rental units FMRs are
determined by HUD on an annual basis, and reflect the cost of shelter and utilities. FMRs are used to
determine payment standards for the Housing Choice Vouncher program and Section 8 contracts.
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
Annual Income Needed to Afford - Bedrooms
Bedrooms Studio One Two Three Four
Lewis County $20,240 $24,000 $31,520 $42,640 $47,520
WA State $34,255 $39,278 $49,177 $70,928 $84,047
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
Work Hours/Week at Minimum Wage - Bedrooms
Bedrooms Studio One Two Three Four
Lewis County 35 42 55 75 83
WA State 60 69 86 124 147
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
Work Hours/Week at Mean Renter Wage - Bedrooms
Bedrooms Studio One Two Three Four
Lewis County 29 35 46 62 69
WA State 37 43 53 77 91
Source: National Low Income Housing Coalition, http://nlihc.org/oor/washington, September 20, 2017
2017 Income Limits Summary – Family of 4
Median
Income
Extremely Low -30% of
the Median Family
Income Limits
Very Low - 50% of the
Median Family Income
Limits
Low - 80% of the
Median Family Income
Limits
Lewis County $60,000 $24,600 $29,700 $47,500
State of Washington $76,500 $22,950 $38,250 $61,200
Source: U.S. Department of Housing and Urban Development, www.huduser.gov
Lewis County HUD Rental Assistance Income Limits
AMI
Band
Persons Per Family
1 2 3 4 5 6 7 8
30% $12,500 $16,240 $20,420 $24,600 $28,780 $32,960 $36,850 $39,250
50% $20,800 $23,800 $26,750 $29,700 $32,100 $34,500 $36,850 $39,250
80% $33,250 $38,000 $42,750 $47,500 $51,300 $55,100 $58,900 $62,700
Source: Office of Policy Development and Research (PD&R)
U.S. Department of Housing and Urban Development
https://www.huduser.gov/portal/datasets/il/il2017/2017summary.odn, September 21, 2017
The 2003 Continuum of Care produced annually by the Lewis County Affordable Housing
Network describes the rental housing situation in Lewis County: with the migration of the
population from the east county to the communities along the I-5 corridor and the slow
development of affordable rental housing units, there has been a substantial increase in rental
housing costs for the Centralia/Chehalis communities. With a tight rental market and most
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available jobs paying at or near minimum wage, the cost of renting can often exceed 50% of a
household’s income. Households that must spend over 50% (including utility costs) of their
income for housing (some spend 70% or more) are at-risk for becoming homeless.
Centralia School District and Housing Affordability
Office of Superintendent of Public Instruction
National School Lunch Program- Public Schools Free and Reduced Enrollment
October 30, 2016 Enrollment
Free Reduced Total % of Free and Reduced
Centralia High School 502 58 1,098 51%
Centralia Middle School 290 39 482 68.3%
Edison Elementary (K-3) Community Eligibility Provision 379 99.2%
Fords Prairie Elementary (Pre-K, K-3) Community Eligibility Provision 379 94.7%
Futurus High School (9-12) Community Eligibility Provision 76 96.1%
Jefferson Lincoln Elem. (Pre-K, K-3) Community Eligibility Provision 381 100.0%
Oakview Elementary (4-6) Community Eligibility Provision 427 94.8%
Washington Elementary (4-6) Community Eligibility Provision 396 95.5%
Centralia School District 2,764 97 3,618 79.1%
State of Washington 401,054 70,744 1,088,721 43.3%
Source: Office of Superintendent of Public Instruction, National School Lunch Program- Public Schools Free and
Reduced Enrollment, October 30, 2016 Enrollment
http://www.k12.wa.us/ChildNutrition/Reports.aspx, October 5, 2017
Evaluation of Zoning’s Effect on Affordable Housing
It is very difficult to determine the effect zoning has on affordable housing because the issue
requires the consideration of many variables. Specifically, affordable housing is influenced by
zoning, land prices, political environment, socioeconomic conditions, the size of a city, the age
of a city, economic growth, and demographic growth. These factors often interact with one
another. Therefore, quantifying the role of any one factor as a barrier to affordable housing
would be difficult. Clearly, two of the most significant barriers to developing affordable housing
are zoning and land costs. The City will continue to provide and support many different types of
housing for all of its future residents. The Land Use map has designated that 48.19% percent of
the residential land allows four (4) or more units per acre and 24.41% percent of over eight (8)
units per acre. Further, the CBD Commercial designation (C-3 Zoning – 51.38 acres) allows a mix
of commercial and residential encourages residential uses above the 1st floor. The Limited
Business District (LBD Zoning - 146 acres) also allows residential uses at eight (8) units per acre.
The Land Use Code allows for affordable housing through voluntary provisions. The City of
Centralia encourages affordable housing through the use of innovative housing techniques.
These techniques include:
1. Encouraging a larger choice of housing options;
2. Allowing a variety of lot sizes;
3. Permitting manufactured housing on individual lots;
4. Encouraging infill developments where infrastructure already exists;
5. Encouraging rehabilitation of existing buildings;
6. Encouraging mixed-used developments and buildings;
7. Preserving and improving existing housing stock;
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8. Encouraging the use of creative developments such as planned residential
developments, planned unit developments, and mixed-use developments.
9. Encouraging unique design options to blend in with existing neighborhoods (new-
traditional, coving techniques).
Through the use of creative developments the City will continue to provide a mix of the lot and
home sizes and home types (townhomes, twin homes, accessory apartments and single family
detached homes) in residential zoning districts and for all people who desire to reside in
Centralia.
Federal and State Housing Financing Programs
There are a number of federal and state programs designed to assist home buyers and renters.
This web of programs and regulations is very complex and is beyond the scope of the Housing
Element to analyze each of these programs fully.
The City works closely with Lewis County who contracts with Housing Opportunities of SW
Washington (HOSWWA) to provide housing assistance to those who really need it. HOSWWA
and Lewis County Salvation Army, Human Response Network, Reliable Enterprises, Lewis County
Shelter Program, and Cascade Mental Health provide tenant-based rental assistance with other
support services to the homeless. The long-term goal of these partnering agencies is to assist
households in establishing systems for self-sufficiency and the need for continual assistance.
Housing Assistance Programs:
• Housing Vouchers (Section 8)
• Tenant-Based Rental Assistance (TBRA)
• Section 8 Advantage Program
• Utility Assistance
• Veteran Integration Program (VIP)
• Veteran Tenant-Based Rental Assistance (TBRA)
Subsidized Housing in Centralia (Private & Publicly)
Subsidized housing is made available by private building owners and through public vouchers.
With private subsidized housing, an owner of housing units receives low-interest loan or grants
for construction or rehabilitation of housing units. In exchange, the owner agrees to make
available a certain number of units at a price affordable to low-income families. These
agreements are made by contract for a set period.
Public subsidized housing is also available from Section 8 Federal Funds directed by the Housing
Authority of Thurston County. Section 8 works like rental assistance where you generally find a
private owner and then the voucher pay part of the rent, usually 70% if income qualified.
Additional funding for housing is available through Federal and State sources, including
revenues from recording fees that are authorized by the State of Washington. Those funds are
scheduled to sunset in 2019 unless reauthorized by the Legislature.
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There are 16 low-income housing apartment complexes which contain 842 affordable
apartments for rent in Centralia, Washington. Many of these rental apartments are income
based housing with about 348 apartments that set rent based on your income. Often referred to
as "HUD apartments", there are 147 Project-Based Section 8 subsidized apartments in Centralia.
There are 789 other low-income apartments that don't have rental assistance but are still
considered to be affordable housing for low-income families.
The City of Centralia's commitment to providing affordable housing and special needs housing is
manifest by their past support for such developments. Some of the developments within the
UGA of the City include:
1. La Casa de la Familia Santa: 1809 N. Pearl Street. 45 units of affordable housing for farm
workers. Apartments in this community are not rent subsidized. Low Income Housing
Tax Credit.
2. Virginia Station Apartments: 111 Virginia Drive. 36 units feature 1, 2, 3, and 4 bedroom
apartments all with a direct subsidy through the USDA Rental Assistance program.
Residents pay just 30% of their income for rent and some utilities. Low-Income Tax
Credit, Section 515 Rural Rental Housing, Project-Based Rental Assistance.
3. Centralia Manor Apartments: 303 W. Pine. 25 units all units directly subsidized through
the HUD project-based Section 8 program. Rents are based on 30% of your adjusted
monthly household income between the rents listed.
4. Harrison Village: 1402 Harrison Avenue. 31 units offer affordable rent through the
Washington State Housing Tax Credit program. The rent ranges are based on your
annual income level and availability of apartments at each income level. They accept
housing authority provided Section 8 vouchers to receive a subsidized rent. Some large
family set aside 4 bedroom apartments requiring 4 or more persons in the household.
5. Cambridge Apartments: 1429 Johnson Road. 76 units low-income housing apartment
community. Some or all apartments are rent subsidized. Low Income Housing Tax
Credit, Section 515 Rural Rental Housing, Rural Development Rental Assistance, Project-
Based Rental Assistance.
6. Candlewood Apartments: 1322 Harrison Avenue. 40 unit low-income housing
apartment community that provides 1-2 bedroom apartments for rent. Some or all
apartments are rent subsidized, which means rent is income based. Low Income
Housing Tax Credit, Rural Development Rental Assistance, Project-Based Rental
Assistance.
7. Mount Vista Apartments: 2901 Mount Vista Road. This is a 40 unit low-income housing
apartment community. Apartments in this community are not rent subsidized. Low
Income Housing Tax Credit.
8. Russell Road & Corridor Apartments: 2802 Russell Road. 50 unit low-income housing
apartment that provides 2-5 bedroom apartments for rent. Not rent subsidized - Low
Income Housing Tax Credit.
9. Southcreek Apartments: 1101 Scammon Creek Road. 204 unit low-income housing
apartment community that provides 2-4 bedroom apartments. Not rent subsidized –
Low Income Housing Tax Credit.
10. Bridlewood Apartments: 1401 Johnson Road. 68 unit low-income housing apartment
community that provides 1-3 bedroom apartments for rent. Some or all apartments are
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rent subsidized, which means rent income based. Project-Based Section 8, Low Income
Tax Credit, Section 515 Rural Rental Housing, Project-Based Rental Assistance.
11. Cascade Court: 1605 Johnson Road. Cascade Court is a 12 unit low-income housing
apartment community. Some or all of the apartments are rent subsidized. Section 811
Supportive Housing for Person with Disabilities, Project-Based Rental Assistance,
Accessible Units, Persons with Disabilities.
12. Lewis & Clark Apartments: 117 W. Magnolia Street. Lewis and Clark Apartments is a 54
unit low-income housing apartment building. Some or all apartments are rent
subsidized. Project-Based Section 8, Project-Based Rental Assistance.
13. Providence Rossi House: 1720 Providence Lane. 16 unit low-income housing apartment
community. Some or all apartments are rent subsidized. Section 202 Supportive
Housing for the Elderly, Project-Based Rental Assistance, Senior (62+) Accessible Units.
14. Providence Blanchet House: 1700 Providence Lane. 21 units low-income housing
apartment complex. Some or all apartments are rent subsidized. Section 202 Supportive
Housing for the Elderly, Project-Based Rental Assistance, Senior (62+) Accessible Units.
15. Villa San Juan Batista: 2613 Cooks Hill Road. Villa San Juan Batista is a 50 unit low-
income housing apartment community. Apartments in this community are not rent
subsidized. Low Income Housing Tax Credit.
16. Ives and Harrison Family Housing: 3115 Ives Road. This is a 74 unit low-income housing
apartment community. Apartments in this community are not rent subsidized. Low
Income Housing Tax Credit.
17. Reliable Place Housing Project – Phase I: 2207 Harrison Avenue. The Reliable Place
housing project began construction in the fall of 2016 with projected completion in
2017. The apartments will house single veterans, homeless, and individuals with
developmental and mental health disabilities.
18. Reliable Place Housing Project – Phase II (Magnolia Place): 2213 Harrison Avenue. Low
Income Housing project.
VIII. HOUSING GOALS AND POLICIES
Goal H 1 - To maintain and strengthen existing residential neighborhoods.
Policies
H 1.1 Protect residential areas from illegal land use activities through enforcement of
City codes.
H 1.2 Buffer residential areas from intensive commercial and industrial districts
through a gradual transition from one land use intensity to the next.
H 1.3 Require landscaping provisions in the City’s land use regulations in association
with new development, particularly between differing intensities and densities
of land uses.
H 1.4 Encourage the beautification and upgrading of residential structures and
landscaping.
Goal H 2 - To provide opportunities to develop a mix of housing types throughout the city to
meet the needs of all economic segments of the community.
Policies
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H 2.1 Encourage residential development, subject to design review guidelines, on
vacant or underutilized sites that have adequate urban services.
H 2.2 Designate suitable areas for multi-family residential development.
H 2.3 Encourage multi-family residential land use in locations adjacent to retail and
service centers, parks, schools, and bus transit lines.
H 2.4 Encourage multi-family residential land use in areas which are functionally
convenient to arterial or collector streets.
H 2.5 Encourage new residential development to achieve a substantial portion of the
maximum density allowed on the net buildable acreage.
H 2.6 Encourage a diversity of housing opportunities to meet the housing needs of all
economic segments of the community and its special needs population.
H 2.7 Provide opportunities and incentives through the Planned Residential
Development (PRD) and Planned Unit Development (PUD) processes for a
variety of housing types and site planning techniques that can achieve the
maximum housing potential of the site.
H2.8 Support development of governmental-assisted housing, housing for low-
income families, manufactured housing, multiple family housing, group homes,
and foster care facilities and disperse such housing throughout the community.
H2.9 Continue to allow manufactured housing to be located in any residential district
where single family dwellings are allowed.
H2.10 Continue to allow family daycare providers of twelve (12) or fewer children in all
residential districts.
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Spring LnPike StRancho RdCommercial BlvdCowlitz Rd Centralia Neighborhood MapDate: 5/10/2018Legend
CLimits_2014
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Parcels_1_24_2018
Cooks Hill Neighborhood
Edison District Neighborhood
Ford Prairie Neighborhood
Logan District Neighborhood
Salzer Creek Neighborhood
Scammon Creek Neighborhood
Seminary Hill Neighborhood
Washington Add Neighborhood
Waunch Prairie Neighborhood
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Medium Density Residential
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Limited Business District
General Commercial
Highway Commercial
CBD Commercial
Gateway Commercial District
Light Industrial
Heavy Industrial
Port Master Plan
Medical/Health Care
Open Space/Public Facilities
Steep Slopes 30% or greater
Edison District Neighborhood
Logan District Neighborhood
Seminary Hill Neighborhood
Washington Add Neighborhood94
Hayes LakeBorst Lake
Plummer Lake
Chehalis River
I 5 SBI 5 NBAirport RdSalz
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Centralia Alpha RdS Gold StScheuber Rd SS Tower AveW Mai
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Kresky AveNE Kresky RdW Pear
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Grand AveFair St
N National AveLong RdW Locu
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OnPacific AveW Pine
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Nick RdExit 81 NB
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Floral St N Buckner StJefferson St
Alexander St
Hemlock StW Cente
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Gateway Commercial District
Light Industrial
Heavy Industrial
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Salzer Creek Neighborhood
Seminary Hill Neighborhood
Washington Add Neighborhood
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Skookumchuck River
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RdSandra AveRussell Rd Eureka AveZenkner Valley RdJohnson RdGalvin Rd Taylor StIves
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Downing Rd
Central BlvdFords Prairie Ave
Eshom RdHoward StView AveDelaware AveBelmont AveCarson St
River
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E Oakview AveLowery
LnWindsor AveOxford AveProspect AveLogan StSirkka StNorthpark Dr
Jalyn St
Exit 82 SB OffAhlers AveIndustrial Dr
Eckerson RdHillview RdNorthridge DrFieldcrest AveCav
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RdDelano RdReynolds Ave
Carol Rd
Noel Ave
Lemar LnWashington WayCrescent AvePike StMayberry Rd
Haviland St
Cheney Ln
Coffee Creek DrPrairie Rose St
Virginia Dr
Horsley Ave
Beach StClearview Hts
9th St Collison StWoodhaven Ln
W 7th St
Warsaw
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Mason AveLeisure Ln
Greenwood LnEmily Ln
Carson St W
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Purvis Ave
E Alaska Way
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Limited Business District
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Hayes Lake
Borst Lake
Plummer Lake
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Chehalis River
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RdSandra AveRussell Rd
Johnson RdMattson RdIves
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Exit 82 NB OnN Washington AveK StSmith Rd
Gallagher RdW 1st StView AveSandy BlvdBelmont AveWagner RdM StExit 82 SB
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L StAlexander StLinco
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Clearview HtsHarr
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Bailey Ave
Rodcin Ave
Park
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CHAPTER 5: ECONOMIC DEVELOPMENT ELEMENT
I. Required Elements
GMA Land Use Planning Goal
GMA Requirement For Land Use Planning
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. Existing Conditions And Trends
V. Partnerships And Regional Coordination
VI. Strengths, Weaknesses, Opportunities and Threats
VII. Land Use Assumptions
VIII. Housing Goals And Policies
I. REQUIRED ELEMENTS
GMA LAND USE PLANNING GOALS (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) sets forth guidelines for the
development and adoption of comprehensive plans and development regulations. Land use
policies and regulations influence transportation, housing, economic development, property
rights, permits, natural resource industries, open space and recreation, environment, citizen
participation and coordination, public facilities and services, and historic preservation.
Specifically, the GMA requires cities:
“To encourage economic development throughout the state that is consistent with
adopted comprehensive plans, promote economic opportunity for all citizens of this
state, especially for unemployed and for disadvantaged persons, promote the retention
and expansion of existing businesses and recruitment of new businesses, recognize
regional differences impacting economic development opportunities, and encourage
growth in areas experiencing insufficient economic growth, all within the capacities of
the state’s natural resources, public services, and public facilities” Chapter 36.70A.020
(5).
GMA REQUIREMENTS FOR LAND USE PLANNING (RCW 36.70A.070)
Economic development is one of the mandatory elements of the Comprehensive Plan required
pursuant to the GMA. As prescribed by the GMA, the economic development chapter requires:
(a) A summary of the local economy such as population, employment, payroll, sectors,
businesses, sales, and other information;
(b) A summary of the strengths and weaknesses of the local economy defined as the
commercial and industrial sectors and supporting factors such as land use,
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transportation, utilities, education, workforce, housing, and natural/cultural
resources; and
(c) A statement identifying policies, programs, and projects to foster economic growth
and development and address future needs.
COUNTYWIDE PLANNING POLICIES
The State amended in 1991, the Growth Management Act requiring each county legislative body
planning under the act to adopt countywide planning policies in cooperation with the cities in
the county. This common framework provides for consistency amongst the comprehensive
plans. The policies address issues that uniformly affect the county as a whole including the siting
of public facilities of a countywide or statewide nature, transportation facilities, affordable
housing, economic development and employment, and orderly and contiguous development.
The requirements of the countywide planning policies were considered along with many other
factors to determine the best course of action for the City of Centralia. The Lewis Countywide
Planning Policies are included in Appendix C.
The Lewis County Planned Growth Committee adopted their updated planning policies in
November 2016. This update included policies on economic development. These policies are
statements establishing a regional framework from which county and city economic
development elements are developed. They include policies on the integration of
comprehensive plans and distinguishing rural and urban areas.
II. RELATIONSHIP TO OTHER PLANS
The following plans and documents related to the success of economic development within the
City of Centralia and implementation of this element.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
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11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
III. INTRODUCTION
The economic vitality of the area is an integral part of a high quality of life for Centralia
residents. Successful economic development efforts as measured by increases in employment
opportunities, reductions in unemployment, and increases in real incomes can improve the
overall quality of life that we enjoy.
The demographic and employment conditions and trends in Lewis County and the City of
Centralia are reflected in the current market conditions. The City of Centralia can expect growth
in its visitors and hospitality sector, retail development, and industrial development. In
addition, housing development over the next decade will be influenced by pressures in the
market in communities to the north of Centralia.
IV. EXISTING CONDITIONS AND TRENDS
The health of the economy in Centralia is based upon many diverse factors. The economic
development activity includes: (a) overall economic outlook; (b) population; (c) largest
employers; (d) wages; (e) visitor and hospitality sector; (f) retail; (g) industrial; and (h)
Downtown Centralia.
A. Overall Economic Outlook
The State of Washington economy grew 3.7% in 2016, nearly two and a half times the national
rate. The nation's largest concentration of STEM (science, technology, engineering, and math)
workers reside here in Washington. The per capita personal income in 2009 was $41,751, 12th
in the nation.
The average unemployment rate in Washington for April 2018 was 4.8 percent (seasonal
adjusted), and Lewis County came in at 8.1 percent. Which has been declining since the 13.3
percent rate that was posted in 2009 (Source: Employment Security Department).
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Job numbers are improving in Lewis County, but the scale of this increase has been weak. For
example, on average 25,610 nonfarm jobs have been added in the first eleven months of 2017
versus 23,620 jobs in all of 2010.
Thru November of 2017, the goods-producing sector has employed 4,720 people and
manufacturing and construction are slightly up from their 2016 numbers.
In the first eleven months of 2017, has shown that the trade and government sectors as the two
largest employers in Lewis County, with educational and health services a close third. The
government sector has added 130 new jobs during this time frame and the service-providing
sector has grown over 1,000 jobs from 2016 to 2017. The trade, transportation, warehousing,
and utilities collectively have gained over 400 jobs, with retail trade gaining around 100 jobs.
Private education and health services gained around 100 jobs and the leisure and hospitality
segment gained 140. The professional and business services added 300 new positions in Lewis
County (Source: Employment Security Department: https://esd.wa.gov/labormarketinfo/county-
profiles/lewis#labor).
In Lewis County in 2016, the largest jobholder age division group was the 55 and older age
category, making up 25.9 percent of employment across all industries. The next largest share
was among persons aged 45 to 54 with 20.9 percent of employment (Source: The Local
Employment Dynamics: https://esd.wa.gov/labormarketinfo/county-profiles/lewis#labor). The
Lewis County 2016 workforce followed the state patterns with workers ages 14 to 24
dominating the food service jobs with over 31.4 percent of the positions. As expected this same
age group was also well represented in arts, entertainment and recreation and retail trade.
Lewis County workers in the 55 years and older age group were dominant in mining, educational
services, transportation and warehousing, real estate and rental and leasing, public
administration and utilities.
County females made up 49.8 percent of the labor force in Lewis County and dominated
industries included finance and insurance, healthcare and social assistance and educational
service. Males made up the difference at 50.2 percent in 2016 and dominated industries
including mining, construction, manufacturing, and utility industries (Source: The Local
Employment Dynamics: https://esd.wa.gov/labormarketinfo/county-profiles/lewis#labor).
The City of Centralia follows the Lewis County and has a diverse economy with moderate growth
occurring in such sectors as retail, visitor services, distribution, and manufacturing. Adjacent to
Interstate 5 and the railroad, and with the College, the City has a distinctly different
demographic profile than other Lewis County communities.
B. Population
Centralia’s population at the end of 2017 was estimated by the State of Washington to be
16,982. This population accounts for 21.7% of the county’s total population. During the 10-
years from 2000 to 2010, the City’s growth rate was .98%. The unemployment rate in Centralia
is 8.4%, with a growth rate of 2.72%. The growth rate projection is based on (1) an influx of
retirees, (2) annexations and (3) additional housing projects.
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According to the U.S. Census, around 82.2% of the City’s residents over the age of 25 have a high
school diploma or higher and 15.3% have a bachelor’s degree or higher.
Population By Occupation Centralia WA
Civilian employed population 16 years & Over 6,148
Agriculture, forestry, fishing, hunting, mining 4.8% 2.6%
Construction 4.1% 6.1%
Manufacturing 9.4% 10.5%
Wholesale trade 2.8% 2.9%
Retail trade 16.2% 11.8%
Transportation, warehousing, utilities 4.6% 5.2%
Information 1.1% 2.3%
Finance, insurance, real estate, and rental 4.0% 5.4%
Professional, scientific, management, administrative,
waste management services
8.1% 12.3%
Educational services, health care, social assistance 23.4% 21.5%
Arts, entertainment, recreation, accommodation, food
services
11.8% 9.3%
Other services 4.0% 4.8%
Public Administration 5.8% 5.3%
Source: U.S Census American Community Survey 5-years Estimates 2011-2015
In Centralia, fifty-four percent (54%) of the total population age 16 and over is in the civilian
labor force.
C. Largest Employers
Centralia’s government sector is the City’s largest employer. Together, the Centralia School
District, Centralia College, the City of Centralia, and a sprinkling of state and federal agencies
employ an estimated 900 people. The City’s largest private employer is Providence Hospital
(Centralia Hospital) with 800 employees. The Centralia Outlets, a multi-store retail operation,
employs 280 people and the local Safeway store employs 200. According to Sperling’s
BestPlace/Fast Forward, Inc., recent job growth has increased 4.52%. The national average for
job growth during the same period was 1.4%. Future job growth also looks promising at 5.30%.
Since 2007, the City’s UGA has seen a number of new businesses come into the area these
include: Rogers Machinery Company, Inc., Dick's Brewing Company, Scot Industries, Michael's
Distribution Center, Lineage Logistics, Lowe’s Distribution Center, Sierra Pacific Industries, and
Mega Arms. These businesses have located in the Port of Centralia which continues to bring
new businesses into the area.
D. Wages
According to the U.S. Census, the 2016 median household income for a Centralia household was
$40,102, which is slightly lower than the County at $44,526 and considerably lower than the
State at $62,848. A major factor affecting the median income level is the fact that the City is
heavily populated by people outside the prime workforce age levels of 20 to 55. According to
Sperling’s BestPlace (Source:https://www.bestplaces.net/jobs/city/washington/centralia) the
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income per capita for the City was $18,980, which is significantly lower than the U.S. average at
$28,555.
Estimated Households By Household Income Centralia WA U.S.
Income Less Than $15,000 18% 10.4% 12.6%
Income between $15,000 and $20,000 6.8% 5% 5.4%
Income between $20,000 and $30,000 14.6% 9% 10.4%
Income between $30,000 and $40,000 13.7% 8.4% 9.8%
Income between $40,000 and $50,000 11.9% 8.6% 8.8%
Income between $50,000 and $60,000 8.9% 8.1% 8.0%
Income between $60,000 and $75,000 8.0% 10.5% 9.9%
Income between $75,000 and $100,000 10.0% 13.4% 11.7%
Income between $100,000 and $150,000 5.9% 15.1% 13%
Income between $150,000 and $200,000 2.0% 5.9% 5.0%
Income greater than $200,000 .4% 5.2% 5.0%
Source: Sperling’s BestPlace 2016 Data
E. Visitor and Hospitality Sector
The visitor and hospitality sector has seen significant growth over the last ten years. Several
factors are that have contributed to that growth, including the Sports Hub (75,000 indoor sports
facility), the Borst Park Sports Complex, the remodeling of many downtown facilities, and the
emphasis on attracting conventions and meetings have contributed greatly to bring new dollars
into the City. Other contributing factors include the focus on marketing and improving the
Centralia downtown area, the expansion of Centralia College, and new building and remodeling
that has occurred throughout the City. This focus will continue to create substantial out-of-the-
area interest, bringing additional visitors and dollars to the City. Other business establishments
have also remodeled or have been rehabilitated and are contributing to the synergy that has
been created from the investments spent in the downtown corridor.
F. Retail
Retail development within the City should show growth in the future as the Sports Hub and
Sports Complex continues to bring tournaments into the City. The City has seen retail sales
increase every year since the facilities opened in 2011.
The Centralia Outlets will serve as a catalyst for other national and regional retailers to continue
looking at Centralia. The Outlets have benefited from the increase of sports enthusiasts into the
area for tournaments.
The downtown area has seen a steady and constant increase in retail sales and visitors into its
core. Over the last couple of years, new businesses have opened like O’Barney’s Irish Pub,
Dawn’s Delectables, Tiki Tap House, the remodeled Fox Theatre, and Centralia Square will bring
new people into the area and assist in energizing the downtown core. Existing businesses like
McMenamins Olympic Club, The Shady Lady, Berry Fields Café, HubBub, Ayala Brother Furniture
Company, and many others continue to bring visitors into the business core. These specialty
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businesses should continue to be a special niche which brings shoppers from the surrounding
counties.
The Port of Centralia’s Centralia Station once completed on Long Road and Mellen Street
Gateway should become a new hub for retail developments. This future development is
adjacent to the I-5 and will be a regional shopping hub for all of Lewis and southern Thurston
counties.
G. Industrial
Industrial development within Centralia will centers around the Port of Centralia which operates
three parks. Park One is a 350-acre park is located on Galvin Road and has available sites
ranging from ½ to 10 acres. This area is planned for heavy industrial users. The area has rail
access and will continue to be a staple for industrial growth in the City. Park Two is a larger
master-planned industrial park (North Corporate Park) is home to a Michaels Distribution
Center, Scot Industries, Sierra Pacific, Millards, Lowe’s Distribution, and Lakeside Industries.
With good transportation access from Harrison Avenue via I-5 and rail access to the industrial
zoned areas, the City expects to see new growth to continue in the northwest section of the
UGA. The City has three zoning districts for industrial developments which makes up 11% of the
land use in the City’s UGA (see Figure 1).
Industrial Zoned Acreage
584.28 671.05
485.98
0
100
200
300
400
500
600
700
800
Acres
Port Master Plan (PMP)Heavy Industrial (M-2)Light Industrial (M-1)
Figure 1
H. Downtown Centralia
In January 1999, the City Council was faced with declining commercial property tax revenues
and rising costs of providing services to the businesses and residents in the Downtown core.
Vacant and deteriorating commercial properties had created a negative impact on police and
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fire services. The Council explained the crisis and a possible solution to its local citizens and the
business community in an “An Open Letter to the Citizens of Centralia”. The Council committed
itself to the restoration of Downtown Centralia as the economic and cultural center of Centralia.
The Council concluded that Centralia’s future was in its past: the restoration of its historic
buildings into a hospitality center that would be the economic generator to revitalize the town.
A mission statement was developed:
To restore and redevelop Downtown Centralia into its traditional role as a
regional destination center for hospitality, entertainment, the arts, business,
professional and fraternal meetings and conventions — utilizing its historic
buildings and its multi-cultural and multi-racial history as an economic stimulus
to recreate a vibrant and unique urban center for residents and visitors
(Downtown Centralia Revitalization Plan).
A plan was adopted affirming that Centralia’s future lies in the re-creation of its vibrant past; a
future in which Centralia is re-established as the “Hub City”, a hub for recreation, commerce,
transportation, and culture in the region. Centralia will develop a 24-hour city; alive with
performing arts, entertainment, conventions and meetings, special events, heritage tourism,
specialty retail, and recreation. Centralia will remain a destination for antique shoppers in the
antique stores that provide the historic ambiance of the City. The six blocks of Downtown will
become a bustling convention and meeting center. Historic buildings such as the Lewis and
Clark Hotel, the Wilson Hotel, the Olympic Club and Oxford Hotel, the Dale Hotel, and other
hotels will offer more than 200 elegant historic hotel rooms, bed and breakfasts, and meeting
rooms.
The “art deco” Fox Theatre, operated by Opera Pacifica, is home to classical theater and musical
theater. In addition, once completely restored, the beautifully restored theater will host
teleconferences, special events, and meetings. Centralia will become a regional performing art
and cultural center. Various venues will be available, including The Aerie Ballroom (the restored
Eagles Lodge), McMenamin’s Olympic Club, Hotel and Theater (the restored Oxford Hotel), the
Evergreen Playhouse, Centralia College’s Corbet Hall, the Gibson House (the restored Proffitt
building), Centralia Square (the restored Elks Lodge), the Lewis and Clark Hotel lobby and
ballroom, Destiny Christian Center (the restored Liberty Theatre), the Ayala Brothers Furniture
Store (the restored Union Loan and Trust building), and the Hub City Ballroom. The unique
dining experience will await locals and visitors in a variety of small and large, unique and
traditional venues. The restored Centralia Union Depot is the transportation center of the area,
a destination for Amtrak rail service and the home to businesses and meetings.
Downtown Goals
1. To redevelop downtown Centralia’s historic infrastructure to its original and similar
uses: hospitality, business conferences, entertainment, professional offices,
residences, and commercial and retail businesses.
2. To restore Centralia as the cultural and arts center of Southwest Washington.
3. To stabilize and grow the property tax base by restoring every building to its historic
elegance.
4. To enhance current businesses and attract new enterprises.
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5. To capitalize on the City’s geographic location between the metropolitan areas of
Portland and Seattle.
6. To utilize the City’s highly developed wastewater, water, and utility infrastructure to
grow the local economy.
7. To utilize the City’s labor pool, public education, and Centralia College to attract
business and industry to the City.
8. To establish an economic environment conducive to commercial diversity and
prosperity, while protecting the environment and enhancing the quality of life for
local residents.
Phase I Downtown Restoration (Approved Spring 2003)
1. Centralia Union Depot Restoration – Completed. This 3-phase project took eight
years and cost more than $4.4 million. It was completed in March 2002. Centralia’s
historic Union Depot has been restored as a major resource as the train schedule
has increased.
2. Early 1900’s Streetscape – Completed. The $2.85 million project replaced cracked
sidewalks and pot-holed streets with stamped and dyed concrete, repaired brick,
added new trees and installed vintage benches and lighting matching the ambiance
of the 1920’s. The trees have matured and flower baskets brighten the summer
streets. Private investors have invested millions of dollars into their buildings and
their businesses.
3. Façade Improvement Program – Completed. Centralia’s Downtown Historic District
includes more than 100 buildings, of which 67 properties contribute to the historical
context. Many buildings show the scars of misguided modernization or deferred
maintenance. A few of the 30-odd non-contributing properties have been modified
beyond recognition as historic, but are restorable. Centralia’s Façade Improvement
Program will continue to support the restoration of modified structures and
preservation of those that remain in their original state. Many buildings have used
this program to restore their facades.
4. Restoration of the Fox Theatre – In Progress. The City purchased the historic Fox
Theatre to save it for restoration. The building is currently in the process of being
restored.
5. Restoration of the Wilson Hotel – In Progress. The City purchased the historic
Wilson Hotel to save it for preservation. The Hotel has been purchased for
restoration which is currently underway.
Phase II Downtown Restoration (Approved October 2004)
Task 1. Commercial Infrastructure Development. Centralia endured a declining economic
environment for five decades. Nonetheless, the City is rich with historic infrastructure and ripe
for redevelopment, in many instances because the local economy did not provide the revenues
necessary to remove or destroy the historic buildings. More than 80,000 square feet of upper
floor space awaits development. Most of the hotel and entertainment space that
accommodated Centralia’s visitors is still available. A commercial infrastructure improvement
program will seek to distribute matching fund grants to building and business owners with
retrofits to make second and third-floor space productive commercial space. These code-related
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improvements will make it economically feasible to return the upper floors of these buildings to
their original elegance and commercial productivity.
Task 2: Parking and Traffic. The success of Task # 1 will require the enhancement of parking
availability, parking information, and traffic flow. Visitors will require adequate signage from the
freeway and to their downtown destinations. Programs are in progress to accomplish the
following tasks:
1. Freeway Signage: A coordinated signage system will direct vehicular traffic from the
freeway to the downtown core commercial area.
2. Historic Attractions: Historical markers will direct travelers through a historic loop
along Mellen Street, through downtown and back out Main Street and Harrison
Avenue, with directional signs to historical buildings and sites.
3. Pedestrian Signage: Kiosks will point to public parking, cultural attractions,
entertainment venues, dining, shopping, meeting facilities and public restrooms.
4. Parking: Cooperative parking efforts will enlist local business in preserving on-street
parking for customers. The Streetscape will be regularly cleaned and maintained.
5. Campus-City Ambiance: A pedestrian promenade will connect the Centralia College
campus with downtown Centralia.
Task 3: Product Development. The goal is to create a vibrant downtown business environment
conducive to a diverse mix of commercial and residential uses. Activities are in place to
encourage the following activities:
1. Evening Entertainment: The City will encourage retail that is open in the evenings,
such as art galleries, pub theaters, theme restaurants, and bookstore/cafés while
working with current businesses to extend business hours into the evening.
2. Established Events & Attractions: Established events will be encouraged to focus on
Historic Downtown Centralia.
3. Railroad Focus: The City will encourage a “Railroad Focus”.
4. Hospitality: The City will develop and execute a long-term plan to create a
centralized conference administration center.
5. Historic Ambiance: The Department of Community Development will facilitate the
development and publication of a walking tour booklet describing and identifying
historic buildings and photographs.
6. Public Events & Festivals: (Discussion Item) The City will encourage service clubs
and non-profit organizations to produce special events throughout the year. Current
activities include:
a. Summerfest – 4th of July activities, Antique Fest, a Centralia College event,
Farmer's Market and street vendors/carnival (summer)
b. ARTrails
c. Hub City Car Show
d. Music in the Park series (summer)
e. Performance at the Fox Theatre by Opera Pacific and other events (winter)
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Task 4: Diversify Business Mix. The plan will focus on creating commercial venues, focusing on
recruiting specific retail outlets to create businesses that are mutually compatible. The plan
would be to encourage the following:
1. To expand the business mix to give local residents a reason to come to the Historic
Downtown Centralia.
2. To expand and utilize the regional transportation facility at the Union Depot.
3. To convert old hotel space to bed & breakfast venues.
4. To enhance entertainment venues.
5. To develop food clusters such as bakeries, wine/cheese shops, and specialty foods.
6. To create art studios and galleries.
7. To offer outdoor sports/recreation: cycling, canoe/kayaks, camping, and fishing
shops.
8. To encourage craft and specialty stores.
9. To support the development of a farmers market with a wide array of produce and
products.
10. To develop second-floor residential space.
11. To develop live-above work-below industries.
Task 5: Create Financial Resources.
1. Centralia City Light Rural Electric Fund.
2. Washington State Office of Archeology and Historic Preservation funds.
3. Lewis County Distressed Community funds.
4. Washington State Community, Trade, and Economic Development Block Grants
(currently the Department of Commerce).
5. Washington State Community, Trade and Economic Development Building for the
Arts funds (currently the Department of Commerce).
6. United States Department of Agriculture Rural Economic Development funds.
7. Centralia Hotel/Motel fund.
8. Public Facilities District funds.
9. Business Improvement District.
Task 6: 5 Year Plan Priorities.
1. Create and implement a Downtown Elevator Utility and Local Improvement District.
2. Expand and fund the Facade Improvement Program.
3. Obtain and develop parking space adjacent to downtown.
4. Design and install downtown signage and kiosks.
5. Develop the Downtown Convention Center Administration facility.
V. PARTNERSHIPS AND REGIONAL COORDINATION
The following agencies are resources to Centralia’s government and businesses within the
community and help the City in its economic development efforts. Each is briefly described.
A. Port of Centralia
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The Port of Centralia provides sites for industrial, warehousing, distribution, and commercial
uses. The Port’s acts as a major focal point for enhancement and diversification of the City’s and
county’s economy and employment bases. The Port of Centralia understands and works closely
with the City of Centralia to recruit businesses that will protect the value of the surrounding
properties and enhances the visual appearance of the community. The Port of Centralia’s
industrial parks will provide a stimulus for the economic, environmental, and social
advancement of the greater Centralia area. For additional information about the Port of
Centralia refer to the Port of Centralia Comprehensive Plan. The current Port Comprehensive
Plan was adopted in November 1990 and revised in November 1994, September 1996, March
2003, September 2006, and in January 2017.
B. Economic Development Council (EDC)
EDC supports regional economic development with the long-term goal of a sustainable
economy. EDC’s web site states, “Sustainability is often defined as meeting the needs of the
present without compromising the ability of future generations to meet their own needs.
Economic Development is not the end, but rather the means to an end, which is ultimately a
higher quality of life for Lewis County.” (www.lewisdc.com) EDC is currently focused on several
key project priorities:
• assisting in the development of shovel-ready, fully serviced industrial sites and
transportation infrastructure;
• increasing manufacturing competitiveness
• partnership in workforce development
• customized business and industry training with Centralia College
• business assistance center
• identifying industrial sectors that compliment the array of business and industry
currently located in Lewis County; and
• working with local businesses to resolve specific issues affecting their company.
The Lewis County Economic Development Council is actively involved in working to ensure the
success of new and current business. Since its inception, the EDC has worked with many firms
and has assisted in providing over 2,300 jobs in Lewis County. In addition, the EDC has assisted
over 250 local firms to expand or strengthen their operations.
The EDC has worked with our many partners on helping to solve transportation, utility, and
regulatory problems. EDC partners include over 300 business members plus local government,
education, and other community-based groups.
C. Centralia-Chehalis Chamber of Commerce
The Chamber serves businesses in both Centralia and Chehalis, offering traditional services to its
members. The Chamber’s advocacy role, presenting a unified voice on issues of interest and
concerns to local businesses, allows the City to work with the leadership to implement business
retention, recruitment, tourism and other economic development strategies.
D. Centralia Main Street (Downtown)
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The City of Centralia is engaged in the Main Street program. The program is designed to provide
a flexible framework that puts assets, such as unique architecture and locally owned business, to
work as catalysts for economic growth and community pride.
Although membership is open to all, the primary focus will be the revitalization of the
downtown area. The objective is to produce positive and fundamental changes to the
community’s economic base by attracting new investors, diversifying the retail and service
sectors, organizing the existing commercial base and promoting the uniqueness of Centralia’s
downtown.
This public/private partnership will serve to create a positive business climate resulting in
additional job creation and increasing the City’s tax base.
E. Centralia College
Centralia College is the oldest continuously operating community college in the State of
Washington. Founded in 1925, the College has a rich heritage of professional, technical,
transfer, and basic skills programs serving the community. The College has an average
enrollment of around 10,500 students and is served by about 260 full-time employees. The
college is located in the center of the town of Centralia on a tree-lined, 30+ acre campus.
The College offers degrees and certificates in more than 70 fields. Centralia College is
accredited by the Northwest Commission on Colleges and Universities (NWCCU – the former
Northwest Association of Schools and Colleges), the Washington State Board for Community and
Technical College Education, the State Approving Agency for the Training of Veterans, and the
United States Department of Education. The nursing program is approved by the Washington
State Nursing Care Quality Assurance Commission through the Department of Health.
VI. STRENGTHS, WEAKNESSES, OPPORTUNITIES, AND THREATS
The competitive position for the City of Centralia regarding economic development can be
expressed in terms of strengths, weaknesses, opportunities, and threats (SWOT).
Strengths
1. Location on I-5 Corridor, easy on/off for visitors & distributors of goods
2. Historical preservation focus of the community
3. Centralia College and its Center for Excellence
4. Rail facilities (freight and passenger)
5. Port of Centralia and its two industrial parks
6. Competitive labor rates
7. Providence Hospital and other regional healthcare facilities
8. Geographically well positioned between Portland and Seattle
9. A business-friendly government with involved City Council and staff
10. Quality of life factors such as low crime and quick response times to emergencies
11. Educational system (Centralia College, Centralia Public Schools)
12. Parks and recreation facilities
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13. Superior elderly care and medical facilities
14. Small town lifestyle with big city amenities
Weaknesses
1. Shortage of family-supporting type jobs (high wage)
2. Shortage of qualified workers, especially in the technology sector
3. Shortage of land within the City designated and approved for industrial use
4. Shortage of jobs relative to residents (the city is job exporter)
5. Shortage of local capital for business investment
6. Potential of flooding in key residential and commercial areas
7. Lack of quality hospitality infrastructure (hotels/motels/conference center)
8. Lack of directional signage to downtown and other commercial areas
9. Fragmented downtown business community
10. Congested transportation corridors
11. Three separate groups working independently on economic development
Opportunities
1. Traditional Downtown with a diverse employment base
2. Industrial users seeking affordable sites between Portland and Seattle
3. Broadband over power lines to attract back office/administrative operations
4. A marketing partnership with Amtrak to take advantage of available rail service as a
way to enhance tourism activity
5. Market the City’s geographical location in the State
Threats
1. Competition from other communities near and far
2. The shift in consumers needs and/or wants
3. Unsuccessful effort to annex land into the City of Centralia
4. Failure to resolve transportation corridor issues in a timely manner
5. Increasing housing prices
6. Failure to improve educational infrastructure
VII. LAND USE ASSUMPTIONS
JD White Company, a division of Berger-Abam Engineering, Inc was hired to calculate land use
assumptions. The land use assumptions include: residential population, household and density
projections, and industrial and commercial employment projections. These calculations are
critical to the success of the planning process. As in most decision making, the model is typically
an iterative process of testing alternatives until the best solution is found and may change over
time. The Land Supply Methodology Report is included as Appendix D.
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VIII. ECONOMIC DEVELOPMENT GOALS AND POLICIES
This Economic Development Element describes a set of goals and policies that not only affect
land use but other marketing, investment, and employment activities of public agencies, non-
profit, and private participants in the Centralia community. Successful implementation of the
economic development element will require careful coordination between the land use and
regulatory process of the Comprehensive Plan and other city documents and governmental
agencies.
Goal ED 1
To encourage the expansion of existing businesses and the recruitment of new enterprises by
providing a business-friendly environment.
Policies
ED 1.1 Provide or support assistance to retain existing businesses by responding to
specific requests from local firms.
ED 1.2 Lead and support the recruitment of diversified new firms to locate in the
community, with an emphasis on employers who provide family wage jobs.
ED 1.3 Provide a timely and certain permitting process.
ED 1.4 Pursue strategies that are aimed at streamlining the permitting process,
establishing predictable project approval mechanisms, and establishing fees for
development commensurate with benefits received.
ED 1.5 Ensure that development regulations are balanced so that they nurture
economic activity, maintain jobs, encourage new employment, and promote a
high quality of life in Centralia.
ED 1.6 Support the ongoing workforce training and education capacity provided by
Centralia Community College by coordinating with the college to ensure the
provision of adequate City infrastructure and utilities.
Goal ED 2
To encourage development of a diversified, well-balanced economy with stable, sustained
growth.
Policies
ED 2.1 Encourage the development of employment opportunities.
ED 2.2 Review and adjust the City’s economic development strategies as needed based
upon current and projected economic indicators.
Goal ED 3
To locate employment opportunities in areas where adequate infrastructure exists or may be
feasibly extended.
Policies
ED 3.1 Plan the annexation of land and expansion of infrastructure utilities and into the
City of Centralia UGA consistent with the adopted Capital Facilities Plan.
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ED 3.2 Ensure the Capital Facilities Plan addresses the infrastructure required to
facilitate the locating of industrial, commercial, and institutional employers in
Centralia.
ED 3.3 Maintain and expand infrastructure to service current and future commercial,
industrial, and institutional users.
ED 3.4 Maintain and expand existing utilities with competitive rates and capacity to
serve growth.
Goal ED 4
Industrial
To provide a supply of prime industrial sites sufficient to meet market demands for industrial
development.
Policies
ED 4.1 Given the importance of family wage jobs, prime industrial land will not be
converted to alternate designations such as commercial or residential to
preserve the job base.
ED 4.2 Maintain a minimum 10-year supply of prime or potentially prime industrial
land.
Goal ED 5
Commercial
To provide commercial sites sufficient to meet a diversity of needs for retail, service, and
institutional development within the City.
Policies
ED 5.1 Review and adjust economic development goals as needed during the planning
period to ensure a minimum 10-year supply of commercial land to preserve
services that support the community.
ED 5.2 Maintain and encourage retail areas designed to serve neighborhoods.
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CHAPTER 6: HISTORIC PRESERVATION ELEMENT
I. Required Elements
GMA Planning Goal
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. Philosophy And Strategies
V. Benefits Of Preservation
VI. Historic Preservation Goals And Policies
I. REQUIRED ELEMENTS
GMA PLANNING GOALS (RCW 36.70A.020)
The Growth Management Act does not require a Historic Preservation Element, but the Act
contains a goal which calls for jurisdictions to “identify and encourage the preservation of
lands, sites, and structures that have historical or archaeological significance.”
Historic preservation supports other goals of the Act as well, including preservation of the
existing housing stock, reduction of sprawl and achievement of GMA goals within the fiscal and
natural resource capabilities of the community.
COUNTYWIDE PLANNING POLICIES
The Lewis County Planned Growth Committee adopted the updated planning policies relating
to historic preservation in November 2016. The Lewis County Countywide Planning Policies
pertaining to Historic Preservation are:
Goal 13 Historic Preservation.
Identify and encourage the preservation of lands, sites, and structures that have
historical or archaeological significance to Lewis County.
Policy 13.0 All jurisdictions are encouraged to work cooperatively towards
identifying, evaluating, and protecting historic resources and
encouraging land use patterns that protect and enhance such
historic resources.
Policy 13.1 All jurisdictions should cooperate with local historic
preservation groups to ensure coordination of plans and
policies by the Washington State Department of Archaeology
and Historic Preservation.
Policy 13.2 All jurisdictions should cooperate with local historic
preservation groups to acknowledge and recognize historic
sites, structures, and areas in their comprehensive plans, which
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have local importance but may not formally be listed in the
state and federal registers.
II. RELATIONSHIP TO OTHER PLANS
The following lists other plans and documents that relate to the development and
implementation of the updated 2018 Comprehensive Plan. For more in-depth information on
these subjects refer to the listed documents.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should
be reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
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III. INTRODUCTION
Historic structures contribute substantially to a city’s quality of life and its residents’ sense of
community. In a very practical way, older housing and commercial buildings represent an
investment by previous generations upon which today’s generations can capitalize. Costly new
construction is not required when an existing structure can be adapted to a new use. Further,
the use of existing older structures lends a sense of stability and character to its surroundings.
Centralia has many wonderful structures that, if restored and preserved, would be a great asset
to the community.
IV. PHILOSOPHY AND STRATEGIES
Historic preservation is an approach to conserving structures, sites, and objects which
represent a physical connection with people and events from our past. Historic preservation
utilizes various land use planning strategies, governmental programs, and financial incentives
to protect historic resources. The preservation of historic structures and sites helps to create a
unique environment and sense of place. This cultural richness strengthens the local economy
by promoting tourism and encouraging investment.
The preservation philosophy behind a successful historic preservation program rests upon four
basic assumptions:
1. Historic properties are a scarce, non-renewable community resources. The
preservation, protection, and use of which are critical to the public welfare. When
historical and archaeological resources are destroyed, they are gone forever.
2. Historic preservation is an important public service and a legitimate responsibility of
city government. Historic buildings and sites give Centralia much of its special character
and community identity, yet some of the leading causes of historic property loss are
institutional actions, such as residential and commercial development, that are
governed by city laws, regulations, and procedures.
3. Not everything that is old is worth preserving, nor is historic preservation concerned
primarily with the creation of museums or other public attractions. To be considered
for preservation, a property must be demonstrably significant in history, architecture,
or archeology, and it must also be adaptable to modern needs and uses.
4. Historic preservation is entirely compatible with economic development and growth.
Everyone profits by recycling historically significant buildings and adapting them to
new, economically viable uses.
An important function of a successful historic preservation program is education. Historic
buildings and sites offer a valuable supplement to the written record and provide a unique
three-dimensional learning experience. The preservation and interpretation of Centralia’s
historic resources will unquestionably contribute to the overall education and cultural
development of our fellow citizens. As such, the City supports community education programs
which focus on historical events and structures.
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In addition to education, Centralia promotes historic preservation through the development of
historic districts which encourage community pride in historic areas. Further, the City
encourages the use of historic buildings to meet potential and existing needs experienced by
the community such as affordable housing, business diversification, and walkability. Further,
the City seeks to identify and match uses that are compatible with the historic structures.
Centralia's downtown area provides an example of appropriate use of historic structures. The
downtown area contains restaurants, shops, and services in historic buildings. The owners and
developers of these buildings are encouraged to maintain the historic feel of the buildings. For
specific information regarding the downtown historic preservation efforts, please see the
Economic Development element of this document.
V. BENEFITS OF PRESERVATION
Historic Preservation refers to the conservation of Centralia’s cultural resources: the historic
buildings, structures, and sites. Preservation plays a vital role, not only in commemorating our
past but also in creating our future. Through the preservation of historic elements, a
community will maintain the things it values while accommodating growth. Preservation of
history does not obstruct development nor is it indulgent nostalgia. It allows us to strengthen
and revitalize our community. A few of the benefits of historic preservation include:
• Increased property values in historic districts are typically greater than increases in the
community at large.
• Historic building rehabilitation, which is more labor-intensive and requires greater
specialization and higher skill levels, creates more jobs and results in more local
business than does new construction.
• Heritage tourism provides substantial economic benefits. Tourists are drawn by a
community (or regions) historic character typically stay longer and spend more during
their visit than other tourists attractions.
• Historic rehabilitation encourages additional neighborhood investment and produces a
high return on municipal dollars spent.
• Use of a city or town’s existing, historic building stock can support growth management
policies by increasing the availability of centrally located housing.
• Continued use of existing buildings for residential or commercial purposes is an
efficient use of resources due to the fact that infrastructure is already present in the
historic areas.
VI. HISTORIC PRESERVATION GOALS AND POLICIES
Goal HP 1
To develop a greater understanding of our heritage and our ongoing relationship with our past
by preserving historic sites where our legacy will be preserved, interpreted and shared.
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Policies
HP 1.1 Create a sense of respect and importance for history and heritage among
Centralia residents through community education programs, school curriculum
and oral history programs.
HP 1.2 Strengthen the sense of community and pride within our historic
neighborhoods through the development of historic districts.
HP 1.3 Adopt guidelines that will identify and preserve historic and cultural resources
through items such as design standards, zoning classifications and/or building
codes.
HP 1.4 Cultivate partnerships among organizations and those interested in Historic
Preservation such as museums, historical organizations, tribes and/or libraries.
HP 1.5 Identify and preserve new historic homes, businesses and archaeologically
significant sites.
Goal HP 2
To support the economic health and vitality of Centralia by preserving the historic nature of the
City through seeking creative solutions and using existing resources.
Policies
HP 2.1 Identify and implement funding sources that accommodate the use and
preservation of residential and commercial Historic Preservation.
HP 2.2 Develop partnerships that facilitate the financial stability and broaden the
funding base for Historic Preservation.
HP 2.3 Use Historic Preservation to meet potential and existing needs experienced by
the community such as affordable housing, business diversification, walkability
and/or bikes.
HP 2.4 Develop and implement strategies that promote historic tourism and its
compatible uses.
HP 2.5 Develop and implement strategies for identifying and matching uses that are
compatible with the historic structures.
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CHAPTER 7: PUBLIC FACILITIES ELEMENT
I. Required Elements
GMA Land Use Planning Goal
Countywide Planning Policies
II. Relationship To Other Plans
III. Facilities And Buildings
IV. Public Services Inventory And Needs
Police Protection
Fire Protection And Emergency Medical Services
Education
V. Essential Public Facilities
VI. Public Facilities Goals And Policies
Centralia Facilities Map
Riverside Fire Authority Map
Centralia College Master Plan Map
Parks & Schools Map
I. REQUIRED ELEMENTS
GMA LAND USE PLANNING GOALS (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) includes 14 goals, which were adopted
to guide the development and adoption of comprehensive plans and development regulations.
While all of these goals are important, the goal that directly relates to the City’s public facilities
element states:
Public Facilities and Services. “To ensure that adequate public facilities and services necessary to
support development shall be adequate to serve the development at the time the development is
available for occupancy and use without decreasing current service levels below locally
established minimum standards.”
Public Services consist of fire protection and suppression, law enforcement, public health,
education, recreation, environmental protection, and other governmental services.
COUNTYWIDE PLANNING POLICIES
In 1991, the Growth Management Act (GMA) was amended requiring each county planning
body to adopt countywide planning policies, in cooperation with the cities in the county. This
provides for consistency among the comprehensive plans of the respective governmental
entities. The goals and policies need to address issues that uniformly affect the county as a
whole. The Lewis County Planned Growth Committee adopted the updated planning policies in
November 2016.
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During the development of the Public Facilities and Services Element, the City considered the
Countywide Planning Policies along with many other factors to determine the best course of
action for the City of Centralia. To view, the Lewis Countywide Planning Policies see Appendix C.
II. RELATIONSHIP TO OTHER PLANS
The following plans and documents related to the development and implementation of the
Public Facilities and Services Element.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
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III. FACILITIES AND BUILDINGS
The City of Centralia maintains and/or utilizes a number of capital facilities and buildings in
order to perform the necessary administrative functions of the City. The following table
provides a list of major buildings owned by the City, their location, and approximate square
footage.
City-Owned Public Facilities
Building Address Sq. Ft.
City Hall 118 West Maple Street 22,000
Customer Service Center 500 North Pearl 1,750
Utility Building 1100 North Tower 21,800
Public Safety Training Bldg. 1401 West Mellen 10,950
Washington Park Library 110 S. Silver St. 13,500
Train Depot 210 Railroad Avenue 14,225
Parks and Recreation Building 902 Johnson Road 19,000
Rifle Club Building 908 Johnson Road 10,080
Yelm Hydro. Plant 14024 Yelm Highway
Sewer Treatment Facility 1545 Goodrich Road
Street Maintenance Bldg. 2600 W. Reynolds
IV. PUBLIC SERVICES INVENTORY AND NEEDS
A. Police Protection
Overview
The Police main headquarters is located at City Hall at 188 W. Maple Street a training/storage
facility is at 1401 West Mellen. Currently, there are 30 commissioned officers, 6 reserve
officers, and 8 full-time civilians with 3 part-time civilians.
Centralia Police Department only responds to calls within the City’s municipal boundaries. The
Lewis County Sheriff’s Office covers calls within the Urban Growth Area (UGA). When the City
annexes new areas into its municipal boundaries additional staff will be required.
Number of Crimes Reported (2011-2014) – Centralia Municipal Boundaries
Crime reported by Centralia Police Dept, Washington
Violent Crimes Property Crime
Year Violent
crime
total
Murder and
Nonnegligent
Manslaughter
Legacy rape
/1 & Revised
rape /2 Robbery
Aggrav
ated
assault
Property
crime total Burglary
Larceny-
theft
Motor
vehicle
theft
2011 85 1 16^ 16 52 789 165 565 59
2012 80 2 12^ 18 48 796 183 559 54
2013 63 1 8* 18 36 802 158 601 43
2014 81 0 10* 18 53 699 128 531 40
^. The figures shown in this column for the offense of rape were estimated using the legacy UCR definition of rape - previously
known as "Forcible" rape. See UCR Offense Definitions for further information.
*. The figures shown in this column for the offense of rape were estimated using the revised Uniform Crime Reporting (UCR)
definition of rape. In December 2011 the UCR program changed its definition of SRS rape to this revised definition. This change can
be seen in the UCR data starting in 2013. Prior to 2013, this column will be blank. See UCR Offense Definitions for further
information.
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Source: Uniform Crime Reporting Statistics - UCR Data Online,
https://ucrdatatool.gov/Search/Crime/Local/RunCrimeJurisbyJuris.cfm
Sources: FBI, Uniform Crime Reports, prepared by the National Archive of Criminal Justice Data
Date of download: May 17, 2018
The police department continues to undertake specialized apprehension techniques, work
cooperatively with surrounding law enforcement agencies, and work with neighborhood groups
to address the challenges of drugs and crime. The City continues to ask for the assistance or our
residents in making our community a safe place to live, work, and play.
The apprehension of criminals and solving crimes in the City is the responsibility of the police
department. However, crime prevention is the responsibility of everyone within our
community.
Centralia Police Yearly Report 2014 2015 2016 2017
Calls for Service and Complaints: 21,373 16,312 16,547 17,026
Traffic Infraction Notices Issued: 1382 1258 665 795
Criminal Misdemeanor Citations Issued: 758 758 688 705
Warrants Served (Felony & Misdemeanor): 822 822 922 1020
Summons Requests: 61 61 164 262
Juvenile Arrests and Referrals: 35 35 53 65
Traffic Collision Investigations and Reports: 444 444 594 559
Public Disclosure Requests 747 851 954 842
Source: Centralia Police Department Monthly Reports 2015-2017
Police Department Level of Service
The Centralia Police department currently employs 1.78 full-time officers per 1,000 population.
B. Fire Protection and Emergency Medical Services
Fire services are provided by the Riverside Fire Authority (RFA) which was established in January
2008. The RFA was created by the combination of the Centralia Fire Department and Lewis
County Fire District 12 (see Riverside Fire Authority map). RFA provides fire and emergency
medical services to the City and the surrounding neighborhoods. Riverside Fire Authority
provides fire, rescue, and EMS services including:
• Fire suppression,
• Rescue and hazardous materials responses,
• Emergency medical aid,
• Advanced life support,
• Fire and life safety inspections,
• Public fire safety and prevention education,
• Fire investigation services, and
• Construction fire code plan review.
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Riverside has eight (8) fire stations:
• Station 1 at 512 N. Pearl Street
• Station 2 at 1818 Harrison Avenue
• Station 3 at 161 Big Hanaford Road
• Station 4 at 2378 Seminary Hill Road
• Station 5 at 3715 Cooks Hill Road
• Station 6 at 2237 Lincoln Creek Road
• Station 7 at 649 Independence Road
• Station 8 at 1220 Garrard Creek Road
RFA responds to all 9-1-1 calls, and requests for medical assistance within its response area and
neighboring communities. The firefighters responding on engines and medic units provide initial
assessment, care, and treatment of sick and injured patients. American Medical Response
transports these patients to hospitals (Source: Riverside Fire Authority:
http://www.riversidefire.net/).
C. EDUCATION
Centralia School District
The Centralia School District encompasses the City of Centralia, a community of approximately
17,000 people. The district is bordered by three other school districts: Chehalis, Rochester, and
Tenino. The District is the largest school district in Lewis County serving approximately 150
square miles and includes areas in the unincorporated Lewis County as well as the City.
School Inventory
School Grades Address Building
sq. ft.
Student Population 2018 2017 2016 2015
Centralia High
School
9-12 813 Eshom
Road
133,695 1,091 1074 1057 1009
Centralia
Middle School
7-8 901 Johnson
Rd
88,472 493 476 536 540
Edison
Elementary
K-6 607 H Street 33,502 341 370 365 342
Fords Prairie
Elementary
K-6 1620
Harrison Ave.
35,040 371 376 395 383
Jefferson-
Lincoln
Elementary
K-6 400 West
Summa St.
34,651 384 375 393 518
Oakview
Elementary
K-6 201 Oakview
Ave.
38,231 442 425 421 384
Washington
Elementary
K-6 800 Field
Street
46,278 371 393 354 374
Futurus High
School
9-12 902 Johnson
Rd.
3,479 56 71 74 74
Early Learning Center 73 55
Totals 3622 3615 3595 3624
Student numbers: Washington State Report Card; Office of the Superintendent of Public
Instruction (OSPI)
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The most significant issue
facing the District is providing
classroom capacity to
accommodate the existing
and projected demands. In
2017, residents living in the
Centralia School District
boundary approved a $74
million general obligation
bond, the largest in Centralia School District history. The bond will finance the reconstruction
and modernization of Centralia High School. Fords Prairie and Jefferson Lincoln schools are to be
replaced with brand new facilities with capacities for 525 students each. All elementary schools
in the district will be reconfigured to kindergarten through sixth-grade, to create neighborhood
centers of learning and activity. Upon approval of the local funding by voters, the school district
qualifies for up to $27 million in matching funds from the state, bringing the total budget to
nearly $101 million (Source: Centralia School District: https://www.centralia.k12.wa.us/).
Private Schools
There are two private schools in Centralia. Centralia Christian School at 1315 South Tower is a
private school with approximately 152 students, K-8th grades. Calvary Academy is a private
school at 268 Big Hanaford Road with approximately 20 students, 7-12th grades.
Centralia College
Centralia College is the oldest continuously operating community college in the State of
Washington. Founded in 1925, the College has a rich heritage of professional, technical,
transfer, and basic skills programs serving the community. The College has an enrollment of
approximately 10,500 students. There are approximately 260 full-time employees. The college is
located in the center of Centralia on a tree-lined, 30-acre campus (Source: Centralia College -
http://www.centralia.edu/).
The College's service area is Lewis County, Eastern Grays Harbor, and south Thurston County.
Lewis County encompasses 2,409 square miles. It is a rectangle nearly 100 miles long and 25
miles wide. The College is located in the northwest corner of the county and operates an
extension center in Morton, near the County's geographic center.
The College offers degrees and certificates in more than 70 fields. Centralia College is
accredited by the Northwest Commission on Colleges and Universities, the Washington State
Board for Community and Technical College Education, the State Approving
Agency for the Training of Veterans, and the United States Department of Education. The
nursing program is approved by the Washington State Nursing Care Quality Assurance
Commission through the Department of Health.
Centralia College has a 20-Year Master Plan that reflects the college's commitment to meet the
needs and expectations of its future student population (see attached Plan). The Plan hinges
Support Facilities
Buildings Square Feet Address
Centralia School District 3,400 2320 Borst Ave.
Transportation Center 22,671 1119 W. Chestnut
Stadium 3,940 700 Allen
Swimming Pool 18,000 910 Johnson
Maintenance Center 11,810 123 S. Gold
Logan Storage 12,685 1330 Rose Street
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upon the college's dedication to the concept of being a comprehensive community college and
reflects the partnership it has with the community in which it resides. The Master Plan reflects
the college's mission of improving the community by:
• Maximizing the use of China Creek as a natural/park-like setting and maintain an open,
green center of campus, while expanding the Gordon Aadland Esplanade to span the
entire campus.
• Develop and maintain a welcoming character reflective of the Northwest, which
encourages the community to visit and feel comfortable on campus.
• Complete the purchase of properties on the northeast section of the Master Plan in
preparation for expansion of the College athletic facilities.
• Place daycare on the campus perimeter to facilitate easy pick-up and drop-off.
Library
The Centralia Timberland Library is one of the Carnegie Libraries, so named because it was built
with donations from 19th-century industrialist Andrew Carnegie. The building was built in 1913
with a grant from the Andrew Carnegie Foundation on land that was donated by the City and
was 6,200 square feet in size. It was remodeled and expanded in 1977-78 with an Economic
Development Grant to accommodate a larger collection and more services and is now 13,500
square feet in size.
The Centralia Timberland Library is a partnership between the City and Timberland Regional
Library. The City owns and maintains the building, while the regional library district provides the
staff and resources. The District is an inter-county rural library district and serving Grays Harbor,
Lewis, Mason, Pacific, and Thurston Counties.
The library offers a varied collection of materials and a wide range of services. The library
collection includes approximately 91,000 items. Resources include books, audiovisual materials
and electronic information resources (videotapes, DVDs, CDs, audio cassettes, computers),
newspapers and magazines for readers and library users of all ages.
The current staffing level is one full-time staff per 2,204 residents in the service population and
one part-time staff per 2,500 residents in the service population. Maintaining the current level
of staffing for the projected 2040 service population will require additional full-time staff
members and part-time staff members.
Library Future Needs
Future improvements and needs of the library include:
1. Additional off-street parking,
2. Updated restroom facilities
3. A drive-up book-drop
4. Additional space to accommodate the growing collection of materials
5. Additional workspace
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V. ESSENTIAL PUBLIC FACILITIES
The Growth Management Act (GMA) requires the Comprehensive Plan to include a process for
identifying and siting Essential Public Facilities (EPF). According to the GMA, no local
comprehensive plan may preclude the siting of essential public facilities.
The GMA defines essential public facilities as those “that are typically difficult to site, such as
airports, state education facilities and state or regional transportation facilities as defined in
RCW 47.06.140, state and local correctional facilities, solid waste handling facilities, and in-
patient facilities including substance abuse facilities, mental health facilities, group homes, and
secure community transition facilities as defined in RCW 71.09.020.
Centralia will continue to work with Federal, State, and other local jurisdictions in determining
the best locations for EPF and the process for development.
Chehalis-Centralia Airport
The Chehalis-Centralia Airport is located directly south of Centralia. The airport is owned and
maintained by the City of Chehalis. The airport is situated on a floodplain of the Chehalis River.
The airport sits at an elevation of 174 feet above sea level. It consists of approximately 325
acres of land with a mix of uses surrounding the airport. Residential properties in Centralia are
to the north, the Riverside Country Club Golf Course is to the west, and directly to the east are
commercial properties and I-5. To the south are industrial and agricultural businesses and
properties.
Centralia is affected by the airport due to the airspace requirements and landing and take off
zone for the aircraft. Homes and businesses in the southwest section of the City could be
affected by noise from aircraft taking off and landing. The Airport Master Plan/Chehalis-
Centralia addresses and should resolve any issues pertaining to noise and flight paths.
VI. PUBLIC FACILITIES GOALS AND POLICIES
Public Safety - Goal PFS 1
To continue to enhance the levels of police and fire protection and to meet the needs identified
by these departments.
Policies
PFS 1.1 Maintain mutual aid agreements with other cities and counties in the region and
respond accordingly to requests.
PFS 1.2 Participate in regional emergency management programs.
Police - Goal PFS 2
To match the level of police services to the public safety needs and conditions of the City of
Centralia.
Policies
PFS 2.1 Work toward achieving a police level of service at the U.S. average ratio of one
officer per 565 citizens.
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PFS 2.2 Expand police services and facilities in conjunction with new growth and/or
changes in crime rates and community needs.
PFS 2.3 Provide proactive response and investigation to reported crimes or other such
requests for police services.
PFS 2.4 Provide special programs, such as officers in the schools, to respond to
community needs.
Police - Goal PFS 3
To include “Crime Prevention through Environmental Design” components in site design
guidelines or regulations for new development. Where appropriate, techniques may include
promoting mixed-use development, visibility of activity areas from surrounding residences and
uses, increased pedestrian-level lighting, use of low fences, see-through landscaping, visible
building entrances, and other techniques.
Policies
PFS 3.1 Encourage crime prevention and education programs or activities that stimulate
neighborhood cohesiveness such as Neighborhood Watch programs, community
clubs, and others. Provide speakers or demonstrations as requested by
community groups.
PFS 3.2 Ensure appropriate training for public safety and/or planning personnel to
implement the design guidelines/regulations.
Fire - Goal PFS 4
To establish and maintain levels of service that meet the fire suppression and emergency
medical needs of the Centralia community. Implement a level of service equal to a 5-minute
response time 90% of the time.
Policies
PFS 4.1 Provide and maintain fire suppression and medical response services that meet
Centralia community needs.
PFS 4.2 Provide public education and fire prevention programs to reduce the risk of fire
and need for an emergency medical response.
Education - Goal PFS 5
To support Centralia School District and the Centralia College master plans as well as their
capital improvement and education programs.
Policies
PFS 5.1 Coordinate with Centralia School District staff as the District prepares its capital
improvement programs.
PFS 5.2 Promote convenient and safe access to public schools, through transportation
capital improvements in developed areas and thorough review of new
development for transportation and education impacts.
PFS 5.3 Work with the Centralia School District and Centralia College and other
educational agencies to foster a well-trained and educated workforce.
Library - Goal PFS 6
To provide a level of public library services adequate to meet the needs of a growing community
and changing technology.
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Policies
PFS 6.1 Make efficient use of existing public facilities.
PFS 6.2 Maintain and expand library capital facilities as needed based on community
needs and growth. Capital facility needs and costs should be included in the
annual Capital Improvement Program and addressed in the City budget.
Essential Public Facilities (EPF) - Goal PFS 7
To ensure the siting of essential regional capital facilities through cooperative and coordinated
planning with other jurisdictions within the region.
Policies
PFS 7.1 Provide public notice and opportunity for public review of the proposed location
of essential regional public facilities.
PFS 7.2 Approvals for a proposed public facility shall be reviewed through the
Conditional Use Permit process as identified in the City's development
regulations.
PFS 7.3 Include conditions or mitigation measures on approval that may be imposed
within the scope of the City’s authority to mitigate against any environmental,
compatibility, public safety or other impacts of the EPF, its location, design, use
or operation.
PFS 7.4 The EPF and its location, design, use, and operation must be in compliance with
any guidelines, regulations, rules or statues governing the EPF as adopted by
state law or by any other agency or jurisdiction with authority over the EPF.
PFS 7.5 After a final siting decision has been made on an essential public facility
according to the process, pursue any amenities or incentives offered by the
operating agency or by state law or other rule or regulation to jurisdictions
within such EPF are located.
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RIVERCHEHALIS
RI
V
E
R
SALZ
E
R
CREEKSALZER RIVERS K O O KUM CH U CK
HayesLake
PlummerLake
SCAMMON
CREEK
C R EEKCOAL HANAFORD
CREEK
Exit 81
Exit 82
College
Hospital
City Hall
Sewer Plant
County Shop
Fairgrounds Fire StationFire StationFire Station
Fire Station
City Building
City BuildingSenior CenterCounty BuildingCounty BuildingCity Public Works
Amtrak Train Depot
Solid Waste Transfer Station
School
School
School
School
School SchoolSchool
SchoolSchool SchoolMed FacMed FacMed FacMed Fac
Med Fac
Med Fac
Med Fac
Med FacMed FacMed Fac
In
te
rs
ta
te
5
SBInterstate 5 NBHarrison AveN Pearl StAirport RdGalvin Rd
Cooks Hill Rd
S Gold StSalze
r
V
a
l
l
e
y
R
d
Seminary
Hill
R
d
W Reynolds Ave
Cen
t
r
a
l
i
a
A
l
p
h
a
R
d
W 1st St
Borst Ave
Yew StS Pearl StKresky AveLittle Hanaford Rd
Mellen St
Graf Rd
Marion StEshom RdState Route 507Downing Rd
Johnson RdAlder StOakland AveScammon Creek Rd0 0.5 10.25 Miles
Date: June 17, 2015
City Limits
Evacuation Route Facilities & Evacuation RoutesCentralia
131
132
133
Hayes Lake
Borst Lake
Plummer Lake
Skookumchuck River
Chehalis River
Fords Prairie Elem.
Centralia HS
Centralia Middle
Oakview Elem
Washington Elem
Jefferson-Lincoln Elem
Edison Elem.
Centralia College
Futurus HS
I 5
SB
I
5
NBHar
r
i
s
o
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A
v
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Cooks Hill Rd N Pearl StLincoln Cre
e
k
R
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Graf RdGalvin Rd
Airpo
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RdJoppish RdBla
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c
h
a
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Rd
Salz
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V
a
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R
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Mattson Rd Summers RdScheuber Rd SW Reynolds AveForon RdBorst Ave
River Heights Rd
Bl
a
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Rd
Goodrich Rd
S Gold StS Tower AveState Route 507Sandra AveRussell Rd
Johnson RdW Main
S
t
S Silver StCentralia Alpha RdN Tower AveHalliday RdEureka AveW 1st St
Ives
R
d Zenkner Valley RdW Pear
S
tEshom RdYew StH StAlder
St
Grand AveJ StFair StLong RdUnion
A
v
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South St F StDowning Rd
Marion St
W Roanoke St
Big Ha
n
a
f
o
r
d
R
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Military RdCentral BlvdLittle Hanaford Rd
Fords Prairie Ave
Exit 82 NB OnExit
81
SB
On
Roswell
R
d
Smith Rd
Howard StGallagher RdSandy BlvdBelmont AveDelaware AveWagner RdScammon Creek RdAlvord RdS Scheuber RdM StSeward AveMellen St
NE Kresky RdNorthpark Dr Sawall AveGleason RdE Oakview Ave
Otto Rd
McAtee RdNick RdSheridan
St
Alexander St
Marsh AveField AveWakefield DrJalyn St Hillview RdNorthridge DrPrairie Ave
Lebaron LnDelano RdLewis StWashington WayWinterwood DrYakima St
Spring LnPike StRancho RdCommercial Blvd Parks and Public Schools MapDate: 5/17/2018µ
Legend
CLimits_2014
UGA_2013
RailRoad
Centralia College
Parks & Open Space 134
CHAPTER 8: UTILITIES ELEMENT
I. Required Elements
GMA Land Use Planning Goal
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. City Utilities
Water
Sewer
Stormwater
Electrical
Non-City Managed Utilities
V. Utilities Goals And Policies
Water Utility Map
Sewer Utility Map
Electric Utility Map
Stormwater Map
I. REQUIRED ELEMENTS
GMA LAND USE PLANNING GOALS (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) includes 14 goals, which were adopted
to guide the development and adoption of comprehensive plans and development
regulations. While all of these goals are important, the goals that are most directly related to
the public facilities, services, and utilities element state:
Public Facilities and Services. “To ensure that adequate public facilities and services necessary
to support development shall be adequate to serve the development at the time the
development is available for occupancy and use without decreasing current service levels below
locally established minimum standards.”
Public Facilities. To include streets, roads, highways, sidewalks, street and road lighting
systems, traffic signals, domestic water systems, storm and sanitary sewer systems, parks and
recreational facilities, and schools.
COUNTYWIDE PLANNING POLICIES
In 1991, GMA was amended requiring each county legislative body planning under the act to
adopt countywide planning policies in cooperation with the cities in the county. This
framework provides for consistency amongst the different governmental agencies’ plans. The
plans must address issues that uniformly affect the county as a whole including the siting of
135
public facilities, transportation facilities, housing, economic development, and land use
development.
The Lewis County Planned Growth Committee adopted updated planning policies in
November 2016. The requirements of the countywide planning policies were considered
along with other factors to determine the direction of the Utility Element for the City of
Centralia. The Countywide Planning Policies can be reviewed in Appendix C.
II. RELATIONSHIP TO OTHER PLANS
The following lists other plans and documents that relate to the development and
implementation of the updated 2017 Comprehensive Plan. For more in-depth information on
these subjects refer to the listed documents.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should
be reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
136
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
III. INTRODUCTION
One aspect of managing growth in the City of Centralia is ensuring that needed public
facilities, infrastructure, and services are available when growth occurs. The implementation
of a well thought-out plan for public facilities, utilities and services will help Centralia realize
its vision. Implementation of the City’s land use plan is contingent on the development of
needed infrastructure in a timely and orderly fashion.
IV. CITY UTILITIES
The City of Centralia owns and manages a number of municipal utilities including water,
sewer, stormwater, and electrical. In addition to facilities owned and managed by Centralia,
there are a number of publicly-owned facilities managed by other special districts, which
provide for some of Centralia’s needs like sanitation.
Non-city managed utilities within Centralia’s city limits and UGA include: natural gas, cable-tv,
internet and telephone (land-lines and wireless). These utilities provide valuable services to
the residents and businesses of Centralia.
A. WATER
The City’s water system is described in the City of Centralia Water System Plan adopted in
2013 by the City Council. The Plan describes the existing water supply and distribution system
as well as proposed improvements necessary for serving customers within the City’s municipal
boundaries, designated Urban Growth Area (UGA) and water service area.
Description of System
The City of Centralia water utility is a Class A water system within the State of Washington,
serving approximately 7,234 customers (May 2018).
Water Sources
The City’s water system currently relies entirely on groundwater for its potable water supply.
The Newaukum River intake is not used due since September 1993, due to its status as an
unfiltered surface water source which can not presently meet the requirements of the Surface
Water Treatment Rule (SWTR). However, the transmission line from the Newaukum source
and associated property along the alignment are still maintained for potential future use.
The primary sources of supply for the City are the Tennis Court and Fords Prairie well fields
(including Eshom Well). Seasonal peaking supply is provided by the K Street Well, and the
remaining City wells are considered inactive due to a variety of water quality concerns.
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Well Name/Location Capacity
(gpm)
Annual Well
Production (MG)
Comments
Port District Wellfield 412
Fords Prairie Well No. 1 960 Primary Source
Fords Prairie Well No. 2 1,270 Primary Source
Eshom Well 1,200 Primary Source
Tennis Court Wells 312
Well No. 1 605 Primary Source
Well No. 2 1,300 Primary Source
K Street Well 750 Seasonal Source
Washington Well 1,000 Emergency Source
North Tower Well 400 Emergency Source
Downing Well 700 Emergency Source
Riverside Well 700 Emergency Source
Borst Park Well Emergency Source
Well No. 1 812 Emergency Source
Well No. 2 1,200 Emergency Source
Water Storage
A summary of the City’s existing water storage facilities is provided in the following table. In
total, the City’s storage volume is approximately 8 million gallons (MG).
Existing Water Storage Facilities (Table 5-2) Water System Plan 2013
Name Date of
Construction
Capacity
(MG)
Construction
Material
Elevations Dimensions
Overflow Floor Height Diameter
Seminary Hill 1993 4.500 Concrete 417’ 397’ 20’ 203’
Davis Hill 1982 2.500 Welded Steel 417’ 397’ 20’ 150’
Ham Hill Tank 1 1982 0.071 Welded Steel 552’ 469’ 83’ 12’
Ham Hill Tank 2 2005 0.230 Welded Steel 552’ 469’ 83’ 22’
Cooks HIl 2005 0.760 Welded Steel 531’ 410’ 121’ 33’
Notes: MG = Million Gallons
Water Distribution Lines
The following table provides a summary of the distribution system piping present in the water
system. This includes approximately seven miles of the 18-inch transmission piping extending
to the City from the old Newaukum River supply. This piping is currently maintained for water
that is fed from the system (i.e., not from the Newaukum River) to customers along the line.
Water Distribution Pipe Inventory (Table 5-5) Water System Plan 2013
Pipe Diameter
(inches)
Asbestos
Concrete
Ductile
Iron
Galvanized PVC Total
(feet)
Total
Miles
1 2,459 5,258 317 8,034 1.52
2 59,694 11,848 5,044 76,586 14.50
3 381 381 .07
4 1,112 39,291 216 40,619 7.69
6 6,995 194,352 8,199 209,546 39.69
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8 121,391 121,391 22.99
10 2,195 58,072 60,267 11.41
12 89,071 89,071 16.887
16 10,255 10,255 1.94
18 37,868 37,868 7.17
36 470 470 .09
Total (feet) 10,302 613,304 17,106 13,776 654,488
Total (miles) 1.95 116.16 3.24 2.61 124.0
Water Demand Forecast
As the City’s population grows and commercial/industrial development occurs, demands on
the water system will increase accordingly. To anticipate the level of water supply
requirements and to adequately plan for system improvements required to meet future
needs, the City has developed a water demand forecast that can be found in the Water
System Plan (see Table 3-10, Water System Plan).
Water Demand Forecast (Table 3-10) in the Water System Plan 2013
Water Use Category Base 2011 2017 2031 2061
No. of
ERUs
Demand
(MGD)
No. of
ERUs
Demand
(MGD)
No. of
ERUs
Demand
(MGD)
No. of
ERUs
Demand
(MGD)
Single Family Res. (1) 5,727 2.85 6,438 3.2 8,460 4.2 15,190 7.54
Multi-family Res. (2) 1,.364 .68 1,534 .76 2,016 1.0 3,619 1.79
Commercial (3) 1,650 .81 2,564 1.27 4,695 2.33 8,430 4.18
Industrial (4) 225 .11 609 .31 1,507 .75 2,705 1.35
Industrial-Additional
Allowance (5)
N/A N/A 2,900 1.0 11,599 4.0 28,997 10.0
Largest Users (6) 702 .35 702 .35 702 .35 702 .35
Other Uses (7) 314 .15 353 .17 464 .23 833 .41
Subtotal 9,983 4.96 15,100 7.06 29,443 12.86 60,476 25.63
Non-Revenue Water (8) 3,165 1.58 4,234 1.98 6,030 2.63 12,387 5.25
Total Demand 13,148 6.53 19,335 9.03 35,473 15.5 72,863 30.88
Addital Conservation (9) N/A N/A -580 -1,1064 -2,186
Total Demand
w/conservation
13,148 6.53 18,755 8.76 34,409 15.03 70,677 29.96
Centralia Water System Plan 2013 (Section 3.5.1)
ERU = Equivalent Residential Unit; ADD = Average Day Demand; MDD = Maximum Day Demand; MGD = Million Gallons per Day
(1) For years 2011-2031, the projected annual growth rate is 1.97% per year as documented in the 2007 Centralia
Comprehensive Plan. For years 2032-2061, the projected annual growth rate continues at 1.97% per year. ADD is based on a
water use factor of 172 gpd/ERU.
(2) Based on a peaking factor of 1.88.
(3) Year 2011 data reflects both commercial and industrial water use. Year 2031 projection reflects additional commercial
development accommodated by existing, vacant commercial parcels and new commercial parcels in the UGA expansion areas.
Year 2017 projection is based upon interpolation between 2011 and 2031. Year 2031 projection is based on a water use factor
of 1,385 gpd/acre and 672 acres of total available land for commercial development from 2007 Comprehensive Plan. Year 2061
projection is based upon a growth rate of 1.97% per year. (4) Year 2031 projection reflects new industrial development accommodated by existing, vacant industrial parcels and new
industrial parcels in the UGA expansion areas. Year 2017 projection is based upon interpolation between 2011 and 2031.
Includes projected demands associated with the new lumber mill (~23,000 gpd) and soy factory (~10,000 gpd), both anticipated
to locate at the Port. Year 2061 projection is based upon a growth rate of 1.97% per year. ADD for 2031 projections is based on
a water use factor of 160 gpd/acre and 1,609 acres of total available land for industrial development from 2007 Comprehensive
Plan
(5) Reflects allowances for unforeseen large industrial demands. Between 2011 and 2061, an allowance of 0.5 MGD is added
every 5 years.
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(6) Largest Users is a subset of the commercial demand and is assumed to be constant through the entire planning period.
(7) Other Uses projection is based on a growth rate of 1.97% per year.
(8) Assumed as 32% of Subtotal consumption in 2011, then decreasing to 20% of consumption by 2031 (reflecting reductions in
distribution system leakage described in Section 4.6), and then remains at this level into the future.
(9) Additional conservation efforts are assumed to reduce consumption by 3% by 2017 (reflecting a 0.5% reduction per year),
and then remain at this level into the future.
Finance
The City of Centralia’s water utility financing is reviewed every year during the budget process.
Formal rate studies are scheduled as needed. These studies review the water system, the
system revenue requirements, projected expenses, and develop water rates using a cost of
service analysis as the basic framework. Under this cost of service framework, users are
charged their proportionate share of the costs of the utility, where each share is based on the
respective use of the system. The rate structure of the City is predicated on the concept that
each user or user class pays for the services received and neither subsidizes others nor
receives a subsidy. This approach results in water rates that are adequate to meet the
financial needs of the utility and are equitable. Revenue requirements are calculated based
upon historical trends, anticipated system growth, expected levels of inflation, and planned
capital improvements. More complete details on utility financing projections are included in
the Capital Facilities and Financing Element.
B. SEWER
The City’s sewer or wastewater system is described in the General Sewer Plan/Facilities Plan.
The Plan describes the existing sewer collection, conveyance, and treatment system as well as
proposed improvements necessary for serving customers within the City’s municipal
boundaries and its designated Urban Growth Area (UGA).
Description of System
A look at the history of the sewer system in Centralia provides a perspective on how and why
the system was developed, which helps to explain the current system configuration.
The sewer was built for the downtown area between 1906 and 1914, using clay pipe. The
system was expanded between 1924 and 1970 to include areas west and north of downtown,
as well as Fords Prairie using concrete pipe. Concrete pipe installed before 1965 used mortar
joints between the pipe lengths. It was not until after 1965 that joints with gaskets were
widely used. Asbestos-cement and concrete pipes were used to expand the collection system
between 1960 and 1975 west and south of the old wastewater treatment plant off of Mellen
Street. PVC pipe has been used for subsequent expansions, such as Ford’s Prairie and Waunch
Prairie. Much of the system is in low-lying areas with highly permeable gravely soils. Because
of the flatness of the terrain, outlying developments have had to employ pump stations to
convey sewage to the main gravity collection system serving the old wastewater treatment
plant at Mellen Street. As a result, many pump stations serve only a single development and
the City has numerous sewer pump stations to operate and maintain.
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The City’s wastewater treatment plant is located northwest of the City’s UGA boundary
adjacent to the Chehalis River and provides primary and secondary treatment for the City.
The wastewater processing units consist of a headworks, aeration basins, clarifiers, UV
disinfection, and a plant effluent outfall. Solids processing includes grit removal, dewatering,
lime stabilization, heat pasteurization and land application of the resulting Class A
extraordinary quality biosolids on the City-owned farm property where hay and occasionally
other crops are grown.
The City sewer service area is divided into 29 sewer drainage basins within the City limits and
it’s UGA. This is the area in which the City currently provides sewer service or is planning to
provide service to customers. Outside this service area boundary, Lewis County is responsible
for all sewer service, including onsite disposal systems such as septic tanks. In cases where
local soil conditions make it difficult to treat sewage with septic systems and there are
documented human health risks from failing septic systems, the City and County have worked
together to extend sewer to those existing homes with failing septic systems.
Collection System
The City’s sewer collection system contains over 65 miles of gravity pipelines ranging in
diameter from 6-inches to 30-inches. A majority of the City’s pipelines are: Polyvinyl (159,502
ft), Concrete (109,094 ft), Asbestos Cement (34,409 ft), Vitrified Clay (21,800 ft) and Clay
(13,130 ft).
Pump Stations
The sewer system includes 24 pump stations, located in 8 of the 28 sewer drainage basins.
Many of the pump stations were installed to serve individual developments. The City is in the
process of developing a philosophy that would ultimately strive to serve as many areas as
possible by gravity but would allow pump stations or grinder pumps for individual
developments in a case by case basis.
Current Deficiencies/Excess Capacity
The overall quality of service, regulatory compliance, and operational care provided for the
City’s sewer system is very good. However, there are improvements necessary to address
specific issues in several areas. For additional details about capital improvements refer to the
Capital Facilities Element of the General Sewer Plan.
Finance
The City of Centralia’s wastewater water utility financing is reviewed every year during the
budget process. If an adjustment to the rates appears necessary a formal rate study is
scheduled. These studies review the sewer system, the system revenue requirements,
projected expenses, and develop sewer rates using a cost of service analysis as the basic
framework. Under this cost of service framework, users are charged their proportionate share
of the costs of the utility, where the shares are based on the respective uses of the system.
The rate structure of the City is predicated on the concept that each user or user class pays for
the services received and neither subsidizes others nor receives a subsidy. This approach
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results in sewer rates that are adequate to meet the financial needs of the utility and are
equitable. Revenue requirements are calculated based upon historical trends, anticipated
system growth, expected levels of inflation, and planned capital improvements. The rate
study factors in revenue from sources other than sewer rates such as system development
charges and interest income. More complete details on utility financing projections are
included in the Capital Facilities and Financing Element.
C. STORMWATER
The City’s stormwater system is described in a report titled 2007 Surface/Storm Water
Management Comprehensive Plan for the City of Centralia, Washington. This document
describes the City’s existing stormwater system, existing operation/maintenance of the
system, existing policies and staffing resources and proposed improvements necessary for
complying with the Phase II Stormwater Permit for Western Washington within the City’s
municipal boundaries and its designated Urban Growth Area (UGA).
Description of System
Centralia’s stormwater infrastructure within the City and its urban growth area consists of the
following system elements: 34 miles of curbs and gutters, 14 miles of gravel shoulders, 22
known culverts, 153,300 linear feet of stormwater conveyance pipe and 1,533 catch basins
(based on the assumption that there are three catch basins and 300 linear feet of stormwater
conveyance pipe per manhole), 71 drywells, 511 manholes, 16 retention/detention
stormwater facilities, 31 outlets and ¼ to ½ mile of open ditch.
Current Deficiencies
Areas within the City of Centralia and its urban growth area regularly experience poor
stormwater drainage due to their location in a floodplain, their elevation in relationship to
surrounding areas and their proximity to several rivers and streams that are often full to
nearly the top of their banks during heavy rainfall events. These conditions limit the rate that
stormwater runoff can flow out of peoples yards and along the streets to a low-lying area with
the capacity to accept the water. These conditions are compounded by an old conveyance
system that is in some places undersized for the area it serves, is in need of repair, or because
there is no provision for drainage other than surface runoff along the edges of City streets. In
addition, rivers and streams that run through or around Centralia have documented declines
in water quality and loss of aquatic habitat. Stormwater runoff can contribute to these
concerns because of the pollutants it carries or the volumes and velocities of runoff.
For a complete list of surface water problem locations in the City of Centralia please refer to
the Surface/Storm Water Management Comprehensive Plan for the City.
Finance
The City of Centralia’s stormwater utility financing is reviewed every year during the budget
process. Formal rate studies are scheduled as needed. These studies review the stormwater
system, the system revenue requirements, projected expenses, and develop rates using a cost
of service analysis as the basic framework. Under this cost of service framework, users are
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charged their proportionate share of the costs of the utility, where each share is based on the
respective use of the system. The rate structure of the City is predicated on the concept that
each user or user class pays for the services received and neither subsidizes others nor
receives a subsidy. This approach results in a stormwater rate that is adequate to meet the
financial needs of the utility and is equitable. Revenue requirements are calculated based
upon historical trends, anticipated system growth, expected levels of inflation, and planned
capital improvements. More complete details on utility financing projections are included in
the Capital Facilities and Financing Element.
D. ELECTRICAL
The City’s electrical system is described in two plans a report titled City Light and the Yelm
Project Comprehensive Plan (2002) and the 2016 Electric Utility Resource Plan.
The 2002 Plan describes the existing electrical supply and distribution system as well as
proposed improvements necessary for serving the land within the City’s municipal boundaries
and the designated Urban Growth Area (UGA).
Description of System
Centralia City Light is part of the City of Centralia Utilities Department. City Light provides
electric power to customers within the City limits and to customers in adjacent areas of Cooks
Hill, Seminary Hill, and Salzer Valley. The City’s electrical distribution system serves nearly
10,000 customers. Approximately 8,500 are residential customers with the remainder being
commercial and industrial users.
Power Generation
The City receives power from a couple of different sources. The City produces its own power
at the Yelm Hydroelectric Project. It is a run-of-the-river project on the Nisqually River in
Thurston County, Washington that was dedicated in 1930. The project uses a diversion dam
with fish screens and fish ladder to convey up to 800 cfs of water into a 9.1-mile long earthen
power canal. The power canal leads to a forebay, which has a trash rack and emergency
bypass structure. The water then enters two penstocks that drop to a powerhouse located on
the bank of the Nisqually River. The powerhouse contains two 3 MW vertical
turbine/generators and a single 6 MW vertical turbine/generator. These units provide
electricity that is stepped up to a 69 kV in the powerhouse switchyard. The Yelm project
produces between 2.2 and 12 MW of power and an average generation of 8.59 aMW. The
City also purchases power from Bonneville Power Administration (BPA),
Transmission System
The City’s transmission system is a 26.1 miles 69-kV transmission line from the Yelm Project to
the City Light “B” Street Substation. Bonneville Power (BPA) also has a 69-kV transmission line
going to the B Street Substation. While the power from the Yelm Project is important to the
City, the City purchases more power from BPA than it produces from Yelm. The Yelm Project
has historically supplied about 25 to 37 percent of the total energy required by the City.
Therefore, the 69-kV BPA transmission system supplies most of the energy used by the City
and its customers. BPA delivers electricity to the City system at the B Street, Fords Prairie, and
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Zimmerman substations. New substations that tie into the BPA system are under
development on Cooks Hill and within the Port of Centralia’s North Port development.
Distribution Lines
City customers are served by 250 miles of 12-kV distribution line. Approximately 230 miles are
overhead and the remaining 20+ miles are underground. The (overhead) distribution system
is composed of fifteen major feeders.
The City currently owns and maintains four major substations. The City is in the process of
expanding the Gallagher Road substation and building a new one at Summa and Rosevelt
streets. The existing substations are:
• B Street Substation,
• Fords Prairie Substation,
• Zimmerman Substation, and
• Gallagher Road Substation – expansion
Recommendations to the Electrical System
The overall quality of service, regulatory compliance, and operational care provided for the
City’s electrical system is excellent. However, there are improvements necessary to address
specific issues in several areas.
Significant issues facing the City include pole maintenance. A very high percentage of the
distribution poles are over 25-plus years old. The City should expect to replace between 110-
220 poles per year. Additional recommended improvements include more tree trimming,
enhancing the GIS system and building capacity to serve anticipated growth in demand. For
additional details about capital improvements please refer to the Capital Facilities Element or
the City Light and the Yelm Project Comprehensive plans.
Finance
The City of Centralia’s electrical utility financing is reviewed every year during the budget
process. If an adjustment to electric rates appears necessary, a formal rate study is scheduled.
Rate studies review the electrical generation and distribution system, system revenue
requirements, projected expenses, and develop electric rates using a cost of service analysis
as the basic framework. Under this cost of service framework, users are charged their
proportionate share of the costs of the utility, where each share is based on the respective use
of the system. The rate structure of the City is predicated on the concept that each user or
user class pays for the services received and neither subsidizes others nor receives a subsidy.
This approach results in electric rates that are adequate to meet the financial needs of the
utility and are equitable. Revenue requirements are calculated based upon historical trends,
anticipated system growth, expected levels of inflation, and planned capital improvements.
More complete details on utility financing projections are included in the Capital Facilities and
Financing Element.
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E. NON-CITY MANAGED UTILITIES
Natural gas, cable television, telephone, cellular telephone and high-speed internet are non-
city managed private utilities. Although cities and counties do not regulate these utilities, the
State Growth Management Act (Growth Management Act of 1990) requires all cities and
counties to consider the location of existing and proposed utilities and potential utility
corridors in land use planning. With the adoption of GMA, current law now suggests that both
the Washington Utilities and Transportation Commission (WUTC) and Centralia have principal
jurisdiction over actions of electric, gas and telephone utilities within the corporate limits of
Centralia.
The WUTC has the authority under long-standing state law to regulate the services a private
utility can provide, to define the costs that a utility can recover and ensure that the utility acts
prudently and responsibly. The City of Centralia has the authority to regulate land use and,
under GMA, to plan for the adequate provision of utilities consistent with the goals and
objectives of its Comprehensive Plan, taking into consideration the public service obligation of
the private utility involved.
Franchise agreements are common with utility companies and cities. The City has entered
into a number of franchise agreements to provide services like solid waste, natural gas,
telephone, and cable TV.
The following are some common concerns for all utilities:
1. Adequacy of Service: Centralia wants to ensure that private utilities provide adequate
service for projected growth within the City and the UGA. It is the City’s intention to
facilitate the provision of private utility services by continuing to work cooperatively.
2. Environmentally Critical Areas: Both the City and private utility providers support the
protection of environmentally critical areas while providing facilities necessary for
high-quality service. Activities that interfere with the functions and values of
environmentally critical lands are strongly discouraged. Nonetheless, the need for
access, repair, and maintenance to existing utility facilities located in or adjacent to
critical areas is recognized. New facilities will be located outside critical areas
whenever possible.
3. Community Character: Care in the design of utility facilities (Including
telecommunication towers and antennas) particularly in siting, site treatment, visual
screening, and noise attenuation is particularly important to preserve the visual
character of neighborhoods.
4. Joint Utilization of Public Rights-of-Way and utility Corridors: Public rights-of-way
(roads) serve two purposes: movement of traffic and as a location for utility
infrastructure. Coordinating road improvements and road maintenance with
improvements to cable TV, electrical power, telecommunication, and telephone
systems may have a substantial benefit on economic development.
Natural Gas
Natural gas service within the City of Centralia is provided by the Puget Sound Energy (PSE).
The Pacific Northwest (Washington, Oregon, and Idaho) receives its natural gas from a wide
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range of sources in North America. Sixty percent (60%) of the region’s natural gas supply
comes from British Columbia and Alberta, Canada to the north; 40% comes from domestic
sources including the San Juan Basin in New Mexico/Texas in the south.
PSE is an investor-owned natural gas utility that supplies natural gas to more than 100 cities
and towns in six western Washington counties: Lewis, Thurston, Pierce, King, Kittitas, and
Snohomish. It is not an essential service, and, therefore natural gas service is not required.
Extension of service is based upon request and the results of a market analysis to determine if
revenues from an extension will offset the cost of construction.
Due to the relative cost savings over electrical heating costs, natural gas is becoming the fuel
of choice for many residents and home builders: 99% of new single-family homes in the
Company’s service area heat with natural gas where builders have that option. Single-family
residential development has supported this trend except in the more rural areas where more
people heat with electricity.
Natural gas is supplied to the Centralia/Chehalis area from the Northwest Pipeline
Corporation through the Chehalis Gate Station. At the station, natural gas is reduced from
345 pounds per square inch (psi) to 280 psi by PSE. Capacity is about 560 thousand cubic feet
per hour (cfh). High-pressure supply lines (measuring 16”, 12”, 8”, 6”, and 4” in diameter)
provide gas service to areas through pressure reducing stations called district regulators.
These district regulators reduce pressures to typical distribution operating pressures of 25 to
60 psi. There are two district regulators in Centralia. Individual residential service lines are
typically 5/8” in diameter and individual commercial and industrial service lines are from 1-
1/4” to 2” in diameter.
Telecommunications
Telecommunications is not only important for the transmission of voice but also provides the
infrastructure for the transmission of electronic data such as faxes and electronic mail. This
section focuses on three types of telecommunication services: land-line telephone, cellular
telephone, and cable TV/internet.
1. Land-line Telephone. The City of Centralia is served by Qwest Communications for
telephone (line or wire) service. Qwest Communications delivers telecommunication service
to the Centralia planning area as regulated by the Washington Utilities and Transportation
Commission (WUTC).
2. Voice over Internet Protocol (VoIP). VoIP provides phone service using high-speed
internet connections. This is a technology that is becoming increasingly popular and at this
time both Qwest Communications and myphonecompany.com provide this service in
Centralia.
3. Cellular. Cellular service is very important in the telecommunications world. It
combines a portion of the radio frequency spectrum with switching technology, making it
possible to provide mobile or portable telephone service to virtually any number of
subscribers within a given area. When service is available transmission quality is comparable
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to that provided by conventional land-line telephones. The City of Centralia is served by a
number of national wireless companies these include: Verizon, T-mobile, Sprint, AT&T, U.S.
Cellular, Cricket, and a number of smaller companies.
A cellular system consists of cells and cell sites, a switching station (mobile telephone
switching office or MTSO), carrier and cellular phones. Because cellular phones operate in
high frequencies (in the 800 to 900 megahertz [MHZ] range), transmission of the signal is
greatly weakened and deflected by obstacles in its path. As a result, cellular transmitting and
receiving antennae are always located on towers or poles or atop buildings where they have a
clear line of sight signal paths to mobile or portable phone users.
Capacity is a function of the frequency of use, the number of cell sites in a geographic area,
and the number of subscribers or customers. Companies consider the number of calls
handled, number of customers, and cell site capacity to be proprietary information.
A big issue that will be affecting the City in the future will be the conversion of 4G to 5G which
will require more smaller antennae at many locations. This could have a major effect on the
City’s powerlines and on local businesses.
4. Cable TV. Cable TV service in the City of Centralia is provided by three companies:
Comcast Cablevision (land-lines), DirectTV, and Dish Network. DirectTV and Dish Network are
both by satellite dishes.
5. High-Speed Internet. High-speed internet connections are very important to economic
development and for residential uses. High-speed internet is provided by a number of
companies including: Rainer Connect, Centurylink, Comcast, and smaller companies.
Solid Waste (Trash/Garbage)
The City has a franchise agreement with Lemay to provide garage pickup within the City limits
to the designated disposal site.
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V. UTILITY GOALS AND POLICIES
Utilities General - Goal U 1
To manage all utility growth throughout the city and urban growth areas.
Policies
U 1.1 Consider impacts on future City development and land use patterns due to
the timing and location of new facilities and existing facilities improvements.
U 1.2 Facilitate the development and maintenance of all utilities at the appropriate
levels of service to accommodate the City of Centralia’s projected growth.
U 1.3 Encourage the joint use of public facilities.
U 1.4 Recover costs related to the extension of services, as well as the costs of
maintaining and operating these systems.
U 1.5 Encourage extension of utilities to mitigate existing or potential
environmental problems.
U 1.6 Require all utility design and construction to comply with the City’s accepted
Public Works Standards and/or adopted Development Guidelines.
U 1.7 Operate, maintain, repair, replace and improve the water, wastewater,
stormwater and other utility systems’ infrastructure and facilities, in a manner
that provides protection to public health and the environment; protects the
infrastructure, facilities, and system; corrects deficiencies; increases system
efficiencies; and is in compliance with federal, state and local regulations.
U 1.8 Review, at regular intervals, the city’s utility plans and utility finances to
ensure utility revenue and funding sources are sufficient to provide for the
utility systems' operation, maintenance, repair, replacement, and
improvements.
Utilities General - Goal U 2
To use public right-of-ways within the City and the adopted Urban Growth Areas for utilities
wherever possible (i.e., water, sewer, communications, electric, stormwater, natural gas, etc).
Policies
U 2.1 Maintain public rights-of-way for existing and/or planned utilities.
U 2.2 Require effective and timely coordination of all public and private utility
trenching activities.
U 2.3 Encourage utility providers that work in public rights-of-way to coordinate and
install facilities in the common utility trenches.
Water - Goal U 3
To assure that culinary water facilities are developed, maintained, and operated in a
resourceful manner.
Policies
U 3.1 Provide a water service for domestic use, fire flow protection, and
emergencies.
U 3.2 Provide a water supply that meets all federal drinking water quality standards.
U 3.3 Size water system improvements to accommodate for at least a 25-year life
cycle as per the uses are shown in the comprehensive land use plan.
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U 3.4 Protect the underground aquifer by following city, state, and federal
requirements for wellhead protection.
U 3.5 Implement and maintain a water conservation program that encourages and
promotes customer conservation and discourages (or penalizes) water waste.
U 3.6 Require all developers and/or benefiting property owners to be responsible
for funding the planning, installation, and possible upgrade of the water
system.
U 3.7 Develop specific policies and regulations to safeguard the City’s water
resources, including wellhead protection, limiting impervious surfaces and
regulating hazardous uses in the critical aquifer recharge areas.
Sewer - Goal U 4
To encourage home-owners to connect to the City’s sewer system.
Policies
U 4.1 Allow existing single-family homes with septic systems to continue to utilize
septic systems, providing there are no health or environmental problems and
there is no city sewer line in the vicinity.
U 4.2 Require all developers and/or benefiting property owners to be responsible
for funding the planning, installation, and possible upgrade of the sewer
system.
Water & Sewer - Goal U 5
To plan and develop water and sewer systems to complement the land use plan.
Policies
U 5.1 Size sewer system improvements to accommodate for at least a 25-year life
cycle as per the uses are shown in the comprehensive land use plan.
Stormwater - Goal U 6
To provide stormwater management to protect, preserve and enhance, where possible, the
water quality of streams, lakes, and wetlands and protect life and property from hazardous
conditions.
Policies
U 6.1 Require developments to meet the Phase II stormwater permits to limit
erosion, siltation and protect environmentally sensitive areas.
U 6.2 Control quantity and velocity of surface water runoff during and after
development to pre-development levels.
U 6.3 Require mitigating measures for development activities that impact drainage
and flood control facilities.
U 6.4 Provide an educational program that will inform the public of the importance
of controlling stormwater quantity and reducing stormwater pollution as a
means to preserve and enhance the water quality of streams, lakes, and
wetlands and protect life and property.
U 6.5 Continue to implement and when needed update the stormwater plan.
U 6.6 Coordinate when necessary with adjacent jurisdictions on drainage basins to
protect groundwater sources and provide stormwater facilities.
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U 6.7 Require developers to construct storm drainage improvements directly
serving the development, including any necessary off-site improvements.
U 6.8 Require that storm-drainage improvements needed to serve new
development are built prior to or simultaneous with such development.
U 6.9 Ensure that stormwater facilities required for new development are designed
and built for low-cost, long-term maintenance.
U 6.10 Require developers to consider aesthetics as well as functional requirements
in designing surface water facilities.
U 6.11 Encourage developers to include multiple-use surface water facilities in their
developments. Consider recreational, habitat, educational, cultural, open
space, and aesthetic opportunities.
U 6.12 Meet all federal and state guidelines that demonstrate compliance with U.S.
EPA National Pollution Discharge Elimination System (NDES)(Section 402)
Phase II permits requirements and utilize the State Department of Ecology’s
Stormwater Manual for Western Washington.
U 6.13 Coordinate with other local, regional, and State and Federal agencies to
evaluate successful stormwater management techniques.
U 6.14 Require all utility design and construction to comply with stormwater control
standards acceptable to the City.
U 6.15 Require all developers and/or benefiting property owners to be responsible
for funding the planning, installation, and possible upgrade of the stormwater
system.
Flood Control - Goal U 7
To minimize the damage to life and property from a flood disaster.
Policies
U 7.1 Support the establishment of flood control projects when beneficial to the
City residents through the use of creative projects that may include levees and
storm drainage facilities.
Electrical Utility - Goal U 8
To provide electrical utility service to city residents, the Centralia UGA, and adjacent areas.
Policies
U 8.1 Assure that transmission of electrical power is done safely, and with
disruption of service.
U 8.2 Encourage conservation of electricity.
U 8.3 Where appropriate, all electrical distribution lines should be placed
underground.
U 8.4 Coordinate closely, the undergrounding of electrical distribution lines with
other possible underground work to minimize disruption of street surfaces.
U 8.5 Require all developers and/or benefiting property owners to be responsible
for funding the planning, installation, and possible upgrade of the electrical
system.
Solid Waste - Goal U 9
150
To provide a solid waste collection service.
Policies
U 9.1 Manage the franchise agreement for waste collection service.
U 9.2 Manage the Centralia landfill site Superfund program in a cost-effective mode.
U 9.3 Require that solid waste be deposited at approved disposal sites.
U 9.4 Consider the long-term cost-effectiveness of alternative disposal techniques
and recycling.
Hazardous Waste - Goal U 10
To minimize the risk of dangers of hazardous wastes, including hazardous household waste
substances.
Policies
U 10.1 Cooperate with other private and public agencies in the region to manage and
control hazardous wastes and moderate risk wastes, including hazardous household
substances.
Non-City Managed Utilities - Goal U 11
To work with providers of telephone, cellular phone, and cable television service and the
regulatory agencies to assure appropriate levels of service.
Policies
U 11.1 Promote the development of a telecommunications and data transfer systems
for all users (commercial, industrial, residential, etc.).
U 11.2 Assure that all users are obtaining an appropriate level of service at
reasonable rates.
U 11.3 Assure that the transmission of electronic communication signals is done with
a minimum of adverse aesthetic impacts to the community.
U 11.4 Limit the amount of disturbance to city infrastructure by encouraging co-
location to telecommunications conduit in the public right-of-way.
U 11.5 Underground all telecommunication and power lines whenever possible.
U 11.6 Require all utility equipment support facilities to be aesthetically compatible
with the area in which they are placed by using landscaping screening and/or
architecturally compatible details and integration.
U 11.7 Encourage the placement of personal wireless communication facilities in a
manner that minimizes the adverse impacts on adjacent land uses.
U 11.8 Recognize that personal wireless communication facilities will be deployed in
all areas of the city to provide coverage and capacity consistent with the
changing use of wireless technology. Minimize the impacts, particularly the
visual impacts of, personal wireless communication towers by using creative
design and co-locations.
151
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Water System Facility Map
April 2013
CITY OF CENTRALIAWATER SYSTEM PLAN
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Water System Service Area
April 2013
CITY OF CENTRALIAWATER SYSTEM PLAN
Legend
City of Centralia Retail Service Area
City of Centralia Future Service Area
City of Chehalis Water Service Area
Other Group A Water Systems
Other Group B Water Systems
Centralia City Limits
Centralia Urban Growth Area
Road
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Source of Data: Water system service area boundaries obtained from Lewis County GIS (January 2012).
Sunsetvue Water System
Power ShopSymons Frozen FoodsHolmgren
County Mobile ParkHarrison RV Park
Sandra Avenue
Fords Prairie Animal Clinic
Margeret Meadows
Commercial Boulevard
Pace Edwards
ForonRainbow Driving Range
F&L PacificCentral Bible Evangelical Free ChurchSwope Mobile Home Park
Centralia Fur and HideRoco Water Supply
Bob Oke Game Farm
Reynolds Lake
Schaefer County Park
Eastridge West, Eastridge 2 and 3
Lewis County Area 1 Shop
Big Hanford Trailer ParkCherry Blossom Estates
ID Water System ID Water System
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K STM STL STL STCity of CentraliaWater Distribution Facilities
May 2018
µDate Saved: 05/18/2018 3:46:59 PMDocument Path: G:\ArcMap\Water\CompPlan\Water System 8x11.mxdWater Main
City Limits
UGA Boundary
NOTE: Planned facilities shown on the map depict general locations and conceptual alignments.Actual facility locations ultimately may differ from those depicted.154
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CHEHALISRIVER SKOOKUMCHUCKRIVERI
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1st St
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3rd St
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Elm St
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Floral St
State St
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Cowlitz RdGrant St
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Exhibitor RdWashington WayWestside Ct Rhobina StMadison St
Horsley Ave
Camre LnKearns LnAlpenwood LnCollison StAlaska Way
Shakespeare AveFern DrBell RdClearview Hts
Pheasant RdBaker AveCobra LnSouthview CtPrairie Rose St
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Emily
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Cedar Ridge Dr
Rodcin Ave
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Pioneer Wy K StCherry StScheuber Rd5th St
MStTower AveL St3rd St
Rock StExit 81 SB F ordsPrairie Ave
5th St
Mt Vista Rd
5th St
MellenSt Ash StHam Hill RdBelmont AveJ StL StBuckner StChestnut
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Eshom Pump Station
Marion Pump Station
Floral Pump Station
Reynolds Pump Station
Ace Auto Pump Station
North Tower Pump Station
Fair Grounds Pump Station
Industrial Drive Pump Station
Galvin and Scheuber Pump Station
Borst Pump Station
Mellen Pump Station
Jensen Pump Station
Long Road Pump Station
Mt. Vista Pump Station
Van Buren Pump Station
Jefferson Pump Station
North Port Pump Station
China Creek Pump Station
High Street Pump Station
South Tower Pump Station
State Street Pump Station
Scammon Creek Pump Station
Military Road Pump Station
Highland Park Pump Station
Salzer Valley Pump Station
Gravity Main
6"
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10"
12"
14"
15"
18"
24"
26"
Force Main
3"
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6"
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[Ú Sewer Pump Station
City Limits
UGA Boundary
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City of Centralia
Sanitary Sewer Facilities
May, 2018
NOTE: Planned facilities shown on the map depict general locations and conceptual alignments.Actual facility locations ultimately may differ from those depicted.05/18/2018 2:49:49 PMG:\ArcMap\Sanitary Sewer Utility\CompPlan\Sewer System8x11.mxd155
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May Street Substation
North Port Substation
Cooks Hill Substation
Fords Prairie Substation
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3rd St
Reynolds Ave
F StE StSilver StForon RdB StPear St
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Borst Ave
2nd StK StSR 507 Ham Hill Rd
Ives Rd
Plum StSandra AveYew StRussell Rd
Kresky RdFair StJohnson RdGoodrich Rd
King StSalzerValleyRd
Roanoke St
Alder St
Pine StM StSeminary H illR dEureka AveMaple StEshom RdTaylor StCedar StLong RdSumma St
South St Washington AveHallidayRdMt Vista Rd
Tower AveGrand AveMellen St
Centralia Alpha RdL StDiamond StUnion Ave
Buckner StCarson St
Locust StAsh StElm St
RiverH eights RdDowning Rd
Kuper Rd
Lum RdHoward StBlue RdMilitaryRdR iv e rR d
Center St Central BlvdView AveZenknerValleyRdRoswellRd
Pacific AveWoodland AveSandy BlvdVan Wormer StWagner RdAlvord RdRock StMarion StGallagher RdColonial Dr
HansonStBelmont AveNick RdSeward AveJacksonSt
Oakview Ave
BigHanafordRd
Walnut St Eastridge DrDelaware AveFords Prairie Ave
Logan StState StEckersonRdBryden AveSaleyLnBennett Rd
Floral St
Lincoln Cree
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R
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Gleason RdNorthparkDr
Little Hanaford Rd
Jalyn St
Oakland AveLowery
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Roosevelt AveMahoneyDrBeach StGirard St
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Grant St
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Exhibitor RdCamre LnHorsley Ave
Virginia Dr
Pheasant RdAlpenwood LnCollison StAlaska Way
Fern DrKristen e Ct
Clearview Hts
Cobra LnBaker AveWayne DrCoffee Creek DrBailey Ave
Davis St
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OH Electric Distribution
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City Limits
City of CentraliaElectric Distribution FacilitiesMay, 2018
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6th St
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Iron StSR 507 2nd StK StYew StSandra AveIves Rd
Russell Rd
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Fair StJohnson RdKing StM StAlder StPine St Eureka AveMaple St
Tower AveWashington AveCedar StTaylor StEshom RdLong RdSumma St
Grand AveMt Vista Rd
South St
Mellen St
State AveUnion Ave
L StDiamond StBuckner StCarson St
Locust StAsh StDowning Rd
Louisiana AveRiver Heights Rd
Kuper Rd
Howard StBlue Rd
Lum RdZenkner Valley RdRoswell RdCentral BlvdRiver Rd
Military Rd
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Gallagher RdSeward AveBelmont AveOakview Ave
Little Hanaford RdDelaware AveHanson St
Nick RdByrd StJackson St
Walnut St
Fords Prairie Ave
Logan StBryden AveEckerson RdLincoln Cree
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7th StDixon RdS
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Hoss Rd
Holli Ln
Prill Rd
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Nancy LnWinterwood DrGrant St
Horsley Ave
Camre Ln
Virginia Dr
Exhibitor RdPheasant RdFern DrClearview Hts
Baker AveBell RdCobra LnMedia
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Edgewood Ln
Rodcin Ave
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City of Centralia
Storm Water FacilitiesMay, 2018
NOTE: Planned facilities shown on the map depict general locations and conceptual alignments.Actual facility locations ultimately may differ from those depicted.
Storm Main
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158
CHAPTER 9: CAPITAL FACILITIES AND
FINANCING ELEMENT
I. Required Elements
GMA Land Use Planning Goal
GMA Requirements For Land Use Planning
Countywide Planning Policies
II. Relationship To Other Plans
III. Introduction
IV. Provide An Adequate Level of Service
V. Concurrency Requirements
VI. Funding Options
VII. Projections And Priorities For Future
Improvements
VI. Capital Facilities Plan Goals And Policies
I. REQUIRED ELEMENTS
GMA LAND USE PLANNING GOALS (RCW 36.70A.020)
The Washington State Growth Management Act (GMA) includes 14 goals, which were adopted
to guide the development and adoption of comprehensive plans and development regulations.
Land use policies and implementing regulations influence transportation, housing, economic
development, property rights, permits, natural resource industries, open space and recreation,
environment, citizen participation and coordination, public facilities and services, and historic
preservation.
While all of these goals are important, the goal(s) that are most directly related to the capital
facilities and financing element state:
“Urban Growth. Encourage development in urban areas where adequate public facilities and
services exist or can be provided in an efficient manner.”
Public Facilities and Services. Ensure that those public facilities and services necessary to support
development shall be adequate to serve the development at the time the development is
available for occupancy and use without decreasing current service levels below locally
established minimum standards.
GMA REQUIREMENTS FOR LAND USE PLANNING (RCW 36.70A.070)
A capital facilities plan is one of the mandatory elements of the Comprehensive Plan required
pursuant to the GMA. As prescribed by the GMA, the capital facilities plan element must consist
of:
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(a) An inventory of existing capital facilities owned by public entities, showing the
locations and capacities of the capital facilities;
(b) A forecast of the future needs for such capital facilities;
(c) The proposed locations and capacities of expanded or new capital facilities;
(d) At least a six-year plan that will finance such capital facilities within the projected
funding capacities and clearly identifies sources of public money for such purposes;
(e) A requirement to reassess the land use element if probable funding falls short of
meeting existing needs and to ensure that the land use element, capital facilities
plan element, and financing plan within the capital facilities plan element are
coordinated and consistent. Park and recreation facilities shall be included in the
capital facilities plan element.
COUNTYWIDE PLANNING POLICIES
The Growth Management Act (GMA) was amended in 1991. This Amendment required each
county legislative body planning to adopt countywide planning policies, in collaboration with the
cities in the county. This opportunity provides for consistency amongst the comprehensive
plans. The policies address issues that uniformly affect the county as a whole including
transportation facilities, land use development, affordable housing, economic development and
employment, historic preservation, and the siting of public facilities of a countywide or
statewide nature.
The Lewis County Planned Growth Committee adopted updated planning policies in November
2016. These policies are statements establishing a framework from which the City’s capital
facilities element is developed. The requirements of the countywide planning policies were
considered along with many other factors to determine the best course of action for the City of
Centralia. The CWPPs are attached as Appendix C.
II. RELATIONSHIP TO OTHER PLANS
The following plans and documents support the development and implementation of the Capital Facilities Element (Plan). For more in-depth information on these subjects refer to the listed documents.
1. Lewis County Comprehensive Plan. The Lewis County Comprehensive Plan was
adopted in December 2010, Revised in 2016.
a. LC Shoreline Master Plan. Revised in 2017.
2. City of Centralia Shoreline Master Plan. Adopted in 2018.
3. City of Centralia Water Plan. The Water Plan was adopted in April 2013.
4. City of Centralia Surface/Storm Water Management Plan. The Storm Water
Management Plan was adopted in May 2007.
5. City of Centralia General Sewer Plan/Facilities Plan. Adopted 2000. The Plan is
currently being revised.
6. City of Centralia Electrical Infrastructure Capital Plan 2017-2022. The Plan is
expected to be approved 2018.
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7. City of Centralia Electric Utility Resource Plan. The Plan was approved by the City
Council August 2018.
8. Chehalis-Centralia Airport Master Plan. The Airport Master Plan was approved in
August 2001.
9. City of Centralia Parks and Recreation Plan. The Parks and Recreation Plan
(Element) adopted in June 2014.
10. City of Centralia Transportation Plan. The Transportation Element is part of
Comprehensive Plan adopted in 2018.
11. Downtown Centralia Revitalization Plan, Phase I. The Phase I Revitalization Plan
was approved in June 2003.
12. Downtown Centralia Revitalization Plan, Phase II. The Phase II Revitalization Plan
was approved on October 12, 2004
13. Centralia School District Capital Facilities Plan. The Capital Facilities Plan for the
Centralia School District was approved in 2007.
14. Centralia College 20-Year Master Plan. The Centralia College Master Plan should be
reapproved fall of 2017.
15. Solid Waste Management Plan. The Plan was approved by the County
Commissioners 2008.
16. Port of Centralia Comprehensive Plan. The current Port Comprehensive Plan was
adopted in November 1990 and revised in January 2017.
17. Twin Transit Development Plan. The Transit Development Plan 2016-2021 was
adopted August 18, 2016.
The above resources should be consulted for information on capital facility inventories,
planning, and programming. The following documents have been reviewed and taken into
consideration during the development of the Capital Facilities Element. These are considered to
be "functional plans." They are intended to be more detailed often noting technical
specifications and standards. They are designed to be an implementation tool rather than a
policy guiding document.
III. INTRODUCTION
One of the more challenging aspects of managing growth is ensuring that needed public
facilities are available when growth occurs. The implementation of a well-defined capital
facilities plan (CFP) will help realize the community’s vision of a well-managed city. The ultimate
full development of the Land Use Plan is contingent on the development of needed
infrastructure in a timely and orderly fashion.
The purpose of this element is to demonstrate that all capital facilities serving Centralia have
been addressed and that capital facility planning has been, and continues to be, conducted for
all capital facilities. This element acts as a reference to all the various capital facility plans,
comprehensive plans, capital improvement and investment programs, inventories, and studies
that together represent the planning and financing mechanisms required to serve the capital
facility needs of Centralia. The actual construction of these improvements will be determined
on a year-to-year basis as part of the City budget process.
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One aspect of managing growth in the City of Centralia is ensuring that needed public facilities,
infrastructure, services, and financing are available when growth occurs. The implementation of
a well thought-out plan for public infrastructure will help Centralia realize its vision.
Implementation of the City’s land use plan is contingent on the development of needed
infrastructure in a timely and orderly fashion as well as being in the position to finance the
improvements.
IV. PROVIDE AN ADEQUATE LEVEL OF SERVICE
The City of Centralia has established a level of service (LOS) for each of the various public
services that it provides. The GMA requires a level of service analysis for public facilities that
are tied to growth. The importance of the level of service analysis lies in highlighting the
relationship between the comprehensive plan elements and the Capital Facilities Plan.
Level of service is a quantifiable measure of public facilities provided to the community. It also
measures the quality of some public facilities. Typically, measures of LOS are expressed as ratios
of facility capacity to demand (i.e. actual or potential users).
To develop the LOS, the City has selected the way in which it will measure each facility (i.e.
acres, gallons, etc.), and it identifies the LOS to be employed for each urban service included in
the element.
The adopted LOS standards are utilized in two ways: 1) to determine the scope for capital
improvement projects, and 2) to serve as a “benchmark” for testing the adequacy of public
facilities for proposed developments.
As community values and desires change, adjustments will likely be needed. In addition,
funding levels will fluctuate. Level of service standards may be modified depending upon
priorities for improvements. Also, new standards may be needed for other facility types. The
challenge is to balance the need for reliability (i.e., that development can depend on the timely
provision of facilities or services) while being responsive to changing conditions.
The use of one LOS measurement for facility performance is a very limited approach. A LOS
standard is usually more complex than a single calculation. However, it is one indicator of how
well the City is doing in providing facilities as growth occurs. The use of the LOS measurements
should not exclude additional qualitative analysis using other goals and policies.
LOS standards are not created in a vacuum. They are not rigid standards that must be
maintained in all circumstances. They are a part of an on-going process that includes such
factors as a community’s population, economics, and fiscal resources, as well as the demand for
growth.
Once a LOS standard has been established, the performance of a capital facility can be
measured. A capital facility operating at or above the established LOS indicates no need for
improvements or new facilities. A facility operating below the established LOS might be an
indication of a need for improvements or new facilities; however, if the level of satisfaction
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among the service recipients is high, an evaluation and adjustment of the stated LOS may be
appropriate.
The following chart illustrates the LOS measurements for the City.
Level of Service (LOS) Measurements
General Administration 1,210 sq. ft. per 1,000 population
Fire 5-minute response 90% of the time
Police 1.94 officers per 1,000 population
Library One full-time staff per 2,204 residents, one part-time per 2,571 residents
City Light 150% of Peak Demand
Parks & Recreation: Parks 8.5 acres/1,000 population; Dist. ½ mile radius
Parks & Recreation:
Natural Areas
6 acres/ 1,000 population
Parks & Recreation: Trails 1.5 miles/ 1,000 population; Dist. 1 mile
Roads and Streets Transportation Level D
Solid Waste Weekly collection
Water Uniform Fire Code/Fire Flow
Wastewater (sewer) 120 gallons/person/day
Stormwater 25-year storm/Post contr. Flow = Pre-construction flow
V. CONCURRENCY REQUIREMENTS
As stated above, the level of service is tied directly to planning for growth. The concurrency
requirement in the Growth Management Act mandates that capital facilities be coordinated
with new development or redevelopment. The City has determined that roads, electric, water,
stormwater, and sewer facilities must be available concurrent with new development or
redevelopment. This means that adequate capital facilities have to be finished and in place
before, at the time, or within a reasonable time period (depending on the type of capital facility
needed) following the impacts of development. Where it is not possible or feasible for the City
to accommodate new development, approval should be delayed until such time as adequate
services can be provided. Adequate capital facilities are those facilities which have the capacity
to serve the development without decreasing the adopted levels of service for the community
below-accepted standards.
The concurrency requirement is not intended to be a "pass/fail" test that stops development.
Rather, it is a benchmark for determining the extent to which development must address the
impacts that it creates on selected public facilities: water, sewer, stormwater, electric and
transportation. Where significant impact on public facilities is anticipated, the developer should
be given an opportunity to mitigate that impact.
VI. FUNDING OPTIONS
Financing a capital facilities plan is a complex issue. Anticipating the availability of financial
resources to fund projects in the future cannot be accomplished with any degree of certainty.
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Nonetheless, an analysis of what resources appear to be available for such long-term purposes
is needed since most of the projects listed would be considered long-term and will have a
significant impact on future resources. The actual construction of these improvements will be
determined on a year-to-year basis as part of the City budget process. This section will provide
the “best guess” as to how the long-range capital needs of the City of Centralia might be
financed.
Its purpose is to provide information for more detailed budgetary decisions and not to prescribe
a specific course of action. It is anticipated the City will utilize a number of methods to finance
the projects listed in the CFP. Below is a sampling of some of these revenue sources.
Revenue Sources – General Government
General Fund—The funds obtained from this source would be taken from the general fund
account, which is derived from the general tax base of the City. Over-committing this fund
may cause shortages for other needed facilities or raise taxes for the citizens of the
community.
Grant Funds—There is a number of grant and loan programs available on a federal and state
level. These programs can fluctuate substantially from year to year and should be viewed as
an added bonus if secured, but not as the sole funding source.
Utility Taxes—Cities are authorized to impose taxes on utility services. Legislative
maximums limit the amount of tax that may be collected to six (6%) percent for electricity,
natural gas, and telephone. For example, the maximum tax rate for natural gas is six
percent. Maximums may be exceeded for a specific purpose and time period with majority
voter approval. There is no legislative limit on city provided water, wastewater or
stormwater utilities.
Sales Tax—Washington law authorizes the governing bodies of cities and counties to impose
sales and use taxes at a rate set by the statute to help "carry out essential county and
municipal purposes." The authority is divided into two parts. Cities and counties may
impose by resolution or ordinance a sales and use tax at a rate of five-tenths of one percent
on any "taxable event" within their jurisdictions. Cities and counties may also impose an
additional sales tax at a rate "up to" five-tenths of one percent on any taxable event within
the City or county. In this case, the statute provides an electoral process for repealing the
tax or altering the rate.
Revenue Bonds— Revenue bonds are sold with the intent of paying principal and interest
from revenue generated by the improvement, such as fees and charges. For example,
revenue bonds might be sold to fund a public water system that will generate revenue
through utility charges to customers. Other funds may be dedicated to assisting with
repayment; however, it is desirable to have the improvements generate adequate revenue
to pay all bond costs. Limits on the use and amount of revenue bonds are generally market-
driven through investor faith in the adequacy of the revenue stream to support bond
payments.
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General Obligation Bonds—Municipal borrowing to be repaid with future general taxes
(voted and non-voted). For the purposes of funding capital projects, such as land
acquisitions or facility construction, cities and counties have the authority to borrow money
by selling bonds. Voter-approved general obligation bonds may be sold only after receiving a
60 percent majority vote at a general or special election. If approved, an excess property tax
is levied each year for the life of the bond to pay both principal and interest. Centralia has a
maximum debt limit for voter-approved bonds of two and one-half percent of the value of
taxable property in the City. The City has an additional two and one-half percent for
municipal water, sewer and lighting facilities, and an additional two and one-half percent for
acquisition and development of open space and park facilities.
Councilmanic Bonds—Councilmanic bonds may be sold by cities and counties without a
public vote. The bonds—both principal and interest--are retired with payments from
existing county or city revenue or new general tax revenue, such as additional sales tax or
real estate excise tax. For both cities and counties, the Legislature has set a maximum debt
limit for councilmanic bonds of one and one-half percent of the value of taxable property in
the City or county, respectively.
Excess Levy—Washington law allows cities and counties, along with other specified junior
taxing districts, to levy property taxes in excess of limitations imposed by statute when
authorized by the voters. Levy approval requires 60 percent majority vote at a general or
special election. Excess levies by school districts are the most common use of this authority.
Impacts Fees—The City has not developed and adopted impact fees for utilities, open space,
parks and trails, schools and transportation. Impact fees can be developed to ensure the
developer is only being assessed for their fair share of the growth. Development impact
fees are charges placed on new development as a condition of development approval to
help pay for various public facilities the need for which is directly created by that new
growth and development. Under the Growth Management Act of 1990 (ESHB 2929),
counties, cities, and towns may impose impact fees on residential and commercial
"development activity" to help pay for certain public facility improvements, including parks,
open space, and recreation facilities.
Developer Funds—The use of developer funds in either the form of cash contributions or
constructed improvements is a major portion of the CFP.
Water, Sewer, and Electric and Stormwater Funds—These revenue accounts may be used to
fund those projects falling under the applicable utility.
Special Assessment (LID/ULID)—The City can also use the Local Improvement District (LID),
Utility Local Improvement District (ULID) and State Environmental Policy Act (SEPA) process
when applicable and appropriate. Local Improvement Districts are created under the
sponsorship of the City and are not self-governing special purpose districts. The capital
project must directly benefit those properties that are assessed, and there must be a
relationship between the benefit received and the assessment paid. Typically, these districts
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fund improvements to sewer, water or road systems through bonds that are subsequently
paid back from special assessments that are levied on district members. LIDs are initiated by
petition or by the resolution of intention method. LIDs are usually spread over a 10 to 20-
year time frame. The specific legislation covers use and operation of repayment of various
LIDs.
Public Works Trust Fund— Low-interest State loan fund for infrastructure improvements.
Real Estate Excise Tax (REET)—a ½ of 1% excise tax on the sale of property required to
finance public capital facilities.
State Revolving Fund (SRF)—Sources of money for this program include federal (DOE and
EPA) and state funds. Since federal funds are involved, projects must comply with all the
federal requirements. All 15-20 year loans will be assessed at an interest rate of 75% of the
market rate, 6-14 year loans at 60% of market rate, and zero percent for loans 5 years or
less.
System Development Charge (SDC)—Water and Sewer Capital Project fund established from
connection fees charged for new water and sewer connections. Designated for system
expansion projects.
Surface Transportation Act (STP)—Federal gasoline taxes available to finance urban road
and bridge improvements. 13.5% matching required on most projects.
Transportation Improvement Board (TIB)/Transportation Improvement Account (TIA) —State
grant fund for major arterial street improvements.
Community Development Block Grant (CDBG)—Federal entitled funds disbursed throughout
the U.S. Department of Housing and Urban Development. These funds are intended to
develop viable urban communities by providing decent housing and a suitable living
environment, and by expanding economic opportunities, principally for low and moderate
income persons.
Parks, Recreation, Open Space and Trails
Recreation and Conservation Office (RCO) — The Washington State Recreation and
Conservation Office grant money to state and local agencies, generally on a matching basis,
to acquire, develop, and enhance wildlife habitat and outdoor recreation properties. Some
money is also distributed for planning grants. ROC grant programs utilize funds from various
sources. Historically, these have included the federal Land and Water Conservation Fund,
state bonds, Initiative 215 monies (derived from unreclaimed marine fuel taxes), off-road
vehicle funds, Youth Athletic Facilities Account, and the Washington Wildlife and Recreation
Program. Funds are awarded to local agencies on a matching basis.
Conservation Futures— The Conservation Futures levy is provided for in Chapter 84.34 of
the Revised Code of Washington. Boards of County Commissioners may impose by
resolution a property tax of up to 6¼ cents per $1,000 assessed valuation for the purpose of
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acquiring an interest in open space, farm, and timberlands. Conservation Futures funds may
be used for acquisition purposes only. Funds may be used to acquire mineral rights, and
leaseback agreements are permitted. The statute prohibits the use of eminent domain to
acquire property.
Aquatic Lands Enhancement Account (ALEA) —Washington State Department of Natural
Resources. This program provides matching grants to state and local agencies to protect and
enhance salmon habitat and to provide public access and recreation opportunities on
aquatic lands. In 1998, DNR refocused the ALEA program to emphasize salmon habitat
preservation and enhancement. However, the program is still open to traditional water
access proposals. Any project must be located on navigable portions of waterways. ALEA
funds are derived from the leasing of state-owned aquatic lands and from the sale of
harvest rights for shellfish and other aquatic resources.
Washington Wildlife and Recreation Program (WWRP)—Washington State Recreation and
Conservation Office (ROC) The ROC is a state office that allocates funds to local and state
agencies for the acquisition and development of wildlife habitat and outdoor recreation
properties. Funding sources managed by the ROC include the Washington Wildlife and
Recreation Program. The WWRP is divided into Habitat Conservation and Outdoor
Recreation Accounts; these are further divided into several project categories. Cities,
counties, and other local sponsors may apply for funding in urban wildlife habitat, local
parks, trails, and water access categories. Certain state agencies may also apply for funding
in natural areas, critical habitat, and state parks categories. Funds for local agencies are
awarded on a matching basis. Grant applications are evaluated once each year. The State
Legislature must authorize funding for the WWRP project lists.
Wetlands Reserve Program (WRP)—Natural Resources Conservation Service (NRCS). The
WRP provides landowners the opportunity to preserve, enhance, and restore wetlands and
associated uplands. The program is voluntary and provides three enrollment options:
permanent easements, 30-year easements, and 10-year restoration cost-share agreements.
In all cases, landowners retain the underlying ownership in the property and management
responsibility. Land uses may be allowed that are compatible with the program goal of
protecting and restoring the wetlands and associated uplands. The NRCS manages the
program and may provide technical assistance.
Water Resources Development Act Environmental Restoration Programs and Authorities—
U.S. Army Corps of Engineers. The U.S. Army Corps of Engineers provides funds for
environmental and/or ecosystem restoration projects under provisions of the Water
Resources Development Act (WRDA), as amended. Section 306 of the WRDA of 1990
specifically authorizes environmental restoration as one of the primary missions of the
Corps. Environmental and/or ecosystem restoration projects are intended to “improve the
condition of a disturbed ecosystem, including its plant and animal communities, or portions
thereof, to some prior ecological condition.” Various authorities and programs are
established for these purposes. These include General Investigation Studies and “Continuing
Authorities” under Sections 206 (’96), 1135 (’86), and 204 (’92) of the WRDA. Generally,
projects require the support of a local sponsoring organization and some level of cost
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sharing is required. The federal share on Continuing Authorities may range as high as $5
million. For General Investigations there is no per project cost limit.
Conservation Reserve Program (CRP)—United States Department of Agriculture – Farm
Service Agency. The Conservation Reserve Program provides annual rental payments and
cost-share assistance to help preserve and enhance sensitive habitat areas on qualifying
agricultural lands. The program, established in 1986, is voluntary. Lands enrolled in the CRP
must be used for riparian buffers, filter strips, shallow water areas for wildlife, or other uses
that provide beneficial habitat values. Landowners enter into agreements that last 10 to 15
years. Unlike the 1998 CREP, the CRP is not limited to stream areas that support salmon
runs listed under the federal Endangered Species Act.
Washington Conservation Reserve Enhancement Program (CREP)—United States
Department of Agriculture – Farm Service Agency. This program is a federal/state
partnership, authorized in 1998, that involves the retirement of farmland for conservation
purposes. Washington CREP focuses on the preservation and restoration of riparian habitat
that supports salmon listed under the Endangered Species Act. This voluntary program
provides financial incentives to farmers and ranchers to remove lands from agricultural
production. Eligible landowners enter into agreements for periods of 10 to 15 years.
Landowners receive an annual rental payment and cost-sharing is available for habitat
enhancements. The federal Farm Service Agency is the primary administrative agency.
Trust Lands Transfer Program—Washington State Department of Natural Resources. This
program provides a mechanism to protect DNR-managed properties with significant natural,
park, or recreational attributes while infusing money into the public school construction
fund. The program has been in effect since 1989. The program identifies “common school
trust lands” with the significant park, recreation, and natural features, which are difficult to
manage as income-producing properties for trust beneficiaries and transfers them to more
appropriate ownership. The Legislature appropriates funds to “buy out” these properties
from the School Trust Program. Revenues equal to the timber value on subject properties
are placed in the Common School Construction Account, while the timber is not harvested.
The Legislature also provides for the replacement of the land by
appropriating the land value of the property to purchase other real property having better
income potential for trust beneficiaries. The properties to be preserved may be transferred
to local or state agencies. The selection process involves a detailed evaluation system. Key
features include: 1) properties must have a high timber value to land value ratio; 2)
properties must be of statewide significance for park, recreation or natural area uses; and 3)
the properties must have significant difficulties (e.g., sensitive wildlife habitat) in managing
the property for income to trust beneficiaries.
Jobs for the Environment (JFE)—Washington State Department of Natural Resources.
The JFE program was created by the state Legislature in 1993. The program promotes the
longterm, stable employment of dislocated natural resource workers in the performance of
watershed restoration activities. The program provides minimum funding commitments for
salaries and benefits for displaced workers, and funding is also available for training. Since
its inception, the program has completed many in-stream, riparian, and upland restoration
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projects. Entities eligible to apply for funding include state and local governments, tribes,
and nonprofit organizations. Funding proposals will focus on limiting factors and recovery
strategies within all or a portion of a Water Resource Inventory Area (WRIA). Specific
projects will then be identified, prepared, and approved for implementation over the life of
the grant agreement.
Forest Legacy Program—Washington State Department of Natural Resources
U.S. Forest Service. This program provides funds to acquire permanent conservation
easements on private forestlands that are at risk of being converted to non-forest uses such
as residential or commercial development. Congress established the program in 1990, and
DNR is the lead state agency for the program in Washington State. The program is intended
to preserve “working forests,” where forestlands are managed for the production of forest
products and where traditional forest uses are encouraged. These uses will include both
commodity production and non-commodity values such as healthy
riparian areas, important scenic, aesthetic, cultural, fish, wildlife and recreation resources,
and other ecological values. Historically, the program focus has been on the I-90 Highway
Corridor east of Puget Sound within the Mountains-to-Sound Greenway area.
Washington State Ecosystems Conservation Program (WSECP)—U.S. Fish and Wildlife
Service (USFWS). This WSCEP was established in 1990 and is divided into federal- and state-
managed components. The federal program focuses funds on projects that help restore
habitat for threatened, endangered and sensitive species and, secondarily, for species of
concern. In addition, the program attempts to concentrate funds within a limited number of
watersheds to maximize program benefits. The program provides funds to cooperating
agencies or organizations. These grants, in turn, can be distributed among project sites. The
program requires a 50% cost-share from cooperating agencies, and individual landowners at
project sites must enter into maintenance/management agreements that have a 10-year
minimum duration.
Washington State Ecosystems Conservation Program (WSECP) – Upland Wildlife
Restoration Initiative—Washington State Department of Fish and Wildlife (WDFW). The
Washington Department of Fish and Wildlife will purchase important upland habitat, or
provide technical and/or financial assistance to protect, restore, or enhance such habitat on
private property. The program emphasizes certain target species including pheasant, quail,
and turkey, but also emphasizes protecting and enhancing habitats that support species
diversity. The program covers the entire state, with an emphasis on eastern Washington.
Private landowners who volunteer for this program enter into agreements that outline
protection and maintenance programs. The program includes both agricultural and
forestlands.
Real Estate Excise Tax—Local Conservation Areas in Lewis County. Boards of County
Commissioners may impose--with voter approval--an excise tax on each sale of real property
in the county at a rate not to exceed one percent of the selling price for the purpose of
acquiring and maintaining conservation areas. The authorizing legislation defines
conservation areas as "land and water that has environmental, agricultural, aesthetic,
cultural, scientific, historic, scenic, or low-intensity recreational value for existing and future
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generations..." These areas include "open spaces, wetlands, marshes, aquifer recharge
areas, shoreline areas, natural areas, and other lands and waters that are important to
preserve flora and fauna."
Other Financing Option —Under many circumstances a project may be financed with a
combination of the previous funding methods. The type of funding utilized will be described
more fully in the project description list and also during the annual budgetary process. The
funding source(s) assigned to projects is fairly simple. However, there were several projects
that could easily use several of the funding sources. Therefore, the funding source assigned
to those projects should be considered tentative and reevaluated as they approach their
funding year.
VII. PROJECTIONS AND PRIORITIES FOR FUTURE IMPROVEMENTS
Balancing the need to maintain an adequate level of service with the demands of financing
capital improvements is a difficult task. Clearly, certain capital improvements maintain a higher
level of priority than others. It is the goal of the City to put together a viable, yet realistic Capital
Facilities Plan which, when administered, will provide the necessary facilities and services to the
citizens of the community.
The Capital Facilities Plan Project List (2018-) at the end of this chapter provides a listing of all
projects that have been identified in various planning documents. The implementation dates
listed for the projects are tentative and should be viewed as such, but said dates are invaluable
as a long-term planning tool. In addition to projected dates, each project has been given a
priority level. This list will serve as a guide for future infrastructure improvements.
The CFP should be updated each year in order to incorporate capital improvements into the
adopted annual budget. The actual construction of the listed improvements/projects will be
determined on a year-to-year basis as part of the City budget process.
VII. PROJECTIONS AND PRIORITIES FOR FUTURE IMPROVEMENTS
General - Goal CF 1
To ensure that the Capital Facilities element is consistent with city, local, regional and state
adopted plans.
Policies
CF 1.1 Reassess the Comprehensive Plan annually to ensure that capital facilities and
utilities needs, financing and level of service are consistent and that the plan is
internally consistent.
CF 1.2 Coordinate with non-City providers of public facilities on a joint program for
maintaining adopted levels of service standards and concurrency requirements.
CF 1.3 Provide all private utility companies on an annual basis with access to copies of
the City's updated Capital Facilities Plan (with any specific scheduling information) so that opportunities for closer coordination of any construction activities can be realized.
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Public Safety - Goal CF 2
To provide fire protection, emergency medical services, and police service to the community
through a cost-effective and efficient delivery system to maintain a safe environment for the
public.
Policies
CF 2.1 Encourage high standards of organization, training, and motivation for police,
fire, and emergency personnel.
CF 2.2 Promote support for the police and fire departments through citizen awareness
programs.
CF 2.3 Maintain high standards of fire protection in order to reduce fire insurance
costs.
CF 2.4 Enforce minimum fire and building codes and encourage repair or removal of
dangerous structures.
CF 2.5 Provide fire, emergency medical services, and police service to the public which
maintain accepted standards as new development and annexations occur.
CF 2.6 Provide a system of streets which facilitates improved emergency response
times.
CF 2.7 Develop and maintain a water system which provides adequate fire flow for
anticipated development based on land use designation in the Comprehensive
Plan.
CF 2.8 Ensure that safety and security considerations are factored into the review of
development proposals.
CF 2.9 Develop and periodically update fire and police functional plans to remain consistent with the goals, policies, and land use projections of the Comprehensive Plan.
Parks and Recreation - Goal CF 3
To acquire, develop, and redevelop a system of parks, recreation facilities and open spaces that
are attractive, safe, functional, and available to all segments of the population.
Policies
CF 3.1 Park and open space acquisition, development, and redevelopment should be
actively sought through a variety of methods.
CF 3.2 Locate parks and open spaces in areas that are reasonably accessible to
anticipated users.
CF 3.3 Provide opportunities for passive and active recreation.
CF 3.4 Provide parks and open spaces which fulfill the recreational needs of the City's
residents.
CF 3.5 Encourage the establishment of scenic routes for walking and cycling.
CF 3.6 Parks or recreational facilities should be developed only when adequate
maintenance and operation funding is available to maximize maintenance
efficiency, safety, and public enjoyment.
CF 3.7 Consider the development of a City-wide comprehensive tree plan which would include: (1) the selection of appropriate tree species for median strips, sidewalks, developed parks, and other publicly -owned landscaped areas; (2)
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maintenance guidelines; and (3) policies regarding the cutting, clearing or
topping of trees in street right-of-way, developed parks, or natural areas.
Parks and Recreation - Goal CF 4
To increase the use and effectiveness of existing parks and other recreational facilities.
Policies
CF 4.1 Cooperate with the Centralia School District, Lewis County, and the City of
Chehalis to improve joint recreation facilities.
CF 4.2 Provide parks and recreational facilities that help to define or solidify
neighborhoods, such as neighborhood parks, playgrounds, and community
centers.
CP 4.3 Provide for public access in unique and/or important natural areas such as shorelines and forested area (including acquisition and integrate them into the park and open space systems.
Parks and Recreation - Goal CF 5
To provide adequate recreational opportunities for City residents. Policies
CF 5.1 Provide for a wide range of recreational experiences based on a system of water
and shoreline areas, neighborhood parks and playfield, golf courses, historic
sites, natural study areas, and open space plazas.
CF 5.2 Recreational services should be provided on a user fee basis such that the
primary beneficiaries share in for the cost of services.
Capital Facilities - Goal CF 6
To provide adequate public facilities that achieve and maintains the level of service standards
for existing and future population.
Policies
Sewer and Water Facilities
CF 6.1 Use an adopted level of service standards for determining the need for public
sewer and water facilities.
Transportation Facilities
CF 6.2 Use an adopted vehicular peak hour standard for the transportation sub-areas
of the City:
Other Public Facilities
CF 6.3 Use an adopted level of service standard to determine the need for public
facilities:
CF 6.4 Strive to achieve the adopted level of service standards for park and
recreational facilities and open space preservation:
CF 6.5 Provide the capital improvements listed in this Capital Facilities Plan needed to
achieve and maintain standards adopted in this Plan.
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While the City is responsible for its capital improvements program, in many cases, capital
facilities are provided by others (such as the State or County, developers, or special districts).
The City should coordinate the provision of these facilities in order to ensure that the levels of
service identified in the Plan can be achieved.
Concurrency - Goal CF 7
To ensure that water, sewer, and transportation facilities necessary to support new
development are available and adequate concurrent with the development, based upon the
City's adopted level of service standards.
Policies
CF 7.1 Evaluate each development permit to ensure that it will not cause the level of
service of water, sewer, or transportation facilities to decline below the adopted
standards.
CF 7.2 Ensure levels of service for water and sewer are adequate no later than
occupancy and use of new development. Water and sewer facilities are
essential to public health, therefore, they must be available and adequate upon
first use of development.
Transportation - CF 7.3 Ensure levels of service for transportation facilities (roads,
streets, and transit) are adequate no later than six (6) years after occupancy and
use of new development.
The State's Growth Management Act allows up to six (6) years to achieve standards for
transportation facilities because they do not threaten public health and because they are
very expensive, and are built in large "increments" (i.e., a section of road serves many users
CF 7.4 Provide the following options for each development for which adequate public
facilities are not available concurrent with the impacts of development:
a. Mitigate all their impacts on levels of service; or b. Revise the proposed development to reduce impacts to maintain satisfactory levels of service; or c. Phase the development to coincide with the availability of increased water, sewer, and transportation facilities. CF 7.5 To ensure that transportation facilities are properly funded and analyzed including developing improvements or strategies the City will do the following: a. Develop a Concurrency Ordinance b. Consider impact fees and other mitigation and funding options c. Monitor key transportation facilities within update to the six-year Capital Facilities Plan d. Annually evaluate the levels of service e. Identify facility deficiencies f. Review the Transportation Plan and other related studies for necessary improvements g. Comply with HB 1487 and coordinate with WSDOT for planning transportation facilities and services of statewide significance
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CHAPTER 10: TRANSPORTATION ELEMENT
The City of Centralia contracted with CH2M in 2017/2018, to update the Transportation
Element of the Comprehensive Plan as part of the required update. The Transportation
Element will go through the same process and adoption as the Comprehensive Plan.
Please see the Adopted Centralia Transportation Plan.
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CHAPTER 11: CENTRALIA PARKS AND
RECREATION MASTER PLAN
The City of Centralia updated the Parks Element in 2014 and sent it in for review and
approval to the Recreation and Conservation Office. The Plan (Element) was adopted
by the Centralia City Council on June 10, 2014.
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APPENDIX A: CITY COUNCIL ORDINANCE
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180
181
182
APPENDIX B: 2017-2040 POPULATION
PROJECTIONS
183
Lewis County Population Allocations
2000* 2005 2010* 2017*** 2040**
Lewis County 68,600 71,600 75,455 77,440 104,722
Centralia 14,742 15,340 15,570 16940 26,280
Chehalis 7,057 6,990 7,185 7500 11,230
Morton 1,045 1,025 1,126 1,120 1,869
Mossyrock 486 480 759 760 1,874
Napavine 1,383 1,328 1,766 1,900 4,500
Onalaska 700
Pe Ell 657 599 632 645 814
Toledo 653 685 725 720 1,131
Vader 590 600 621 610 1,229
Winlock 1,166 1,340 1,339 1,335 4,550
Unincorporated 40,821 44,892 45,930
Incorporated 27,779 30,563 31,510
Lewis County 2020 2025 2030 2035 2040
Low 72,964 72,964 72,964 72,964 72,964
Medium 80,385 82,924 85,165 87,092 88,967
High 92,016 97,358 102,378 107,059 111,684
Total Urban 54,177
Total Rural 50,545
*US Census 2000, 2010
**Adopted by PGC March 2017
*** OFM/Forecasting May 2017
2,0261,6007,3117,5498,0587,4148,6578,58610,05411,55512,10114,74215,34015,43015,52015,54015,57016,33616,44016,67016,60016,64016,7901682016,94019,00622,53525,00026,2800
5,000
10,000
15,000
20,000
25,000
30,000
18901900191019201930194019501960197019801990200020052006200720082009201020112012201320142015201620172020 Est.2025 Est.2030 Est.2040 Est.Centralia Population 1890-2040U.S. Census, State of Washington
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APPENDIX C: LEWIS COUNTYWIDE PLANNING
POLICIES
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Lewis County
Countywide Planning Policies
1. Urban Growth.
Encourage development in urban areas where adequate public facilities and services
exist or can be provided in an efficient manner.
1.1 Urban growth shall be encouraged within cities and their designated urban growth
boundaries or other areas in the County characterized by urban growth and areas
approved as industrial master planned areas, master planned resorts, and as new fully
contained communities pursuant to RCW 36.70A.350.
1.2 Cities and towns and all urban growth areas shall include areas and residential densities
(except for industrial master planned areas) sufficient to accommodate the majority of
the County's adopted 20-year population projection. A portion of the county's 20-year
population projection shall be allocated to new fully contained communities pursuant to
RCW 36.70A.350(2). Annual adjustments may be made when supported by appropriate
data.
1.3 Land use planning for the urban growth areas should provide for urban densities of
mixed uses (except for industrial master planned areas) where logical and existing
and/or planned urban services are available. Affordable housing policies and urban
density policies should have equal value in evaluating and/or planning new or expanded
housing areas.
1.4 Urban Growth Area boundaries for cities and towns will include the entire rights of way
of public streets, roads or highways. And, where right of way is insufficient to implement
design standards or other such considerations, may follow natural or logical parcel
boundaries.
1.5 Seek to ensure that development in the unincorporated Urban Growth Areas of cities
conforms to applicable City development regulations.
1.6 All jurisdictions whose UGA boundaries adjoin Interstate 5 or other U.S. Highways shall
work towards establishing consistent development standards to protect and enhance a
locally significant desired community image along the Interstate 5 or U.S. Highway
corridors.
1.7 The County and those cities whose UGA boundaries adjoin the Interstate 5 and U.S.
Highway corridors shall work with the Washington State Department of Transportation
(WSDOT) to develop minimum landscape standards for interchanges along the
Interstate 5 and U.S. Highways.
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1.8 Rural areas have low-density development, which can be sustained by minimal
infrastructure improvements. Exceptions will be made for areas appropriate for more
intense development that are consistent with state law.
1.9 Rural areas will only be approved for designation as master planned development
locations, appropriate for urban growth outside incorporated urban growth areas, when
consistent with RCW 36.70A.350, .360, .362, .365, .367 and .368.
1.10 The County and cities shall inform the appropriate jurisdictions concerning proposed
development or activities that would impact urban resources and/or urban growth
areas.
1.11 The County and Cities shall collaborate to provide a mechanism for siting and
maintaining both existing and new essential public facilities including:
a. Sewage treatment and municipal water facilities
b. Solid Waste Facilities
c. Port District/PDA industrial facilities
d. Airport locations
e. Other essential public facilities as identified under GMA
1.12 The County, in collaboration with the cities, shall establish a level of service inside
unincorporated UGAs.
1.12.1 The process to amend Countywide Planning Policies and UGAs is adopted as Appendix A
and is made part of these policies.
1.12.2 Based on growth management population projections made for the county by the Office
of Financial Management, the county and each city within the county shall include areas
and densities sufficient to permit the urban growth that is projected to occur in the
county or city for the succeeding twenty-year period. Each urban area shall permit
urban densities and shall include greenbelt and open space areas. An urban growth area
determination may include reasonable land market supply factor and shall permit a
range of urban densities and uses. In determining this market factor, cities and counties
may consider local circumstances. Cities and counties have discretion in their
comprehensive planning process to make many choices about accommodating growth.
1.12.3 The provision of an adequate supply of land available for urban intensities of
development shall be available to accommodate the population and economic growth
of Lewis County.
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1.12.4 The expansion of urban growth areas shall be given priority when need is demonstrated
by the local jurisdictions and the lands that are to be incorporated into a UGA exhibit
conditions consistent with RCW 36.70A.110. The extension of UGA boundaries into
resource lands of long-term commercial significance should be avoided unless no
practical alternative exists.
1.12.5 Requests for Amendments to Urban Growth Areas in the Comprehensive Plan will be
reviewed according to the following criteria, as set forth in RCW 36.70A.130(3):
a. Determination of needed land
i. Are the overall UGA’s in the county large enough e.g. is the land existing in
inventory of lands within the existing UGA adequate in quantity to accommodate
the County’s 20-year population and employment forecasts at urban densities?
ii. Is there an inventory of development including vacant land, underdeveloped
lands and land where development is likely?
iii. Is there land within the UGA that can accommodate the urban services needed
for urban densities?
iv. Are there lands outside the incorporated Cities or their associated UGAs that
currently exhibit an urban density and urban character?
b. Consistency with GMA objectives
i. Is the amendment made necessary by an emergency that can be eliminated by
the extension of urban level of service?
ii. What impact would the amendment have on the existing level of services within
the UGA?
iii. What is the ability to provide services within the UGA?
iv. Will the contemplated amendment result in any environmental degradation?
v. Does the amendment being considered comply with the objectives of the GMA;
does it promote sprawl or does it hinder development within the UGA at an
urban density?
vi. Is the amendment consistent with the County Comprehensive Plan and other
plans of affected jurisdictions?
1.12.7 The review, evaluation and adoption of amendments will follow the general flow of
events as outlined in Appendix A of this document and may be further defined by Lewis
County Code.
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1.12.8 Lewis County adopted population allocations, population estimates and population
projections are shown in Appendix B of this document.
1.12.9 Subject to applicable law, Urban Growth boundaries shall not be reduced solely on the
basis of inactivity of annexation by cities.
2. Reduce Sprawl.
Reduce the inappropriate conversion of undeveloped or rural land into sprawling, low-
density development.
2.1 Provisions for urban levels of services to development within urban growth boundaries
and within fully contained communities shall be required.
2.2 Development within adopted urban growth areas shall be coordinated and reviewed
within the context of the development standards of the respective city, as established
through inter-local agreements between the County and cities.
2.3 Large-scale commercial and industrial development shall be located in designated UGAs,
or areas authorized by state law, where adequate utility services and transportation
networks are available or planned.
2.4 Lewis County recognizes that sewer is an urban service. Public sewer extension outside
Urban Growth Areas shall be provided at a Level of Service (LOS) consistent with state
law, and the County’s development standards and comprehensive plan for densities and
uses associated with size, scale, and intensity for growth in rural parts of the County.
Public sewer connections outside UGAs may be permitted only if hookup sites comply
with one of the following situations:
a. The Lewis County Health Officer has determined that extension of sewer service is
necessary to protect public health and safety.
b. The public sewer provides service to existing local and major essential public
facilities.
c. The public sewer provides levels of sewage collection and treatment necessary to
facilitate and support infill development or redevelopment of limited areas of more
intensive rural development (LAMIRDs).
2.5 Lewis County recognizes that water is an urban and rural service. Extension of water
service beyond UGAs can be permitted within state adopted Water Service areas and/or
where required, by the Lewis County Board of County Commissioners as described by
the following conditions:
a. The Lewis County Health Officer has determined that extension of domestic water is
necessary to protect public health and safety, or
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b. Public water service connections and water service lines can be extended outside
UGAs where the following conditions are met:
i. Connections and extensions shall be within current State approved water system
plans, and
ii. Connections and extensions shall demonstrate adequate capacity exists and
minimum flow requirements are met, and
iii. Connections and extensions shall be at a Rural Level of Service, which is defined
as providing only the number of connections consistent with current County
zoning and development regulations in effect on the subject property, or
iv. The number of connections can exceed the maximum zoning density if a higher
intensity existed on or prior to July 1, 1993, or
v. A use now considered to be non-conforming existed on or prior to July 1, 1993.
c. State approved Water Service Areas can be expanded inside limited areas of more
intensive rural development (LAMIRDs) if they are consistent with the County
Comprehensive Plan and development regulations.
2.6 Developments authorized under RCW 36.70A.350, .360, .362, .365, .367 and .368 may
be served by urban sewer and water systems consistent with state law. However, no
additional connections may be allowed at urban levels of service in rural areas or
resource lands that are outside of these areas or adopted UGAs.
3. Transportation.
Encourage efficient multi-modal transportation systems that are based on regional
priorities and coordinated with County and City comprehensive plans.
3.1 The Transportation Element of local Comprehensive Plans should be designed to: 1)
facilitate the flow of people, goods and services so as to strengthen the local and
regional economy; and 2) conform with the Land Use Element of the Comprehensive
Plan.
3.2 Level of Service (LOS) standards and safety standards shall be established that
coordinate and link with the urban growth and urban areas to optimize land use and
traffic compatibility over the long term. New or expansion of existing private and public
development shall mitigate transportation impacts concurrently with the development
and occupancy of the project.
3.3 The County and cities should coordinate agreements to cover situations where the
demands created by new or expanded existing private or public development affect
adjoining jurisdictions such as between cities or between the County and cities.
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3.4 Local jurisdictions should coordinate plans, programs and projects with regional, state
and federal agencies to ensure consistency between land use development and
transportation facilities.
3.5 State and local governments should ensure adequate road access to scenic and
recreational areas, to accommodate local and tourist traffic.
3.6 Airport authorities should maintain and improve airport facilities to safely accommodate
current and future air service demands.
3.7 State and local agencies should reduce conflicts between rail and vehicular traffic
wherever possible and support enhancement of rail and high-speed rail planning efforts
in the region.
3.8 The County and cities should encourage the use of alternative transportation modes,
including mass transit, bicycles, and carpooling when developing improvement
programs, designing new development and standards.
3.9 Cost effectiveness shall be a consideration in transportation expenditures decisions and
a balance established for both safety and service improvements.
3.10 Local and State agencies should investigate a full range of actions when improving
regional transportation facilities, including transportation systems and demand
management programs to improve efficiency and mitigate environmental impacts.
3.11 State and local agencies should identify hazardous locations on the regional road system
and target resources toward those goals.
4. Housing.
Encourage the availability of affordable housing to all economic segments of the
population, promote a variety of residential densities and housing types, and encourage
preservation of existing housing stock.
4.1 Public/private partnerships should be encouraged to build affordable housing to meet
the housing needs of people with low and moderate incomes and special needs
populations.
4.2 The Comprehensive Plan and development regulations should include innovative land
use management and construction techniques to promote affordable housing.
4.3 The existing affordable housing stock should be maintained where economically viable
and efforts to rehabilitate older and substandard housing, which are otherwise
consistent with Comprehensive Plan policies, should be encouraged.
5. Economic Development.
Encourage economic development throughout Lewis County that is consistent with
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adopted comprehensive plans, promote economic opportunity for all citizens, especially
for unemployed and for disadvantaged persons, and encourage growth in areas
experiencing insufficient economic growth, all within the capacities of Lewis County’s
natural resources, public services and public facilities.
5.1 The development of businesses and industries should be encouraged within cities,
urban growth areas, designated Limited Areas of More Intense Rural Development
(LAMIRDs), and those unincorporated areas of Lewis County that satisfy the
requirements set forth in RCW 36.70A.350, .360, .362, .365, .367, and 368.
5.2 Agriculture, forestry and mineral extraction shall be encouraged in rural areas. The
development of resource related commercial and industrial activities shall be
encouraged in appropriate areas such as designated commercial resource lands,
LAMIRDs, UGAs, or next to resource related uses.
5.3 A diversified economic base should be encouraged to minimize the vulnerability of the
local economy to economic fluctuations.
5.4 The County and cities should designate adequate land within the UGAs to provide for
future industrial and commercial needs.
5.5 Tourism and recreation should be promoted as a strategy that protects the character of
rural and urban areas, and supports economic development.
5.6 Comprehensive plans shall designate adequate land within Lewis County to provide for
future industrial and commercial needs. The County and cities will work together
employing innovative tools, such as subarea plans, to meet these needs.
5.7 Value added industries shall be encouraged.
5.8 Recreational or tourist activities directly related to or dependent upon water bodies
should be encouraged. Tourism and recreation should be promoted as a strategy that
protects the character of rural and urban areas.
5.9 Lewis County should encourage commercial/industrial development along major
transportation corridors and where the potential for expansion of water and sewer
development exists consistent with the County Comprehensive Plan and state
regulations.
5.10 The County and cities should encourage the development of alternative energy
production facilities and ancillary education programs and businesses.
5.11 The County and cities should encourage efforts to expand workforce training and
development to provide skilled labor for alternative energy industries and “green collar”
jobs.
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5.12 The location, retention, and expansion of businesses that provide family wage jobs
should be supported.
6. Property Rights.
Private property shall not be taken for public use without just compensation having
been made. The property rights of landowners shall be protected from arbitrary and
discriminatory actions.
6.1 The rights of property owners shall be considered in the creation or revision of
development regulations.
6.2 Non-regulatory incentives such as conservation easements, land exchanges, land
banking, assessment relief and similar incentive programs shall be included in the
appropriate development regulations.
6.3 The County and Cities recognize that property rights within Lewis County are a
protected and valued right of our citizens and businesses.
7. Permits.
Applications for local government permits should be processed in a timely and fair
manner to ensure predictability.
7.1 To better serve the public, inter-agency agreements with other permitting agencies
should be pursued to facilitate projects that require multi-agency permits.
7.2 The County and cities should work together to develop consistent permitting systems.
7.3 All jurisdictions shall formally document administrative interpretations of development
regulations and make them available to the public.
7.4 Permitting for development within adopted urban growth areas shall be coordinated
and reviewed within the context of the development standards of the respective city as
established through inter-local agreements between the County and cities.
8. Natural Resource Industries.
Maintain and enhance natural resource-based industries including productive timber,
agricultural, mineral extraction and fisheries industries. Encourage the conservation of
productive forestlands and productive agricultural lands, and discourage incompatible
uses.
8.1 Land uses adjacent to agricultural, forest, or mineral resource lands shall not interfere
with the continued use of these designated lands for the production of food or
agricultural based products, or timber, or for the extraction of minerals. Encroachment
on resource lands by incompatible uses shall be prevented by maintenance of adequate
buffering between conflicting activities.
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8.2 Approvals for plats, short plats, building permits and other residential development
permits that are issued for development activities on or adjacent to designated natural
resource areas should include a notice that certain activities may occur that are not
compatible with residences. These notices should be filed for record with Lewis County.
8.3 Fishery resources, including the County's river systems inclusive of their tributaries, as
well as the area's lakes, and associated wetlands, should be protected and enhanced for
continued productivity.
8.4 Tourism and recreation, including economic opportunities that provide supplemental
income to the natural resources industries, should be encouraged.
8.5 All jurisdictions should encourage best management practices (BMP) to reduce adverse
environmental impacts on natural resources
8.6 Lands adjacent to urban growth areas which are designated resource lands may be
incorporated into the urban growth area if:
a. A need is established for expansion into that resource land where there is no
practical alternative in order to accommodate future urban population,
commercial/industrial, or recreational uses, and
b. The factors in the WAC 365-190-050, 365-190-060, and 365-190-070 are considered,
and
c. Findings are made relating to the changing conditions which led to the natural
resource de-designation. (Such findings constitute a removal from the resource
designation).
8.7 The County and cities should encourage the development of alternative energy
production facilities and ancillary education programs and businesses.
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9. Open Space and Recreation.
Encourage the retention of open space and development of recreational opportunities,
conserve fish and wildlife habitat, increase access to natural resource lands and water,
and develop parks.
9.1 The use of Open Space and Forestry Taxation Laws shall be encouraged as a useful
method of resource preservation.
9.2 Parks, recreation, scenic areas and scenic byways, and viewing points should be
encouraged.
9.3 The Lewis County river systems and tributaries are a resource that should be protected,
enhanced, and utilized for active and passive recreation.
9.4 Encourage cluster housing and innovative techniques for planned developments in the
County to provide open space systems and recreational opportunities.
9.5 Land use planning for the adopted urban growth areas shall encourage greenbelt or
open space uses and encourage the protection of wildlife habitat areas.
10. Environment.
Protect the environment and enhance Lewis County’s high quality of life including air
and water quality, and the availability of water.
10.1 All jurisdictions should encourage the enhancement of the functions and values for
critical areas when developing sub-area plans and development regulations.
10.2 Floodplains, wetlands, watersheds and aquifers are essential components of the
hydrologic system and shall be managed through interagency agreements to protect
surface and groundwater quality.
10.3 All jurisdictions shall recognize the river systems within the County as pivotal freshwater
resources and public water supplies and shall manage development within the greater
watershed in a manner consistent with planning practices that do not seriously degrade
the integrity of the resources.
10.4 Septic systems, disposal of dredge spoils and land excavation, filling and clearing
activities shall conform with critical area development regulations and not have a
significant adverse effect on Lewis County water bodies with respect to public health,
fisheries, aquifers, water quality, wetlands, and fish and wildlife habitat.
10.5 All jurisdictions shall consider threatened, endangered, or sensitive fish and wildlife
species when evaluating and conditioning commercial, industrial or residential
development.
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10.6 Lewis County, in cooperation with appropriate local, state and federal agencies should
continue to develop and update the comprehensive flood control management
program.
10.7 Floodplains, lakes, rivers, streams, and other water resources should be managed for
multiple beneficial uses including, but not limited to flood and erosion control, fish and
wildlife habitat, agriculture, aquaculture, open space and water supply. Use of water
resources should to the fullest extent possible preserve and promote opportunities for
other uses.
10.8 All jurisdictions should work towards developing policies and regulations outlining best
management practices (BMP) within aquifer recharge areas to protect the quality of
groundwater.
10.9 Recycling programs should be encouraged.
11. Citizen Participation and Coordination.
Encourage the involvement of citizens in the planning process and ensure coordination
between communities and jurisdictions to reconcile conflicts.
11.1 All jurisdictions shall maintain procedures to provide for the broad dissemination of
proposals and alternatives for public inspection; opportunities for written comments;
public hearings after effective notice; open discussions; communication programs and
information services; consideration of and response to public comments; and the
notification of the public for the adoption, implementation, and evaluation of the
Comprehensive Plan.
11.2 All jurisdictions shall continue to encourage public awareness of Comprehensive Plans
by providing for public participation opportunities and public education programs
designed to promote a widespread understanding of the Plans’ purposes and intents.
11.3 All jurisdictions shall provide regular and ongoing opportunities for public review and
comment throughout the Comprehensive Plan development process.
11.4 All jurisdictions shall provide policies and processes to address public notification costs
associated with land use applications.
11.5 All jurisdictions shall encourage citizen participation throughout the planning process as
provided by state statute and codes for environmental, land use, and development
permits.
11.6 All jurisdictions shall encourage broad based citizen involvement in the development of
the Comprehensive Plan elements, sub-area plans, and functional plans, and
development regulations.
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11.7 Amendment to the county wide planning policies shall be consistent with an adopted
approval process.
12. Public Facilities and Services.
Ensure that those public facilities and services necessary to support development shall
be adequate to serve the development at the time the development is available for
occupancy and use without decreasing current service levels below locally established
minimum standards.
12.1 Public facilities and services shall be integrated and consistent with locally adopted
comprehensive plans and implementing regulations.
12.2 If communities within a defined region are required to accept regional public facilities,
then the federal, state and County and other regional public facilities located within the
corporate boundaries of cities shall be required to provide fees related to the impacts of
the public facilities. All jurisdictions shall provide a process for siting essential public
facilities and a local comprehensive plan may not preclude the siting of essential public
facilities.
12.1.1 If communities within a defined region elect to implement a program of coordinated
regional utilities or services, the affected jurisdictions shall enter into inter-local
agreements to establish the basis for locating, constructing, operating, maintaining and
financing those services.
12.3 Lands shall be identified for public purposes, such as: utility corridors, transportation
corridors, landfills, sewage treatment facilities, recreation, schools and other public
uses. All jurisdictions shall work together to identify areas of shared need for public
facilities.
12.4 The financing for system improvements to public facilities to serve new development
may provide for a balance between impacts fees and other sources of public funds.
12.5 New development shall pay for or provide for its share of new infrastructure through
fees or as mitigation measures.
12.6 Citizens shall have the opportunity to participate in and comment on proposed capital
facilities financing.
12.7 Special district and other adopted comprehensive plans shall be consistent with the
comprehensive plans and development regulations of the general-purpose local
governments.
12.8 The County and cities (in cooperation with local service providers) through their land
use planning and development codes, should encourage the development and siting of
alternative energy generation facilities.
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13. Historic Preservation.
Identify and encourage the preservation of lands, sites, and structures that have
historical or archaeological significance to Lewis County.
13.1 All jurisdictions are encouraged to work cooperatively towards identifying, evaluating,
and protecting historic resources and encouraging land use patterns that protect and
enhance such historic resources.
13.2 All jurisdictions should cooperate with local historic preservation groups to ensure
coordination of plans and policies by the Washington State Office of Archaeology and
Historic Preservation.
13.3 All jurisdictions should cooperate with local historic preservation groups to acknowledge
and recognize historic sites, structures, and areas in their comprehensive plans, which
have local importance, but may not formally be listed in the state and federal registers
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Appendix A
Process to Adopt Lewis County Planned Growth Policies and UGA Amendments
BOCC Adopted by Resolution 06-380 December 18, 2006
DRAFT modifications by PGC January 23, 2013
April* Planned Growth Committee (PGC) receives Countywide Planning Policies
(CWPPs) and Population Allocations
May* PGC review CWPPs, Population Projections; receives material from local
jurisdictions for their processes
May* PGC adopts CWPPs and population allocations and sends to Lewis County
Planning Commission (LCPC)
June LCPC holds workshop on CWPPs and Population Allocations
July LCPC Holds Public Hearings and second workshop on CWPPs and population
allocations and makes recommendations to the Board of County Commissioners
(BOCC)
August BOCC holds Workshop on CWPPs and population allocations
September BOCC holds a second workshop and Public Hearing and Takes Action on the
recommendations of the LCPC
September-December
PGC receives UGA amendment requests from cities.
January* PGC reviews UGA expansion proposals, makes recommendation to Lewis County
Planning Commission
*PGC meeting
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Appendix B
Lewis County Adopted 2040 Population Allocations
Lewis County ............ 104,722
Centralia..................... 26,280
Chehalis...................... 11,230
Morton ......................... 1,869
Mossyrock .................... 1,874
Napavine ...................... 4,500
Onalaska .......................... 700
Pe Ell ................................ 814
Toledo .......................... 1,131
Vader............................ 1,229
Winlock ........................ 4,550
Total Urban ................ 54,177
Total Rural.................. 50,545
Projections of the Total Resident Population for the Growth Management Act*
Census Projections
2010 2015 2020 2025 2030 2035 2040
Low 75,455 72,964 72,964 72,964 72,964 72,964 72,964
Medium 75,455 77,621 80,385 82,924 85,165 87,092 88,967
High 75,455 86,431 92,016 97,358 102,378 107,059 111,684
*OFM/Forecasting May 2012
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APPENDIX D: LAND SUPPLY METHODOLOGY
REPORT
Provided by
JD WHITE COMPANY, A DIVISION OF BERGER-
ABRAM ENGINEERING, INC. IN 2007
Updated by
CITY OF CENTRALIA IN 2018
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CITY OF CENTRALIA LAND CAPACITY ANALYSIS
The land capacity analysis is centered on 20-year (2018-2040) population and employment forecasts. This response memorandum contains
tables, assumptions, and information about how the land capacity analysis was developed. This forecast was first developed by J.D. White &
Associates in 2007 and updated in 2018 by the City of Centralia using the same assumptions. The City has focused on the Urban Growth Area
and Tables 1 and 2 are summary tables that identify the forecasted residential population and future commercial and industrial jobs.
Table 1. City of Centralia’s UGA Population Forecast, May 2018
Residential Conclusions: A projected population increase of 9,340 persons or 3,876 households for the entire City of Centralia designated Urban
Growth Boundary (URB) area. Overall project residential density for new development will be approximately 5.10 dwelling units per acre (3,876
dwelling units / 759 available acres).
Residential Land Yield Assumptions:
• 6,529.87 gross acres of residential land
• 759.00 available acres of residential land
2,732- 8,569 potential population increase
• 15.73 of the 76.71 acres of High Density Residential is currently vacant or to be rezoned 227-713 potentially new people
• 31.44 of the 153.36 acres of Medium-High Density Residential is currently vacant or to be rezoned 340-1,069 potentially new people
• 279.54 of the 1,363.62 acres of Medium Density Residential is currently vacant or to be rezoned 1,616.87 – 5,071 potentially new people
• 135 of the 1,553.10 acres of Low Density Residential is currently vacant or to be rezoned 393-1,232 potentially new people
• 85.48 of the 976.89 acres of Very Low Density Residential is currently vacant or to be rezoned 123-387 potentially new people
• 210.54 of the 2,406.19 acres of Rural Residential is currently vacant or to be rezoned 30-95 potentially new people
20-Year Population Forecast Land Use Assumptions
• Annual growth of approximately 2% resulting in Washington State Office of Financial Management 20-year population project of
approximately 9,340 new residents (total 26,280) by 2040 (assuming 2017 population of 16,940).
• City Population will grow by an estimated 9,340 residents over the next 22 years, 2040 horizon.
• City units are expected to increase from 7,029 in 2017 to 10,905 in 2040 an increase of 3,876 units.
• Overall residential density target for new development;
High - 20 du/acre4
Medium High - 15 du/acre4
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Medium - 8 du/acre4
Low - 4 du/acre4
Very Low – min 2 du/acre
Rural Res - Rural – min 5 acre parcels
• Rural and Very Low Density residential areas will typically develop without city water and sewer service, but city water service may be
available with connection required based on city water availability
• All other residential areas are assumed to have full urban services including public water and sewer service with connection requirements
based on city water and sewer availability
• Undevelopable critical areas to include Federal Emergency Management Agency (FEMA 100 year floodplains, National Wetland Inventory
(NWI) Wetlands and slopes of 30% and greater.
• All properties within the existing Urban Growth boundary, by interlocal agreement with Lewis County are under the jurisdiction of the City of
Centralia and follow the City’s Zoning when brought into the UGA.
• Existing legal lots of record in the Urban Growth Area (UGA) (outside city limits) will not be required to subdivide; however, they will be
redesignated with a residential comprehensive plan that may allow for greater residential density when zoned by the City.
• Residential Density - The inclusion of rural density (5 acre lots) residential areas within the unincorporated UGA is justified because much of
that land is within environmentally critical areas or is committed so that further land division of would not be possible. Constraints in this
area include steep slopes, wetlands, and floodplains while committed lands include those areas that could not be further subdivided based
on proposed residential zoning.
• Please refer to the City of Centralia Comprehensive Plan related to housing densities in the land use, housing, and capital facilities elements
for additional information.
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Table 1. City of Centralia’s UGA Population Forecast, May 2018
Land Use Densities Comp Plan /Zoning Gross Acres
Critical Areas Deductions7
Committed Land12 Net Acres
25% Market Factor11
Infra-structure Available Land House-holds Pop: Low Pop: Med Pop: High
-10% -25% -25% 25% 30% 60% 90%
High - 20 du/acre4 HDR/R:20 76.71 (7.67) (19.18) 49.86 (12.47) 12.47 49.86 997.23 721.00 1,441.99 2,162.99
Medium High - 15 du/acre4 MHDR/R:15 153.36 (15.34) (38.34) 99.68 (24.92) 24.92 99.68 1,495.26 448.58 2,162.15 3,243.22
Medium - 8 du/acre4 MDR/R:8 1,363.62 (136.36) (340.91) 886.35 (221.59) 221.59 886.35 7,090.82 2,127.25 10,253.33 15,380.00
Low - 4 du/acre4 LDR/R:4
1,553.10
(155.31)
(388.28)
1,009.52
(252.38)
252.38
1,009.52
4,038.06
1,211.42
5,839.03
8,758.55
Very Low – min 2 du/acre5 VLDR/R:2 976.89 (293.07) (244.22) 439.60 (109.90) 131.88 461.58 923.16 276.95 1,334.89 2,002.34
Rural Residentiral – min 5 acre parcel5 Rural Res./ R-5A 2,406.19 (721.86) (601.55) 1,082.79 (270.70) 324.84 1,136.92 227.38 68.22 328.80 493.20 Commercial- Limited Business District LBD 146.57 (14.66) (12.85) 119.07 (29.77) 29.77 119.07 952.54 285.76 1,377.38 2,066.07
Commercial - Core Commercial CBD/C-3 51.38 (5.14) (36.64) 9.60 (2.40) - 7.20 143.99 43.20 208.21 312.32
TOTALS 6,727.82 3,696 3,770 15,868.46 5,182.37 22,945.79 34,418.68 The following footnotes apply to the tables for both the incorporated and unincorporated areas: 1. Land base accounts for all residential areas within Urban Growth Boundary (UGB). 2. The Land Base Reduction Factors allow for the calculation of net available residential land for future development. 3. Annual growth of approximately 2% resulting in Washington State Office of Financial Management (OFM) 20-year population projection of approximately 9,340 additional residents for Centralia (total 26,280) by 2040 (based on June 2017 Office of Financial Management total population of 16,940). 4. Low Residential 4 dwelling units per acre, Medium Density Residential 8 dwelling units per acre, Medium-High Density Residential 15 units per acre, and High Density Residential 20 units per acre. These residential designations are assumed to have full urban services including public water and sewer service with connection requirements based on city water and sewer availability. 5. Very Low Density Residential and Rural Residential areas will typically not have community water or sewer systems. Streets will be paved, but curb, gutter, and sidewalk will usually not
be in place. These areas include land that may have the presence of critical areas. 6. A 25% infrastructure deduction for roads and utilities is included for residential densities of four or fewer dwelling units per acre based on larger lot size and smaller road standards (LDR,VLDR, RR). A 30% infrastructure deduction was used for five or more dwelling units per acre based on smaller lots sizes and greater imperious surface ratios(MDR, MHDR, HDR, LBD). CBD used a 0% based on ROW existing 7. Undevelopable critical areas to include Federal Emergency Management Agency (FEMA 100-year floodplains, National Wetland Inventory (NWI) wetlands and slopes of 30% and greater. (.30 used for LDR, VLDR, RR, .10 for MDR, MHDR, HDR) 8. The City has an Interlocal agreement with the County for governmental jurisdiction. 9. Existing legal lots of record in the Urban Growth Area (UGA) (outside City limits) will not be required to subdivide; however, they will be redesignated with a residential comprehensive plan that may allow for greater residential density when rezoned by the City. 10. Based on recent platting patterns in the City, the medium density projections are more likely to occur than the higher density projections and infill development is expected to continue into the future at higher densities. 11. The 25% market factor accounts for properties that are eligible for further land division, but that may not be potentially divided based on property owner decisions to not further divide property, even though eligible to do so under proposed residential zoning. 12. Committed land include existing lots that are not eligible to be further divided based on minimum lot requirements under proposed residential zoning. 13. Population projection based on 2.41 persons per household 2010 Census
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Table 2. City of Centralia’s UGA Job Forecast, May 2018
Commercial/Industrial Conclusions:
Overall Employment Sector Assumption
Based on the Comprehensive Plan projections for year 2040 employment projection for the city of Centralia are as follows
• 1471-3678 new industrial jobs
• 1285-2570 potentially new commercial jobs
Result: Total employment growth 2,756-6,248 new jobs
Job to population ratio = 1.5 jobs for every new resident (9,340/6,248 = 1.5)
Industrial Land Yield Assumption
• Assuming development at 2-5 jobs per acre
• 1,741.31 gross acres of light industrial land
• 205.33 of the 485.98 acres of light industrial either is currently vacant or to be rezoned
410-1,026 potentially new light industrial jobs
• 671.05 gross acres of heavy industrial land
• 283.52 of 671.05 acres of heavy industrial is either currently vacant or to be rezoned
567-1417 potentially new heavy industrial jobs
• 246.86 of 584.28 acres of Port Master Plan is either currently vacant or to be rezoned
493-1234 potentially new heavy industrial jobs
Result: 1471-3678 new industrial jobs could be created between 2018-2040
Commercial Land Yield Assumption
• Assuming development at 5-10 jobs per acre
• 608.42 gross acres of commercial land
• 257.06 of the 608.42 acres of commercial either is currently vacant or to be rezoned
Result: 1285-2570 potentially new commercial jobs could be created on currently available or land set to be rezoned
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20-Year General Employment Forecast Land Use Assumptions
• Place emphasis on job creation to provide ample employment for Centralia residents as well as those residents from surrounding
communities
• City Population will grow by an estimated 9,340 residents over the next 22 years, 2040 horizon.
• City units are expected to increase from 7,029 in 2017 to 10,905 in 2040 an increase of 3,876 units.
• New industrial jobs should be assumed at a rate of 2-5 jobs per net acre
• New commercial jobs should be assumed at a rate of 10 jobs per net acre
• Areas redesignated from residential comprehensive plan designations to commercial or industrial designations will be considered legal
non-conforming uses that can be maintained but not expanded.
• It is assumed that approximately five jobs per acre would occur in industrial areas, consistent with the base assumptions used in the
E.D. Hovee & Company Industrial Lands Analysis in 2005.
• It is assumed that approximately 10 jobs per acre would occur in commercial areas. It is important, however, to recognize that some
of this commercial development will require redevelopment to occur. This job per acre ratio is consistent with other communities
when factoring in that commercial jobs occur in retail, service and professional sectors.
• Job growth is an important component of the City’s Comprehensive Plan update process. Having an available land supply of industrial
and commercial land is important for the City to continue to attract major employers and to reverse the traditionally higher
unemployment rates in Lewis County. The City has been successful in recruiting employers and desires to continue this trend. In
addition to job expansion throughout the UGA, continued job expansion at the Port of Centralia and within the downtown area are
highly desired.
Table 2. City of Centralia’s UGA Job Forecast, May 2018
Land Use Designation Comp Plan or Zoning Gross Acres
Critical Areas Deductions
Committed Land Net Acres
25% Market Factor
Infra-structure Available Land Jobs Low Jobs Med. Jobs High
-10% -25% -25% -10% 2 5 10 Commercial C 608.42 -60.84 -152.11 395.47 -98.87 -39.55 257.06 514.11 1285.29 2570.57 Com. - General Commercial GC/C-1 251.11 -25.11 -62.78 163.22 -40.81 -16.32 106.09 212.19 530.47 1060.94
Com. - Highway Commercial HC/C-2 92.89 -9.29 -23.22 60.38 -15.09 -6.04 39.25 78.49 196.23 392.46
Com. - Core Commercial CBD/C-3 51.38 -5.14 -12.85 33.40 -8.35 0.00 25.05 50.10 125.24 250.48
Com. - Limited Business District LBD 146.57 -14.66 -36.64 95.27 -23.82 -9.53 61.93 123.85 309.63 619.26
Com. - Gateway Commercial GCD 66.46 -6.65 -16.62 43.20 -10.80 -4.32 28.08 56.16 140.40 280.79
Industrial I 1,741.31 -174.13 -435.33 1131.85 -282.96 -113.19 735.70 1471.41 3678.52 7357.03 Industrial - Light
Industrial M-1 (Zoning) 485.98 -48.60 -121.50 315.89 -78.97 -31.59 205.33 410.65 1026.63 2053.27
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Industrial - Heavy Industrial M-2 (Zoning) 671.05 -67.11 -167.76 436.18 -109.05 -43.62 283.52 567.04 1417.59 2835.19
Port Master Plan PMP 584.28 -58.43 -146.07 379.78 -94.95 -37.98 246.86 493.72 1234.29 2468.58
Medical/Health Care H-1 (Zoning) 86.82 -8.682 -21.705 56.43 -14.10825 -5.6433 36.68 73.36 183.41 366.81 TOTALS 2,436.55 1,583.76 1,029.44 2,058.88 5,147.21 10,294.42 The following footnotes apply to the tables for both the incorporated and unincorporated areas:
1. Land base accounts for all Commercial, Industrial, Medical areas within Urban Growth Boundary (UGB). 2. The Land Base Reduction Factors allow for the calculation of net available commercial/industrial/medical land for future development. 3. Annual growth of approximately 2% resulting in Washington State Office of Financial Management (OFM) 20-year population projection of approximately 9,340 additional residents for Centralia (total 26,280) by 2040 (based on June 2017 Office of Financial Management total population of 16,940). 4. These designations are assumed to have full urban services including public water and sewer service with connection requirements based on city water and sewer availability.
5. Streets will be paved, but curb, gutter, and sidewalk will usually not be in place. These areas include land that may have the presence of critical areas. 6. A 25% infrastructure deduction for roads and utilities is included for based on larger lot size and smaller road standards; CBD used a 0% based on existing ROW 7. Undevelopable critical areas to include Federal Emergency Management Agency (FEMA 100-year floodplains, National Wetland Inventory (NWI) wetlands and slopes of 30% and greater. (.10 used for LU Designations) 8. The City has an Interlocal agreement with the County for governmental jurisdiction. 9. Existing legal lots of record in the Urban Growth Area (UGA) will not be required to subdivide. 10. Based on recent platting patterns in the City, infill development is expected to continue into the future. 11. The 25% market factor accounts for properties that are eligible for further land division, but that may not be potentially divided based on property owner decisions to not further divide or develop property, even though eligible. 12. Committed land include existing lots that are not eligible to be further divided based on minimum lot requirements under zoning.
General Assumptions:
Environmental Sensitive Critical Areas
Areas within the unincorporated UGA have development limitations due to steep slopes, with 30% or greater slope, wetlands, 100-
year floodplain constraints, or other geologic hazards. Development in these areas requires more land area and therefore these
areas are proposed with lesser residential density. The City’s Environmental Element goes into further details on environmentally
sensitive lands.
It has been the experience of the City and the consultant that the National Wetland Inventory is an indicator of wetlands and that it
often underestimates their extent and amount. The City will be monitoring development within critical areas on a case-by-case basis
to determine what proportion of those lands is in fact buildable. Also, as of the date of this analysis, the City has not completed a
critical areas ordinance (CAO), which may further restrict land development activities. Wetland filling is restricted by the US Army
Corps of Engineers and any fill of over a half-acre requires an individual permit and an alternatives analysis that compares the site to
others that do not require fill. As well, the Washington State Department of Ecology requires wetland mitigation for wetland
impacts. Therefore, development in wetland areas is more costly and fill is limited by the Corps’ permitting process.
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Although development is permitted within 100-year flood fringe areas, raising site areas through fill placement will be limited and
homes will be required to be elevated. This will likely result in increased construction cost and therefore be a limiting factor for
some property owners.
Infrastructure
The infrastructure deduction for areas with densities of four or fewer dwelling units per acre has been reduced to 25% because less
infrastructure is needed for lower density developments. Areas with five or more dwelling units per acre include a 30% deduction for
infrastructure.
Interlocal Agreement
Centralia has an interlocal agreement with Lewis County that the City’s UGA is subject to the City’s zoning and other development
regulations.
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APPENDIX E: ENVIRONMENTAL REVIEW
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APPENDIX F: PUBLIC PARTICIPATION
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CENTRALIA 2017 COMPREHENSIVE PLAN and DEVELOPMENT REGULATION UPDATES
PUBLIC PARTICIAPATION PLAN
INTRODUCTION
Centralia is undertaking an update of the Comprehensive Plan (Update) as required by the Washington
State Growth Management Act (GMA). The GMA requires local governments to create and broadly
disseminate a Public Participation Plan (PPP or Plan). This Plan creates a schedule for the 2017
Comprehensive Plan Update. It also describes how the City of Centralia (City) will meet the requirements
for early and continuous public participation during the Update.
Citizen participation is a valuable part of any amendment process. Comments and ideas are used
throughout to help shape the changes to the Comprehensive Plan and Development Regulations to
match the goals of the residents. During the 2017 update, the City of Centralia will use the following
tools to encourage and support the public interest.
1. Goals for Public Participation
• Provide objective information to assist the public in understanding issues and solutions.
• Provide opportunities for the public to contribute their ideas and provide feedback on key issues
through all of the Update.
• Improve the involvement of traditionally under-represented audiences, and make the overall
process inclusive to all who would like to participate.
• Make the Update accessible, relevant, and engaging to diverse participants with differing levels
of interest by using a variety of media, plain language and easy to understand materials.
• Generate general awareness, understanding, and support for the Comprehensive Plan Update.
2. Schedule
The GMA requires that the City complete a review of its Comprehensive Plan by June 2017. The City
has revised its Comprehensive Plan a number of times since its last “GMA required” update in 2007
these updates include:
• Ordinance No. 2373 - November 22, 2016
• Ordinance No. 2352 - July 28, 2015
• Ordinance No. 2315 – October 8, 2013
• Ordinance No. 2247 – May 25, 2010
• Ordinance No. 2196 – October 9, 2007
The City initially launched the 2017 Comprehensive Plan Update in the fall of 2016. City staff is
conducting research and noting areas within the Plan that will need to be updated. Public meetings
started in December 2016 with the Planning Commission.
Project Schedule
Administrative work, Scope of Work, Analysis of current conditions, etc. Fall 2016
Project Framing and Visioning, Public Comments Fall 2016 - Winter 2017
Comprehensive Plan Element(s) Review and Revision Winter 2016 - Fall 2017
Environmental Review Fall 2017
Final Approval Fall 2017 – Winter 2018
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3. Planning Commissioner’s Role in Update
The Centralia Planning Commission is comprised of 7 volunteer members appointed by the Mayor and
Council. The Commissioners provide independent and objective advice to the City Council and City
departments on broad planning goals, policies and plans for the development of the City. The
Commission focuses on issues that shape Centralia including land use, transportation, housing and
environmental policy.
The Planning Commission will be involved throughout the Update process and will provide input, advice,
and comments to the City:
• Potential changes to the Comprehensive Plan
• Development or changes to the Goals and Policies
• Review of the Draft Plan (before release for public comment)
• Convene Public meetings throughout the Update
• Conduct Public Hearing(s) on the Draft Plan
• Provide a recommendation to the City Council on the Draft 2017 Comprehensive Plan Update
The Planning Commission meetings are held on the second Thursday of each month at City Hall, 118
West Maple Street, in the City Hall Council Chambers, starting at 6:00 p.m. All meetings are open to the
public and provide a formal opportunity for citizen review and recommendations and comments
directed towards the Planning Commission.
Workshops
The Planning Commission will conduct at least eight (8) public workshops (Winter 2016,
Spring/Summer/Winter 2017) to gather, review, and analyze data, discuss the Goals and Policies and
review the draft documents.
Joint Planning Commission and Elected Officials Review Meeting – Spring/Summer 2017
A work session will be held jointly between the City of Centralia Planning Commission (YPC), City
Council, and the Community Development Department to review preliminary evaluation findings.
GMA Compliance Evaluation
The Planning Commission will work with the Department of Community Development, and interested
parties, to review the Comprehensive Plan and Development Regulations for GMA compliance. The
evaluation process will identify needed update areas to comply with the GMA and may identify other
recommended “areas of update” to address local or regional needs. During this process, specific
proposed amendments to the comprehensive land use and zoning map will be considered and the
results of the evaluation will be compiled. GMA compliance evaluation will be provided at the
scheduled public hearings planned for Fall 2017.
Open Houses
The Community Development Department will hold Comprehensive Plan Open Houses in the
Summer/Fall 2017. These open houses will be scheduled at times that are more likely to be accessible
to the majority of citizens and stakeholders (i.e. weekday evenings). The open houses will feature a
presentation covering four basic subject areas:
• GMA requirements for review and update of comprehensive plans and development
regulations.
• Centralia growth trends, forecasts, and accommodations.
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• Reviewing various elements of the Comprehensive Plan.
• Review Land Use, Environmental, and other maps that guide growth and development.
The community open houses will also feature information covering various Plan elements and planning
areas (e.g. land use, transportation, etc.) These meetings will be staffed to answer questions and gather
public input.
Public Hearing(s)
The Planning Commission will hold at least one public hearing (Fall 2017) to gather and consider public
input on the Update, any proposed amendment applications, and any other proposed specific
amendments. The Planning Commission will forward their final recommendations and findings to the
City Council for further action.
4. Methods and Tools
The objective of this Plan is to describe how the City will engage the public during the course of the
Update. Public participation methods and tools may vary by where the City is in the Update process. This
Plan may continue to be reviewed and refined throughout the process if needed. While traditional
public participation methods (ex. meetings, workshops, presentations, etc.) will still play an important
role in engaging the public, the City of Centralia will look for alternative tools to make it easier for
residents and other interested individuals to participate.
The following websites and social media will be used to share information throughout the Update
process.
• Website: cityofcentralia.com/comprehensiveplanupdate
• Facebook www.facebook.com/CityofCentraliaWA
Some or all of the following methods will be used in one or more phases to achieve broad and
continuous public participation.
• Broad dissemination of background data, growth alternatives, land use proposals, and
alternatives.
• Documents such as the Public Participation Plan, Draft Plan, SEPA, and other project materials
will be posted on the project website and made available at the Centralia Timberland Regional
Library.
• The City will send information to the Planning Commission, Lewis County and other agencies as
appropriate. The City will also work with community-based organizations to extend outreach
and expand participation.
Opportunities for written comments:
• Online public feedback tools (Email, project website, and social media).
• Comment forms at public meetings.
• Mail
• FAX
Opportunities for formal public comment at key points of the planning process will be provided at public
hearings before the Planning Commission and the City Council. The project schedule shows when public
hearings are anticipated to be held. Additional information on planning public hearings can be found in
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the location newspaper, the City website, etc., and as described in this Public Participation Plan. To
ensure consideration, written comments must be received by the City of Centralia prior to the close of
the public hearing.
All written comments submitted by mail or fax should be sent to:
Centralia Community Development Department
c/o 2017 Comprehensive Plan Update
P.O. Box 609
Centralia, WA 98531-0609
Public meetings after effective notice:
• General notice of the time and place of the public meetings will be provided through standard
notice procedures
• Traditional mailings may also be considered.
Opportunities for open discussion:
• Comprehensive Plan discussions at Planning Commission meetings (all meetings open to the
public).
• Online dialogue and interactive activities (via social media or project website).
• Presentations to promote discussion at neighborhood or other citizen groups meetings.
• Public meetings, open houses, and presentations.
• Workshops with community or stakeholder groups.
Communication programs and information services:
• Website, Facebook.
• Project materials available at key community events.
• Project materials distributed at Community Development Department.
• Links on the project website and Facebook to reports, research and other data.
• Press briefings for reporters and press releases distributed to local media outlets
Consideration of and response to public comments:
• The City will consider public comments throughout the Update and respond.
5. Stakeholders
State law requires the City to invite citizens and stakeholders to participate in the Comprehensive Plan
update process. Public participation is also very important to the City as an effective tool to balance
competing interests and needs that are inherent in the land use decision-making processes. It is
important that information is made available so any interested person can understand the materials and
participate.
A variety of groups, agencies, and individuals may have an interest in the Plan Update. These
stakeholders can be categorized as follows:
• Other Governmental Agencies
o Adjacent jurisdictions: City of Chehalis, City of Rochester, Lewis County
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o State Agencies: Washington State Dept. of Commerce, Washington State Dept. of
Ecology, Washington State Dept. of Transportation, and Washington Department of Fish
and Wildlife, WA State Department of Archaeology & Historic Preservation.
o Regional organizations: COG, Twin Transit
o Tribal government: Chehalis Tribe, Cowlitz Tribe
• Quasi-governmental Groups
o Centralia School Districts
o Centralia College
• Residents and Property Owners
o Neighborhood Associations (Stillwaters, etc.)
• Business Groups and Associations
o Business organizations: Chamber of Commerce, Historic Preservation Commission,
Centralia Downtown Association, Port of Centralia.
o Trade organizations: Lewis County and Olympia Home Builders Association, Association
of Realtors. Etc.
• Environmental Organizations and Conservation Groups
o Local groups
o Regional Groups (Black Hills Audubon, Chehalis River Council)
o Local Chapters of National groups
Stakeholders who express interest in participating will continue to receive notices and informational
mailings from the City. Joining the interested parties list, by providing contact information to receive
updates about the project by email or post, will be the best way for an individual to consistently receive
notices and messages about the process.
The City will utilize a variety of methods to inform the public about upcoming public meetings,
availability of relevant documents and reports related to the Update process, including, but not limited
to:
• Internet: the City will establish a website for the project where interested parties may go to for
status updates, reports, meeting notices and agendas, and other project information. The
website will also include links to the City’s Comprehensive Plan and Development Regulations.
• Mailing List: the City will maintain a list of interested parties to receive notices of scheduled
public meetings. Notice will be provided either by mail or email. Individuals and organizations
interested in being on the mailing list should contact the Community Development Department.
• News Releases: the City will issue news releases announcing public meetings, hearings, and
comment periods to local media.
• Hearings-Decisions: Public notice of all public hearings and any decisions regarding the review
and update of the Comprehensive Plan and development regulations will be published under
“Legals” in the Chronicle Newspaper classified section. Public notification of all hearings will be
provided at least 10 days before the date of the hearing. The notices shall include the date,
time, location, and purpose of the hearing. The City may also include other public notices in
addition to this legal notification.
• Public notification on the adoption of the Comprehensive Plan, or other specific development
regulations will follow the provisions of the CMC Title 20 and RCW 36.70A.
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6. Approval and Implementation
This Plan will be utilized during the 2017 City of Centralia Comprehensive Plan update and adoption
process which will ramp up during Fall 2017 through Plan adoption in 2017-2018.
The City Council will hold at least one public hearing (Fall/Winter 2017) on the results of the Update
review and analysis. The public hearing(s) will also address any proposed revisions to the
Comprehensive Plan or Development Regulations, including any proposed amendment applications.
The City of Centralia will publish a notice of the adopted GMA Compliance document, and any adoption
of updates to the City’s comprehensive plan or development regulations. The date the notice is
published will initiate a 60-day appeal period pursuant to RCW 36.70A.290(2) on the scope of the City’s
GMA compliance review and analysis, and adoption of any specific amendments.
Growth Management Act (GMA) and State Environmental Policy Act (SEPA) Integration
Throughout the Comprehensive Plan Update, the City will be considering the effects of the changes and
consider this during the SEPA review. All public meetings, workshops and outreach opportunities, as
well as, any documents produced for this project will be opportunities for public comment on the
environmental aspects of this project. The integration of SEPA and GMA will result in improved planning
and project decisions from an environmental perspective. Just as GMA goals cannot be addressed
without consideration of environmental factors, the goals of SEPA are benefited by the examination of
the "big picture" and identification of mitigation to address cumulative impacts of development that
occurs during GMA planning. All comments and public input received during the Public Participation
portion of the Update program will be included in the Integrated SEPA/GMA document pursuant to
WAC 197-11.
CONCLUSION
This Public Participation Plan may be updated as conditions change or additional resources to support
outreach become available. To provide feedback on the Plan, please contact the following City of
Centralia Staff:
Emil Pierson
Community Development Director
(360) 330-7662
epierson@cityofcentralia.com
Hillary Hoke
City Planner
(360) 330-7662
hhoke@cityofcentralia.com
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CITIZEN PARTICIPATION
Meeting Date Location Area/category
City Council – 2nd Reading of
Ordinance - Adoption
August 28, 2018 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
City Council – 1st reading of
Ordinance
August 14, 2018 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
Environmental Review (SEPA) May 2018 Comprehensive Plan (All Elements)
Planning Commission Public
Hearing
June 14, 2018 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
DEPARTMENT OF COMMERCE
REVIEW TIMEFRAME
May XX, 2018 60 day review timeframe
May-July 2018
Comprehensive Plan (All Elements)
Public Workshop on Comp Plan
with Planning Commission
May 10, 2018 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
Public Workshop on Comp Plan
with Planning Commission
March 8, 2018 118 West Maple Street (City Hall) Utilities, Concurrency
Public Workshop on Comp Plan
with Planning Commission February 8, 2018 118 West Maple Street (City Hall) Introduction, Environmental, Housing, Economic Dev,
Historic Preservation
Public Workshop on Comp Plan
with Planning Commission November 9, 2017 118 West Maple Street (City Hall) Introduction, Environmental, Housing, Economic Dev,
Historic Preservation
Open House on Comp Plan August 10, 2017 118 West Maple Street (City Hall) Land Use Map, Densities, Transportation Plan, Goals and
Policies, all other sections
Open House/Public Workshop
on Comp Plan with CC & PC July 11, 2017 118 West Maple Street (City Hall) Land Use Map, Densities, Transportation Plan, Goals and
Policies
Public Workshop on Comp Plan
with Planning Commission May 11, 2017 118 West Maple Street (City Hall) Transportation Element (Plan) – Goals and Policies
Public Workshop on Comp Plan
with Planning Commission April 13, 2017 118 West Maple Street (City Hall) Land Use Map, Densities
Public Workshop on Comp Plan
with Planning Commission March 9, 2017 118 West Maple Street (City Hall) Land Use Map, Densities, Goals and Policies
Public Workshop on Comp Plan
with Planning Commission February 9, 2017 118 West Maple Street (City Hall) Goals and Policies (all sections)
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Public Workshop on Comp Plan
with Planning Commission January 12, 2017 118 West Maple Street (City Hall) Land use designations & map, Environmental
Public Workshop on Comp Plan
with Planning Commission December 18, 2016 118 West Maple Street (City Hall) Overall Comprehensive Plan, Lewis County – CWPP,
Parks Plan Adopted 2014
Beginning of 2017/2018 Update
2010-2016 Comprehensive Plan Amendments
2016 Comprehensive Plan Amendment Ord XXXX
City Council 2nd Reading of Ord. November 22,2016 118 West Maple Street (City Hall) Amendments to the Comprehensive Plan Text and Map
Amendments PC Public Hearing October 13, 2016
2015 Comprehensive Plan Amendment Ord 2352
City Council 2nd Reading of Ord. July 28, 2015 118 West Maple Street (City Hall) Amendments to the Comprehensive Plan Map
Amendments PC Public Hearing May 14, 2015
2013 Comprehensive Plan Amendment Ord. 2315
City Council 2nd Reading of Ord. Oct. 8,2013 118 West Maple Street (City Hall) Amendments to the Comprehensive Plan Map
Amendments PC Public Hearing Sept. 24, 2013
2010 Comprehensive Plan Amendment Ord. 2196
City Council 2nd Reading of Ord. May 25, 2010 118 West Maple Street (City Hall) Amendments to the Comprehensive Plan Text and Map
Amendments PC Public Hearing April 22, 2010
2007 Comprehensive Plan Update
City Council/Planning
Commission kickoff (Visioning)
workshop meeting
8/11/05 118 West Maple Street (City Hall) Comprehensive Plan
Planning Commission work
session
10/13/05 118 West Maple Street (City Hall) Comprehensive Plan
Open house (workshop) 5/22/06 Gathering Place, 2800 Cooks Hill
Road
Land use, housing, economic development
Open house (workshop) 5/23/06 Centralia Community College, Land use, housing, economic development
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Locust Street & Rock Street
Open house (workshop) 5/25/06 Centralia Middle School, 901
Johnson Road
Land use, housing, economic development
Trolley Tour (workshop) 8/24/06 City wide Land use, housing, economic development
Parks & Recreation Committee
work session
9/25/06 Parks & Recreation building Parks and Recreation element
Planning Commission work
session
9/26/06 118 West Maple Street (City Hall) Land use and update
Historic Preservation Committee
meeting (kickoff)
10/9/06 118 West Maple Street (City Hall) Historic Preservation element
Planning Commission work
session
10/12/06 118 West Maple Street (City Hall) Annexation element, land use categories
Lewis County Master Builders 10/18/06 Kit Carson Restaurant Comprehensive Plan presentation
Open house (workshop) 10/18/06 Centralia Community College,
Locust Street & Rock Street
Parks and Recreation element
City Council update on Plan 10/21/06 118 West Maple Street (City Hall) Overall plan and transportation
Planning Commission work
session
10/26/06 118 West Maple Street (City Hall) Land use designations, map, historic preservation
Planning Commission work
session
11/9/06 118 West Maple Street (City Hall) Land use designations, map, historic preservation,
annexation, environmental
Parks & Recreation Committee
work session
11/20/06 Parks & Recreation building Parks and Recreation element
City Council work session 11/27/06 118 West Maple Street (City Hall) Land use designations, map, historic preservation,
annexation, environmental
Parks & Recreation Committee
work session
12/11/06 Parks & Recreation building Parks and Recreation element
City Council work session 12/12/06 118 West Maple Street (City Hall) Parks and Recreation element
(copy of draft plan)
Kiwanis Club 12/13/06 Elks Lodge Comprehensive plan presentation
Planning Commission work
session
3/8/07 118 West Maple Street (City Hall) Comprehensive Plan map presentation
Lewis County Master Builders 4/18/06 Kit Carson Restaurant Comprehensive Plan presentation
City Council work session 5/8/07 118 West Maple Street (City Hall) Hand out draft copy of Comprehensive Plan
232
Planning Commission 5/10/07 118 West Maple Street (City Hall) Hand out draft copy of Comprehensive Plan
Historic Preservation Committee 5/14/07 118 West Maple Street (City Hall) Comprehensive Plan presentation
City Council work session 5/22/07 118 West Maple Street (City Hall) Reviewed Comprehensive Plan
Planning Commission 5/24/07 118 West Maple Street (City Hall) Reviewed Comprehensive Plan
City Council work session 6/12/07 118 West Maple Street (City Hall) Reviewed Comprehensive Plan
CTED (D.O.C.) REVIEW
TIMEFRAME
6/18-8/17/07
Lewis County Review 6/18-8/17/07
Environmental Review 6/18-8/17/07
Planning Commission Public
Hearing
8/23/07 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
Planning Commission Public
Hearing
9/13/07 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
City Council Public Hearing 9/25/07 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
City Council Public Hearing -
Adoption
10/9/07 118 West Maple Street (City Hall) Comprehensive Plan (All Elements)
Other governmental reviews: Lewis County, the City of Chehalis, Port of Centralia, and other governmental agencies through the SEPA process
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